Planning & Zoning Commission

DEKALB PLANNING AND ZONING COMMISSION AGENDA Monday, November 15, 2021 6:00 P.M. DeKalb Police Department 2nd Floor Training Room 700 W Lincoln Highway DeKalb, IL 60115 COVID-19 Notice: The Planning and Zoning Commission of the City of DeKalb intend 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 are recommended, but not required, to wear protective face masks/coverings. A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. October 4, 2021 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Plat of Vacation – Northland Plaza Resubdivision No. 3 – Sycamore Road (B33 Northland Plaza, LLC) 2. Public Hearing – A petition by DeKalb – Harlem, LLC represented by Robert Tumminaro requesting approval of a special use permit for a “self-service storage facility, interior unit access” to be located at 1700 Sycamore Road. F. REPORTS G. ADJOURNMENT Planning and Zoning Commission October 4, 2021 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION October 4, 2021 The Planning and Zoning Commission held a meeting on October 4, 2021, at the DeKalb Public Library in the Yusunas Meeting Room located at 309 Oak Street, 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, Jerry Wright, Maria Pena-Graham, Vice Chair Bill McMahon and Chair Max Maxwell. Steve Becker was 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 October 4, 2021, agenda as presented. Mr. Wright motioned to approve the agenda as presented. Ms. Stoker seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. September 7, 2021 – Chair Maxwell requested a motion to approve the September 7, 2021, minutes as presented. Ms. Pena-Graham motioned to approve the minutes as presented. Ms. O’Flaherty 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. Public Hearing – A petition by the City of DeKalb for text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to add a definition for “automobile detailing”, to add “automobile detailing” to the list of permitted uses in the “LC” Light Commercial District, “GC” General Commercial District, and the “LI” Light Industrial District, and to add “automobile detailing” to the “CBD” Central Business District as a special use. In addition, the proposed amendments would add car washes as a permitted use in the LI Planning and Zoning Commission October 4, 2021 Page 2 of 5 District and modify the use “service facilities” in the LC district to allow minor vehicles services. Dan Olson, Principal Planner with the City of DeKalb, went through the staff report dated September 30, 2021 and advised the Commission the City has initiated a text amendment to the UDO to create the use “auto detailing” so it is separate from a “car wash”. He explained a proposed auto detailing business would like to locate along Sycamore Road on a “GC” General Commercial zoned site, however the UDO only lists car washes as special use in that district. He added the amendments would add “auto detailing” in the LC, GC and LI zoning districts as a permitted use and as a special use in the CBD District. In addition, Mr. Olson mentioned the proposed amendments would add car washes as a permitted use in the LI district and modify the use “service facilities” in the LC district to allow minor vehicles services. Mr. Olson went through the specific amendments with the Commission. He said the amendments will add “auto detailing” to Article 3 “Definitions” of the UDO and the following definition, “The cleaning, polishing, waxing and hand washing the interior and exterior of automobiles (passenger vehicles) by employees but excluding car washes and vehicle services facilities as defined in this Ordinance.” He said the use distinguishes itself from car washes and requires employees to conduct the cleaning services. Mr. Olson went on and advised the request is to add “auto detailing” as a permitted use in the “LC” Light Commercial District, which automatically adds it as a permitted use in the “GC” District. He continued by mentioning “auto detailing” and “car washes” will be added as a permitted use in the “LI” Light Industrial District. He explained the LI District has other auto related uses such as vehicle service facilities and automobile/truck rental so adding these uses is consistent with the