Planning & Zoning Commission

DEKALB PLANNING AND ZONING COMMISSION AGENDA Monday, August 1, 2022 6:00 P.M. DeKalb Public Library Yusunas Meeting Room 309 Oak Street DeKalb, IL 60115 A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. July 18, 2022 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – Project Wildcat - A petition by ChicagoWest Business Center and Trammell Crow Company-Chicago and JJK 343, LLC, property owner, for approval of the annexation, rezoning, and a preliminary development plan for an approximately 160-acre property located at the northwest corner of Gurler Road and Peace Road to accommodate a distribution, packing and storage company and accessory uses. F. REPORTS G. ADJOURNMENT COVID-19 Notice: The corporate authorities 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 current public health guidelines, persons attending this meeting are not required to wear protective face masks/coverings. Planning and Zoning Commission July 18, 2022 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION July 18, 2022 The Planning and Zoning Commission held a meeting on July 18, 2022, at the DeKalb Public Library in the Yusunas Meeting Room located at 309 Oak Street, DeKalb, Illinois. Vice-Chair Bill McMahon 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: Steve Becker, Trixy O’Flaherty, Maria Pena-Graham, Shannon Stoker and Vice Chair Bill McMahon. Jerry Wright and Max Maxwell were absent. Planning Director Dan Olson was present representing the City of DeKalb. B. APPROVAL OF THE AGENDA (Additions/Deletions) Vice Chair McMahon requested a motion to approve the July 18, 2022, agenda as presented. Ms. Stoker 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. June 21, 2022 –Vice Chair McMahon requested a motion to approve the June 21, 2022, minutes as presented. Mr. Becker motioned to approve the minutes as presented. Ms. Pena-Graham 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 DeKalb CUSD #428 for approval of an amendment to the Final Plan of The Bridges of RiverMist, Phase 2, approved by Ordinance 97-110 to allow a modular classroom on the Gwendolyn Brooks Elementary School site located at 3225 Sangamon Road. Tammy Carson, Director of Facility and Safety Operations for DeKalb School District, informed the Commission the petition was filed to allow for a modular classroom to be located on the south side of the existing school building on a blacktop surface. Ms. Carson stated the purpose for this petition is to add an intensive classroom inside the school building, which currently has no available space. She explained the intensive classroom would be placed in the current music room and the music room would be moved to half of the modular classroom with the other half reserved for storage. Ms. Carson said if approved the modular classroom would be in place for the 2022-2023 school year and they are requesting a three-year approval. Planning and Zoning Commission July 18, 2022 Page 2 of 5 Dan Olson, Planning Director, covered the Staff Report dated July 14, 2022, and added there was a Final Plan approved in 1997 for Brooks School so any change to the Plan, including adding a modular classroom, requires a public hearing. Mr. Olson reiterated the music room would be moved out to the modular classroom so an intensive classroom could be placed in the current music room. He added with the additional classroom, the site still has plenty of parking available. Mr. Olson stressed the location of the modular classroom is south of the school and furthest from the residences to the north. He added there is quite a bit of distance to homes to the west of the proposed location. Mr. Olson discussed the approval of other modular classrooms in the past at Tyler, Clinton Rosette, and Littlejohn Schools. Mr. Olson said a public comment form was received from Edward Bosic of 544 Katherine Cir. and Eileen Bosic Living Trust of 550 Katherine Cir. noting they do not support the request due to the modular classroom being stored in the parking lot before being approved. Planning Director Olson stated Cynthia Hadad of 648 Sterling Court sent a letter noting support for the request. Mr. Olson said the Staff recommends approval of this request with the condition of a three-year term for the modular classroom to be on the site. He added if a longer time is needed, the School District would have to address it with the Commission. Vice Chair McMahon asked if there were any comments from the public or questions from the Commission members. Shannon Stoker wanted clarification on the location of the modular classroom in comparison to the complainants in Katherine Cir. She asked if it would be located behind the building away from their residence. Mr. Olson showed an aerial image noting the modular classroom will be south of the building and away from the homes. Ms. O’Flaherty moved that based on the submitted petition and testimony presented, the Planning and Zoning Commission recommend to the City Council approval of an amendment to the Final Plan of The Bridges of RiverMist, Phase 2, approved by Ordinance 97-110 to allow a modular classroom at Gwendolyn Brooks Elementary, 3225 Sangamon Road, as shown on the attached Exhibit A, subject to the following condition: 1. The modular classroom may remain on the subject site in the location as shown on Exhibit A for no more than three (3) years of the date of approval of the Ordinance granting the amendment and shall, on or before said date, be removed from the property. Ms. Pena-Graham seconded the motion. A roll call vote was taken. Mr. Becker - Yes, Ms. O’Flaherty – Yes, Ms. Pena-Graham - Yes, Ms. Stoker – Yes, Vice Chair McMahon – Yes. Jerry Wright and Max Maxwell were absent. Motion passed 5-0-2. Planning and Zoning Commission July 18, 2022 Page 3 of 5 2. Public Hearing – A petition by Proper Hospitality Group, LLC represented by Peter Panagakis for approval of a special use permit for a drive-thru restaurant for the site at 922 S. 4th Street. Peter Panagakis, representing Proper Hospitality Group, discussed the request for a special use permit for a drive-thru restaurant at 922 S. 4th Street. He said they purchased the building in September of 2021 and the building is now completely empty. Mr. Panagakis stated their plan is to improve and update the existing building and property. He noted the restaurant will be called Anna’s Sandwich Shoppe with operating hours of 10:30 a.m. to 8:00 p.m. Monday through Saturday, being closed on Sunday’s and holidays. Mr. Panagakis stated indoor seating will consist of about 40 seats with additional outdoor dining available. He stressed the drive-thru will only be used for mobile order pickup and pre-ordered carryout orders. Peter Panagakis discussed the menu and informed that catering and delivery will be available. Planning Director Olson went over the Staff Report dated July 14, 2022, and informed the Commission a revised plan was received after the posting of the agenda in which a copy was provided. Mr. Olson stated the building has been closed since 2009 and a special use permit is needed for a drive-thru in commercial zoning districts. Mr. Olson discussed the access point being located on the south end of the building with one-way traffic flow. He added the parking lot will be re-striped and the access point from the alley will be removed. He also noted a 6-foot-high sight-proof fence will be added along the east lot line and landscaping will be added around the property. The exit point onto S. 4th St. will be located on the north side of the building and there is adequate parking. Mr. Olson informed the existing brick on the building would be cleaned with wood grain panels being added to the top of the building. He continued by mentioning a small vestibule and tower will be added at the southwest corner of the building. Mr. Olson said a recommendation of operating hours between 6:00 a.m. and 8:00 p.m. is being suggested due to the proximity of residents to the east and south of the site. He stated this proposal is compatible with the surrounding area and brings much needed assistance to the S. 4th St. corridor. Mr. Olson covered public responses received starting with Stephanie Kness of 932 S. 5th Street who questioned the hours of operation and signage. Glenn Miller of 1004 S. Street submitted concerns about the external speakers and any noise coming from the site. Mr. Olson addressed both concerns with the individuals. He went on and said the City received two letters of support from Noelle Jacobson of 424 Culver Street and Tom Winkle and Lorraine Scurti of 834 Leonard Avenue. Mr. Olson said the Staff strongly recommends approval of this proposal with a condition that the hours of operation be between 6:00 a.m. and 8:00 p.m. Vice Chair McMahon asked if there were any comments or questions from the public, in which there were none. Planning and Zoning Commission July 18, 2022 Page 4 of 5 Vice Chair McMahon asked if there were any comments or questions from the Commission members. Steve Becker commented it will be nice to see something go in this building after being vacant for so long. Bill McMahon questioned the limited drive-thru availability and if the speaker would be used. Peter Panagakis responded it will be used for mobile order pick-up, call ahead pick-up, and third-party delivery pick-up. He added the person will come up to the drive-thru and announce what order they are there for. He added a speaker would be used as a means of communication. Mr. McMahon said it seemed the concerns that were submitted by nearby residents have been addressed and he thinks it will be great to have something in the building. Mr. Becker moved that based upon the submitted petition, testimony presented and findings of fact, the Planning and Zoning Commission forward its findings of fact and recommendation to the City Council approval of a special use permit for a drive- through restaurant located at 922 S. 4th Street per the site plan dated 7-13-22 and building elevation dated 5-11-22 and labeled as Exhibit A and per the condition that the hours of operation for the restaurant shall be limited between 6:00 a.m. and 8:00 p.m. Ms. Stoker seconded the motion. A roll call vote was taken. Mr. Becker - Yes, Ms. O’Flaherty – Yes, Ms. Pena-Graham - Yes, Ms. Stoker – Yes, Vice Chair McMahon – Yes. Jerry Wright and Max Maxwell were absent. Motion passed 5-0-2. 