City of Dekalb Planning & Zoning Commission met Dec. 1.
Here are the minutes provided by the commission:
The Planning and Zoning Commission held a meeting on December 1, 2025, in the Yusunas Meeting Room in the DeKalb Public Library, 309 Oak Street, DeKalb, Illinois. Chair Maxwell called the meeting to order at 6:02PM.
A. ROLL CALL
Recording Secretary, Olivia Doss, called the roll. Planning and Zoning Commission members present were: Thomas Fellabaum, Trixy O’Flaherty, Maria Pena-Graham, Jerry Wright, and Chair Max Maxwell. Commission member Vice Chair Bill McMahon was absent for roll call and arrived at 6:07pm. Planning Director Dan Olson, City Manager Bill Nicklas, Assistant City Manager Bob Redel, and City Attorney Matthew Rose were present representing the City.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the December 1, 2025, agenda as presented. Ms. O’Flaherty 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. November 17, 2025 – Chair Maxwell requested a motion to approve the November 17, 2025, minutes as presented. Ms. Pena Graham motioned to approve the minutes as submitted. Vice Chair McMahon 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
a. Public Hearing – A petition by JJK 343 LLC (ChicagoWest Business Center) for approval of the annexation, rezoning, development plan, building elevations and a final plat of subdivision for approximately 560 acres of property generally located along the east and west sides of State Rt. 23, north of Keslinger Rd. and west of Crego Rd. Proposed is a multi-phased data center development known as Edged (Project Vector). A total of four (4) data center campus buildings are proposed and two (2) electrical substations.
Due to the abundance of Speaker Request Forms received, Chair Maxwell addressed the large audience, noting his belief most of their questions would be answered by the petitioner and the City staff. He urged them to be mindful of everyone’s time, and to please refrain from asking questions which have already been answered, even if they had submitted a Speaker Request Form.
Jerry Krusinski, on behalf of ChicagoWest Business Center, began by asking for approval and support for the annexation, rezoning and final site plan for Region II and Region III of the ChicagoWest Business Center. Mr. Krusinski gave a thorough background of the proposed project, beginning with a history of the ChicagoWest development. He took the Commission and audience back to 2005 when the City approved an updated Comprehensive Plan, encouraging industrial/commercial development South of I-88. With little activity occurring in the area, the City decided to apply for the area to be part of an Enterprise Zone which would include tax incentives. Mr. Krusinski referenced the major win that occurred approximately 15 years later when Ferrara and Meta were brought into the community, effectively changing the direction of the City with increased property tax dollars, construction jobs, and permanent employment. He then spoke about the updated Comprehensive Plan in 2022 which he felt was able to leverage success in the ChicagoWest Business Center and clearly identified a major goal to aggressively pursue more data centers. Mr. Krusinski added the State of Illinois recognized the positive change and awarded a grant to encourage development in Region II and Region III and the Enterprise Zone was expanded to cover the area of Project Vector.
Mr. Krusinski continued, discussing the various partnerships that had been built to bring the necessary infrastructure to the area, including ComEd, Kishwaukee Water Reclamation District, and City of DeKalb Water Department. These partnerships coupled with the high-end buildings already in place contributed to the success. Mr. Krusinski expressed his gratitude to all participants and the clients already part of the ChicagoWest Business Center. He then introduced Edged Data Center, part of Endeavor Group, noting he was honored to partner with them for this project. He assured Edged will follow suit with what has been built by Meta, continuing the level of responsibility and sustainability to fit in with the harmony of the area.
Mr. Krusinski discussed the proposed four (4) buildings and two (2) electrical substations which will be built in four phases. The buildings will be just under 3 million sq. ft. built across 560 acres. He stated the timeline for ultimate construction will be six (6) to eight (8) years with time variations possible. He assured Edged is committed to nice looking facilities with a significant amount of screening to create a good working environment and attract a high-quality work force. He pointed out James Feasey and Elda Bruza from Edged were with him as well to answer any questions. He explained that the CEO of Edged had been in DeKalb on several occasions, attended many meetings and Edged is sensitive to sustainability, and new technology standards. Given the shared values, Mr. Krusinski believed they were the right fit.
Mr. Krusinski then addressed the several concerns noted by residents prior to the meeting and about data centers in general. He acknowledged some data centers use large quantities of water, but explained this project is a waterless, closed loop design, which will not draw from City water other than the initial fire and domestic use. He also described the new TurboCell technology from Edged which is patent pending. Mr. Krusinski mentioned this technology utilizes natural gas, lowering emission and noise output, and allowing them to meet the local and State emissions and noise standards they are obligated to.
