Planning & Zoning Commission

DEKALB PLANNING AND ZONING COMMISSION AGENDA Tuesday, September 7, 2021 6:00 P.M. DeKalb Public Library Yusunas Meeting Room 309 Oak Street DeKalb, IL 60115 COVID-19 NOTICE: The Planning and Zoning Commission of the City of DeKalb intends to conduct this meeting in-person with a physically present quorum that is open to the public and in compliance with all applicable public health requirements. All persons attending this meeting shall be required to wear protective face masks/coverings in accordance with Governor JB Pritzker’s Executive Order 2021-20 dated August 26, 2021. A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. August 16, 2021 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – A petition by Adventure Works of DeKalb County Inc. for approval of a zoning map amendment from the “SFR2” Single Family Residential District to the “PD-R” Planned Development Residential District for the property located at 1221 Sycamore Road, amendment to Ordinance 2018-068 and other approvals as required for the subject property to allow for the expansion of the petitioner’s outdoor activities area along Sycamore Road. 2. Preliminary and Final Plat of Subdivision – Approval of the Preliminary and Final Plat of CST Subdivision – Harvestore Dr. (CST Industries, Inc). F. REPORTS G. ADJOURNMENT Planning and Zoning Commission August 16, 2021 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION August 16, 2021 The Planning and Zoning Commission held a meeting on August 16, 2021, at the DeKalb Police Department in the 2nd Floor Training Room located at 700 W. Lincoln Highway, DeKalb, Illinois. Chair Maxwell called the meeting to order at 6:00 PM. A. ROLL CALL Recording Secretary Aaron Walker called the roll. Planning and Zoning Commission members present were: Trixy O’Flaherty, Shannon Stoker, Vice Chair Bill McMahon, and Chair Max Maxwell. Mr. Becker, Mr. Wright, and Ms. Pena Graham were absent. Principal Planner Dan Olson was present representing the City of DeKalb. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Maxwell requested a motion to approve the August 16, 2021, agenda as presented. Vice Chair McMahon motioned to approve the agenda as presented. Ms. O’Flaherty seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. July 19, 2021 – Chair Maxwell requested a motion to approve the July 19, 2021, minutes as presented. Vice Chair McMahon motioned to approve the minutes as presented. Ms. Stoker seconded the motion, and the motion was approved by unanimous voice vote. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Final Plat of Subdivision – Approval of a Final Plat of Subdivision and Plat of Easement of the ChicagoWest Business Center – Phase 2 – Gurler Road (Project Barb) (TC Pursuit Services, Inc. and DeKalb 343, LLC) Jerry Krusinski, representing DeKalb 343 LLC, advised the Final Plat of Subdivision is for a single lot in the ChicagoWest Business Center that will be the development site for Project Barb. He noted the subject site is Planning and Zoning Commission August 16, 2021 Page 2 of 5 approximately 58 acres and is located just to the east of the Ferrara Candy Company development. He said the Project Barb development site will include an approximately 700,000 sq. ft. warehouse and distribution center. Mr. Krusinski mentioned they are hoping to finalize and incorporate the necessary easements and right-of-way dedications for the parcel. He added this will include the necessary improvements to the water, sanitary, roadway, and water detention facilities. Principal Planner Dan Olson went through the staff report dated August 12, 2021. He advised on July 26, 2021, the City Council approved the second amendment to the ChicagoWest Business Center Annexation Agreement to allow for the Project Barb development, as well as approval of a Preliminary Development Plan. He stated tonight’s presentation is a follow-up to the Annexation Agreement approval, which required the submission of a Final Plat of Subdivision and Plat of Easement. Mr. Olson said the Final Plat includes the dedication of 50 feet of right-of-way along the northside of Gurler Rd and the west side of Crego Road to accommodate the proposed road improvements. He also advised there is a 20- foot public utility easement along Gurler Road. Mr. Olson added the Plat of Easement shows an access easement at the far northeast corner of the property to accommodate a turnaround along the west side of Crego Road. He stated a 55-foot-wide stormwater management easement runs along the east side of the lot that will overlay a proposed stormwater conveyance swale. Mr. Olson stated City staff have reviewed the Final Plat of Subdivision and Plat of Easement and recommend approval. Chair Maxwell gave Commission members an opportunity to speak. Vice Chair McMahon moved that the Planning and Zoning Commission recommend approval of the Final Plat of Subdivision for the ChicagoWest Business Center – Phase 2 (4 sheets) dated 7-30-21 prepared by Jacob and Hefner Associates as shown on Exhibit A and approval of the Plat of Easement dated 7-28-21 (2 sheets) prepared by Jacob and Hefner Associates as shown on Exhibit B. Ms. Stoker seconded the motion. Planning and Zoning Commission August 16, 2021 Page 3 of 5 A roll call vote was taken. Ms. O’Flaherty – Yes, Ms. Stoker – Yes, Vice Chair McMahon – Yes, Chair Maxwell - Yes. Mr. Wright, Mr. Becker, and Ms. Pena Graham were absent. Motion Passed 4-0-3. 