Planning & Zoning Commission

DEKALB PLANNING AND ZONING COMMISSION AGENDA Tuesday, January 18, 2022 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 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. Pursuant to Governor Pritzker’s Executive Orders 21-22 and 21-32, all persons attending this meeting who are age two or over and able to medically tolerate a face covering (a mask or cloth face covering) shall be required to wear protective face masks/coverings A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. January 3, 2022 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing - A petition by Pappas Development for the partial annexation, rezoning and preliminary plan approval for 4-story executive suites building with (61) 1-bedroom units to be called Arista Residences located on a 1.8-acre site at the northwest corner of Barber Greene Road and County Farm Road. F. REPORTS G. ADJOURNMENT Planning and Zoning Commission January 3, 2022 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION January 3, 2022 The Planning and Zoning Commission held a meeting on January 3, 2022, 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 Stephanie Turner called the roll. Planning and Zoning Commission members present were: Trixy O’Flaherty, Shannon Stoker, Jerry Wright, and Chair Max Maxwell. Steve Becker, Bill McMahon, and Maria Pena- Graham were absent. Planning Director Dan Olson was present representing the City of DeKalb. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Maxwell requested a motion to approve the January 3, 2022, agenda as presented. Mr. Wright 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. December 20, 2021 – Chair Maxwell requested a motion to approve the December 20, 2021, minutes as presented. Ms. Stoker motioned to approve the minutes as presented. Mr. Wright 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 Equity Trust Company Custodian, FBO Mary Zvirzdin IRA, represented by Betty Shattuck for approval of the rezoning of 1421 E. Lincoln Highway from the “LC” Light Commercial District to the “SFR2” Single-Family Residential District. Betty Shattuck appeared and spoke on behalf the of the applicant, Mary Zvirzdin, who is selling the property located at 1421 E. Lincoln Highway. Ms. Planning and Zoning Commission January 3, 2022 Page 2 of 5 Shattuck provided background and the obstacles that led to the applicant filing the petition. Ms. Shattuck spoke on how she listed this property at the beginning of October 2021. She indicated she found a buyer, Virginia Snyder and family, and went under contract quickly with an appraisal being conducted around October 25, 2021. Ms. Shattuck continued saying she received word on November 1, 2021, the appraisal could not be completed due to the property being zoned “LC” Light Commercial District. She noted the lender could not provide a mortgage for the property due to the “LC” zoning. Betty Shattuck added the Snyder family and their real estate agent started working with a different lender who thought they could process a loan with the current zoning of “LC” Light Commercial. She mentioned the second appraisal was conducted around November 15, 2021. Ms. Shattuck said the appraiser advised it could not appraise as residential which led to the second lender not wanting to offer a loan. She stated she was told to have the property rezoned to Single-Family Residential in order for a loan to be obtained. Ms. Shattuck discussed the questions that were addressed on the special use application. She stated there is a strip of properties on the north side of East Lincoln Highway that are a part of the 2005 East Lincoln Highway Corridor Plan. She explained there would be no effect on the commercial and industrial properties on the south side of E. Lincoln Highway. Ms. Shattuck went on to discuss the impact on fourteen properties located on the north side of E. Lincoln Highway that are zoned “LC” Light Commercial District, most being used for residential purposes. She stressed the request for rezoning only applies for the property at 1421 E. Lincoln Highway and will not affect the fourteen properties previously discussed. Ms. Shattuck addressed the fact commercial construction has not developed along the