Planning & Zoning Commission

DEKALB PLANNING AND ZONING COMMISSION AGENDA Monday, November 21, 2022 6:00 P.M. DeKalb Police Department 2nd Floor Training Room 700 W. Lincoln Highway DeKalb, IL 60115 A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. November 7, 2022 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – A petition by Fisk DeKalb LLC for the approval of the rezoning of the site at 145 Fisk Ave. from the “NC” Neighborhood Commercial District to the “PD-R” Planned Development Residential District in order to accommodate up to 32 apartment units in the existing building, and approval of a preliminary development plan and associated waivers to the Unified Development Ordinance. 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 November 7, 2022 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION November 7, 2022 The Planning and Zoning Commission held a meeting on November 7, 2022, at the DeKalb Public Library in the Yusunas Meeting Room located at 309 Oak Street, DeKalb, Illinois. Chair Max 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: Steve Becker, Trixy O’Flaherty, Maria Pena-Graham, Shannon Stoker, Jerry Wright, Bill McMahon, and Chair Max Maxwell. 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 November 7, 2022, agenda as presented. Mr. McMahon motioned to approve the agenda as presented. Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. October 17, 2022 – Chair Maxwell requested a motion to approve the October 17, 2022, minutes as presented. Mr. Becker 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 Chris and Laura Manski, represented by Mark Doherty, for a special use permit to allow the resubdivision of a “TFR” Two Family Residential zoned lot into two single-family attached lots in accordance with Article 5.03.06 of the Unified Development Ordinance for the site located at 202-204 Chamberlain Drive. Maria-Pena Graham recused herself for this hearing due to a conflict of interest and she left the room at 6:02 p.m. Mark Doherty, attorney for the owners of the property, described the property as two separate units, on one parcel, that were used as rental properties. Mr. Doherty explained the owners are looking to separate the parcels for the purpose of selling the 204 Chamberlain Dr. unit. He stated he has been working with the City on the request to ensure all concerns are addressed. Planning and Zoning Commission November 7, 2022 Page 2 of 5 Planning Director Olson went over the staff report dated November 3, 2022, and explained the subject site consists of a duplex on one lot and the owners are looking to separate it into two lots. Mr. Olson stated a minor subdivision plat has been submitted for this special use permit and it shows lot one being 4,300 sq. ft. and lot two being 3,990 sq. ft. which meet the UDO criteria. He stressed each lot needs to have its own separate utilities which is currently being worked out with KWRD and the establishment of a sanitary easement. Mr. Olson told the Commission the Declaration of Cross Easements and Party Wall Agreement required in the UDO was reviewed by the City Attorney and met his approval. He added there have been a few of these requests in the past. Mr. Olson said the findings of fact have been met for the petition. He noted the one public comment received was from George Christensen and Lori Jones of 205-207 Chamberlain Drive who expressed their support for the request. Mr. Olson said an amended sample motion was prepared that added all staff comments be addressed before the recording of the plat. Chair Maxwell asked if there were any comments from the public in which there were none. Chair Maxwell asked if there were any questions or comments from the Commission members. Jerry Wright asked Planning Director Olson if any of the previous similar requests have led to any problems or concerns. Mr. Olson responded the last request was approximately three years ago and there have been no issues brought to his attention. Jerry Wright inquired on the purpose of splitting the lot. Mark Doherty replied the reasoning is for selling the property, the owners are currently under contract for one lot and may look to sell the newly created lot in the future. Mr. McMahon stated that based upon the submitted petition, testimony presented and findings of fact, the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a special use permit to allow the Resubdivision of a “TFR” Two-Family Residential Zoned Lot into Two Single-Family Attached Lots in Accordance with Article 5.03.06 of the UDO for the property located at 202-204 Chamberlain Dr. and approval of the Final Plat of the Manski Subdivision labeled as Exhibit A subject to all staff comments being addressed prior to the recording of the plat. Ms. O’Flaherty seconded the motion. A roll call vote was taken. Mr. Becker – Yes, Ms. O’Flaherty – Yes, Ms. Stoker– Yes, Mr. Wright – Yes, Mr. McMahon – Yes, Chair Maxwell - Yes. Maria Pena-Graham recused herself from the vote. Motion passed 6-0 with 1 recusal. Planning and Zoning Commission November 7, 2022 Page 3 of 5 Maria Pena-Graham returned to the meeting room at 6:09 p.m. 2. Public Hearing – A petition by DINA 5 Inc. d/b/a Smoker’s