City of Dekalb Planning & Zoning Commission met Dec. 15.
Here are the minutes provided by the commission:
The Planning and Zoning Commission held a meeting on December 15, 2025, in the Yusunas Meeting Room in the DeKalb Public Library, 309 Oak Street, DeKalb, Illinois. Vice Chair McMahon 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, Jerry Wright, and Vice Chair Bill McMahon. Commission member Max Maxwell was absent. Planning Director Dan Olson was present representing the City.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Vice Chair McMahon requested a motion to approve the December 15, 2025, agenda as presented. Mr. Wright motioned to approve the agenda as presented. Mr. Fellabaum seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. December 1, 2025 – Vice Chair McMahon requested a motion to approve the December 1, 2025, minutes as presented. Ms. O’Flaherty motioned to approve the minutes as submitted. Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote.
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
None.
E. NEW BUSINESS
a. Public Hearing – A petition by Specialized Education of Illinois, Inc. for a rezoning from the “LI” Light Industrial District to the “LC” Light Commercial District for a portion of the property located at 315 N. 6th St. In addition, a petition for a special use permit for a private therapeutic day school for the property located at 315 N. 6th St. is also requested.
Lindsay Sanchez, attorney with Vanek, Larson & Kolb LLC, zoning attorney for Specialized Education of Illinois (SESI), Inc spoke first. She introduced project team members present at the meeting: Theresa Smith, Deputy Superintendent and Regional Vice President for SESI, Lisa Sharp with Sharp Architects, and Mark Gebhardt, Engineer with Willett, Hoffmann & Associates.
Attorney Sanchez provided detailed background on the project, the petitioner, and how their request meets the City’s Unified Development Ordinance (UDO) requirements. She explained SESI’s parent company, Full Bloom, specializes in therapeutic day schools across the U.S., serving students between the ages of 3 and 21, with emotional, intellectual, health or learning disabilities. SESI currently operates a school in Belvidere, Illinois, which they are intending to relocate to the subject property in DeKalb. She added SESI is accredited by both Cognia and the Illinois State Board of Education.
Reviewing property details, Attorney Sanchez explained the property is currently owned by JLAR LLC, with a lease being negotiated between SESI and the owner for the property. She noted the property was previously used for Camelot Schools, which was actually acquired by Full Bloom. Given the previous use, the building is already outfitted with classrooms, offices, multipurpose rooms, therapy rooms, and food prep areas. Attorney Sanchez stated SESI plans to invest in internal upgrades only, with no exterior changes proposed.
Continuing, Attorney Sanchez addressed school operations, stating SESI will employ teachers, therapists, and educational support staff with a capacity of 100 students and 64 staff members, phased in over a 12–18-month timeline. She noted the school will be funded primarily through school district partnerships, and the applicant may wish to change the name to High Road School of DeKalb.
Summarizing their request, Attorney Sanchez reiterated they are asking for the part of the building currently zoned “LI” – Light Industrial to be rezoned to “LC” – Light Commercial for consistency, and a special use permit to allow operation of a private therapeutic day school. This use is currently allowed under “LC” zoning, but not “LI”. Attorney Sanchez felt the requests were reasonable given the property is already designed for school use, the rezoning would create a contiguous designation and aligns with the 2022 Comprehensive Plan for DeKalb. She added the current infrastructure is suitable, requiring only updates, not demolition.
Attorney Sanchez then introduced Theresa Smith, Deputy Superintendent and Regional Vice President, to talk about SESI in further detail. Ms. Smith, with 19 years of experience in Illinois schools under Specialized Education Services, Inc. (formerly Camelot), expressed enthusiasm about returning to DeKalb to reopen programming in a familiar building. She explained that SESI serves children who cannot be accommodated in traditional school settings, offering customized schedules and extensive therapeutic support. The planned facility will combine traditional academic spaces with therapy areas, making it well-suited to provide individualized education and services for students from DeKalb and surrounding communities. She inquired if anyone had questions, and Vice Chair McMahon suggested waiting until the City had given their presentation, believing they may have questions at that time.