north side of E. Lincoln Highway and with a high demand for residential properties it makes sense to rezone the site to single-family residential. She discussed the property value would increase due to the high demand for residential properties. Ms. Shattuck talked about traffic with the proposed zoning change, stating it would continue to provide light residential traffic. Ms. Shattuck stressed the values of the properties currently zoned as Light Commercial could be diminished if they cannot sell due to the current zoning. She added the properties would have to be sold only as Light Commercial which would mean the properties could sell for less. Planning and Zoning Commission January 3, 2022 Page 3 of 5 Dan Olson, Planning Director, went through the staff report dated December 30, 2021. He noted the proposed rezoning was requested by the purchaser’s lender so the zoning of the property would match the existing use on the property. Mr. Olson reported for legal non-conforming uses, lenders want the zoning to match the use. He added this is because the non-conforming standards require reconstruction per the underlying zoning if the building is ever destroyed or damaged over 50% of its value. Mr. Olson mentioned commercial construction on the lot would be difficult due to the small size and limited parking availability. He also noted the setback, stormwater, and landscaping requirements would be difficult to meet. He discussed this area has been zoned “LC” Light Commercial District since the 1970’s although commercial uses have not occurred. Mr. Olson advised when a rezoning is requested the City looks at the 2005 Comprehensive Plan which reflects commercial for the subject property. He also noted the 2005 East Lincoln Highway Corridor Plan shows Mixed Residential for the subject lot and surrounding area north of E. Lincoln Highway. Mr. Olson reiterated the request is for a single site and will not affect adjacent properties. He said those properties can have commercial uses with the “LC” Light Commercial zoning as long as all standards are met. Mr. Olson added the rezoning for the subject property would not cause any visible changes to the area. Mr. Olson reported the City received public input from four nearby property owners. He said the first was from Tony and Rebecca Petersen of 1415 E. Lincoln Highway who indicated they do not support the request. Mr. Olson mentioned they were concerned if the rezoning was approved it would hinder their ability to have commercial uses on their property. Mr. Olson said he spoke to Ms. Petersen and explained their site would not be affected by this proposed rezoning. Mr. Olson read a second citizen response form from Ron Clarner of 1409 E. Lincoln Highway who also did not support the proposed rezoning. He said Mr. Clarner questioned what the rezoning would do to his taxes and insurance. Mr. Olson advised he spoke with Mr. Clarner and informed him it would not affect his zoning, insurance, or property taxes. Mr. Olson stated Mr. Clarner then indicated he did not have an issue with the proposal. Mr. Olson acknowledged two letters of support were received from Stephen Chaney of 118 Holly St. and Proven Winners Realty of 1600 E. Lincoln Highway. Planning and Zoning Commission January 3, 2022 Page 4 of 5 Mr. Olson advised City staff recommends approval of the rezoning from “LC” Light Commercial to “SFR2” Single-Family Residential for the subject site. Chair Maxwell asked if there were any questions from the Commission. Mr. Wright inquired on the difference in appraisal value between light commercial and residential properties. Betty Shattuck replied the difference is approximately 10% less than the listed price of $85,000.00. She added if the property had to go back on the market as light commercial, it would be a tremendous struggle to sell the property. Chair Maxwell asked Dan Olson if the last transaction on this property was in the 1970’s. Dan Olson responded the current owner purchased the property in 2015. Kathy Hammes, of Coldwell Banker Real Estate said she represents the potential buyers. She reiterated on the discouraging process of trying to obtain a loan for the sale of this house and being zoned “LC” Light Commercial. Ms. Hammes added