Choice represented by Omar Younis for approval of a special use permit for a retail tobacco store at 1180 W. Lincoln Highway. Omar Younis, representing DINA 5 Inc., spoke on the request for a special use permit for a retail tobacco store and stated the petitioner is a small family operated business that currently owns other tobacco shops in Kentucky, Indiana, and Missouri. Mr. Younis stated DINA 5 Inc. is currently under lease for the subject property and only tobacco items would be sold at this location if the special use permit is granted. Planning Director Olson covered the staff report dated November 3, 2022. He described the proposed request for a retail tobacco store at 1180 W. Lincoln Highway, which has been used by multiple restaurants in the previous years but has been vacant now for about a year. He added the UDO has a definition for retail tobacco stores which is 30% or more of the revenue from tobacco related products or 25% or more of the floor area being dedicated to tobacco products and accessories which is the case with this proposal. Mr. Olson explained the proposal meets the setback requirements in the UDO for retail tobacco stores and the Municipal Code (Chapter 64) requirement they must be in freestanding buildings. He stated there is a drive-thru along the east side of the building that will not be used and is recommend as a condition to the issuance of the special use permit. He added if an expansion to the building is needed, the applicant will have to come before the Commission for a hearing. Mr. Olson explained there is adequate parking and there are no site changes proposed. Planning Director Olson stated one public response was received from Sang Woo of 1127 W. Lincoln Highway (Popeye’s Chicken Property) indicating they do not support the request with no additional information provided. Chair Maxwell asked if there were any comments from the public in which there were none. Chair Maxwell asked if there were any comments from the Commission members. Steve Becker asked if 1,800 sq. ft. is typical of their other tobacco store locations. The owner of DINA 5 Inc. stated they have locations that are 5,000 sq. ft., 2,800 sq. ft., 2,300 sq. ft., and 2,200 sq. ft. Steve Becker asked if there was a need to expand this location in which the response from the owner was no. Max Maxwell questioned the reasoning for a free-standing building for tobacco shops. Mr. Olson responded that was put into place before he started with the City and he thinks the reasoning may be due to the potential sharing of ventilation systems in a multi-tenant building. Planning and Zoning Commission November 7, 2022 Page 4 of 5 Jerry Wright inquired on the percentage of the business being involved with vapes. DINA 5 Inc. representative said vapes, CBD, Delta 8’s, cigars, hookah tobacco, and loose tobacco are sold at their locations. Mr. Younis added about 20% of the sales are sales of vape products. He added there will be sales of cigars and accessories as well. Bill McMahon questioned how many employees would be working at this location. The owner of DINA 5 Inc. stated they will start with one or two employees and see how the business goes and maybe add two to three employees per shift. Max Maxwell inquired on the hours of operation. DINA 5 Inc. responded it depends on the City but should be approximately 10:00 am to 11:00 pm. Shannon Stoker expressed her appreciation for something new coming to this building and added it has included many restaurants that never seem to stay long. Mr. Becker stated based upon the submitted petition, testimony presented and findings of fact, the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a special use permit for a retail tobacco store at 1180 W. Lincoln Highway as shown on Exhibit A and subject to the following: 1. The existing drive-through on the east side of the building shall not be used in the operation of the special use. 2. There shall be no smoking in the existing building on the site. 3. The existing building shall not be expanded without an amendment to the special use permit. Ms. Stoker seconded the motion. A roll call vote was taken. Mr. Becker – Yes, Ms. O’Flaherty – Yes, Ms. Pena-Graham – No, Ms. Stoker – Yes, Mr. Wright – Yes, Mr. McMahon – Yes, Chair Maxwell - Yes. Motion passed 6-1. F. REPORTS Planning Director Olson informed the Commission the next meeting is November 21 at the Police Department. He noted one public hearing is currently scheduled, which is for the rezoning of 145 Fisk Avenue and approval of a Preliminary Plan. Mr. Olson informed the Commission the Plat for the County Nursing Home and the esports café special use at 901 Lucinda Ave. were approved at the last City Council meeting. He added there will be a variance hearing in December for the Shell Station 175 W. Lincoln Highway due to the applicant not obtaining a building permit within six months after approval. G. ADJOURNMENT Planning and Zoning Commission November 7, 2022 Page 5 of 5 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 6:24 PM.  