intent of the District. For the “CBD” Central Business District, Mr. Olson noted “auto detailing” will be added as a special use. He pointed out that car washes are prohibited in the CBD District, however an auto detailing facility could be compatible in some locations in the CBD. He said there is an auto detailing business in the building containing Lovell’s Discount Tires, which was allowed as part of the planned development ordinance for the property. Finally, Mr. Olson noted the amendment propose to modify the use “service facilities” in the LC district to allow minor vehicles services. He explained service facilities is listed as a permitted use in the LC District (and automatically in the GC Dist.) and includes Planning and Zoning Commission October 4, 2021 Page 3 of 5 several service use examples such as hair salons and locksmiths. He said the City proposes to add “minor vehicle services not included under Vehicle Service Facility”. He advised this would allow minor services such as car window tinting as a permitted use in the LC and GC Districts. Mr. Olson noted the proposed business on Sycamore Road would like to offer this service along with the auto detailing. Mr. Olson advised staff recommend approval of the amendments as indicated on Exhibit A of the staff report. Chair McMahon gave the public an opportunity to speak. There was none. Ms. Pena-Graham moved that based on the submitted petition and testimony presented, the Planning and Zoning Commission recommend to the City Council approval of text amendments to the Unified Development Ordinance regarding auto detailing, car washes and service facilities as indicated in Exhibit A of the staff report. Mr. Wright seconded the motion. A roll call vote was taken. Ms. O’Flaherty – Yes, Ms. Stoker – Yes, Mr. Wright – Yes, Ms. Pena-Graham – Yes, Vice Chair McMahon – Yes, Chair Maxwell - Yes. Mr. Becker was absent. Motion Passed 6-0-1. 2. Public Hearing – A petition by Adam Hart requesting a variance to Article 7.06 “Fences” of the Unified Development Ordinance to allow a six (6) foot high privacy fence to encroach into the front yard along Haish Blvd and approval of other such variations or relief as required to accommodate the proposed request on the property located at 133 Gurler St. The petitioner, Adam Hart, advised the current zoning regulations regarding corner lot fencing are in place to prevent visual impairment, congestion, and dangerous conditions to both vehicular and pedestrian traffic. He explained the proposed 6ft high fence would be approximately 50 feet from the intersection of Haish Blvd and Gurler St and wouldn’t affect the traffic or vision at the corner. He mentioned Haish Blvd is a dead-end street and there is very minimal traffic in the area. He stated the proposed fence would not negatively affect neighboring properties and would only increase property values and be beneficial to the neighborhood. He noted a 6ft high open fence was previously located on the property in the same location as the proposed fence. Mr. Hart added without the variance approval, he would lose a large portion of his back yard, close to 25%. He advised there is a very large 170-year-old oak Planning and Zoning Commission October 4, 2021 Page 4 of 5 tree directly in line with where the UDO would require him to place his fence. He stated granting the variance would save the oak tree and would prevent the hardship of having to removing the tree or going around it and losing even more yard space. Dan Olson, Principal Planner with the City of DeKalb, went through the staff report dated September 30, 2021. He advised the subject site is a corner lot located at the intersection of Haish Blvd and Gurler St. He advised the petitioner is requesting a variance to allow a 6ft privacy fence to extend from the northwest corner of his home to the edge of the sidewalk along Haish Blvd. He added the fence would extend to the north property line and then to the east to meet up with an existing fence. Mr. Olson advised the UDO does not allow 6ft privacy fences in front yards and in the case of corner lots, they have two. He noted city ordinances would require the fence to be installed straight north of the western building line, which would end up running