this property has always been used as a home and not for commercial purposes. Ms. Stoker asked if this property has always been zoned “LC” Light Commercial or did it change in 2005. Mr. Olson replied it has been zoned “LC” Light Commercial since at least 1979. Ms. Stoker questioned the plan dated 2005 in her agenda packet. Mr. Olson informed Ms. Stoker it’s the East Lincoln Highway Corridor Plan from 2005. Ms. Stoker inquired about property sales in the area and if the City has ever had this brought to their attention. Mr. Olson said the City is not made aware of real estate transactions. Chair Maxwell asked if the map provided in the agenda packet was from the last Comprehensive Plan. Mr. Olson responded yes it was from the 2005 Plan. Chair Maxwell gave the public an opportunity to speak. Joseph Holm of 1427 E. Lincoln Highway voiced his concern about the current snow removal procedures and if the proposed rezoning would alter the snow removal on the sidewalk in front of his home. Mr. Olson said the snow removal procedures would not change as a result of the rezoning. Ms. O’Flaherty moved that based on the submitted petition, testimony presented, the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of the rezoning of subject site at 1421 Planning and Zoning Commission January 3, 2022 Page 5 of 5 E. Lincoln Highway from the “LC” Light Commercial District to the “SFR2” Single-Family Residential District. Mr. Wright seconded the motion. A roll call vote was taken. Ms. O’Flaherty – Yes, Ms. Stoker – Yes, Mr. Wright – Yes, Chair Maxwell – Yes Mr. Becker, Ms. Pena-Graham, and Mr. McMahon were absent. Motion Passed 4-0-3. F. REPORTS Mr. Olson announced the next meeting is scheduled for Tuesday, January 18, 2022, due to the MLK holiday falling on Monday, January 17, 2022. He added there is one hearing scheduled for Pappas Development requesting approval of an executive suites building along Barber Greene Road at County Farm Road. G. ADJOURNMENT Mr. Wright motioned to adjourn, Ms. Stoker seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 6:27 PM.  STAFF REPORT January 13, 2022 TO: Planning and Zoning Commission FROM: Dan Olson, Planning Director RE: Arista Residences - Rezoning, upon annexation, from the “SFR1“and GC” Districts to the “PD-R” District; Preliminary Development Plan (1383 Barber Greene Road) I. GENERAL INFORMATION A. Purpose Construction of 4-story executive suites residential complex with (61) 1-bedroom dwelling units B. Owner/Applicant American National Bank Trust 2179 - Herb and Linda Buhr/ Pappas Development represented by Foti Pappas C. Location and Size Northwest corner of Barber Greene Rd. and County Farm Rd. (1383 Barber Greene Rd)/1.78 total acres; .68 acres – to be annexed D. Existing Zoning and Land Use A-1 (unincorporated) and “GC” General Commercial District; vacant E. Surrounding Zoning and Land Use North: GC and PD-C; various commercial uses South: PD-C; various commercial uses East: PD-C; various commercial uses West: GC and PD-C; various commercial uses F. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS Request/Background Pappas Development represented by Foti Pappas is requesting approval of the partial annexation, rezoning and preliminary plan approval for 4-story executive suites building with (61) 1-bedroom units located at the northwest corner of Barber Greene Rd. and County Farm Rd. The project will be called Arista Residences. The 1.8-acre site contained the former Buhr’s Landscaping and Lawn Care business. The owner of the property, Herb and Linda Buhr, note the site has been for sale for 18 years and the business has been closed for about two years. The western parcel is .68 acres and currently in unincorporated DeKalb County. The applicant has submitted a petition to annex the property. Per the UDO, property annexed to the City is automatically zoned “SFR1” Single-Family Residential, so the applicant is requesting to rezone the .68 acres from the “SFR1” District to “PD-R”, Planned Development-Residential District. The eastern 1.1 acres is zoned “GC” General Commercial District and the petitioner requests to rezone the parcel to the “PD-R” District. Arista Residences will include 61 one-bedroom fully furnished apartment units with 