2. Public Hearing – A petition by Blue Ridge LLC – 1221 requesting approval of the rezoning of 1221 W. Lincoln Highway from the “GC” General Commercial District and the “MFR2” Multi-Family Residential District to the “PD-C” Planned Development Commercial District and approval of a preliminary development plan to allow for the construction of an approximate 6,000 sq. ft. building to contain a package liquor store with a drive-thru, video gaming establishment, three 2-bedroom apartments, and a shop/storage area. Jeff Richardson, representing Blue Ridge LLC – 1221, advised the petition includes the development of a 6,000 sq. ft. building which will contain a liquor store with a drive-thru, a video gaming establishment, three 2-bedroom apartments and a shop/storage area. He advised the subject site originally had a restaurant, which was demolished in the early 2000’s. Mr. Richardson noted the owner had originally bought the property for overflow parking from his restaurant across the street, Fatty’s Pub & Grill. Mr. Richardson advised even though they use the entire subject site for overflow parking for Fatty’s Pub & Grill, the business already has 91 parking spaces with the UDO requiring 90. He added the proposed site plan has 38 parking spaces for the proposed development with the UDO requiring 32 spaces. Principal Planner Dan Olson went through the staff report dated August 12, 2021. He advised the petition is requesting the subject site be rezoned from the “GC” General Commercial District and the “MFR2” Multi-Family Residential District to the “PD-C” Planned Development Commercial District. He mentioned on October 12, 2020, the City Council approved Resolutions 2020-111 and 020-112 which authorized a package liquor license with a supplemental drive- thru licensure for the site, as well as a bar liquor license with supplemental licensure for video gaming. He noted the Resolutions had a 1-year time frame, starting on October 12, 2020, for the petitioner to obtain all the necessary zoning authorizations. Mr. Olson advised the applicant is also requesting approval of a preliminary development plan to allow for the construction of an approximate 6,090 sq. ft. building to contain a package liquor store with a drive-thru, a video gaming establishment, three 2-bedroom apartments and a shop/storage area. He added the apartment units will be on he second level of the building over the liquor store and video gaming area. He noted the storage area will be for Fatty’s Pub & Grill catering business, which is also owned by the petitioner. Planning and Zoning Commission August 16, 2021 Page 4 of 5 Mr. Olson stated the petitioner is requesting approval of waivers to the UDO for a Planned Development less than two acres, reduction of the parking setback along the interior lot lines and a reduction of the 50-foot perimeter buffer requirement between a PD-C District and a residential district. Mr. Olson mentioned the proposed site plan shows a total of 38 parking spaces with a single access on W. Lincoln Highway. He added, based on the square footage of commercial uses and the number of apartment units, the UDO requires a total of 32 parking spaces. He pointed out the addition of a drive- through will also ease any parking demands. Mr. Olson stated drive-throughs are required to have space for 5 stacked vehicles, which the proposed development will accommodate. He added, however, there is not adequate room to accommodate a by-pass lane and signage will be required to clearly designate the lane is only for drive-through traffic. Mr. Olson stated a final development plan will be required to be submitted for review and approval by the Commission and City Council. He added the final plan will consist of an engineering plan, architectural elevations, a landscape plan, and a lighting plan for the parking lot. Mr. Olson said the UDO requires a 5 ft. setback for parking along the interior lot lines. He noted a new 5 ft. setback will be added along the east side of the subject site, expanding the greenspace on the property, however, the setback will be reduced under 5 ft. at the northwest portion of the lot. He noted there is not enough width to accommodate the 5 ft. setback and the required dimensions for the parking spaces and drive aisles. Mr. Olson stated the proposal meets all the findings of fact and standards required by the UDO, excluding the mentioned waivers. He stated the proposed rezoning will allow for the development of a property that has been vacant for over 10 years and will benefit the neighborhood and add to the tax base. He mentioned there were no public comments received regarding the proposal. Vice Chair McMahon questioned how many jobs will be added with the new development. Mr. Dobie advised he is expecting the addition of 5-12 employees. Vice Chair McMahon questioned if the footprint of the proposed building is the same as the restaurant that was on site previously. Mr. Dobie advised it takes up approximately the same footprint, possibly slightly more. Chair Maxwell questioned how many video gaming machines would be allowed on site. Mr. Olson advised per State law and City Code, up to six (6) video