3. Minor Subdivision – Approval of a Final Plat submitted by James Planey, Midland Trust, for SV CSG DeKalb South Subdivision – North side Gurler Road, east of S. 1st Street. Bill French, Regional Director of Project Development for SunVest Solar, appeared on behalf of James Planey. Mr. French said he is seeking approval for the subdivision in order to begin work on the solar project in late August or early September. He described the southern portion being used for the solar project and the remainder of the land would be used for potential development by Mr. Planey. Mr. French read a letter from James Planey expressing his gratitude and wonderful experience working with the City. Planning Director Olson went through the Staff Report dated July 14, 2022, and said an ordinance was approved in February 2021 rezoning the site and approving the solar farm. He added the applicant would like to do a one-lot subdivision on about 23 acres of the 36.1-acre site. Mr. Olson said the applicant is subdividing a portion of the site in order for the solar project to move forward. He stated all comments have been addressed and there are a few minor labeling issues to clear up before the plat can be recorded. Planning and Zoning Commission July 18, 2022 Page 5 of 5 Vice Chair McMahon asked if there were any comments or questions from the Commission members, in which there were none. Shannon Stoker moved the Planning and Zoning Commission recommend approval of the Final Plat for SV CSG DeKalb South Subdivision dated 6-27-22 prepared by Wendler Engineering Services as shown on Exhibit A subject to all staff comments being addressed prior to recording the Plat. Ms. Pena-Graham seconded the motion. A roll call vote was taken. Mr. Becker - Yes, Ms. O’Flaherty – Yes, Ms. Pena-Graham - Yes, Ms. Stoker – Yes, Vice Chair McMahon – Yes. Jerry Wright and Max Maxwell were absent. Motion passed 5-0-2. F. REPORTS Planning Director Olson announced the next scheduled Commission meeting will be held on Monday, August 1 and it will consist of one public hearing. He said Project Wildcat is 160 acres at the northwest corner of Peace Road and Gurler Road and will contain a distribution, packing and storage company. Mr. Olson stated the August 15th meeting will be conducted at the Police Department since the library will be used for a budget meeting by the City Council. He noted one of the hearings on the 15th will be on the Comprehensive Plan update. He added there will also be a hearing regarding SunVest for their solar farm planned along Pleasant Street near the Airport. Mr. Olson reminded the Commission that Recording Secretary Stephanie Turner will send out calendar invites a week prior to the first scheduled meeting for the month. G. ADJOURNMENT Ms. O’Flaherty motioned to adjourn, Ms. Pena-Graham seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 6:28 PM.  STAFF REPORT July 28, 2022 TO: Planning and Zoning Commission FROM: Dan Olson, Planning Director RE: Project Wildcat – Approval of the rezoning, upon annexation, from the “SFR1“, Single-Family Residential District to the “PD-I”, Planned Development Industrial District; Preliminary Development Plan and Final Plat of Subdivision (NW corner of Peace Road and Gurler Road) I. GENERAL INFORMATION A. Purpose Construction of an approximately 1,240,000 sq. ft. phase 1 building and 936,000 sq. ft phase 2 building to accommodate a distribution, packaging and storage company and accessory uses. B. Owner/Applicant ChicagoWest Business Center and Trammell Crow Company – Chicago, represented by Josh Udelhofen, and JJK 343, LLC, property owner C. Location and Size Northwest corner of Peace Road and Gurler Road/ Approximately 160 acres D. Existing Zoning and Land Use A-1 (unincorporated); Agriculture E. Surrounding Zoning and Land Use North: ORI; Tollway, Distribution Facility South: PD-I; Meta Data Center East: A-1 (Unincorporated); Agriculture West: PD-I; Distribution, Packaging F. Comprehensive Plan Designation 2005 Plan – Office/Research, Commercial; Draft 2022 Plan - Industrial II. BACKGROUND AND ANALYSIS Request/Background ChicagoWest Business Center and Trammell Crow Company – Chicago, represented by Josh Udelhofen, and JJK 343, LLC, property owner, have submitted a petition to annex, rezone and have a preliminary development plan approved for a 160-acre site at the northwest corner of Peace Road and Gurler Road. Approval of a final subdivision plat is also requested. The proposed development is an expansion of the ChicagoWest Business Center and goes by the name Project Wildcat. The development will be constructed in two phases and will consist of a distribution, packaging and storage company and accessory uses. The site is currently in unincorporated DeKalb County, but contiguous to the City to the west (ChicagoWest Business Center) and south (Meta – Facebook). The applicant is requesting annexation of the property and rezoning to the “PD-I”, Planned Development Industrial District. The petitioner also seeks approval of a preliminary development plan, building elevation and final plat which are part of the petition, along with the approval of associated development standards to accommodate the construction. The site is broken down into two phases. Phase I will contain an approximately 1,240,000 square foot building. Phase II will consist of one building constructed in two phases totaling about 936,000 sq. ft. The final plat of subdivision consists of three lots. Lot 1 (86.6 acres) will cover the Phase I building and Lot 2 (65.3 acres) will contain the Phase II building and future expansion. Lot 3 (2.1 acres) will encompass a proposed ComEd substation at the southeast corner of the subject site. Six acres