12+ month leases. The units will about 700 sq. ft. and the estimated monthly rent will be $1,350. Amenities will include a hotel-style lobby, hospitality room, business center, full gym and EV charging stations. There will be no commercial uses in the building. Three points of access are proposed to the subject site. A right-in/right-out access is proposed along Barber Greene Road, which is under the jurisdiction of the DeKalb County Highway Department. The County has preliminarily approved the access. A full access is planned off County Farm Road, which is a City street. A third access point is proposed at an existing access along the north side of the property. The access is to a private east- west drive that is owned by the Northland Plaza Shopping Center, which the owner/petitioner have the right to access via a license from 2004. Adequate public services will be provided to the subject property. A detention basin is proposed at the north end of the site. An existing 16’ sanitary sewer running through the property will be relocated to the perimeter of the site and will connect sewer service to the building. A sidewalk will be constructed along Barber Greene Rd. to connect to existing walkways to the west and east. Landscaping is provided around the perimeter of the site and in parking lot islands, per the UDO requirements. The parking formula for 1-bedroom apartments is 1.5 spaces for every unit. The 61 apartment units will result in 92 required parking spaces. The plan shows 56 covered parking spaces and 36 uncovered spaces for a total of 92. The covered spaces are at the perimeter of the site and will consist of roof-only metal carports (images in packet). The plan is providing adequate parking for the proposed use, per the UDO. Page 2 of 8 The plans were distributed to the various City Departments, the Kishwaukee Water Reclamation District (KWRD), Park District and School District. The site is already annexed to the KWRD and the petitioner has communicated with the District on the required fees and permits. The City Engineer has no remaining comments on the plans. More detailed stormwater calculations will be provided with the final engineering plans. Final engineering plans, a final plat and photometric plan, meeting the UDO requirements, will be required to be submitted and reviewed by the Planning and Zoning Commission and City Council prior to any building permits being issued. Waivers to the UDO A waiver is requested for a Planned Development under two acres. The subject site is 1.78 acres. The PD-R zoning is necessary to accommodate waivers to the UDO. The City has granted this waiver several times before, including Cornerstone DeKalb, Plaza DeKalb and Safe Passage. The Planned Development zoning also gives the City more control over the development of the site. A waiver for the minimum common open space (recreational, park, environmental amenity) requirement of at least 15% for “PD-R” sites is also requested. The subject site would need 11,615 sq. ft. of common open space to meet the standard. The UDO does allow stormwater facilities to make up 50% of the requirement. The stormwater detention area takes up 6,895 sq. ft. or about 61% of the required open space. The subject site is only 1.78 acres and the standard is more applicable to larger residential subdivisions and is not practical for smaller parcels. It should be noted the “site coverage” on the plans is 73.8%, leaving 26.2% of the site in green space (not covered with buildings or pavement). In addition, all setbacks (building and parking) and landscaping standards are being adhered to. 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 commercial use. Although the proposed use is residential, the building has a commercial appearance and meets the intent of the Plan. The proposed rezoning request will allow the development of a site that has remained unoccupied for about two years. The project will be an economic benefit to the community and the Sycamore Road/Barber Greene Road corridors. Page 3 of 8 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. The rezoning of the subject property to PD-R provides the opportunity to more directly shape the development, use and appearance of this property in accordance with the City’s Comprehensive Plan. The Planned Development allows the developer and the City the flexibility to agree to a development plan and standards. The proposed rezoning request and development are in compliance with the Unified Development Ordinance, except for the waivers noted in the staff report. 