Planning and Zoning Commission August 16, 2021 Page 5 of 5 gaming machines would be allowed. He added the City Code allows a total of 10 video gaming establishments throughout the City, which the petitioner is one of them. Ms. O’Flaherty moved that the Planning and Zoning Commission recommend approval of the rezoning of subject site at 1221 W. Lincoln Highway from the “GC”, General Commercial District and “MFR2”, Multi-Family Residential District to the “PD-C”, Planned Development Commercial District and approval of a preliminary development plan dated 8-9-21, labeled as Exhibit A, and subject to the Planned Development Standards in Exhibit B and the conditions in Exhibit C. Vice Chair McMahon seconded the motion. A roll call vote was taken. Ms. O’Flaherty – Yes, Ms. Stoker – Yes, Vice Chair McMahon – Yes, Chair Maxwell - Yes. Mr. Wright, Mr. Becker, and Ms. Pena Graham were absent. Motion Passed 4-0-3. F. REPORTS Mr. Olson advised the next Commission meeting will be on Tuesday, September 7th at the DeKalb Public Library due to the Labor Day Holiday. He stated there will be a public hearing for Adventure Works proposing an expansion to their outdoor activity area. Mr. Olson stated on July 26, the City Council approved the Project Barb proposal and the TJ Maxx sign amendments for Northland Plaza. G. ADJOURNMENT Ms. Stoker motioned to adjourn, Vice Chair McMahon seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 6:25 PM.  STAFF REPORT September 2, 2021 TO: Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Zoning Map Amendment from the “SFR2” Single Family Residential District to the “PD-R” Planned Development Residential District and Amendment to Ordinance 2018-068 for the property located at 1221 Sycamore Road (Adventure Works of DeKalb County, Inc.) I. GENERAL INFORMATION A. Purpose Expansion of the petitioner’s outdoor activities area along Sycamore Road. B. Owner/Applicant Adventure Works of DeKalb County, Inc. represented by Katie Watts. C. Location and Size 1221 Sycamore Road /.17 acres D. Existing Zoning and Land Use “SFR2”; vacant E. Surrounding Zoning and Land Use North: PD-R; Sanitary Sewer Plant (KWRD) South: SFR2; Single-Family Residential East: SFR2 and GC; Single-Family and Commercial West: SFR2; Single-Family Residential F. Comprehensive Plan Designation Low Density Single-Family Residential II. BACKGROUND AND ANALYSIS Request/Background Adventure Works of DeKalb County, Inc., represented by Executive Director Katie Watts, has submitted a petition to rezone 1221 Sycamore Road from the “SFR2” Single-Family Residential District to the “PD-R” Planned Development Residential District. The petitioner is also requesting an amendment to Ordinance 2018-068 to allow for the expansion of the Adventure Works outdoor activities area along Sycamore Road to the vacant lot at 1221 Sycamore Road. The petitioner bought the vacant lot in December 2019 and had the dilapidated home on it demolished. The PD-R zoning will match the zoning currently on the Adventure Works properties at 1211 and 1215 Sycamore Road. Adventure Works is a non-profit organization guiding youth in overcoming life challenges through adventure-based counseling and education. The Adventure Works Counseling Center originally started in 2001 in a former single-family home located at 1211 Sycamore Road. On October 8, 2018 the City Council approved Ordinance No. 2018-068 which approved the rezoning of the adjacent vacant lot at 1215 Sycamore Road to the PD-R District. Challenge course elements were added to the lot including low elements activities (between 1-12 feet off the ground). A few months ago, a six (6) foot high privacy fence was added along the rear lot line and a four (4) foot high split rail fence was added around the course elements area and the vacant lot at 1221 Sycamore Road. This was done to help enclose their activities area and provide a buffer/barrier to Sycamore Road. The petitioner is not planning on any structures or land improvements at this time for the vacant lot. In the future, they plan on adding a low ropes course, field space for groups and counseling sessions and other therapeutic programming. The proposed amendment to Ordinance 2018-068 requests to incorporate the subject site into the regulations of the Ordinance. The Ordinance restricts the use on the site to a counseling center as well as any incidental and accessory uses (e.g. elements course). There was an apartment unit on the second level of the building, which was allowed to continue in the 2018 Ordinance, however the apartment has been converted to offices. Adventure Works does not intend to re-establish a dwelling unit in the building and the recommendation is to prohibit any future dwelling units on the property. The Ordinance also contains a condition that requires the property’s appearance and character to remain substantially consistent with a single-family residential look. There is a parking lot behind the building at 1211 Sycamore Road with 12 standard parking spaces and 1 handicap space. There is 2,714 sq. ft. of office space in the building which equates to nine (9) required parking spaces. The square footage is a gross number and does not exclude storage areas, restrooms, etc. The petitioner notes there is an average of seven (7) employees in the building at a time. The