STAFF REPORT November 17, 2022 TO: Planning and Zoning Commission FROM: Dan Olson, Planning Director RE: Approval of the rezoning of 145 Fisk Ave. from the “NC” Neighborhood Commercial District to the “PD-R” Planned Development Residential District; Approval of a Preliminary Development Plan. I. GENERAL INFORMATION A. Purpose Construction of up to 32 apartment units in the existing building on the site. B. Owner/Applicant Fisk DeKalb LLC – Jon Sauser C. Location and Size 145 Fisk Ave./1.42 acres D. Existing Zoning and Land Use “NC” Neighborhood Commercial District; Vacant Building E. Surrounding Zoning and Land Use North: RC-1 and MFR1; Single-Family and Middle School South: RC-1; Multi-Family East: RC-1; Single-Family West: RC-1; Multi-Family F. Comprehensive Plan Designation High Density Residential II. BACKGROUND AND ANALYSIS Request/Background The subject site at 145 Fisk Ave. is zoned “NC” Neighborhood Commercial District and currently contains a four-story, 24,000 sq. ft. vacant building. The petitioner, Fisk DeKalb LLC - Jon Sauser, is the contract purchaser of the subject property and is proposing to rezone the site to the “PD-R”, Planned Development Residential District to construct up to 32 apartment units in the existing building. Proposed is nine 2-bedroom units and 23 1-bedroom units with the one-bedroom units at approximately 650 sq. ft. and the two- bedroom units at about 900 sq. ft. The leases for the units will be at market rate. The applicant has provided a summary of the project, which is in the Commission’s background material. The 2022 Comprehensive Plan recommends “High Density Residential” for the site. A significant amount of interior demolition has occurred over the years and the building could be classified as a shell. The building was originally constructed in 1922 as St. Mary’s Hospital and was closed in 1965. The building was then used as a girl’s dormitory operated by for short time and then was vacant from 1971 to 1974. From 1974-1992, the building was owned and used by School District 428 for administrative functions. In 1993 the property was sold and rezoned from the “MFR” Multi-Family Residential District to the “NC” Neighborhood Commercial District and a special use was approved for 12,000 sq. ft. of medical/dental offices, however those uses were never established. In 2006 the property was sold to the current owner, Midwest Estate Development LLC, with the intent to convert the building to luxury lofts, but that project never materialized. A concept plan for a 40-room boutique hotel with associated commercial use was submitted in 2019 and reviewed by the Planning and Zoning Commission. The project did not go forward. The applicant submitted a Sketch Plan (Concept Plan) in March 2022 and was reviewed by the Commission on April 4. A copy of the minutes from the discussion by the Commission is provided in the background materials. The Commission was in general favor of the project noting they thought it was a good use for the building and liked the preservation of a historic building. Nearby property owners who spoke at the meeting indicated support of the project since it would be a good use occupying a vacant building which has caused nuisance issues in the past. There was also support of the applicant based upon his past work on multi-family developments in the area. Other comments from nearby residents included ensuring the character and safety of the neighborhood be maintained in conjunction with the project. The 2022 Comprehensive Plan recommends the subject site for High Density Residential (8 -12 du/ac). The proposed density is 22.5 du/ac. The Plan also notes that developments exceeding 12 units per acre should only be approved through the Planned Development process and when they are compatible with the neighborhood and a benefit to the community. The applicant notes the rehabilitation of a boarded up, dilapidated, un- monitored building will be a very positive impact for the general public’s health safety and welfare. Page 2 of 7 Densities at adjacent multi-family developments include 108 Fisk Ave. 28.5 du/ac, 506 N. 1st St. 29 du/ac, and 417-427 N. 1st St. 23 du/ac. Other multi-family developments approved in the City in recent years include Arista Residences 33.8 du/ac, Isaac Suites 20.6 du/ac and Agora Tower 31.3 du/ac. Site Plan/Architecture The developer is intending to use most of the existing site conditions with their plan. An existing access on Sycamore Road is proposed to be removed and re-located further away from N. 1st St. and made a right-in/right-out access. The parking lot will be located between Sycamore Road and the existing building, where previous parking was provided for past uses. The applicant is proposing to re-establish a 20-foot-wide access from Fisk Ave. along the west side of the building. Fisk Ave. currently operates as a one-way street running west to east, from N. 1st St. to N. 4th St. and will not be changed. The proposed parking lot contains 59 parking spaces, with three handicap spaces and 16 garage spaces. Per the UDO, the number of required parking spaces is 57 (1 bedroom units - 1.5 parking spaces per unit, 2 bedroom units - 2.5 parking spaces per unit). The plans propose retaining the original masonry architecture of the building, while adding some modern amenities and improvements