into a large oak tree. He added with the approval of the variance, the petitioner is intending to replace a previous six-foot-high open fence located along the sidewalk on Haish Blvd. He noted prior to 2009, the UDO allowed privacy and open fences up to six (6) feet in height in the yards abutting a street for corner lots if that yard did not serve as the access for the lot. The previous fence was installed prior to 2009 and was legal non- conforming. Mr. Olson mentioned, in comparison, the neighboring lot at 129 Gurler St is the same size and configuration but would be allowed a privacy fence that would enclose more yard space than the petitioners without the variance approval. He added the petitioner has an exceptional hardship due to the shape and size of the lot, as well as the large oak tree that would be removed or damaged if the fence was installed per the requirements of the UDO. Mr. Olson stated City Staff received input from two neighboring property owners. He advised an e-mail was received from Gregory Clark, owner of 203 and 203 ½ Gurler St, indicating support for the variance. He added a Citizen Response Form was received from Better and Marc Van Tassel, owners of 311 Haish Blvd, also noting support for the proposed fence. Mr. Olson advised City Staff recommends approval of the variance request. Chair Maxwell gave the public an opportunity to speak. Robert Hart, of 380 Bent Grass Circle, advised he is the father of the petitioner. He stated neighbors have offered support for the proposal and welcomed the improvement it would bring to the neighborhood. Planning and Zoning Commission October 4, 2021 Page 5 of 5 Chair Maxwell gave the Commission an opportunity to speak. Ms. Stoker questioned if one of the houses behind the petitioner’s lot had burned down in previous years. Mr. Hart responded that one of the homes had burned down but has not been rebuilt. Ms. Pena-Graham noted the proposed fence will increase property values and will look great for the neighborhood. Ms. O’Flaherty moved that based on the submitted petition, testimony presented and findings of fact, the Planning and Zoning Commission approve a variance to Article 7.06 “Fences” of the Unified Development Ordinance to allow a six (6)-foot high privacy fence to encroach into the front yard along Haish Blvd. for the property located at 133 Gurler St. as shown on the site plan dated September 30 labeled as Exhibit A of the staff report. Ms. Stoker seconded the motion. A roll call vote was taken. Ms. O’Flaherty – Yes, Ms. Stoker – Yes, Mr. Wright – Yes, Ms. Pena-Graham – Yes, Vice Chair McMahon – Yes, Chair Maxwell - Yes. Mr. Becker was absent. Motion Passed 6-0-1. F. REPORTS Mr. Olson advised the next scheduled meeting is October 18, however no public hearings are scheduled so it will most likely be cancelled. He added the next meeting after that will be on November 1. Mr. Olson handed out before and after photos of a detached garage at 216 N. 1st St. He added the garage was recently renovated and where an addition was put on that required the approval of a variance from the Commission. G. ADJOURNMENT Mr. Wright motioned to adjourn, Ms. O’Flaherty 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 November 10, 2021 TO: Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Plat of Vacation – Northland Plaza Resubdivision No. 3 – Sycamore Road (B33 Northland Plaza, LLC) I. GENERAL INFORMATION A. Purpose Partially vacate a 30-foot-wide utility easement B. Owner/Applicant B33 Northland Plaza, LLC C. Location Northland Plaza Shopping Center – Sycamore Road II. BACKGROUND AND ANALYSIS The owner of the Northland Plaza Shopping Center, B33 Northland Plaza LLC, is requesting approval of a Plat of Vacation for a portion of a 30-foot-wide utility easement that runs behind the main building along the east side of the site. The owner would like to vacate a 7’ by 106’ foot portion of the easement that partially goes under the building. The request was initiated due to a concern TJ Maxx had regarding their lease. There are no utilities in the portion of the easement that is being requested to be vacated. The applicant has contacted all the utility companies and has received releases from the City (water), KWRD (sanitary sewer) as