addition of the vacant lot at 1221 Sycamore Road and the future course elements will not add to the parking demand. Adequate parking is provided on the site and there is area to expand the parking in the future, if needed. Page 2 of 4 The petitioner is also seeking approval of a waiver to the Unified Development Ordinance for a Planned Development less than two acres. The subject site is .17 acres. The lot will be combined with two other lots owned by Adventure Works, which will result in a total of 1.15 acres. A waiver to this requirement has been approved several times before and most recently with the rezoning requests at 304 N. 10th St. and 1221 W. Lincoln Highway. III. STANDARDS FOR ZONING MAP AMENDMENT 1. The proposed rezoning conforms to the Comprehensive Plan, or conditions have changed to warrant the need for different types of land uses in that area. The proposed rezoning is appropriate considering the length of time the property has been vacant, as originally zoned, and taking into account the surrounding areas trend in development. The 2005 Comprehensive Plan recommends the subject site for Low Density Single- Family uses. The applicant is proposing to expand the counseling center outdoor activities to the subject site, which will be made part of the planned development. The re-zoning of the site with the proposed expansion of the uses meet the intent of the Plan and the trend of development in the surrounding area. 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. The rezoning of the subject property to PD-R and amendment to Ordinance 2018-068 provides the opportunity to allow flexibility and to more directly shape the development, use and appearance of the property in accordance with the City’s ordinances. The proposed rezoning request and development are in compliance with the Unified Development Ordinance, except for a waiver to allow a Planned Development under two acres. The proposal also meets the General Standard requirements for a Planned Development as described in Article 5.13.07 of the UDO. 3. The proposed rezoning will not have a significantly detrimental effect on the long-range development of adjacent properties or adjacent land uses. The surrounding area is already fully developed, and the proposed zoning and land use is consistent and compatible with the neighborhood. The proposed rezoning will not have a detrimental effect on the adjacent properties or land uses. The planned development zoning will allow the expansion of the petitioner’s outdoor activities area along Sycamore Road. 4. The proposed rezoning constitutes an expansion of an existing zoning district that, due to the lack of undeveloped land, can no longer meet the demand for the intended land uses. The subject property is proposed for “PD-R” District zoning, which will allow the property to be used for uses that will be compatible with the surrounding area and consistent with Page 3 of 4 the Comprehensive Plan. 5. Adequate public facilities and services exist or can be provided. Suitable public services and utilities are already provided to the subject property. One- way access is provided as one enters and leaves the site and adequate parking exists to the rear of the building at 1211 Sycamore Road. IV. PUBLIC INPUT The City received a Citizen’s Response Form from the adjacent Kishwaukee Water Reclamation District indicating support for the petition. We also received a Citizen’s Response Form from George Potter of 724 Krpan Ct. Mr. Potter objected to the proposal noting a concern about parking on Krpan Ct. during an open house and Chamber of Commerce ribbon cutting in July. Mr. Potter states vehicles were parked along Krpan Ct. and had blocked access to his mailbox. This was a one-time event and the Police Department has indicated they have not had any complaints regarding parking on Krpan Ct. due to Adventure Work’s operations. Copies of the two forms are provided in the Commission’s agenda packets. V. CONCLUSIONS AND RECOMMENDATION The proposed rezoning request will allow for the expansion of Adventure Works outdoor activities area along Sycamore Road. The agency has been an asset to the community and the expansion of services will be a benefit to their clientele. The staff’s recommendation is to approve, and a sample motion has been prepared. Sample Motion: Based upon the submitted petition and testimony presented, I move the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of the rezoning of the property located at 1221 Sycamore Road from the “SFR- 2” Single Family Residential District to the “PD-R” Planned Development Residential District, approval of a waiver to the UDO to allow a Planned Development under two acres and approval of the incorporation of the subject property into the regulations of Ordinance 2018-068 except the allowance for a dwelling unit shall be removed. Page 4 of 4 Adventure Works is a for-purpose, nationally accredited, community-based, outdoor behavioral healthcare organization providing services to youth and their families in DeKalb County. Creating opportunity through experiences, Adventure Works is active and involved with our community, getting kids "off the couch" and away from the screen, teaching and counseling through adventure. Adventure Works offers several services such as: individual and family counseling, Little Adventurers (Kindergarten Readiness Program), group programming, school programming, and business partnership services. Adventure Works seeks to expand our activities to the vacant lot next door in order to offer more experiences and opportunities to our clientele and community. The vacant lot will not be re-establishing the former apartment that once resided there. Rather, this lot will be used to open the doors to new opportunities such as our low ropes course, field space for groups and counseling sessions, and other exciting experiential additions to our therapeutic programming. Transforming the lot in this way contributes to the overall appearance of the neighborhood.  