on the north side of the building. The building will have a dedicated mail and parcel room for receiving packages and will be a secure building with cameras. A tenant lounge is proposed as well as an exercise room and outdoor patio with a natural gas grill. Landscaping will be added to the site along with new curb and gutter and LED exterior lighting to make the site safe and secure. The following waivers to the UDO are being requested for approval. • Planned development less than two acres – Article 5.13.06. The site is 1.42 acres. The City has approved several waivers for this requirement in other residential projects. The PD-R zoning is necessary to accommodate waivers to the UDO. • 30-foot buffer area adjacent to lower density residential area – Article 5.13.07(6). The UDO requires a 30-foot buffer between an area zoned PD-R and a residential zoned district that is lower in density. The areas to the east and west of the site are zoned RC-1. The Preliminary Plan shows parking/driveways mostly between 5-10 feet from the residential zoned areas to the east and west. A small portion of the drive along the west side of the building is about 2-3 feet away from the property line. Due to the desire to keep the building, the unique shape of the lot and the need to provide adequate parking, this variance is needed. • 5-foot parking setback along the west property line per Article 12.03(5). A 5-foot parking/paving setback is required for all interior lot lines. The proposed driveway along the west side of the building will be as close as 2-3 feet away from the west property line due to the proximity of the existing building. Page 3 of 7  • Landscaping requirements per Article 12.04. A landscape plan was not submitted with the preliminary plan. One will be required as part of the Final Plan submittal and will be reviewed by the Planning and Zoning Commissions and City Council. Waivers are needed be required for landscape quantities due to the reduced setbacks noted. City staff has reviewed the plan along with outside agencies and no major comments were identified. A stormwater analysis and traffic study were completed. A Final Plan will be required to be submitted which will be reviewed by the Commission and City Council prior to construction on-site. 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 2022 Comprehensive Plan recommends the subject site for High Density Residential (8 -12 du/ac). The Plan also notes developments exceeding 12 units per acre should only be approved through the Planned Development process and when its compatible with the neighborhood and a benefit to the community. The proposed density of 22.5 du/ac and is needed to make the project economically viable. The project meets the intent of the City’s Comprehensive Plan and will be compatible with the neighborhood. 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 surrounding area. Multi-family developments with similar densities lie to the west and south of the site and appropriate buffering will be provided to the single-family residents to the east. The proposed rezoning request and preliminary plan will allow the Page 4 of 7 development of a project that will strengthen the community’s tax base and meet housing needs. 4. The proposed rezoning constitutes an expansion of an existing zoning district that, due to the lack of undeveloped land, can no longer meet the demand for the intended land uses. The subject property is zoned “NC” Neighborhood Commercial District. The “NC” District is intended for limited sales and service uses next to residential neighborhoods. The site is not feasible for a “NC” zoned use and not in compliance with the City’s Comprehensive Plan. 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 area. 5. Adequate public facilities and services exist or can be provided. Adequate public services are already provided to the subject property. Stormwater facilities exist near the site as well as sanitary sewer and water lines. Adequate parking will be provided onsite. A traffic analysis was provided showing the adjacent roadways are constructed to handle the additional traffic impacts. IV. PUBLIC INPUT The City received a Public Response Form from Robert Carlson, owner of the property at 418 N. 1st St. and 417/427 N. 2nd St. noting support for the project. The City also received a Public Response Form from Gary and Patricia Erickson of 508 DeKalb Ave. They had comments and questions regarding the waivers requested, parking, Fisk Ave. one-way, and compatibility with the 1990’s TIF redevelopment Plan and the adjacent RC- 1 zoning. City staff provided a response and is included in the background materials. V. CONCLUSIONS AND RECOMMENDATION The proposed rezoning request and preliminary development plan will allow the re- development of an existing historic structure and will strengthen the community’s tax base and meet housing needs. The staff recommends approval, and a sample motion has been prepared. Sample Motion: Based upon the submitted petitions and testimony presented, I move the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of the rezoning from the “NC” Neighborhood Commercial District to the “PD-R” Planned Development Residential District for the subject site at 145 Fisk Ave. Approval is also recommended for a preliminary development plan as listed in Exhibit A and subject to the standards listed in Exhibit B. Page 5 of 7  Exhibit A Preliminary Development Plan and Final Plat • Preliminary Development Plan (Sheet 1 of 1) prepared by Wendler Engineering dated 11-4-22. • Architectural Elevations (8 Sheets) prepared by Context Design Workshop. Page 6 of 7  Exhibit B Planned Development Standards Permitted Uses: Residential apartments not exceeding a total of 32 dwelling units. Accessory uses to the residential units including a tenant lounge, exercise room and outdoor patio. 