well as from Comcast, MetroNet, Frontier and AT&T. The applicant is in the process of obtaining approvals from NICOR and ComEd and don’t expect to have any issues. Therefore, the staff is recommending approval subject to all utility company releases being obtained prior to the recording of the Plat. III. RECOMMENDATION Sample Motion: I move that the Planning and Zoning Commission recommend approval of the Plat of Vacation for Northland Plaza Resubdivision No. 3 dated 11-4-21 prepared by JLH Land Surveying, Inc. as shown on Exhibit A subject to all utility company releases being obtained prior to the recording of the Plat. Page 2 of 2  FINAL JLH LAND 910 Geneva Street, Shorewood, Illinois 60404 LEGEND & ABBREVIATIONS Illinois Professional Design Firm No. 184.007120 PLAT OF VACATION / ABROGATION EXHIBIT A VICINITY MAP PART OF LOT 1 IN NORTHLAND PLAZA RESUBDIVISION NO. 3, RECORDED OCTOBER 13, 2020 IN PLAT CABINET 11, SLIDE 9-D AS DOCUMENT NUMBER 2020010624, BEING A RESUBDIVISION OF NORTHLAND PLAZA RESUBDIVISION NO. 2, RECORDED MARCH 21, 2019 IN PLAT CABINET 10, SLIDE 189-C, AS DOCUMENT NUMBER 2019002045, BEING PART OF SECTION 12, TOWNSHIP 40 NORTH, RANGE 4, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DEKALB COUNTY, ILLINOIS. SURVEYING INC. 815.729.4000 www.jlhsurvey.com COUNTY RECORDER'S CERTIFICATE Bridge33 Capital STATE OF ILLINOIS) SURVEY PREPARED FOR: ) S.S. COUNTY OF DEKALB ) 4001 S. Decatur Blvd., Suite 6 THIS PLAT WAS FILED FOR RECORD IN THE RECORDER'S OFFICE OF DEKALB COUNTY, AFORESAID ON THIS _______ DAY OF ____________________________, A.D., 2021 AT _______ O'CLOCK, __M, AS DOCUMENT NO. ________________________, IN PLAT CABINET _____, Las Vegas, NV 89103 SLIDE ______. OWNER'S CERTIFICATE STATE OF ILLINOIS ) ________________________________________ ) SS DOUGLAS J. JOHNSON - COUNTY RECORDER PHONE: 702.463.4603 COUNTY OF _________ ) (SIGNATURE) THIS IS TO CERTIFY THAT THE UNDERSIGNED, B33 NORTHLAND PLAZA, LLC, IS THE LEGAL OWNER OF LOT 1 OF THE LAND DESCRIBED ON THE ATTACHED PLAT, AND HAS CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICATED THEREON FOR THE USES AND PURPOSES THEREIN SET FORTH. B33 NORTHLAND PLAZA, LLC 9330 W. SAHARA AVENUE, SUITE 270 LAS VEGAS, NV 89117 COUNTY CLERK'S CERTIFICATE BY STATE OF ILLINOIS ) DATED AT ______________, ILLINOIS, THIS ______ DAY OF _____________, A.D., 2021. ) SS CITY DATE MONTH COUNTY OF DEKALB ) BY: ____________________________ TITLE: ___________________________ I, DOUGLAS J. JOHNSON, COUNTY CLERK IN AND FOR DEKALB COUNTY, IN THE STATE OF ILLINOIS, DO HEREBY CERTIFY THAT I HAVE EXAMINED THE RECORDS REVISIONS SIGNATURE PRINT TITLE AND HAVE FOUND NO DELINQUENT GENERAL TAXES, UNPAID GENERAL CURRENT TAXES, DELINQUENT SPECIAL ASSESSMENTS, OR UNPAID CURRENT SPECIAL ATTEST: __________________________ TITLE:__________________________ SIGNATURE PRINT TITLE ASSESSMENTS AGAINST THE TRACT OF LAND DESCRIBED AND PLATTED HEREON THIS _______ DAY OF __________________________ AD, 2021. SCHOOL DISTRICT STATEMENT PURSUANT TO SECTION 1.005 OF THE PLAT ACT, 765 ILCS 205, THIS DOCUMENT SHALL SERVE AS THE SCHOOL DISTRICT STATEMENT. TO THE BEST OF THE OWNERS KNOWLEDGE THE SCHOOL DISTRICT(S) IN WHICH THE TRACT OF LAND LIES, IS IN THE FOLLOWING SCHOOL DISTRICT(S): _______________________________________ DATE DEKALB COMMUNITY SCHOOL DISTRICT #428 DOUGLAS J. JOHNSON - COUNTY CLERK 901 S. 4TH STREET (SIGNATURE) DEKALB, IL 60115 B33 NORTHLAND PLAZA, LLC ____________________________________________ (SIGNATURE) ____________________________________________ (PRINTED) ____________________________________________ (TITLE) SURVEYOR'S CERTIFICATE 2550 SYCAMORE ROAD STATE OF ILLINOIS ) NORTHLAND PLAZA ) SS DEKALB, ILLINOIS COUNTY OF WILL ) THIS IS TO CERTIFY THAT I, JAMES L. HARPOLE, AN ILLINOIS REGISTERED LAND NOTARY'S CERTIFICATE SURVEYOR, HAVE SURVEYED THE FOLLOWING DESCRIBED PROPERTY: STATE OF ____________ ) PARCEL 1: ) SS COUNTY OF ___________ ) LOT 1 NORTHLAND PLAZA RESUBDIVISION NO. 3, RECORDED OCTOBER 13, 2020 IN PLAT CABINET 11, SLIDE 9-D AS DOCUMENT NUMBER 2020010624, BEING A I, _____________________________, A NOTARY PUBLIC IN AND FOR THE SAID COUNTY RESUBDIVISION OF NORTHLAND PLAZA RESUBDIVISION NO. 2, RECORDED MARCH 21, PRINT NAME 2019 IN PLAT CABINET 