Mr. Krusinski also addressed concerns regarding the environment. He explained they will utilize increased screening walls, setbacks and equipment screens to public roadways. Pointing to the eight (8) different line of sight sections they provided, he empathized they want to be good neighbors and understands this is a large, complex facility with a lot of equipment. He added they have taken a very thorough look at development, traffic, noise, and emissions studies, and photometrics of exterior lighting. Dark sky lighting fixtures will be used so as not to impact the area in a negative way. He added landscape plans have also been created to harmonize with the look and operation of the facility.
Addressing concerns about the data center raising residents’ electrical bills, Mr. Krusinski explained the facility will not negatively impact residents’ utility bills. Edged will pay for the engineering and infrastructure upgrades needed and explained there are certain times the facility will be able to be used to take a load off of the grid, making the community the ultimate benefactor.
Concluding, Mr. Krusinski summarized the benefits the data center will bring to the City, including immediate benefits with good paying, union construction jobs for many years. He explained that Edged will partner with local trade groups, and support local businesses and suppliers, creating residual positive impacts to surrounding businesses as well. Once up and running, the facility will create high paying permanent jobs, real estate tax contributions to all taxing bodies, with the first facility expected to employee about 100 full-time employees. Mr. Krusinski ended by stating his desire to continue a good partnership with the City. Planning Director, Dan Olson, gave his Staff Report dated November 26, 2025. Since Mr. Krusinski provided such detailed background on the project, Mr. Olson did a brief review of the petitioner’s requests including how the property is contiguous to the City, the proposed zoning of PD-I and the approximate sizes of the four (4) buildings. Mr. Olson noted concerns about water usage and other items had been addressed by the applicant. He noted no variances or waivers were being requested. Mr. Olson mentioned a letter was received from the Illinois Department of Agriculture regarding the Enterprise Zone which considered the expansion consistent with the Agriculture Land Preservation Policy.
He noted roadways will be privately owned and maintained, connecting to public roadways and private ring roads which will be adequate for Fire and Police access. Fire hydrants will circle the proposed buildings and retention areas will meet or exceed City Storm Water Ordinance requirements. He noted the buildings will be 25-40 feet high with shoebox-style lighting that shines downward and not horizontally.
Mr. Olson reviewed the findings of fact for a rezoning, and stated the City believed they had met the criteria. He said letters of strong support for the project were received from the DeKalb County Economic Development Corporation (DCEDC), DeKalb Chamber of Commerce, DeKalb Park District, DeKalb Public Library, Kishwaukee College, Kishwaukee Water Reclamation District, DeKalb CUSD#428, and Northern Illinois University (NIU). Mr. Olson mentioned one e-mail was received from Shirley Balika, residing on Gurler Road, with questions and concerns regarding the project which Mr. Olson believed were answered by the petitioner during his presentation. Mr. Olson indicated the City recommended approval of the project and a sample motion was prepared in the staff report.
City Manager, Bill Nicklas, added additional background. He explained several conversations with the applicant had occurred and began months ago. Mr. Nicklas noted the City has been impressed with Mr. Krusinski’s developments and ethics of his company, citing several examples of where he has been able to find companies willing to make investments in the City. He stated Mr. Krusinski’s projects are done on time and collaboratively.
Mr. Nicklas explained he and Mayor Barnes traveled both in and out of state to see first-hand what Edged does and builds and both were impressed. He expressed his interest in seeing companies that invest in communities, who keep up with the times and noted the exponential changes occurring in the storage of data. He pointed out the data being created in the room as he spoke and the need to store it. Mr. Nicklas said the need for data centers will not go away, and he feels the City has set high standards for companies to meet or exceed.
Mr. Nicklas noted this will be a more central topic at the upcoming City Council meeting, but shared some initial financial numbers based on Meta’s data. Overall, He said Meta has provided approximately $46 million dollars for local taxing bodies, and the Edged project size is projected to be larger than Meta. Additionally, Mr. Nicklas cited an average realized bump of 4-5% annually in utility taxes paid to the City from Meta, and he predicts Edged will do the same.