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 for the waivers as listed below. Article 5.13.06 - A Planned Development under 2 acres. Article 5.13.07(6). - 30-foot buffer area adjacent to lower density residential area as shown on the preliminary development plan in Exhibit A. Article 12.03(5) - 5-foot parking setback along the west property line as shown on the preliminary development plan in Exhibit A. Article 12.04. - Landscaping quantities per preliminary development plan in Exhibit A and the Final Development Plan to be submitted prior to construction on the site. Final Development Plan Review A Final Development Plan including an engineering plan, lighting (photometric) plan, fence detail, landscape 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. The Plan shall be reviewed by the Planning and Zoning Commission and City Council prior to any construction on the site. Page 7 of 7 F:\2022Jobs\2220138\Civil\Concept-2220138.dwg, 11/4/2022 9:11:38 AM, DJV BENCHMARK INFORMATION: N. 1ST STR EE T S A FIS YC M K A R E O VEN O A R UE D EXHIBIT A TOPOGRAPHIC W S N LEGEND SITE LOCATION MAP E PROPOSED SURVEY DESIGNED BY: CONCEPT PLAN DAW REVISIONS DRAWN BY: REVISION DATE REVISION DATE PRELIMINARY OF DJV DRAWING NAME: 145 FISK AVENUE - DEKALB, ILLINOIS survey-2220138 DATE DEVELOPMENT wendler engineering services, inc. SURVEYED BY: 11/04/2022 2220138 SHEET NO. FOR civil structural surveying BEH 1 of 1 JOB NUMBER SHEET TITLE www.wendlergs.com ph: 815.288.2261 BOOK NO.: FILE PLAN FISK DEKALB, LLC IlinoisProfessionalDesignFirmNo.184-000848  EXHIBIT A 145 Fisk Ave 145 Fisk Ave 145 Fisk Ave 145 Fisk Ave 145 Fisk Ave 145 Fisk Ave  11-4-22 PROJECT SUMMARY 145 FISK AVENUE The property was constructed in 1922 as St. Mary’s Hospital. It continued in that use for 40+ years. The hospital closed in 1965 but then reopened as McAuley Residence Hall for Women in conjunction with NIU. That use ended in May of 1971. In 1974 School district 428 bought the structure and used it as their administration center until 1992. It has sat empty, boarded up and deteriorating ever since. The intended use for the property is PD-R, Planned Unit Residential. It has previously been used in a similar fashion. The intent is to redevelop the existing property into approximately 32, one and two bedroom apartments. There is room for 59 parking spaces. Three of which are accessible spaces and 16 are garage units. These will be one and two bedroom apartments for lease that will be market rate units. There will be approximately 9- two bedroom units, and 23- one bedroom units. The one bedroom units will be approximately 650 Sq. Ft. and the two bedroom units will be approximately 900 Sq. Ft. The building will be a secure building. It will have a dedicated mail and parcel room for receiving packages. Off street parking and proximity to schools, parks, shopping, and dining will make walking very feasible. There will be a tenant lounge and outdoor patio with a natural gas grill. There will also be a tenant exercise room with cardio machines and weight machines. In unit amenities include 10’ - 12’ ceilings, washer / dryer, central air conditioning, dish washer and quartz countertops. The historic building will be accentuated by updated landscaping but will retain as many existing, mature healthy trees as possible. New curb, gutter and sidewalks and LED exterior lighting will make the site save and secure. The City of DeKalb’s Comprehensive Plan identifies five elements that are to serve as the foundation. They are: Sustainability, Continuous Improvement, Character, Connectivity, and Cohesion. This project would be in conformance with the City’s Comprehensive Plan. This property has been boarded up and vacant for 25 years. It has attracted vandalism, and other possible ordinance violations. The windows, façade, landscaping, and parking have not been maintained. It has been a tremendous eyesore for not only the local neighborhood but also the community. This is an infill location so it will not have any negative impact on adjacent properties. It will actually improve the property values. Removing a boarded up, dilapidated, un-monitored building will be a very positive impact for the general public’s health, safety and welfare. From: Olson, Dan To: paterickson58@gmail.com Cc: Nicklas, Bill; Gill, Zachary; mrose@drlawpc.com; Jon Sauser Subject: 145 Fisk Ave. Date: Wednesday, November 16, 2022 4:56:00 PM Attachments: 145 Fisk Ave. - Public Response Form - Erickson.pdf image001.png Gary and Patricia, Thanks for your letter which was received today (attached). A copy will be provided to the applicant and Planning & Zoning Commission. I wanted to address a few of the comments and questions. There will be additional discussion at the hearing. Request for Waivers to the UDO: Due to the desire to keep the building, the unique shape of the lot and the need to provide adequate parking, waivers/variances to the UDO will be needed. There is not a TIF that covers the property anymore and the City does not have the funds to purchase the site. Off-Street Parking: Per the UDO requirements (based upon the bedroom count) there are 57 required parking spaces. 