10, SLIDE 189-C, AS DOCUMENT NUMBER 2019002045, BEING PART OF SECTION 12, TOWNSHIP 40 NORTH, RANGE 4, EAST OF THE THIRD PRINCIPAL IN THE STATE AFORESAID, DO HEREBY CERTIFY THAT __________________________, MERIDIAN, IN DEKALB COUNTY, ILLINOIS. PRINT NAME _________________, AND _________________________________, _________________, I FURTHER CERTIFY THAT BASED UPON AN EXAMINATION OF THE FEDERAL TITLE PRINT NAME TITLE EMERGENCY MANAGEMENT AGENCY (F.E.M.A.) FLOOD INSURANCE RATE MAP COMMUNITY-PANEL NO. 17037C0253E SHOWS THAT THE PROPERTY SURVEYED OF SAID OWNER, WHO ARE PERSONALLY KNOWN TO ME TO BE THE SAME PERSONS HEREON IS NOT SUBJECT TO FLOOD RISK AND THAT SAID PROPERTY FALLS WITHIN WHOSE NAMES ARE SUBSCRIBED TO THE FORGOING INSTRUMENT AS SUCH ZONE X. ___________________ AND _____________________ RESPECTFULLY, APPEARED CITY COUNCIL CERTIFICATE PLANNING AND ZONING COMMISSION CERTIFICATE TITLE TITLE I FURTHER CERTIFY THAT THE PROPERTY AS DESCRIBED FALLS WITHIN THE CORPORATE LIMITS OF THE CITY OF DEKALB. BEFORE ME THIS DAY IN PERSON AND JOINTLY AND SEVERALLY ACKNOWLEDGED STATE OF ILLINOIS) STATE OF ILLINOIS) THAT THEY SIGNED AND DELIVERED THE SAID INSTRUMENT AS THEIR OWN FREE ) S.S. ) S.S. AND VOLUNTARY ACT AND AS THE FREE AND VOLUNTARY ACT OF SAID OWNER FOR COUNTY OF DEKALB ) COUNTY OF DEKALB ) DATED AT SHOREWOOD, ILLINOIS, THIS ______ OF _______________________, 2021. THE USES AND PURPOSES THEREIN SET FORTH. PROJ. MGR.: JLH GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS IS TO CERTIFY THAT THE ATTACHED PLAT WAS APPROVED BY THE MAYOR AND CITY THIS IS TO CERTIFY THAT THE ATTACHED PLAT WAS APPROVED BY THE PLANNING AND ZONING DRAWN BY: JAH COUNCIL OF THE CITY OF DEKALB, ILLINOIS COMMISSION OF THE CITY OF DEKALB, ILLINOIS JLH CHECK BY: THIS ________ DAY OF _____________, A.D., 2021. DATE MONTH ON THIS ___ DAY OF ______________________________, 2021. ON THIS ___ DAY OF ____________________________, 2021. FIELD DATE: 09/21/2021 SCALE: 1"=30' _________________________________________ _______________________________________ ____________________________________ _______________________________________ __________________________________ NOTARY PUBLIC SIGNATURE MAYOR (SIGNATURE) PRINT NAME CHAIRMAN (SIGNATURE) CHAIRMAN (PRINT NAME) SHEET _________________________________________ ______________________________________________________ 1 1 PRINT NAME SURVEYOR SIGNATURE MY COMMISSION EXPIRES ON _____________________ _________, A.D., 2021. _______________________________________________________ __________________________________________________ OF MONTH DATE EXECUTIVE ASSISTANT (SIGNATURE) PRINT NAME JAMES L. HARPOLE ILLINOIS PROFESSIONAL LAND SURVEYOR # 3190 REGISTRATION / EXPIRATION RENEWAL DATE NOVEMBER 30, A.D., 2022. 19-821-100A  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT November 10, 2021 TO: DeKalb Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: 1700 Sycamore Road - Special Use Permit for a “Self-Service Storage Facility, Interior Unit Access” (DeKalb – Harlem, LLC) I. GENERAL INFORMATION A. Purpose Allow for 189-unit self-service storage facility, interior unit access B. Location/Size 1700 Sycamore Road/3.7 acres C. Petitioner DeKalb – Harlem, LLC represented by Robert Tumminaro D. Existing Zoning “PD-C” Planned Development Commercial District E. Existing Land Use Vacant tenant space F. Surrounding Zoning and Land Use North: “PD-C” and “GC”; Commercial South: “SFR2” and “MFR1”; Single-Family, Multi-Family East: “SFR2”; Single-Family Residential West: “GC” and “SFR2”; Commercial and Park G. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The petitioner, DeKalb – Harlem, LLC represented by Robert Tumminaro, is requesting approval of a special use permit for a “self-service storage facility, interior unit access” at 1700 Sycamore Road in the DeKalb Shopping Center. The facility will be named “Boxed Up” and they operate four locations in the Rockford area. The proposed tenant space is 20,000 sq. ft. and will contain 189 climate controlled indoor storage units. The proposed tenant space is located between Evolve Fitness and the former U.S. Census Bureau office. The DeKalb Shopping Center at the corner of Sycamore Road and E. Dresser Road was rezoned from the “GC” General