is reserved for dedication to the Gurler Road and Crego Road rights-of-way. Three points of access are proposed along Gurler Road. Two access points are proposed off Lot 1 for the employee/visitor parking area. The main truck access is off Gurler Road in the middle of the subject site. An emergency vehicle access is shown at the southeast portion of the site extending to Peace Road. This access will also serve the ComEd Substation and a NICOR above ground service area. Two future points of access are shown along Crego Road. A Union Pacific Railroad spur will be extended from the west to the north side of the proposed buildings. There will be approximately 764 parking spaces in Phase I. In addition, there will be 120 loading dock stalls, 466 trailer stalls and 65 knock out dock stalls in Phase I. Although the number of employees was not provided, the applicant intends to provide parking per the Unified Development Ordinance, which is based upon the number of employees for this type of use. Adequate public services will be provided to the subject property. Large detention areas are proposed on the east and southwest portions of the site. Sanitary sewer will be extended from the west along the north side of Gurler Road. The intent is to extend the sewer around the ComEd substation and under Peace Road to serve the site to the east Page 2 of 7 (Goldin Property) for possible future development. Water will be connected to the main along the south side of Gurler Road and along Crego Road. The applicant is proposing to start site work on Phase I in early September 2022 and completion of the building core and shell by the first quarter of 2024. Completion of the ambient high bay portion of the building in Phase I will be completed in the first quarter of 2025 and the building fully optional by the first quarter of 2025. The plans were distributed to the various City Departments including Kishwaukee Water Reclamation District (KWRD). The site is already annexed to the KWRD and the petitioner has communicated with the District on the required fees and permits. A final Plan consisting of an engineering plan, landscape plan, photometric plan, meeting the UDO requirements, will be required to be submitted. The proposed standards have the final plan reviewed by staff and not the Planning & Zoning Commission and City Council as long as the plan is in substantial compliance with the preliminary development plan. Waivers to the Unified Development Ordinance are requested for maximum building height, parking design requirements and maximum site coverage. Waivers to the UDO Building Height: The maximum building height in the Industrial Districts is 75 feet. Project Wildcat will utilize an Automated Storage and Retrieval System (ASRS) in approximately 409,000 sq. ft. or 33% of the 1,240,000 sq. ft. Phase I building. This high bay portion of the facility will be located at the northern portion of the building up to a height of 140 feet and is a critical component to the tenant’s operations. The applicant notes the ASRS system has been used in other communities in the Chicagoland area with great success. Staff would recommend approval of the waiver request. The additional height is needed in the operation of the facility and the applicant is in the process of securing the necessary permit from the FAA for the building height and temporary crane installations required for construction. Maximum Site Coverage: The maximum site coverage in the PD-I District is 70%. Site coverage is defined as the area covered by buildings, parking/loading areas, but excluding open space, plazas, and pedestrian walkways. The applicant indicates the site coverage to be about 68% on the current plans but would like the ability to have the site coverage extend up to 80%. It should be noted the site will be landscaped per the UDO standards and staff supports the request. Parking Stall Dimension: The minimum parking stall dimension in the UDO is 9’ x 19’. The applicant indicates in their supporting documents they are still evaluating the impacts of providing an emergency access and the addition of landscape islands. The applicant would like the ability to reduce the stall length from 19’ to 18’, if needed to accommodate the tenant’s parking demands. The staff support this request as the parking area will be mostly used by employees and just a few visitors. In addition, the 18’ long spaces will give the applicant the ability to provide adequate fire apparatus access to the building. Page 3 of 7 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 Office/Research and Commercial uses. The draft 2022 Comprehensive Plan recommends Industrial and Transportation & Utilities for the site. An approximately 700,000 sq. ft. distribution facility is under construction just to the west of the subject site and the 1.6 million sq. ft. Ferrara distribution facility and packing center lies further to the west along Gurler Road. The Meta (Facebook) Data Center campus lies directly south of the site and has approximately 2.4 million sq. ft. under construction. Additional acreage for future manufacturing, distribution, office/research, and technology uses are available in the area. The rezoning of the subject site to the “PD-I” Planned Development – Industrial District and the approval of the distribution, packaging and storage company meets the intent of the City’s Comprehensive Plan and is compatible with the trend of development in the area. 