REZONING PETITION TO: City Council, City Clerk, and Mayor of the City of DeKalb, Illinois FROM: Petitioner Name(s): Adventure Works of DeKalb County, Inc Phone: 815-517-0825 Petitioner’s Representative: Katie Watts Email: katie@adventureworksdekalb.org Mailing Address: 1211 Sycamore Road DeKalb, IL 60115 Property Owner: Adventure Works of DeKalb County Phone: 815-517-0825 Mailing Address: Email: katie@adventureworksdekalb.org 1211 Sycamore Road Dekalb, Il 60115 1. The petitioner hereby petitions the City of DeKalb to rezone the following property: A. Legal Description and Parcel Number(s) – If necessary, attach the full legal description on a separate piece of paper: See attached legal PIN number: 08-14-403-022 B. Street Address or Common Location: 1221 Sycamore Road DeKalb, IL 60115 C. Size of Property (square feet or acres): .17 acres D. Existing Zoning: SFR2 District E. Proposed Zoning: PD-R District and amend Ordinance 2018-068 F. Reason for request: On a separate document, describe the reasons for the rezoning request and the intended types of land uses, if any, for the property. Also, indicate whether or not the proposed rezoning would: a) be in conformance with the City’s Comprehensive Plan and how the proposed rezoning may; b) impact adjacent existing and future land uses; c) impact adjacent property values; and d) impact the general public’s health, safety and welfare. Updated: 9/2019  REZONING PETITION Page 2 of 2 2. The petitioner hereby submits the following information: Vicinity map of the area proposed for the rezoning All files (e.g. site plans, building elevations, legal description, reasons for request) shall be provided electronically on a CD, DVD or flash device that will become part of the application file. Petition fee ($500.00). 3. The petitioner hereby states that a pre-application conference was* ✔ was not held with City staff prior to the submittal of this petition. *Date of pre-application conference: Those in attendance: (Note to Petitioner: A pre-application conference with staff is highly encouraged to avoid delays and help in the timely processing of this petition.) 4. The petitioner hereby agrees that this petition will be placed on the Planning Zoning Commission’s agenda only if it is completed in full and submitted in advance of established deadlines. 5. The petitioner has read and completed all of the information and affirms that it is true and correct. Petitioner Signature Date I hereby affirm that I am the legal owner (or authorized agent or representative of the owner – proof attached) of the subject property and authorize the petitioner to pursue this Rezoning petition as described above (petitioner must sign if they are the owner). 7/26/21 Property Owner Signature Date Updated: 9/2019 LEGAL DESCRIPTION: 1221sycAMoRE AVE, DEKALB, tLLtNots G0i.15 Tract Number 2, according to Hudson's Plat on Section 1.4, Township 40 North, Range 4 East of the Third Principal Meridian, and recorded in the Recorder's Office of DeKalb County, lllinois, in Book "G" of Plats, page23, on August 4th, 1936 (except that part thereofconveyed to the People of the State of lllinois for highway purposes and by deed recorded May 19th, .[944, in Book "H" of Plats, page 34), also excepting therefrom the following: A parcel of land irn Tract 2 according to Hudson's Plat in Section 14, Township 40 North, Range 4 East of the Third Principal Meridian, DeKalb County, lllinois, described as follows: Beginnin5E at the most Easterly corner of said Tract 2; thence Southwesterly on the Southeasterly line of said Tract 2, said line lraving a bearingof South3gdegrees5Tminutes28secondsWest,adistance of Ts.4gfeettoapointin the most Southerly corner of said Tract 2; thence Northwesterly on the Southwesterlrl line of said Tract 2, said line having a bearing of North 5L degrees 31 minutes 32 seconds West, a distance of 16.40 feet to a point; thence Northeasterly on a line lraving a bearing of North 40 degrees 33 minutes 29 seconds East, a distance of 74.4t feet to a point in the Northeasterly line of said TractZ; thence Southeasterly on said Northeasterly line, said line having a bearing of South 66 degrees 08 minutes 46 seconds East, a distance of 16.26 feet to the point of beginning, all situated in DeKalb County, lllinois. LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its regular meeting on Tuesday, September 7, 2021 at 6:00 p.m. in the Yusunas Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by Adventure Works of DeKalb County, Inc. represented by Katie Watts for approval of a zoning map amendment from the “SFR2” Single Family Residential District