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 proposed rezoning will not have a detrimental effect on the adjacent properties or land uses as it entitles the subject property to a use of the property that is complementary with the adjacent area. The property has been for sale for 18 years and the former business on the site has been closed for about two years. The building has a commercial appearance and will be compatible with the surrounding area, which comprises of a variety of commercial uses. The additional residences to the area will be a benefit to the nearby businesses. The proposed rezoning request and preliminary plan will allow the development of a highly visible parcel along the Barber Greene Road corridor into a use that will meet a housing need in the area, while spurring increased property taxes. 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. Part of the subject property is unincorporated and will be rezoned to the “PD-R”, Planned Development Residential District. The eastern 1.1 acres of the site will be rezoned from the “GC” General Commercial District to the “PD-R” District. Rezoning the property to “PD-R” will allow for a well-designed project and the flexibility by the applicant to develop the property in a manner that will complement the surrounding neighborhood. In addition, the proposed rezoning request will allow the development of a site that has remained unoccupied for about two years. 5. Adequate public facilities and services exist or can be provided. Adequate public services will be provided to the subject property. An existing 16’ sanitary sewer running through the site will be relocated to the perimeter of the property and will connect sewer service to the building. A sidewalk will be constructed along Barber Greene Rd. to connect with existing walks to the west and east. Page 4 of 8 IV. PUBLIC INPUT The City received a Citizen Response Form from the owners of the property, Herb and Linda Buhr, indicating support for the project. V. CONCLUSIONS AND RECOMMENDATION The proposed request will allow the development of a highly visible vacant lot in the Sycamore Road/Barber Greene corridor that will have a positive impact on the community by improving the site and provide needed housing. The staff’s recommendation is to approve, and a sample motion has been prepared. Sample Motion: Based upon the submitted petitions and testimony presented, I move that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of the rezoning, upon annexation, from the “SFR1“ District to the “PD-R” District for a .68 acre property located along the north side of Barber Greene Road, approximately 180 feet west of County Farm Road, commonly known as 2616 Barber Greene Road and approval of the rezoning from the “GC” District to the “PD-R” District for a 1.1 acre property located at the northwest corner of Barber Greene Road and County Farm Road, commonly known as 1383 Barber Greene Road; Approval is also recommended for a preliminary development plan as listed in Exhibit A to accommodate a 4-story executive suites residential complex with (61) 1-bedroom dwelling units subject to the standards listed in Exhibit B and subject to staff comments listed in Exhibit C. Page 5 of 8  Exhibit A Preliminary Development Plan • Concept Plan prepared by Wendler Engineering Services, Inc dated 1-7-22. • Architectural Elevations (two sheets) dated 12-26-21 • Landscape Plan (Sheet L1) prepared by Site to Place, Inc. dated 1-11-22. Page 6 of 8  Exhibit B Planned Development Standards Permitted Uses: Residential apartments not exceeding a total of 61 one-bedroom residential dwelling units. Accessory uses to the residential units including a hospitality room, business center and full gym. There shall be no commercial uses on the subject property. Bulk Regulations/Landscaping/Parking/Open Space: Setbacks, building lines, site coverage, building dimension limitations, height restrictions, parking, landscaping and other similar restrictions and regulations shall meet those standards as set forth in the “PD-R” District of the UDO, except as listed below. 