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. The rezoning of the subject property to “PD-I” 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 surrounding area. Large distribution facilities lie to the west and a one billion data center is located directly across Gurler Road. The proposed rezoning request and preliminary plan will allow the development of a project that will strengthen the community’s economic, employment, and tax base. 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. Page 4 of 7 The subject property is unincorporated and will be rezoned to the “PD-I”, Planned Development Industrial District. Rezoning the property to “PD-I” 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 area. Additional acreage for future manufacturing, distribution, office/research, and technology uses are available in the area. 5. Adequate public facilities and services exist or can be provided. Adequate public services will be provided to the subject property. Large detention areas are proposed on the east and southwest portions of the site. Sanitary sewer will be extended from the west along the north side of Gurler Road. Water will be connected to the main along the south side of Gurler Road and along Crego Road. Adequate parking will be provided onsite, and the adjacent roadways are constructed to handle the additional traffic impacts. IV. PUBLIC INPUT As of the posting of the agenda on July 28, the City has not received any written public comments regarding the project. V. CONCLUSIONS AND RECOMMENDATION Project Wildcat is an expansion of the growing ChicagoWest Business Center and will generate significant benefits to the community’s economy in the form of investment, construction, new tax revenue and job creation. The staff strongly recommends approval, 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“ Single-Family Residential District to the “PD-I” Planned Development Industrial District for a 160 acre property located at the northwest corner of Peace Road and Gurler Road for the construction of an approximately 1,240,000 square foot phase 1 building and an approximately 936,000 sq. ft. building in Phase II to accommodate a distribution, packaging and storage company and accessory uses per preliminary development plan, architectural elevations and final plat of subdivision as listed in Exhibit A subject to the standards listed in Exhibit B and subject to all comments being addressed to the satisfaction of City staff prior to any permits being issued for the subject property and prior to the recording of the final plat. Page 5 of 7  Exhibit A Preliminary Development Plan and Final Plat • Schematic Site Plan and Floor Plan (Sheets SA0.01 and SA1.01) prepared by BL Companies dated 7-26-22. • Site Plan Exhibit prepared by Jacob & Hefner Associates dated 7-26-22. • Architectural Elevations (Sheet SA4.01 and SA5.10) prepared by BL Companies dated 7-26-22. • Final Plat of Subdivision for Chicago West Business Center – Phase 3 prepared by Jacob & Hefner Associates dated 7-19-22. Page 6 of 7  Exhibit B Planned Development Standards Permitted Uses: Distribution, packaging and storage company and accessory uses. Electrical Substation 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 “HI” and “PD-I” District of the UDO, except as listed below. 1. The maximum height requirements under the City’s Unified Development Ordinance to permit a building height not to exceed 140 feet above grade as shown on the architectural elevations dated 7-26-22 as shown on Exhibit A attached hereto. 2. The maximum site coverage requirements under the UDO to permit a maximum coverage ratio of eighty percent (80%). 3. The minimum parking stall dimensions under the UDO to permit minimum parking stall dimensions of 9’ x 18’. Final Development Plan Review The UDO’s procedures for Final Development Plan review and approval to allow City Staff to review and approve the Final Development Plan for substantial compliance with the Preliminary Development Plan prior to the construction of the project, and if City Staff determines that the Final Development Plan substantially complies with the Preliminary Development Plan, then neither the City’s corporate authorities nor the City’s Planning and Zoning Commission need to review and approve the Final Development Plan. Page 7 of 7  EXHIBIT A N 2 3 4 5 901.7 6 B92 DR 7 8 9 10 11 12 13 8558 900.0 B91 DR 14 15 16 17 18 19 20 21 899.7 B90 DR 22 23 24 25 1333 Butterfield Rd, Suite 300, Downers Grove, IL 60515 26 27 PHONE: (630) 652-4600, FAX: (630) 652-4601 28 29 30 www.jacobandhefner.com 31 32 33 34 35 36 37 38 M L K J H G F E D C B  Architecture Engineering Environmental Land Surveying EXHIBIT A Companies 355 Research Parkway Meriden, CT 06450 (203) 630-1406 (203) 630-2615 Fax 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 A B C 1771 EAST GURLER ROAD PROJECT WILDCAT D E ASRS CONVENTIONAL DEKALB, IL F WAREHOUSE WAREHOUSE G H J K L M N NO DATE DESCRIPTION C:\Users\DKeil\Documents\2201406-Arch-R20-Central_dkeil8XYR4.rvt REVISIONS 1 7/26/22 FINAL SECHEMATIC ELEVATION EXHIBIT Designed: Designer Drawn: Author Reviewed: Approver Project No.: 2201406 Date: 07/21/2022 Issued for: SCHEMATIC DESIGN Title: SCHEMATIC SITE PLAN 7/26/2022 10:35:38 PM Sheet No. OVERALL SCHEMATIC SITE PLAN 1 1" = 100'-0" N TRUE NORTH SA0.01 © 2022 BL COMPANIES, INC. THESE DRAWINGS SHALL NOT BE UTILIZED BY ANY PERSON, FIRM OR CORPORATION WITHOUT THE SPECIFIC WRITTEN PERMISSION OF BL COMPANIES.  