59 parking spaces are provided on the lot. Fisk One-Way: Fisk Ave will remain one-way heading east with this plan. Goals of the 1990’s TIF Plan and RC-1 Zoning in the area: Rehabilitating a boarded up, dilapidated, un-monitored building should have a positive impact on the safety and general welfare of the neighborhood. The applicant provided a traffic analysis showing the adjacent roadways are constructed to handle the additional traffic impacts. Additional information on the project can be found at https://www.cityofdekalb.com/1103/Public- Hearings. The Commission agenda packet for Monday’s meeting will be posted on the City’s website tomorrow afternoon and can be found at https://www.cityofdekalb.com/agendacenter If you have any other questions, please let me know. Dan Olson, AICP | Planning Director City of DeKalb | 164 E. Lincoln Highway | DeKalb, IL 60115 Phone: 815-748-2361 Email: dan.olson@cityofdekalb.com | Website: www.cityofdekalb.com 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 21, 2022, at 6:00 p.m. at the DeKalb Police Department in the 2nd Floor Training Room located at 700 W. Lincoln Highway, DeKalb, Illinois on the petition by Fisk DeKalb LLC for the approval of the rezoning of the site at 145 Fisk Ave. from the “NC” Neighborhood Commercial District to the “PD-R” Planned Development Residential District in order to accommodate up to 32 apartment units in the existing building on the site. Approval is also requested for a preliminary development plan and waivers to the Unified Development Ordinance for a planned development less than two acres, reduction of the 30-foot buffer between an area zoned PD-R and a lower density residential district, parking setbacks, landscaping setbacks and quantities and other approvals as required to allow for the development as shown on the preliminary development plan. The subject site is 1.42 acres and has a Parcel Identification Number of 08-23-103- 027. 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 21, 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  4'-6" 3'-8" 13'-10" 2'-0" CL 7'-0" 3'-6" 6'-0" 3'-6" 18'-2" 13'-7" 3'-0" 13'-9" DINING RES. LOBBY UNIT 007 W/D 3'-2" 1273 GSF 20'-821" 3'-0" 2 BD / 3 BA 6'-6" LIVING 2'-0" 3'-0" 21'-7" 3'-0" 3'-0" 5'-7" 9'-11" BEDROOM 2 CL 10'-0" 8'-9" 8'-4" 6'-5" 15'-4" LIVING 3'-6" 3'-11" 5'-6" 13'-7" 3'-6" 13'-9" 5'-1021" 6'-6" 10'-10" 2'-0" 9'-3" 10'-3" 10'-0" 12'-0" 22'-021" 4'-0" 6'-7" 6'-8" 4'-0" 10'-6" 6'-1021" 15'-821" 13'-0" 3'-9" 5'-7" 4'-6" DINING 7'-1021" CL 421" 10'-7" DINING BEDROOM 3 BEDROOM LIVING BEDROOM BEDROOM 2 16'-3" UNIT 001 UNIT 002 11'-021" 11'-1" 11'-1" 4'-0" 8'-0" BEDROOM 2 3'-9" 12'-0" 768 GSF 963 GSF 6'-1" 2 BD / 2 BA 2 BD / 2 BA CL 3'-0" 5'-7" 2'-0" BEDROOM 11'-6" UNIT 006 6'-0" 3'-6" 11'-7" 8'-0" 3'-6" 8'-7" 1177 GSF 5'-0" CL 3 BD / 2 BA 5'-0" CL 5'-0" 5'-0" CL CL CL W/D CL 5'-0" CL 5'-0" 4'-1" 3'-0" 2'-4" 13'-6" 10'-6" 7'-8" 5'-0" 3'-821" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 4'-021" 8'-0" 4'-7" 8'-0" 2'-4" 7'-0" 13'-10" LIVING W/D CL DINING 4'-0" 3'-0" 3'-3" 6'-0" 2'-0" 10'-5" 3'-8" 3'-2" 4'-7" 4'-10" 6'-221" 3'-2" 3'-8" 10'-5" 13'-8" 7'-321" 6'-3" 3'-621" 7'-9" 13'-2" 8'-0" 8'-0" CL 3'-0" 3'-0" CL W/D W/D 4'-5" 4'-5" 4'-5" 5'-0" 5'-0" 5'-0" 5'-0" 4'-10" 5'-7" CL CL CL UNIT 003 CL CL 17'-321" CL 893 SF 12'-2" W/D 2 BD / 2 BA BEDROOM BEDROOM 3'-3" LIVING 7'-4" UNIT 005 UNIT 004 16'-5" 7'-4" 6'-1" CL 945 GSF 979 GSF 11'-7" 3'-6" 14'-821" BEDROOM 2 11'-021" 11'-021" BEDROOM 2 BEDROOM 24'-8" 5'-8" 2 BD / 2 BA 2 BD / 2 BA BEDROOM 2 3'-0" LIVING LIVING 4'-0" 13'-2" 24'-11" 12'-0" 13'-3" 24'-11" 13'-8" 7'-321" 10'-221" BASEMENT FLOOR PLAN B SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 5 | 1 BED 1 BATH 17 | 2 BED 2/3 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 3 | 3 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date BASEMENT Drawing Title: FLOOR PLAN N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.0 © Context 2020  8'-921" 2'-0" 2'-0" 8'-921" CL CL 5'-7" 12'-0" 12'-0" BEDROOM BEDROOM 2 5'-11" 11'-3" 11'-3" 9'-6" 3'-6" UNIT 007 8'-0" 1273 GSF 6'-6" 2 BD / 3 BA 5'-0" 3'-6" STUDY 7'-521" 15'-3" 6'-8" 11'-1" 3'-0" 3'-0" 3'-0" 3'-421" 4'-10" 7'-5" 9'-1021" 10'-0" 6'-5" BEDROOM 2 3'-6" 3'-6" 7'-8" CL 5'-7" 2'-0" 10'-10" 2'-0" 9'-3" 10'-3" 10'-0" 12'-0" 8'-3" 6'-2" 6'-8" 4'-0" 10'-6" 22'-7" 13'-0" 3'-9" 5'-7" 7'-1021" CL 421" BEDROOM BEDROOM 10'-7" BEDROOM 2 DINING BEDROOM 3 BEDROOM LIVING 4'-0" 8'-0" 16'-3" UNIT 101 UNIT 102 UNIT 106 11'-1" 11'-1" 3'-9" 12'-0" 4'-7" 4'-6" 826 GSF 774 GSF 6'-1" 