Commercial District to the “PD-C” Planned Development Commercial District in 2019 to allow for a waiver to the UDO for a video gaming establishment to operate within 500 feet of another one. The Ordinance approving the rezoning referred to the “GC” District for permitted and special uses. A “self-service storage facility, interior unit access” is a special use in the “GC” District. Consumer self-storage has been on the rise and the inquiries to the City about self- storage facilities is increasing. The applicant’s supporting material notes many self- storage options in the area currently have waiting lists. The smaller sized units below 150 sq. ft. are in high demand and there is also limited availability for the larger sized units. There are currently several self-storage options in the area, however the choice for interior climate-controlled storage is very limited. There are no self-service storage facilities along Sycamore Road in DeKalb and the proposed facility will provide a needed service to the community. The facility will offer multiple sizes of indoor storage units with each unit having its own lockable metal roll up door. The size of the self-storage units will range from approximately 30 sq. ft. to 300 sq. ft. The business will not be staffed by an employee and there will be secured electronic access for all renters. The applicant’s summary documents indicate there will be regular janitorial and maintenance service at the facility. There will be no modifications to the exterior of the building, except for a wall sign. No goods will be offered for retail sale and the storage of hazardous materials will be strictly prohibited. Adequate parking is provided, the parking lot is striped, and all handicap signage is in place. There is a total of 332 parking spaces (311 in the front and 21 behind the building) in the shopping center, more than adequate for the use. The proposed self-service storage facility will have very little parking demand. There are no employees and there will be about 15 visitors a day during the week and 20-25 visitors a day on the weekends. The surrounding area contains commercial uses to the north and west and multi-family and single-family residential to the east and south. Other tenants in the building are Carniceria Super Market, Evolve Fitness, Athena’s Palace (video gaming), Hearing Help Plus, and Sherwin Williams. The property owner performed some landscaping improvements on the site in 2017 in conjunction with the installation of new parking lot lighting fixtures. Page |2 Article 7.21 of the UDO has some additional standards and requirements for self-service storage facilities. Self-service storage facility, interior unit access facilities are only allowed in existing buildings. In addition, an applicant must show how the tenant space has become obsolete for retail uses. The three factors considered are physical, functional or economic obsolescence. The applicant notes in their supporting documents the space has been vacant since December 31, 2015 and has been slow to lease because of the struggles of the retail industry. It has been difficult to find a prospective tenant needing this large of a space (just over 20,000 square feet). Retail tenants who need this amount of space are harder to come by due to online shopping. The DeKalb Shopping Center is on the fringe of the desired retail corridor along Sycamore Road where the majority of the retail traffic is seen and where most national and regional retailers are located. Further, the depth of space makes it unfeasible to divide into smaller retail spaces for lease as there is not enough width to do so despite the large square footage. Finally, the overall appearance of the shopping center is dated compared to the retail centers north on Sycamore Road. The current level of vacancies does not make it economically feasible to reconstruct the facade of the shopping center. Using 1700 Sycamore Road for interior access self-storage will help keep the building functional and provide additional rent revenue to be used for upkeep of the building and create a fuller appearance to prospective tenants for the remaining unleased suites. Filling this space rather than allowing it to sit vacant would be positive