Architecture Engineering Environmental Land Surveying Companies 355 Research Parkway Meriden, CT 06450 (203) 630-1406 (203) 630-2615 Fax 1 1 2 SA5.10 SA4.01 SA5.10 REMOTE RR UTILITY SHIPPING OFFICE / TRUCKERS LOUNGE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 36' - 10" 2000' - 0" 55' - 6" 80' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 50' - 2" 83' - 2" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 84' - 4" 99' - 10" REPACK 102 Not Enclosed OFFICE AREA 14' - 5 1/2" 1771 EAST GURLER ROAD PROJECT WILDCAT A ASRS MAINT. CORRIDOOR 60' - 0" 70' - 0" KHC REPACK OFFICE ENTRY 24 K.O. OPENINGS 12 DOCK DOORS 28 K.O. OPENINGS 17' - 10" DEKALB, IL 18' - 0" B 48' - 0" SHIPPING OFFICE 211 C 160' - 0" KHC REPACK OFFICE 48' - 0" 101 24099 SF D 48' - 0" ASRS E 48' - 0" +/- 409,000 SF F PHASE ONE AMBIENT HIGH PHASE ONE CONDITIONED PHASE TWO AMBIENT HIGH OTHER STORAGE MHE & 48' - 0" BAY ASRS HIGH BAY ASRS BAY ASRS MAINT. KHC REPACK 2 160' - 0" 3 105 106 107 108 MAIN ENTRY ASRS CONTROL SA4.01 SA4.01 253996 SF 45025 SF 121217 SF 715948 SF 402 G 4872 SF 48' - 0" KHC MAIN ENTRY H 48' - 0" 52'-0" X 48'-0" TYP. BAY 52' - 0" J KHC MAIN OFFICE 48' - 0" 48' - 0" 151 25440 SF 160' - 0" K 48' - 0" L RECEIVING OFFICE KHC OFFICE 48' - 0" 206 52'-0" X 70'-0" ENTRY TYP. SPEED BAY 52' - 0" NO DATE DESCRIPTION M 108 DOCK DOORS 12 K.O. OPENINGS C:\Users\DKeil\Documents\2201406-Arch-R20-Central_dkeil8XYR4.rvt 80' - 0" OFFICE AREA 70' - 0" 70' - 0" REVISIONS N 1 7/26/22 FINAL SECHEMATIC 36' - 10" 43' - 10" 56' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 84' - 4" 84' - 8" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 91' - 0" 65' - 0" 28' - 2" 64' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 52' - 0" 64' - 0" ELEVATION EXHIBIT Designed: Designer Drawn: Author REMOTE RR & RECIEVING OFFICE / REMOTE RR Reviewed: Project No.: Approver 2201406 BREAKROOM TRUCKERS LOUNGE Date: Issued for: 07/21/2022 SCHEMATIC DESIGN Title: 1 4 SA5.10 2 OVERALL SCHEMATIC SA4.01 SA5.10 FLOOR PLAN 7/26/2022 10:35:42 PM Sheet No. OVERALL SCHEMATIC FLOOR PLAN 1 1/64" = 1'-0" N TRUE NORTH SA1.01 © 2022 BL COMPANIES, INC. THESE DRAWINGS SHALL NOT BE UTILIZED BY ANY PERSON, FIRM OR CORPORATION WITHOUT THE SPECIFIC WRITTEN PERMISSION OF BL COMPANIES.  Architecture 2 SA5.10 EXHIBIT A 1 SA5.10 Engineering Environmental B.O.D. - HIGH 134' - 0" Land Surveying Companies T.O.P. - LOW 48' - 6" T.O.P. - HIGH 51' - 0" B.O.D. - LOW 43' - 4 3/4" 355 Research Parkway Meriden, CT 06450 (203) 630-1406 1ST FLOOR (203) 630-2615 Fax 0" BUILDING SERVICES SHIPPING OFFICE / TRUCKERS LOUNGE 2 (ELECTRIC ROOM AND FIRE PUMP) 1 TRUCK COURT SA5.10 SA5.10 -4' - 0" SCHEMATIC EAST ELEVATION 1 1" = 60'-0" B.O.D. - HIGH 134' - 0" B.O.D. - HIGH 134' - 0" T.O.P. - HIGH T.O.P. - HIGH TOP OF ROOF 51' - 0" 51' - 0" 135' - 10" T.O.P. - LOW T.O.P. - LOW 48' - 6" 48' - 6" B.O.D. - LOW 43' - 4 3/4" B.O.D. - LOW 51' - 0" 43' - 4 3/4" 1ST FLOOR 0" 1ST FLOOR 0" KHC OFFICE MAIN KHC MAIN REPACK REPACK OFFICE ENTRY ENTRY ENTRY ENTRY TRUCK COURT -4' - 0" SCHEMATIC SOUTH ELEVATION SCHEMATIC NORTH ELEVATION 2 1" = 60'-0" 3 1771 EAST GURLER ROAD PROJECT WILDCAT 1" = 60'-0" 1 2 DEKALB, IL SA5.10 SA5.10 B.O.D. - HIGH 134' - 0" T.O.P. - LOW 48' - 6" T.O.P. - HIGH 51' - 0" B.O.D. - LOW 43' - 4 3/4" 1ST FLOOR 0" RECEIVING OFFICE / 1 TRUCKERS LOUNGE 2 TRUCK COURT SA5.10 SA5.10 -4' - 0" SCHEMATIC WEST ELEVATION 4 1" = 60'-0" NO DATE DESCRIPTION C:\Users\DKeil\Documents\2201406-Arch-R20-Central_dkeil8XYR4.rvt REVISIONS 1 7/26/22 FINAL SECHEMATIC ELEVATION EXHIBIT Designed: Designer Drawn: Author Reviewed: Approver Project No.: 2201406 Date: 07/21/2022 Issued for: SCHEMATIC DESIGN Title: SCHEMATIC EXTERIOR ELEVATIONS 7/26/2022 10:35:50 PM Sheet No. SCHEMATIC PERSPECTIVE 5 SA4.01 © 2022 BL COMPANIES, INC. THESE DRAWINGS SHALL NOT BE UTILIZED BY ANY PERSON, FIRM OR CORPORATION WITHOUT THE SPECIFIC WRITTEN PERMISSION OF BL COMPANIES.  Architecture Engineering Environmental Land Surveying Companies 355 Research Parkway Meriden, CT 06450 N M L K J H G F E D C B A (203) 630-1406 (203) 630-2615 Fax 18" ALLOWANCE FOR MEP & FP B.O.D. - HIGH 134' - 0" TO TOP OF ROOF 139' - 10" PHASE ONE AMBIENT HIGH BAY ASRS 128' - 0" CLEAR 105 T.O.P. - HIGH 253996 SF 51' - 0" T.O.P. - LOW 48' - 6" B.O.D. - LOW 43' - 4 3/4" 38' - 0" CLEAR 20' - 0" 1ST FLOOR 0" TRUCK COURT 1771 EAST GURLER ROAD PROJECT WILDCAT -4' - 0" DEKALB, IL SCHEMATIC BUILDING SECTION - E/W AXIS - NORTH FACING 1 3/64" = 1'-0" A B C D E F G H J K L M N 70' - 0" 48' - 0" 48' - 0" 48' - 0" 48' - 0" 48' - 0" 48' - 0" 48' - 0" 48' - 0" 48' - 0" 48' - 0" 70' - 0" B.O.D. - HIGH 134' - 0" NO DATE DESCRIPTION 8 1/4" 7" ROOF T.O.P. - HIGH C:\Users\DKeil\Documents\2201406-Arch-R20-Central_dkeil8XYR4.rvt PARAPET 51' - 0" T.O.P. - LOW REVISIONS 48' - 6" 1 7/26/22 FINAL SECHEMATIC B.O.D. - LOW 43' - 4 3/4" 49' - 10" 40' - 0" CLEAR B.O.D 38' - 0" CLEAR ELEVATION EXHIBIT 1ST FLOOR 0" Designed: Designer TRUCK COURT Drawn: Author -4' - 0" Reviewed: Approver Project No.: 2201406 Date: 07/21/2022 Issued for: SCHEMATIC DESIGN Title: SCHEMATIC BUILDING SECTION - E/W AXIS - SOUTH FACING SCHEMATIC BUILDING 2 3/64" = 1'-0" SECTIONS 7/26/2022 10:35:52 PM Sheet No. SA5.10 © 2022 BL COMPANIES, INC. THESE DRAWINGS SHALL NOT BE UTILIZED BY ANY PERSON, FIRM OR CORPORATION WITHOUT THE SPECIFIC WRITTEN PERMISSION OF BL COMPANIES.  