to the “PD-R” Planned Development Residential District for the property located at 1221 Sycamore Road, amendment to Ordinance 2018-068 and other approvals as required for the subject property to allow for the expansion of the petitioner’s outdoor activities area along Sycamore Road. Also requested is to approve a waiver to the Unified Development Ordinance for a Planned Development less than two acres. The subject site is .17 acres, located at the SW corner of Sycamore Road (Rt. 23) and N. 13th St., has a Parcel Identification Number of 08-14-403-022 and is legally described below. TRACT NUMBER 2, ACCORDING TO HUDSON’S PLAT ON SECTION 14, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, AND RECORDED IN THE RECORDER’S OFFICE OF DEKALB COUNTY, ILLINOIS, IN BOOK “G” OF PLATS, PAGE 23, ON AUGUST 4TH, 1936 (EXCEPT THAT PART THEREOF CONVEYED TO THE PEOPLE OF THE STATE OF ILLINOIS FOR HIGHWAY PURPOSES AND BY DEED RECORDED MAY 19TH, 1944, IN BOOK “H” OF PLATS, PAGE 34), ALSO EXCEPTING THEREFROM THE FOLLOWING: A PARCEL OF LAND IN TRACT 2 ACCORDING TO HUDSON’S PLAT IN SECTION 14, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, DEKALB COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST EASTERLY CORNER OF SAID TRACT 2: THENCE SOUTHWESTERLY ON THE SOUTHEASTERLY LINE OF SAID TRACT 2, SAID LINE HAVING A BEARING OF SOUTH 39 DEGREES 57 MINUTES 28 SECONDS WEST, A DISTANCE OF 78.49 FEET TO A POINT IN THE MOST SOUTHERLY CORNER OF SAID TRACT 2; THENCE NORTHWESTERLY ON THE SOUTHWESTERLY LINE OF SAID TRACT 2, SAID LINE HAVING A BEARING OF NORTH 51 DEGREES 31 MINUTES 32 SECONDS WEST, A DISTANCE OF 16.40 FEET TO A POINT; THENCE NORTHEASTERLY ON A LINE HAVING A BEARING OF NORTH 40 DEGREES 33 MINUTES 29 SECONDS EAST, A DISTANCE OF 74.41 FEET TO A POINT IN THE NORTHEASTERLY LINE OF SAID TRACT 2; THENCE SOUTHEASTERLY ON SAID NORTHEASTERLY LINE, SAID LINE HAVING A BEARING OF SOUTH 66 DEGREES 08 MINUTES 46 SECONDS EAST, A DISTANCE OF 16.26 FEET TO THE POINT OF BEGINNING, ALL SITUATED IN DEKALB COUNTY, ILLINOIS. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on the proposal to the City of DeKalb, Community Development Department, 164 E. Lincoln Highway, DeKalb, Illinois, 60115 by 12:00 p.m. on Tuesday, September 7, 2021 or by e-mail to dan.olson@cityofdekalb.com. Further information regarding the petition is available from the Community Development Department at (815) 748-2070 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. Max Maxwell, Chair DeKalb Planning and Zoning Commission  STAFF REPORT September 2, 2021 TO: Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Preliminary and Final Plat of CST Subdivision – 345 Harvestore Drive (CST Industries, Inc.) I. GENERAL INFORMATION A. Purpose Creation of a three-lot Plat of Subdivision to allow the petitioner to sell excess land. B. Owner/Applicant CST Industries, Inc. C. Location and Size 345 Harvestore Dr./13.39 acres II. BACKGROUND AND ANALYSIS The applicant, CST Industries, Inc. (CST Storage) is requesting approval of a three-lot subdivision plat located along Harvestore Drive. CST Storage has excess land between their building and Harvestore Dr. that is not being utilized. In the past, CST has been approached by other businesses regarding the sale of the property. The three-lot 13.4- acre subdivision will allow CST to sell its excess land to one or more interested parties. The proposed Lot 1 is 2.85 acres and located at the far western portion of the subdivision. Lot 2 is 9.07 acres and Lot 3 is a 1.35-acre stormwater detention pond. Roadway access will be from Harvestore Dr. and a 50-foot ingress/egress easement is shown on the plat over the existing private drive to allow access to the remainder of the CST property. A 15- foot private sanitary sewer easement is proposed along the west side of the subdivision, which covers an existing sanitary line. In addition, a 10-foot easement extends over an existing private water service line along the east side of the site. The easement language will need to be revised to make it an easement to the benefit of CST Industries, not the City. Finally, a detention pond maintenance easement is provided over the stormwater detention basin at the far eastern portion of the subdivision (Lot 3). The City staff has reviewed the Plat and a few minor comments remain regarding the easement language. An update will be provided to the Commission at Tuesday’s meeting. III. RECOMMENDATION Sample Motion: I move that the Planning and Zoning Commission recommend approval of the Preliminary and Final Plat of CST Subdivision (two sheets) dated 9-1-21 prepared by Jade Hanna Surveyors as shown on Exhibit A subject to all staff comments being adequately addressed prior to recording of the Plat. Page 2 of 2 EXHIBIT A PRELIMINARY & FINAL PLAT OF CST SUBDIVISION ” ” ”  SUBDIVISION – PRELIMINARY PLAT A. APPLICANT 1. Petitioner / Petitioner Representative Name CST Industries, Inc. / Jeff Mueller, President & CEO Phone: (816) 708-2387 Mailing Address 345 Harvestore Dr Email: jmueller@cstindustries.com City, State, ZIP DeKalb, IL 60115 2. Property Owner (if different from Petitioner) Name Phone: Mailing Address Email: City, State, ZIP 3. Engineer / Architect Name N/A Phone: Mailing Address Email: City, State, ZIP 4. Surveyor (if applicable) Name JADE Hanna Surveyors Phone: (815) 756-2189 Mailing Address 155 N 3rd St Email: info@hannasurveyors.com City, State, ZIP DeKalb, IL 60115 B. PROPERTY 1. Subdivision Name CST Subdivision 2. Common Address or Location 267 & 345 Harvestore Dr, DeKalb, IL 60115 3. Parcel #(s) 08-34-276-008, 08-34-451-010, 08-34-251-005 4. Legal Description (if necessary, briefly describe here and reference the full legal description on the Plat) Part of the east half of Section 34, Township 40 North, Range 4, east of the Third Principal Meridian, DeKalb County, IL 5. Size of the total area being subdivided (sq. ft. or acres) 13.39 acres 6. Proposed Number of Lots 2 7. Existing Zoning District heavy industrial Updated: 9/2019  SUBDIVISION (Preliminary Plat) Page 2 of 4 C. PRE-APPLICATION CONFERENCE A Pre-application Meeting with City staff is required prior to the acceptance of this application, per Unified Development Ordinance 5.13.10(1). Date of meeting 8-3-21 Individuals in attendance Dan Olson, Zachary Gill, Greg Lock, Andrew Morris D. CHECKLIST Below are the minimum criteria necessary to properly process your application. Each item must be checked by the applicant to signify it is provided on this form or on other attached pages. Failure to submit all required information will result in delays in the City's consideration of this application, per UDO 15.07.1. If not applicable, Item indicate N/A and explain ✔ 1. Filing Fee: $500.00 (>3 lots) OR $300 (<3 lots) † ✔ 2. Three (3) copies of Preliminary Plat document † 3. General Information ✔ a. Name of subdivision on plat † ✔ b. Map key † ✔ c. Compass, scale, date † ✔ d. Township, range, section † ✔ e. Acreage of tract to be subdivided (to 0.01 acre) † ✔ f. Surveyor’s certification † 4. Names and addresses ✔ a. Owner(s) of record of tract to be subdivided † ✔ b. Plat preparer † ✔ c. Party for whom plat was prepared † ✔ d. Engineer and surveyor † ✔ e. Owners of immediately adjacent land † 5. Districts, boundaries and Jurisdictions "HI" Heavy Industrial ✔ a. Zoning district(s) † ✔ b. Floodplain/floodway boundaries † ✔ c. School district † DeKalb Community School District 428 ✔ d. Park district † DeKalb Park District ✔ e. Fire district † DeKalb Fire Protection District ✔ f. Sanitary district † Kishwaukee Water Reclamation District ✔ g. Drainage district † DeKalb ✔ h. Soil & water conservation district † DeKalb County SWCD ✔ i. Public utilities † ✔ j. Other districts, boundaries, etc. † Updated: 9/2019  SUBDIVISION (Preliminary Plat) Page 3 of 4 If not applicable, Item indicate N/A and explain 6. Lots, parcels, tracts, etc. ✔ a. Proposed lot and block depths and widths (to nearest foot) † ✔ b. Size of proposed lots (to nearest foot if less than 1 acre; to nearest † 0.1 if greater than 1 acre) ✔ c. Proposed building setback lines † ✔ d. location of building lines for fences † ✔ e. Location of earth berms † 7. Streets and sidewalks ✔ a. All existing and proposed street names † ✔ b. All existing and proposed pavement and all right-of-way widths † ✔ c. All existing and proposed sidewalks, pedestrian/bicycle paths, † nature trails, etc. ✔ d. Grades and profiles of streets and sidewalks (or written † declaratory statement for subdivider’s engineer) 8. Utilities ✔ a. Location, size, and dimensions of all existing and proposed water † mains and sanitary sewer mains ✔ b. Location, size, and dimensions of all existing and proposed utility † easements ✔ c. Written declaratory statement form † 9. Stormwater ✔ a. Location and size of all existing and proposed storm sewer mains, † catch basins, storm sewer laterals, field tiles, etc. along with all existing and proposed easements ✔ b. Location and size of all existing and proposed detention and † retention areas and an explanation of how they will function † c. All calculations and other data from subdivider’s engineer used to demonstrate the ability of all stormwater facilities to effectively accommodate runoff N/A 10. Physical information ✔ a. All contour data at 2-foot intervals † ✔ b. Proposed buildings, their use, and foundation elevations † ✔ c. Existing building, buried structures, bridges, culverts, and other † physical structures, etc. † d. Results of any soil tests, borings, water surveys, etc. (optional) N/A † e. Water courses, wooded areas, wetlands, likely areas of archaeologic significance, likely areas of endangered species’ habitats, etc. (if applicable) existing facility, not to be altered Updated: 9/2019  SUBDIVISION (Preliminary Plat) Page 4 of 4 If not applicable, Item Indicate N/A and explaln G2I 11. Where applicable, provide all of the information listed herein for all adjacent land within 150 feet of the boundaries of the tract to be subdivided, including, but not limited to ownership, use, lot configuration, zoning, floodplain/floodway, street and sidewalk pavements and right-of- way widths, utilities and stormwater facilities (size, location, easements, etc.) Wagner Industrial Sub & owners shown on plat G2I 12. Likely platting phases of the subdivision _o_n_e___________ D 13. Traffic study (if applicable) _N_/_A__________ D 14. Soils report (22.02a) from Soil & Conservation District (if applicable) _N_/_A_ _ _ _ _ _ _ _ _ __ D 15. Other (please indicate) E. The petitioner hereby agrees this application and plat will be placed on a Planning and Zoning Commission agenda only after it is completed in full. F. The petitioner hereby agrees to abide by the requirements set forth in the Planning and Zoning Commission Public Hearing Procedures. G. The petitioner has read and completed all of the above information and affirms that it is true and correct. Petitioner Signature Date I hereby affirm I am the legal owner (or authorized agent or representative of the owner-proof attached) of the subject property and authorize the petitioner to pursue this request as described above (petitioner must sign ifs/he is the owner). 