1. Article 5.13.06 - A Planned Development under 2 acres. 2. Article 5.13.07(5) – Reduce the amount of required common open space as shown on the Preliminary Development Plan as listed in Exhibit A. Page 7 of 8  Exhibit C Staff Comments 1. Prior to a building permit being issued for the site, the following item shall be addressed: a. A Final Development Plan including an engineering plan, lighting (photometric) plan, and Final Plat shall be submitted in a form that is in conformance with the UDO and in substantial compliance with the Preliminary Development Plan and shall be reviewed by the Planning and Zoning Commission and City Council. Page 8 of 8 F:\2021Jobs\2210319\CIVIL\Civil-2210319.dwg, 1/7/2022 2:50:09 PM, AutoCAD PDF (General Documentation).pc3 BARBER GREENE ROAD COUNTY FARM ROAD S W E EXHIBIT A N DESIGNED BY: CONCEPT PLAN MAG REVISIONS DRAWN BY: REVISION DATE CONCEPT OF MAG DATE ARISTA RESIDENCES SURVEYED BY: MRK, JMP 2210319 SHEET NO. 01/07/2021 wendler engineering services, inc. FOR civil structural surveying 1 of 1 JOB NUMBER BOOK NO.: SHEET TITLE PLAN www.wendlergs.com ph: 815.288.2261 FILE PAPPAS DEVELOPMENT IlinoisProfessionalDesignFirmNo.184-000848 0 1 2 3 4 5 6 ZONED: GENERAL COMMERCIAL (GC) LAND USE: COMMERCIAL 1 BARBER GREENE ROAD, 40 LF WEST PROPERTY LINE PARKING, 225 LF REQUIRED: 1.3 TREES, 5.3 SHRUBS REQUIRED: 7.5 TREES, 30 SHRUBS PROVIDED: 2 TREES, 6 SHRUBS PROVIDED: 8 TREES*, 30 SHRUBS *Some of the trees are located along Barber Site to Place, Inc. 4.5' 4.5' 2 TURF Greene Road and around the detention basin. 847 South Randall Road, #406 TURF Elgin, Illinois 60123 E Phone: (847) 899-8834 Fax: (507) 540-3055 DECIDUOUS TREE, TYPICAL www.sitetoplace.com TURF DECIDUOUS SHRUB, TYPICAL DUMPSTER ENCLOSURE 3 CONSULTANTS: INTERIOR PARKING, 92 SPACES REQUIRED: 6 TREES 1,840 SF LANDSCAPE AREA PROVIDED: 6 TREES 2,416 SF LANDSCAPE AREA CURRENTLY ZONED: UNINCORPORATED CURRENT LAND USE: COMMERCIAL (LANDSCAPE INSTALLATION BUSINESS) ORNAMENTAL TREE, TYPICAL DETENTION BASIN PLANTINGS TURF TURF SEAL(S): ZONED: PLANNED DEVELOPMENT COMMERCIAL (PD-C) ZONED: PLANNED DEVELOPMENT COMMERCIAL (PD-C) TURF D TURF PREPARED FOR: TURF Wendler Engineering LAND USE: COMMERCIAL LAND USE: COMMERCIAL TURF Services, Inc. Dixon, Illinois TURF 10' NORTH PROPERTY LINE PARKING, 20 LF CURRENTLY ZONED: GENERAL COMMERCIAL (GC) REQUIRED: .6 TREES, 2.5 SHRUBS CURRENT LAND USE: COMMERCIAL (LANDSCAPE INSTALLATION BUSINESS) PROVIDED: 1 TREE*, 4 SHRUBS *The tree is located around the detention PROJECT NAME: basin. BARBER GREENE ROAD C Arista Residences TURF TURF Site and Landscape Improvements 4.5' 4.5' 4.5' 4.5' TURF DeKalb, Illinois 10' WIDE PLANTING AREA, TYPICAL PERENNIALS, TYPICAL APPROXIMATE END OF COUNTY COUNTY FARM ROAD PARKING, 279 LF PROJECT NO.: 018-005 ORNAMENTAL GRASSES, TYPICAL FARM ROAD REQUIRED: 9.3 TREES, 37.2 SHRUBS ISSUED: FOR CITY REVIEW DECIDUOUS TREE, TYPICAL COUNTY FARM ROAD PROVIDED: 10 TREES*, 38 SHRUBS DATE: 12/30/2021 EVERGREEN SHRUB, TYPICAL *Three trees located around the detention basin. DECIDUOUS SHRUB, TYPICAL REVISIONS: 1 01/11/2022 Per City Comment B ZONED: PLANNED DEVELOPMENT COMMERCIAL (PD-C) LAND USE: COMMERCIAL Planting Notes Potential Material List 1. Basemap information obtained from geometric site, grading, and utility plans DRAWN BY: BMS prepared by Wendler Engineering Services, CHECKED BY: BMS Inc. dated 01/07/2022. 2. This plan is a concept. Final planting designs will reflect final site plans. 3. It is presumed, at this stage of the project, that all existing trees will be removed from the property. Scale: 1" = 20' NORTH 4. The potential material list represents species likely to be selected during the design process. 