EXHIBIT A “ ” “ ” “ ” “ ” “ ” “ ” “ ” 1333 Butterfield Road, Suite 300, Downers Grove, IL 60515 PHONE: (630) 652-4600, FAX: (630) 652-4601 www.jacobandhefner.com Illinois Professional Design Firm License No. 184-003073 Exp. 4/30/23  : m. 1333 Butterfield Road, Suite 300, Downers Grove, IL 60515 PHONE: (630) 652-4600, FAX: (630) 652-4601 www.jacobandhefner.com Illinois Professional Design Firm License No. 184-003073 Exp. 4/30/23 Project Wildcat - Vicinity Map Subject Site 143rd St 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, August 1, 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 ChicagoWest Business Center and Trammell Crow Company – Chicago, represented by Josh Udelhofen for approval of the annexation, rezoning and a preliminary development plan for an approximately 160 acre property located north of Gurler Road, south of I-88, east of Crego Road and west of Peace Road, has a Parcel Identification Number 08-36-300-001 and legally described below. The requested zoning map amendment would change the zoning of the subject property, after annexation, from the “SFR1” Single-Family Residential District to the “PD-I” Planned Development Industrial District. The petitioner also seeks approval of a preliminary development plan and building elevation which are part of the petition, along with the approval of associated development standards to accommodate the construction of an approximately 1,250,000 square foot phase 1 building and 565,000 square foot phase 2 building to accommodate a distribution, packing and storage company and accessory uses. A potential 435,000 square foot future building expansion in phase 2 is also requested. An approximately 2.1-acre site for a ComEd substation is proposed at the southeast corner of the subject property. Waivers to the Unified Development Ordinance are requested for maximum building height, parking design requirements, maximum site coverage and other approvals as required for the subject property to allow for the construction as proposed and indicated on the preliminary development plan and building elevation. Legal Description The Southwest Quarter of Section 36, Township 40 North, Range 4 East of the Third Principal Meridian, 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 Monday, August 1, 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 July 6, 2022 City of DeKalb Mr. Dan Olson, AICP Planning Director 164 E. Lincoln Highway Dekalb, IL 60115 RE: Project Wildcat – Annexation Petition, Rezoning Petition, and Planned Development – Preliminary Plan Application Documents Dear Dan, It is with great excitement that Trammell Crow Chicago Development, Inc., in partnership with ChicagoWest Business Center (collectively, “Petitioner” or “Applicant”), is submitting the enclosed Annexation Petition, Rezoning Petition, and Planned Development – Preliminary Plan Application Documents, for the development of ~160 acres of ground located in the Northwest quadrant of E. Gurler and Peace Roads (the “Subject Site”). As discussed during our Pre-Application Conference on June 23rd, 2022, the contemplated development (“Project Wildcat”) will be realized in two phases, with the first phase commencing as early as September of this year. Additional detail on the Development Plan is provided below in the “Development Plan” section of this letter. In addition to the information outlined in this letter, we are also submitting the following documents for the City of DeKalb’s review and consideration: • Annexation Petition • Rezoning Petition • Planned Development – Preliminary Plan Application • Vicinity Map of the area identifying the Subject Site • ALTA Land Title Survey of Parcel #08-36-300-001 o 3 Copies of 24” x 36” Hard Copies to be Delivered via FedEx • Preliminary Site Plan (Phases 1 & 2) o 3 Copies of 24” x 36” Hard Copies to be Delivered via FedEx • Preliminary Building Elevations (Phase 1 Only) Development Plan Applicant is proposing the development of a two-phase logistics facility broken down as follows (illustrated in more detail on the attached Preliminary Site Plan and Preliminary Building Elevations): • Phase 1: The design of Phase 1 has undergone significant design review and is ready for Preliminary Site Plan Review based on the following: o 1,250,000 SF Building o ~750 Car Parking Stalls  o ~400 Trailer Storage Stalls o Rail Served by a to be constructed Union Pacific Railroad Spur o Up to 140’ Clear in the ASRS (Automated Storage & Retrieval System) Portion of the Building  ~545,000 SF of the Facility  A Maximum Building Height Variance Request has been Included in the Preliminary Plan Application o ~40’ Clear Height in the non-ASRS Portion of the Building  ~705,000 SF of the Facility • Phase 2: The design of Phase 2 is conceptual in nature at this time, and will be refined at a later date, prior to being submitted for review to the City of DeKalb: o Up to 1,000,000 SF Building  Likely to be constructed in two phases o TBD Car Parking Stalls o TBD Trailer Storage Stalls o Rail Served by a to be constructed Union Pacific Railroad Spur o Final Design will include both 40’ clear height portions as well as up to 140’ clear height portions of ASRS space. We