8-15-21 Date C 5T ]1¥dus+r;e5 JJ!c. f~es;de.ht-4--C. f Q Updated: 9/2019  SUBDIVISION – FINAL PLAT A. APPLICANT 1. Petitioner / Petitioner Representative Name CST Industries, Inc. / Jeff Mueller, President & CEO Phone: (816) 708-2387 Mailing Address 345 Harvestore Dr Email: jmueller@cstindustries.com City, State, ZIP DeKalb, IL 60115 2. Property Owner (if different from Petitioner) Name Phone: Mailing Address Email: City, State, ZIP 3. Engineer / Architect Name N/A Phone: Mailing Address Email: City, State, ZIP 4. Surveyor (if applicable) Name JADE Hanna Surveyors Phone: (815) 756-2189 Mailing Address 155 N 3rd St Email: info@hannasurveyors.com City, State, ZIP DeKalb, IL 60115 B. PROPERTY 1. Subdivision Name CST Subdivision 2. Common Address or Location 267 & 345 Harvestore Dr, DeKalb, IL 60115 3. Parcel #(s) 08-34-276-008, 08-34-451-010, 08-34-251-005 4. Legal Description (if necessary, briefly describe here and reference the full legal description on the Plat) Part of the east half of Section 34, Township 40 North, Range 4, east of the Third Principal Meridian, DeKalb County, IL 5. Size of the total area being subdivided (sq. ft. or acres) 13.39 acres 6. Proposed Number of Lots 2 7. Existing Zoning District heavy industrial Updated: 9/2019  SUBDIVISION (Final Plat) Page 2 of 3 C. CHECKLIST Below are the minimum criteria necessary to properly process your application. Each item must be checked by the applicant to signify it is provided on this form or on other attached pages. Failure to submit all required information will result in delays in the City's consideration of this application, per UDO 15.07.1. If not applicable, Item indicate N/A and explain ✔ 1. Filing Fee: $300 † ✔ 2. Three (3) copies of Final Plat document † ✔ 3. One (1) copy of any private restrictions, covenants, etc. if such is not † provided on the plat document ✔ 4. One (1) copy of statement on maintenance, operation, restriction, etc. † of any common land, open space, etc. if such is not provided for on the plat document ✔ 5. Six (6) copies of engineering plans for all public improvements, † detention areas, etc. ✔ 6. Six (6) copies of drainage overlay (Chapter 109, Ill. Rev. Statutes), if † not provided within engineering plans 7. General Information ✔ a. Name of subdivision on plat † ✔ b. Legal description † ✔ c. Map key † ✔ d. Compass, scale, date † ✔ e. Acreage of tract to be subdivided (to 0.01 acre) † ✔ f. Surveyor’s certification † ✔ g. Utility easement grant and reservation statement † ✔ h. Name and address of owner(s) of land to be subdivided † ✔ i. School district information † 8. Signature Blocks on Plat Document ✔ a. Owner(s) † ✔ b. Planning and Zoning Commission Chair † ✔ c. Mayor † ✔ d. City Clerk † ✔ e. DeKalb County Clerk † ✔ f. DeKalb County Recorder † ✔ 9. Reference to and distance from the nearest known permanent † monument ✔ 10. Identification system for all lots and blocks along with all street names † ✔ 11. Dimensions, bearings, angles, radii, etc. of all lot lines, boundary lines, † and rights-of-way expressed in feet and decimals of a foot ✔ 12. Dimensions and widths of all building setback lines, easements, utility † easements, and rights-of-way †✔ 13. Description of the material and location at all survey monuments, bench marks, reference corners, etc. †✔ 14. Notation of the size of each lot, in square feet or to 0.01 acres Updated: 9/2019  SUBDIVISION (Final Plat) Page 3 of 3 If not applicable. Indicate N/A and explaln I 15. Public utility concurrence statements 0 a. Kishwaukee Water Reclamation District 0 b. Electric utility provider Con Ed D c. Natural gas utility provider Nicar 0 d. Telephone utility provider BxB, Inc. 0 e. Cable television provider Direct TV 16. Public agency concurrence statements 0 a. Illinois Department of Transportation N.l.A. 0 b. DeKalb County Highway Department NIA D c. Applicable drainage district NIA D d. DeKalb Community Unit School District 428 NIA 0 e. DeKalb Park District N/A D f. DeKalb County Health Department N/A E. The petitioner hereby agrees this application and plat will be placed on a Planning and Zoning-commission agenda only after it is completed in full. i. F. The petitioner hereby agrees to abide by the requirements set forth in the Planning and Zoning Commission . Public Hearing Procedures. G. The petitioner has read and completed all of the above information and affirms that it is true and correct. Petitioner Signature Date I hereby affirm I am the legal owner (or authorized agent or representative of the owner-proof attached) of the subject property and authorize the petitioner to pursue this request as described above (petitioner must sign ifs/he is the owner). /4)6~ i~1s-21 Date c.s11hdll/~ fv;as Jne,I Pvesrrlenf-c:+-' (£.0. / Updated: 9/2019 --- -------r-