1177 GSF DINING CL 2 BD / 2 BA 15'-11" 2 BD / 2 BA 3 BD / 2 BA CL 5'-7" 2'-0" BEDROOM 11'-6" 3'-021" CL 8'-0" 8'-7" 3'-4" 5'-0" 5'-0" CL 5'-0" CL CL CL W/D CL 5'-0" CL 5'-0" 3'-021" 4'-1" W/D 3'-0" 12'-6" 8'-1" 4'-1121" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 4'-021" 8'-0" 4'-7" 2'-4" 7'-0" 12'-2" 8'-0" 24'-8" LIVING 4'-5" W/D CL 4'-0" 4'-0" 3'-0" 4'-8" 3'-3" 6'-0" CL 10'-5" 3'-8" 3'-2" 6'-221" 6'-5" 4'-10" 6'-221" 3'-2" 3'-8" 10'-5" 13'-8" 7'-321" 7'-9" 13'-2" 8'-0" 8'-0" CL 3'-0" 3'-0" CL W/D W/D 4'-5" 4'-5" 5'-0" 5'-0" 5'-0" 5'-0" CL CL UNIT 103 CL CL 17'-321" 2'-1" 12'-2" 689 SF LIVING 1 BD / 1 BA 10'-6" BEDROOM DINING 7'-4" UNIT 105 UNIT 104 16'-5" 7'-4" 12'-2" 993 GSF 971 SF 14'-821" BEDROOM LIVING BEDROOM 2 11'-021" 11'-021" BEDROOM 2 LIVING BEDROOM 6'-7" 15'-621" 5'-8" 2 BD / 2 BA 2 BD / 2 BA 24'-11" 14'-10" 13'-3" 24'-11" 4'-0" 13'-2" 9'-1121" 13'-8" 4'-9" LEVEL 1 FLOOR PLAN 1 SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 5 | 1 BED 1 BATH 17 | 2 BED 2/3 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 3 | 3 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date LEVEL 1 Drawing Title: FLOOR PLAN N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.1 © Context 2020  6'-6" 6'-8" 11'-1" 3'-0" 3'-0" 3'-0" 7'-5" 9'-1021" 10'-0" 6'-5" BEDROOM 2 CL 5'-7" 2'-0" 8'-3" 10'-0" 12'-0" 6'-2" 6'-8" 4'-0" 10'-6" 22'-7" 13'-0" 4'-3" 3'-9" 7'-1021" 421" BEDROOM BEDROOM BEDROOM 3 BEDROOM LIVING 10'-121" 14'-121" 13'-0" 12'-0" 2'-1" UNIT 201 UNIT 202 11'-1" 4'-0" 3'-9" 12'-0" 11'-1" 4'-7" 826 GSF 963 GSF 6'-1" 3'-0" DINING UNIT 206 2 BD / 2 BA 15'-11" 2 BD / 2 BA LIVING CL 5'-7" 2'-0" BEDROOM 11'-6" 3'-0" 3'-021" 1177 GSF 8'-3" CL 16'-8" 3 BD / 2 BA 8'-7" 5'-0" 3'-4" 18'-921" 5'-0" CL 5'-0" CL CL CL W/D CL 5'-0" CL 5'-0" 3'-021" CL 4'-1" 5'-021" 8'-1" 3'-0" 8'-0" 12'-3" 8'-5" 5'-0" 8'-0" 2'-4" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 4'-021" 8'-0" 4'-7" 7'-0" 9'-1021" 4'-5" W/D CL 4'-0" 4'-0" 3'-0" DINING 3'-3" 6'-0" 5'-2" DINING CL 4'-7" 4'-10" 6'-221" 3'-321" 3'-8" 10'-5" 13'-8" 7'-321" 6'-3" 3'-621" 7'-9" 8'-0" 8'-0" CL 3'-0" 3'-0" CL W/D W/D 4'-5" 4'-5" 4'-5" 5'-0" 5'-0" 5'-0" 5'-0" 4'-10" CL CL CL UNIT 203 CL CL W/D 17'-321" 3'-6" 6'-0" 893 SF 3'-0" BEDROOM BEDROOM LIVING 2 BD / 2 BA 10'-0" LIVING 7'-4" 16'-5" UNIT 205 16'-5" 7'-4" UNIT 204 3'-0" 945 GSF 11'-7" 14'-821" BEDROOM 2 11'-021" 11'-021" BEDROOM 2 979 GSF BEDROOM 2'-1" 24'-8" 5'-8" 2 BD / 2 BA 2 BD / 2 BA BEDROOM 2 LIVING 4'-0" 13'-2" 24'-11" 12'-0" 13'-3" 24'-11" 7'-321" 10'-221" LEVEL 2 FLOOR PLAN 2 SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 5 | 1 BED 1 BATH 17 | 2 BED 2/3 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 3 | 3 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date LEVEL 2 Drawing Title: FLOOR PLAN N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.2 © Context 2020  6'-6" 3'-0" 3'-0" 3'-0" 6'-5" 8'-2" 10'-1" 12'-0" 26'-521" 6'-2" 6'-8" 4'-0" 10'-6" 22'-7" 13'-0" 3'-9" UNIT 301 7'-1021" 421" BEDROOM UNIT 302 BEDROOM 2 BEDROOM 2 8'-7" BEDROOM LIVING 11'-1" 11'-1" 649 GSF 774 GSF 11'-1" 3'-9" 12'-0" 1 BD / 1 BA 2 BD / 2 BA 16'-6" 13'-10" 4'-0" CL 2'-0" 5'-7" DINING 8'-7" 5'-0" CL 5'-0" CL CL W/D CL 5'-0" CL 5'-0" 4'-1" 3'-0" 8'-621" 8'-121" 7'-10" 4'-021" UNIT 306 5'-0" 2'-11" 3'-10" 7'-0" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 8'-0" 4'-7" 698 GSF 2 BD / 2 BA 4'-0" 11'-6" 10'-4" 3'-8" 3'-321" 4'-221" 4'-7" 6'-121" 3'-8" 3'-2" 4'-421" 8'-0" 4'-8" 4'-8" 8'-0" 4'-821" 3'-8" 3'-2" 12'-2" 8'-0" 2'-1" 3'-0" 3'-0" 3'-0" 6'-1" LIVING W/D CL CL CL CL W/D W/D W/D 3'-0" 5'-0" 5'-0" 5'-0" 5'-0" 10'-1121" 3'-3" 3'-6" CL CL 6'-7" CL 11'-6" CL LIVING 16'-1" 16'-521" UNIT 305 UNIT 304 UNIT 303 12'-0" BEDROOM BEDROOM BEDROOM BEDROOM 2 11'-021" LIVING 10'-8" 10'-8" 586 GSF 528 GSF 623 GSF LIVING 7'-10" 1 BD / 1 BA 1 BD / 1 BA 1 BD / 1 BA 18'-1021" 13'-1" 13'-1" 24'-10" 13'-321" 4'-11" 23'-11" 12'-0" LEVEL 3 FLOOR PLAN 3 SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 5 | 1 BED 1 BATH 17 | 2 BED 2/3 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 3 | 3 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date LEVEL 3 Drawing Title: FLOOR PLAN N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.3 © Context 2020  6'-2" 6'-8" 4'-0" 3'-9" 7'-1021" 421" 3'-9" 8'-2" 7'-0" ROOF PLAN R SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 5 | 1 BED 1 BATH 17 | 2 BED 2/3 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 3 | 3 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date ROOF PLAN Drawing Title: N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.4 © Context 2020 November 2, 2022 Zachary Gill City Engineer City of DeKalb 1216 Market Street DeKalb, Illinois 60115 Zachary.Gill@CityofDeKalb.com RE: 145 Fisk Avenue Impervious Area Calculations Mr. Gill, Fisk DeKalb, LLC is planning on renovating the property at 145 Fisk Avenue in DeKalb, Illinois. This development will include removing the existing pavement and the construction of a new, paved, parking lot. This letter compares the impervious areas of the site for the existing and proposed condition. Based on historical aerials, the existing parking lot for this site was constructed between 1969 and 1975. From the 1975 historical aerial, we determined the existing parking lot was approximately 0.63 acres of impervious area. The attached historical aerial exhibit shows the limits of the existing impervious area. The proposed site will have 0.64 acres of asphalt parking lot and sidewalks with 0.07 acres of covered garage parking. The areas of the existing and proposed sites with their corresponding runoff coefficients are listed in Table 1. As demonstrated in the table, the existing weighted runoff coefficient for the site is 0.61 and the proposed runoff coefficient is 0.66. Due to the relatively small change in runoff coefficient from the existing and proposed site, we request that the stormwater detention requirement be waved for the proposed improvements. 