believe the contemplated development is in conformance with the City’s Comprehensive Plan and will be a logical compliment to the existing, and under construction, uses directly adjacent to the Subject Site. Given its compliment to the existing uses in the ChicagoWest Business Center, Project Wildcat will no doubt have a positive impact on the value of adjacent properties, as well as the broader DeKalb economy. Development Timeline Described below is a preliminary timeline for the construction of Phase 1 of Project Wildcat: • September 2022: Commencement of Construction • Q1 2024: Completion of Building Core & Shell, exclusive of the ASRS Portion of the Building • Q1 2025: Completion of ASRS Portion of the Building • Q1 2025: Building Fully Operational Applicant cannot state with certainly at this time the Timeline for Phase 2 of Project Wildcat but is optimistic that further clarity will be achievable prior to the end of 2022. DeKalb County Enterprise Zone As previously discussed during the Pre-Application Conference, Applicant is requesting the inclusion of the Subject Site into the DeKalb County Enterprise Zone. To this end, Applicant has had a preliminary meeting with Paul Borek, Executive Director of DC EDC, to begin the application process and respectfully requests the City’s cooperation with securing the Enterprise Zone designation. Union Pacific Rail Spur As referenced throughout the application materials, Project Wildcat requires access to the Union Pacific Rail line that currently intersects Highway 23, just south of I-88. Applicant has begun the coordination Page 2 of 3 process with Union Pacific Railroad and is awaiting further direction on next steps. As the spur will need to cross Highway 23 and Crego Road, Applicant respectfully requests the City’s cooperation to secure the necessary right of ways and complete review of the associated design. Dekalb Taylor Municipal Airport – FAA Approval Given the unique location of the Subject Site in the context of the North/South runway at DeKalb Taylor Municipal Airport, Applicant has begun the process of securing an FAA Permit allowing for the necessary height clearances associated with the building, as well as any temporary crane installations required for construction. Applicant respectfully requests the City’s cooperation to secure such permit from the FAA should it be required. Based on our review of the submittal requirements outlined during our Pre-Application Conference, we believe that we have submitted all the necessary information and documents for the DeKalb Planning Staff to complete a review of our proposed development. Should you feel we have a deficiency on any item(s), please contact me as soon as possible so we can provide the additional information your team requires. We look forward to working with the City of DeKalb on this exciting project and encourage you to reach out with any question or concerns that you may have. Best, Josh Udelhofen Trammell Crow Chicago Development, Inc cc: Jerry Krusinski – Krusinski Construction Grady Hamilton, Jerry Ebert, Abby Marshall – Trammell Crow Company Marcus Mollison, Sarah Zach – Dorsey Page 3 of 3 July 8, 2022 City of DeKalb Mr. Dan Olson, AICP Planning Director 164 E. Lincoln Highway Dekalb, IL 60115 RE: Project Wildcat – Exceptions Detail Letter Dear Dan, Per your request, I have provided additional detail below on the three Exceptions requested by Applicant in the Planned Development – Preliminary Plan application submitted on July 6th for Project Wildcat: • Maximum Building Height of 140’ vs. 75’ (application form mistakenly stated 70’): As illustrated throughout the application documents, Project Wildcat will utilize an Automated Storage & Retrieval System (“ASRS”) in approximately 545,000 SF of the 1,250,000 SF facility. The inclusion of the ASRS system, installed at a height of up to 140’, is critical to the tenant’s operations within the facility. ASRS systems have been utilized in other municipalities around the Chicagoland area with great success. Applicant can provide additional operating detail if requested. • Maximum Site Coverage Ratio of 80% vs. 70%: As noted on the Preliminary Site Plan, and associated application documents, Applicant anticipates site coverage ratios in excess of 70%, but below 80%, as additional site planning details are finalized. Of note, the increased coverage ratio is impacted by the (1) dedication of the southeast parcel to ComEd for the construction of a new electrical substation as well as (2) the construction, installation, and dedication, of an additional turning lane along E. Gurler Road. • Minimum Parking Stall Dimensions of 9’ x 18’ vs. 9’ x 19’: As Applicant is still coordinating the final impacts of providing for (1) emergency vehicle access, and (2) other coordination items such as landscape islands, in the car parking area, Applicant requests the ability to reduce the stall length to 18’, from 19’, if needed to accommodate the tenants parking needs. Please let me know if any additional detail is required to assure that we have property illustrated the need for these exceptions. Best, Josh Udelhofen Trammell Crow Chicago Development, Inc 1333 Butterfield Road, Suite 300, Downers Grove, IL 60515 PHONE: (630) 652-4600, FAX: (630) 652-4601 www.jacobandhefner.com Illinois Professional Design Firm License No. 184-003073 Exp. 4/30/21