Several community members completed Speaker Request Forms. They are summarized below:
William Heinisch (property and business owner), Russell Burns, Jake Castanza from the Laborers Local 32, Chuck Sheppard, a local construction/business owner, Melissa Amedeo, Executive Director of DCEDC, Lance McGill, President of the DeKalb County Building Trades Council, Brian Granger, of Homes by Grainger, Jamie Walter, owner of Whiskey Acres, Chris Boyes, President of the CUSD 428 School Board, Fred Walker, and Charles Brown all spoke in favor of the project.
Russell Burns, a prior City Attorney, was in favor of the project, but suggested additional language be added to the motion, requesting the restriction currently present on a 15-acre area between his property (17889 Rt. 23) and the RR tracks on the west portion of Phase IV of the project. His language would remove the ability for any buildings to be built in that area would and only be a used for detention purposes. Mr. Burns noted that provided the proposed language is added to the agreement, he did not have any objections to the project. Mr. Burns suggested language was approved by the City and he provided the language to the Commission. Mr. Olson noted staff approved of Mr. Burns recommended the language addition to the agreement.
Mr. Castanza, Mr. Sheppard, Mr. McGill and Mr. Grainger all cited the immensely positive impacts on their respective trades and businesses, including large wages paid to contract workers which have a positive ripple effect on the community. DCEDC Executive Director, Ms. Amedeo, provided support based on the positive impact the taxes collected will have on transportation, public safety, education and workforce development, improving daily life for all residents.
DeKalb School Board President, Mr. Boyes, provided unwavering support for the project, providing statistics on what the tax revenue created by Meta has done for the school district including the several education programs added and the purchase and construction of Mitchell Elementary School in the Annie Glidden North neighborhood. He explained that the school district is the largest employer in the City and they have been able to increase all wages, putting more money back into the community and creating a higher standard of living, all of which resulted from Meta. With the proposed project being even larger, Mr. Boyes noted he fully supports the project.
Karen Larsen, Dan Kenney, and Nancy Dougherty all requested additional information on the project, explaining they were not able to be for or against the project until they had further answers. Questions were asked regarding completion of cost/benefit analysis, how much electricity will be used, what percentage of the infrastructure upgrades will be paid for by Edged versus taxpayers, effect of these data centers like Meta on the DeKalb Census, natural resources studies, a better understanding of the relationship of Endeavor and ChicagoWest Business LLC, who residents will go to with issues, and how many employees will actually be employed by Endeavor or their end user.
Shirley Balika, Emily McKee, Roy Jones, Michelle McGill, Ben Roeters, Lizzie Malvadado, Mel Zimmerman, and Paul Meier all spoke against the project. Concerns were brought forth regarding no concern for existing ecological systems, no residential benefits, emissions released by data centers, effects on wildlife and environmental consequences, destruction of farmland and lack of benefits for those close to the site but in unincorporated DeKalb County. Keith Bisplinghoff turned in a Speaker Request Form but retracted his request stating his questions had been answered.
The Commission had various questions regarding water cooling and TurboCell technology, which were addressed by the applicant. During public discussion, Chair Maxwell kept a running list of the questions and concerns raised. He then invited Mr. Krusinski and the team from Edged to come back to the podium and address the items.
James Feasey, of Edged, responded to numerous questions and concerns, explaining the TurboCell technology in depth, stating the use of food grade propylene glycol in the cooling systems, and low emissions/ecological impact. Mr. Krusinski responded to the employment question, stating the approximate total employee count expected is 100 full-time employees per building.
Chair Maxwell closed the public hearing.
Vice Chair McMahon stated the Commission was there to vote on whether the property should be annexed and rezoned, which he saw no issues with. Ms. O’Flaherty and Ms. Pena-Graham acknowledged the unanswered questions from the audience and urged them to take their concerns to the City Council meeting where their scope is not as limited as the Planning and Zoning Commission’s.
Chair Maxwell requested a motion. Vice Chair Bill McMahon moved that 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 the subject property located on a 560 acre site along the east and west sides of State Rt. 23, north of Keslinger Rd. and west of Crego Rd. for the construction of a multi-phased data center development for Edged, including a total of four (4) data center campus buildings and two (2) electrical substations. Approval also includes the development plans, building elevations and a final plat as listed in Exhibit A and subject to the Planned Development Standards listed in Exhibit B, with additional language provided by Russ Burns regarding the building restrictions on the 14 acre detention area on the north side of Phase IV as follows: “The provisions of this paragraph cannot be amended on any present or future plans”. Commission member Fellabaum seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Pena-Graham – yes, Wright – yes, Vice Chair McMahon – yes, Chair Maxwell – yes. The motion passed 6-0-0.