for the shopping center and surrounding neighborhood. III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. The proposed self-service storage facility will comply with all regulations of the “PD-C” Planned Development Commercial District and the UDO. Adequate parking is already provided. There is a total of 332 parking spaces in the shopping center (311 in front of the building and 21 behind the building), more than adequate for the use. There are no employees and there will be about 15 visitors a day during the week and 20-25 visitors a day in the weekends. The self-service storage facility will comply with all regulations of Article 7.21 of the UDO. The subject tenant space has become obsolete due to the struggles of the retail industry. It has been difficult to find a prospective tenant needing this large of a space (just over 20,000 square feet). In addition, the depth of space makes it unfeasible to divide into smaller retail spaces for lease as there is not enough width to do so despite the large square footage. Finally, the overall appearance of the shopping center is dated compared to the retail centers north on Sycamore Road. The current level of vacancies does not make it economically feasible to reconstruct the facade of the shopping center. Using 1700 Sycamore Road for interior access self-storage will help keep the building functional and provide additional rent revenue to be used for upkeep of the building and create a fuller appearance to prospective tenants for the remaining unleased suites. Page |3 2. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The proposed special use will not have a detrimental effect on the adjacent properties or land uses. The surrounding area is already developed with a variety of commercial uses along Sycamore and E. Dresser Roads and single-family and multi-family residential to the east and south. The proposed special use will be in an existing tenant space. There will be no negative impacts from the proposed business to the general health, safety and welfare of the surrounding neighborhood. 3. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the special use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations. The special use will not dominate the immediate area and will not prevent development on the neighboring properties. The surrounding area is already developed with commercial uses to the north and west and single-family and multi-family residential to the east and south. The proposed special use is compatible with the surrounding land uses and conforms to the Comprehensive Plan. 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. The special use will be in an existing tenant space and not require any additional services or utilities. Adequate parking is provided, the parking lot is striped, and all handicap signage is in place. There is a total of 332 parking spaces (311 in the front and 21 behind the building) in the shopping center, more than adequate for the use. The proposed self- service storage facility will have very little parking demand. 5. The proposed use, where such developments and uses are deemed consistent with good planning practice, or can be operated in a manner that is not detrimental to the permitted developments and uses in the district; can be developed and operated in a manner that is visually compatible with the permitted uses in the surrounding area; shall in all other respects conform to the applicable regulations of the district in which it is located; and is deemed essential or desirable to preserve and promote the public health, safety and general welfare of the City of DeKalb. The proposed special use will not be detrimental to the permitted developments and uses in the “PD-C” District and will be compatible with the surrounding area. The proposed special use will provide needed climate controlled self-storage in the community. The occupancy of a long vacant tenant space will improve the value and overall public image Page |4 of the shopping center and will help attract other tenants to the center. IV. PUBLIC INPUT The City received a Citizen Response Form from Wendy Ziegler of 1427 N. 14th St. The form notes support for the proposal, however she wanted to know if any part of the