0' 5' 10' 20' 40' 60' SHEET TITLE: A PLANTING CONCEPT PLAN PRELIMINARY DRAWING L1 NOT FOR CONSTRUCTION c 2022 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 Date: 12/29/2021 Property: 2616 and 1383 Barber Greene Road Subject: Annexation and Rezoning Request Owner: The Burhs Petitioner: Pappas Development Foti Pappas is requesting the partial annexation and rezoning of 2616 and 1383 Barber Greene Road from the “SFR1” Single-Family Residential District and “GC” General Commercial Residential District to the “PD-R”, Planned Development Residential District. The project is expected to have a positive impact on neighboring property values. For many years this site has been vacant. The redevelopment of this property is expected to have a positive impact on the community by improving the site, providing jobs and providing housing. The development group has had discussions with local businesses and identified a need for luxury housing that provides furniture, amenities, and utilities. Arista Suites will be a mix of one bedroom and studio apartments. The apartments will have high end finishes and luxury furniture provided. The building will have amenities including, but not limited to hotel-style lobby, hospitality room, business center, full gym, and EV charging stations. 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, January 18, 2022 at 6:00 p.m. in the Yusunas Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by Pappas Development represented by Foti Pappas requesting approval of the rezoning, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-R” Planned Development Residential District for a .68 acre property located along the north side of Barber Greene Road, approximately 180 feet west of County Farm Road with a Parcel Identification Number of 0812452004, commonly known as 2616 Barber Greene Road and described below in Legal A. The petitioner is also requesting approval of the rezoning from the “GC” General Commercial District to the “PD-R” Planned Development Residential District for a 1.1 acre property located at the northwest corner of Barber Greene Road and County Farm Road, which has Parcel Identification Number of 0812452005, commonly known as 1383 Barber Greene Road and described below in Legal B. Approval is also requested for a planned development preliminary plan to accommodate a 4-story executive suites residential complex with (61) 1-bedroom dwelling units. Also requested is to approve waivers to the Unified Development Ordinance for a planned development less than two acres, and other approvals as required for the subject property to allow for the development as shown on the preliminary development plan. Legal A Lot Five (5) of Fred C. Love’s Subdivision of Assessor’s Lot Sixty-two (62) on Section Twelve (12), Township Forty (40) North, Range Four (4) East of the Third (3rd) Principal Meridian, as per plat thereof recorded in Book “D” of Plats, page 8, situated in DeKalb County, Illinois. Legal B Part of the East Half (E1/2) of Section Twelve (12), Township Forty (40) North, Range Four (4) East of the Third (3rd) Principal Meridian, described as follows: Beginning at the Southeast corner of Lot Five (5) of Fred C. Love’s Subdivision of Assessor’s Lot Sixty-two (62), as shown on the plat recorded in DeKalb County, in Book “D” of Plats, page 8; running thence North along the East line of Lots One (1) and Five (5) to the Northeast corner of Lot One (1) in said Fred C. Love’s Subdivision; thence Easterly, at right angles, 120 feet to the West line, extended North of Klage’s Subdivision, according to the plat thereof recorded in DeKalb County, in Book “J” of Plats, page 29, as Document No. 283590; thence South on said Northerly extension of said West line, 400 feet to the South line of said Lot Five (5), extended East; thence West, along said South line extended East, 120 feet to the Point of Beginning, 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, January 18, 2022, 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  MAP OF THE TERRITORY HEREBY ANNEXED TO THE CITY OF DEKALB SURVEYOR'S CERTIFICATE TOTAL AREA CERTIFICATE OF CITY COUNCIL BAR CO UN BER TY GRE EN RO FAR E R OA AD M D F:\2021Jobs\2210319\CIVIL\annex-2210319.dwg, 12/29/2021 10:38:23 AM, AutoCAD PDF (General Documentation).pc3 DATE: 12/29/2021 JOB NO. 2210319 SURVEYED BY: BOOK NO: DRAWN BY: wendler engineering services, inc. DJV civil structural surveying DRAWING NAME: annex-2210319.dwg www.wendlergs.com ph: 815.288.2261 REVISIONS: LEGEND IlinoisProfessionalDesignFirmNo.184-000848 MUNICIPAL ANNEXATION PLAT FOR LOCATION MAP PAPPAS DEVELOPMENT