Chair Maxwell requested a motion for a recess to allow a chance for the crowd to disperse before continuing with the agenda. Vice Chair McMahon moved for a recess at 8:37 PM and Ms. O’Flaherty seconded the motion. A recess was taken.
At 8:39 PM, Chair Maxwell then requested a motion to reconvene. Vice Chair McMahon moved to reconvene, and Mr. Wright seconded the motion. The meeting resumed.
b. Public Hearing – A petition by the City of DeKalb for text amendments to Chapter 23 “Unified Development Ordinance (UDO)” of the Municipal Code. The proposed amendments are to Article 5.04 “MFR1” Multi-Family Residential District and Article 5.05 “MFR2” Multi-Family Residential District of the UDO to add lodging house to the list of special land uses in both Districts.
Planning Director Olson provided the staff report dated November 26, 2025 for this item, as the City was the petitioner. He explained the Family Service Agency was requesting a special use permit for a lodging house (youth shelter) for a property zoned “MFR1”, which is not allowed. He added the proposed text amendment would need to be approved first to add lodging houses as a special use in the “MFR1” – Multi-Family Residential and “MFR2” – Multi-Family Residential Districts.
Mr. Olson explained the City is proposing text amendments to Chapter 23 “Unified Development Ordinance (UDO)” of the Municipal Code related to Lodging Houses. The proposed amendments are to Article 5.04 “MFR1” Multi-Family Residential District and Article 5.05 “MFR2” Multi-Family Residential District to add lodging house to the list of special land uses in both Districts. Mr. Olson mentioned the amendments were initiated by a request from a local non-for-profit organization to establish a lodging house (youth homeless shelter) in a home zoned “MFR1” Multi-Family Residential District, which doesn’t allow the use as a permitted or special use.
Mr. Olson explained that a lodging house is defined in the UDO as “A dwelling unit in which, sleeping accommodations and/or meals are provided for not more than twenty (20) persons seeking shelter on a temporary basis for indefinite periods and open to the public and transients. This definition includes only those uses operating under the authorization of a recognizable local, state and federal agency”. Mr. Olson was confident all findings of fact in the staff report had been met and recommended approval.
One public speaker came forward and then realized he would like to speak on the next agenda item. No additional public comments were made, and Chair Maxwell closed the public hearing.
No comments were made from the Commission. Chair Maxwell requested a motion. Ms. O’Flaherty moved that based on the submitted petition and testimony presented, I move the Planning and Zoning Commission recommend to the City Council approval of text amendments to the Unified Development Ordinance regarding lodging houses as indicated in Exhibit A of the staff report.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Pena-Graham – yes, Wright – yes, Vice Chair McMahon – yes, Chair Maxwell – yes. The motion passed 6-0-0.
c. Public Hearing – A petition by Family Service Agency of DeKalb County, Inc for a special use permit for a lodging house for the property located at 220 College Ave.
Tynisha Clegg, Executive Director of Family Service Agency of DeKalb County, Inc detailed their request. She provided background of the project, explaining they are looking to utilize the property at 220 College Avenue as a youth emergency shelter. The shelter will be staffed with social workers, full-time fully awake staff, and other mental health professionals. Youth ages 14 through 18 (through their 18th birthday only) will be able to seek emergency shelter due to either running away or “lockouts” where their parents/guardians do not allow them to return home. Ms. Clegg noted the average stay for youth is 16 days, however, per state and Department of Child and Family Services (DCFS) regulations, the maximum stay is 121 days and is only allowed under special circumstances. Ms. Clegg stated a staggering amount of youth, approximately 16 since July 2025, have sought emergency shelter through the County but since DeKalb does not currently have one, they have had to take the youth to Rockford, Schaumburg, or other distant locations, which means removing them from school and any local resources. She explained the shelter will have a maximum of 16 beds to accommodate 16 youths but may not always house that many at a time. Ms. Clegg mentioned Family Service Agency’s outstanding reputation, and her wish to remain a reliable resource for the community.
Ms. Clegg explained they found this property while looking for a location for their transitional housing program for those ages 18-24. However, since the property had previously been owned by Ben Gordon Center and operated as their Discovery House, it was already equipped with proper fire sprinkling, and emergency exits. Although, one exit is working on being moved to a new location as it was located in a bedroom which would be against DCFS and state rules and regulations. She added they are also constructing an emergency exit staircase that extends from the third floor down to the second floor and then down to the ground level per City and state codes.