building would be demolished. Staff contacted the residence and advised no buildings would be removed and described the proposed tenant space location. V. RECOMMENDATION Sample Motion: Based on the submitted petition, testimony presented and findings of fact, I move the Planning and Zoning Commission recommend to the City Council approval of a special use permit for a “self-service storage facility, interior unit access” to be located at 1700 Sycamore Road in the tenant space as indicated on Exhibit A dated 11-10-21. Page |5 From: Robert Tumminaro To: Olson, Dan Subject: RE: 1700 Sycamore Road - Special Use Permit Date: Friday, November 05, 2021 4:07:07 PM Attachments: image001.png image002.png image003.png image004.png image005.png image006.png image007.png image008.png image009.png [NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dan, I apologize for the delayed response. I wanted to make sure I spoke with leasing to get the full and extended picture on their efforts to lease out 1700 Sycamore as well as the rest of the vacant addresses in the shopping center. I think that would be a safe rough estimate based on the unit availability for the proposed business. As for details about the space and its functional obsolescence that has made it difficult to lease for retail: There are several factors that come in to play regarding 1700 Sycamore Road and the building as a whole that make it difficult to lease for retail and make it functionally obsolete. 1700 Sycamore Road has been available for lease since early 2015. The space has been shown to several prospective tenants since, but none have been interested in leasing the space for a variety of reasons. It is difficult to find a prospective tenant needing this large of a space (just over 20,000 square feet). Retail tenants with a need of this amount of space are harder to come by due to online shopping and when they do, the location of 1700 Sycamore Road and the shopping center as a whole is in a fringe area just south of the desired retail corridor on Sycamore Road where most retail traffic is seen and where most national and regional retailers are located. Further, the depth of space makes it unfeasible to divide into smaller retail spaces for lease as there is not enough width to do so despite the large square footage. Finally, the overall appearance of the shopping center is dated compared to the retail centers north on Sycamore Road. The current level of vacancies do not make it economically feasible to reconstruct the facade of the shopping center. Using 1700 Sycamore Road for interior access self-storage will help keep the building functional and provide additional rent revenue to be used for upkeep for the building and create a fuller appearance to prospective tenants for the remaining unleased suites. Filling this space rather than allowing it to sit vacant would be a step in the right direction. Please let me know if you need any further information. Regards, Bob  C:\Users\tblatnik\First Midwest Group\Boxed Up Internal - Documents\DeKalb Big Lots\Plans and Drawings\DeKalb Layout.dwg, 10/19/2021 3:27:23 PM, DWG To PDF.pc3, 1:1 1700 Sycamore Rd Demo This wall TENANT "C" 1702 Sycamore Rd Dekalb, IL 60115 PROPOSED 13'-11" CEILING 6,600 SF. USABLE Co'ed UP What is this? DECK 19'-0" A.F.F. MECH. ROOM MEZZ. DECK 8'-8" A.F.F. 172 SF Unit 364 SF 3/6x7/0 Unit 6'x6' OH DOOR 2/8x7/0 3/6x7/0 DOOR DECK 10-3" A.F.F. DOOR 8'x8' OH 20,013 Gross SF 2022 BU Expansion Space 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 Monday, November 15, 2021 at 6:00 p.m. in the 2nd Floor Training Room at the DeKalb Police Department, 700 W. Lincoln Highway, DeKalb, Illinois 60115 on the petition by DeKalb – Harlem, LLC represented by Robert Tumminaro requesting approval of a special use permit for a “self-service storage facility, interior unit access” to be located at 1700 Sycamore Road. The subject site has Parcel Identification Numbers (PIN) of 08- 13-151-043 and is zoned “PD-C” Planned Development - Commercial District. 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 Monday, November 15, 2021 or by e-mail to dan.olson@cityofdekalb.com. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 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