1 Attachment 1 – Existing Conditions Aerial  N W E S DATE: 11/2/2022 JOB NO. 1975 HISTORICAL AERIAL OF 2220138 DESIGNED BY: 145 FISK AVENUE - DEKALB, ILLINOIS wendler engineering services, inc. CTC civil structural surveying DRAWN BY: FOR www.wendlergs.com ph: 815.288.2261 CC Ilinois Professional Design Firm No. 184-000848 DRAWING NAME: historical aerial.dwg FISK DEKALB, LLC Attachment 2 – Proposed Site Plan November 2, 2022 Zachary Gill City Engineer City of DeKalb 1216 Market Street DeKalb, Illinois 60115 Zachary.Gill@CityofDeKalb.com RE: 145 Fisk Avenue Trip Generation Mr. Gill, Our client, Fisk DeKalb, LLC, is planning on renovating the property at 145 Fisk Avenue in DeKalb, Illinois. This letter summarizes the amount of traffic anticipated from the proposed development. The property at 145 Fisk Avenue will have one (1) studio apartment, twenty (20) one-bedroom apartments, and nine (9) two-bedroom apartments for a total of thirty (30) units. Trip generation calculations were calculated for the proposed site using the attached charts for Multifamily Housing (Low-Rise) from the ITE Trip Generation Manual 11 th Edition - Volume 3. We estimated the generated traffic will be equally distributed between Sycamore Avenue and Fisk Avenue. The anticipated trip generation for the proposed site are listed in Tables 1-3 and in the attached exhibits. The trips listed in these tables and exhibits are rounded to the nearest 5. TABLE 1 - TOTAL TRIPS GENERATED PER DAY Entering Exiting Total 50% 50% FISK AVENUE 70 70 135 SYCAMORE AVENUE 70 70 135 TOTAL 140 140 270 1 Attachment 1 – Trip Generation Exhibits  AD RO E M OR CA SY T EE STR 1ST N. FIS K A VEN UE DATE: 11/1/2022 JOB NO. TOTAL DAILY TRIP GENERATION OF 2220138 DESIGNED BY: 145 FISK AVENUE - DEKALB, ILLINOIS wendler engineering services, inc. CTC civil structural surveying DRAWN BY: FOR www.wendlergs.com ph: 815.288.2261 CC ilInoisProfessionalDesignFirmNo.184-000848 DRAWING NAME: trip generation exhibit-2220138.dwg FISK DEKALB, LLC  AD RO E M OR CA SY T EE STR 1ST N. FIS K A VEN UE DATE: 11/1/2022 JOB NO. TRIP GENERATION OF 2220138 DESIGNED BY: 145 FISK AVENUE - DEKALB, ILLINOIS wendler engineering services, inc. CTC civil structural surveying DRAWN BY: FOR www.wendlergs.com ph: 815.288.2261 CC ilInoisProfessionalDesignFirmNo.184-000848 DRAWING NAME: trip generation exhibit-2220138.dwg FISK DEKALB, LLC  AD RO E M OR CA SY T EE STR 1ST N. FIS K A VEN UE DATE: 11/1/2022 JOB NO. TRIP GENERATION OF 2220138 DESIGNED BY: 145 FISK AVENUE - DEKALB, ILLINOIS wendler engineering services, inc. CTC civil structural surveying DRAWN BY: FOR www.wendlergs.com ph: 815.288.2261 CC ilInoisProfessionalDesignFirmNo.184-000848 DRAWING NAME: trip generation exhibit-2220138.dwg FISK DEKALB, LLC Attachment 2 – ITE Trip Generation Charts  Multifamily Housing (Low-Rise) Not Close to Rail Transit (220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 22 Avg. Num. of Dwelling Units: 229 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 6.74 2.46 - 12.50 1.79 Data Plot and Equation 4000 3000 T = Trips Ends 2000 1000 0 0 100 200 300 400 500 X = Number of Dwelling Units Study Site Fitted Curve Average Rate Fitted Curve Equation: T = 6.41(X) + 75.31 R²= 0.86 x = 30 Units T = 6.41(30) + 75.31 = 268 trips 254 Trip Generation Manual 11th Edition • Volume 3  Multifamily Housing (Low-Rise) Not Close to Rail Transit (220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 49 Avg. Num. of Dwelling Units: 249 Directional Distribution: 24% entering, 76% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.40 0.13 - 0.73 0.12 Data Plot and Equation 300 200 T = Trips Ends 100 0 0 1000 2000 X = Number of Dwelling Units Study Site Fitted Curve Average Rate Fitted Curve Equation: T = 0.31(X) + 22.85 R²= 0.79 X = 30 units T = 0.31(30) + 22.85 = 32.15 Total Trips General Urban/Suburban and Rural (Land Uses 000–399) 255  Multifamily Housing (Low-Rise) Not Close to Rail Transit (220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 59 Avg. Num. of Dwelling Units: 241 Directional Distribution: 63% entering, 37% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.51 0.08 - 1.04 0.15 Data Plot and Equation 500 400 300 T = Trips Ends 200 100 0 0 1000 2000 X = Number of Dwelling Units Study Site Fitted Curve Average Rate Fitted Curve Equation: T = 0.43(X) + 20.55 R²= 0.84 30 Units T = 0.43 x 30 +20.55 = 33.45 Trips 256 Trip Generation Manual 11th Edition • Volume 3