Mr. Olson thanked Ms. Clegg for her thorough background and briefly reviewed his staff report dated November 26, 2025. Mr. Olson mentioned there is adequate parking on the site and a potential parking agreement with the neighbor, which prompted comments from the neighbor regarding the parking situation.
Mr. Olson noted one public comment was received from a neighbor, Scott Golden of 234 Linden Place. He said Mr. Golden raised concerns about occupancy levels, lack of benefits for neighborhood, “group home” label in lieu of lodging house, size requirements, parking, rooming house licensing, and general safety of the location. Mr. Olson summarized the questions asked and answered them.
Ms. Clegg addressed Mr. Scott’s concerns, explaining there will be a minimum of two (2) staff members, but the goal is three (3) full-time fully awake staff 24/7 at the facility. She added youth will not be allowed vehicles on the property, and curfews will be enacted. Constant supervision will be present for the youth, and it will not be a location where they are able to come and go all day. Ms. Clegg pointed out that youth will be in the house participating in the program more than they will be out of it. City Manager Nicklas agreed that Family Service Agency has an upstanding reputation, and he believes this endeavor will follow suit.
Randal Stillson (226 College Ave.), who shares a driveway with 220 College Ave., clarified there is a long-standing shared driveway agreement between the properties, but no concrete agreement when it comes to parking. Brief discussion ensued between Mr. Stillson and Ms. Clegg regarding plowing services, and parking arrangements. A question was raised about visitors and Ms. Clegg clarified the youth will be allowed to have prearranged visitors, but they will be family, parents, guardians, etc. She also reiterated that the youth will not be allowed to have vehicles on the property and they will be supervised 100% of the time. Ms. Clegg stated she previously provided Mr. Stillson with her cell phone number and asked him to reach out to her with any concerns. Chair Maxwell entrusted Ms. Clegg and Mr. Stillson to be able to work out arrangements amongst themselves.
Dan Kenney then spoke in support of Ms. Clegg and the project, explaining he used to be a teacher and believes this would be a very valuable resource in the community based on the saddening stories he has heard over the years.
No additional public comments were made, and the public hearing was closed.
Mr. McMahon inquired what the curfew may be. Ms. Clegg explained nothing was set in stone, but she was looking to be stricter than other emergency youth shelters, with the assumption the weeknight curfew would be 8:00 pm with a slightly later curfew on weekends. She also stated curfew may vary depending on the age of the occupant.
Mr. Wright inquired about occupancy levels. Mr. Olson explained the property would have to meet all Rooming House requirements and would be subject to an annual inspection. While the goal is to have 16 beds, the occupancy numbers will be set by the Fire Prevention Officer based on the Rooming House regulations in the Municipal Code. Ms. Clegg acknowledged her understanding of these requirements.
Chair Maxwell requested a motion. Ms. O’Flaherty moved that Based upon the submitted petition, testimony presented and findings of fact, I move the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of special use permit for a lodging house at 220 College Ave. subject to the following conditions.
1. No more than 16 youth, ages 14 to 18, may reside at the facility. The facility must comply with the rooming house regulations in Chapter 14 of the City’s Municipal Code. The facility must also comply with the regulations of the Illinois Department of Children and Family Services for youth emergency shelters.
2. The facility shall be staffed 24 hours a day by a minimum of two (2) trained professionals experienced in youth services, crisis intervention, and trauma-informed care.
3. The parking lot shall be brought up to the requirements in the Unified Development Ordinance. A total of three (3) standard parking spaces are required on the site based upon the estimated number of adult staff members working at the facility at one time.
4. The special use permit shall be limited to Family Service Agency of DeKalb County’s occupancy of the subject property as lessee, and any change in the lessee or use of the property shall void the permit. If Family Service Agency of DeKalb County purchases the property, the special use permit and the conditions shall remain valid.
Vice Chair McMahon seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Pena-Graham – yes, Wright – yes, Vice Chair McMahon – yes, Chair Maxwell – yes. The motion passed 6-0-0.
F. Staff Report
Mr. Olson stated one hearing is scheduled for the December 15th meeting. It is a special use permit for a private school at 315 N. 6th Street. He noted this will be the last Commission meeting of the year.
Chair Maxwell requested a motion to adjourn. Ms. O’Flaherty moved to adjourn, and the motion was seconded by Mr. Wright. The meeting adjourned at 9:18pm.
https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_12012025-2782