Attorney Sanchez finalized her discussion, explaining the proposed school will operate on a traditional schedule, with staff arriving around 7–7:30 a.m. and leaving by 4–4:30 p.m. She noted the application addresses rezoning and special use requirements, with specific focus on parking and traffic flow. Attorney Sanchez acknowledged the existing parking lot is insufficient but clarified SESI is negotiating to lease an adjacent lot (SW corner of Oak St. and N. 6th St.), which together will provide ample spaces. Plans include safe bus and car drop-off routes. Attorney Sanchez noted buses will enter from Pine Street, use the alley for close drop-offs in front of the building, and exit via a new curb cut on N. 6th St. She added this ensures students don’t cross traffic and cars and smaller vans have a separate circulation plan. Attorney Sanchez mentioned engineering studies confirm buses can safely turn without affecting nearby parked cars on N. 6th St. She said the applicant accepts the staff report conditions requiring the additional lot lease for parking (Oak and N. 6th St.), proper signage, and staff parking restrictions along N. 6th St. Overall, the design prioritizes student safety, adequate parking, and efficient traffic flow. Attorney Sanchez concluded, reaffirming SESI’s enthusiasm to reestablish its presence in DeKalb.
Dan Olson, Planning Director, thanked Attorney Sanchez for her thorough review, and gave a brief overview of his staff report dated December 11, 2025. The staff report reviewed SESI’s two requests: (1) rezoning the southern two-thirds of the site from Light Industrial to Light Commercial to unify the parcel, and (2) granting a special use permit to operate a private therapeutic day school. He noted key considerations focused on parking and student drop-off/pick-up. Mr. Olson said detailed plans show staff parking in the north lot and across Oak Street, with bus and car drop-off areas designed for safe traffic flow, including a new curb cut on North 6th Street. Conditions include securing a lease for the additional parking lot (SW corner of Oak and N. 6th St.), restricting employee parking to designated lots (not on North 6th Street), and adding directional signage. Mr. Olson pointed out that parking will meet requirements, and bus turning movements have been confirmed safe. The rezoning aligns with surrounding Light Commercial zoning and the City’s planning goals. He said staff recommends approval with conditions, including adding a condition that the school have a maximum enrollment of 100 students ages 3–21, consistent with the applicant’s request.
One Public Speaker Request Form was received from Randy Bourdages with the Housing Authority of the County of DeKalb. He spoke in favor of the requests made by the petitioner. He cited initial concerns about parking due to the limited spaces in the area but thanked the applicant for finding alternate parking options and keeping the limited spaces secure.
No additional public comments were received, and the public hearing was closed.
Brief discussion occurred between the Commission and the applicant. Questions raised were anticipated enrollment numbers for High Road School of DeKalb compared to enrollment numbers when the building was occupied by Camelot, student capacity limitations, service area, and similar local programs. Ms. Smith explained Camelot occupied an additional building to the west for overflow students, but the enrollment numbers were similar to those expected for High Road School of DeKalb. She added the additional building will no longer be needed. Attorney Sanchez confirmed student capacity is set by the Illinois Board of Education and must be adhered to. The school will service students within about an hour’s radius, partnering with 20-25 school districts. Ms. Smith noted there is a somewhat similar program currently operating out of the Chesebro Elementary building in DeKalb, but they serve different student needs.
Additional inquiries were made by the Commission regarding zoning history, ownership and continuity, and community impact. Attorney Sanchez, Ms. Smith, and Planning Director Olson addressed these items, noting Camelot was allowed to operate without a zoning change as City records show. It was reiterated that Camelot was acquired by Full Bloom five years ago, and SESI now proposes to reestablish a similar program at the site. Ms. Smith mentioned the building still features murals painted during Camelot’s tenure and expressed fondness to be back in the building.
No further comments were made, and Vice Chair McMahon requested a motion. Ms. O’Flaherty moved that based upon the submitted petition and testimony presented, I move the Planning and Zoning Commission forward its findings of fact as stated in the staff report and the applicant’s narrative and rider to the petitions and recommend to the City Council approval of the rezoning from the “LI” Light Industrial District to the “LC” Light Commercial District for a portion of the property located at 315 N. 6th St. as described in Exhibit A of the staff report. In addition, a petition for a special use permit for a private therapeutic day school for the property located at 315 N. 6th St. described in Exhibit A of the staff report is recommended for approval subject to the site plan dated 11-5-25 attached as Exhibit B and subject to the following conditions:
1. The applicant obtains a lease to park vehicles on the lot at the southwest corner of Oak St. and N. 6th St. (PIN 08-23-184-011).
2. Employees of the therapeutic day school are restricted to park in the area north of the existing building on the subject site or in the parking lot at the southwest corner of Oak St. and N. 6th St. (PIN 08-23-184-011).
3. Directional signage, meeting the UDO requirements, shall be placed on the site to guide buses and cars through the parking lot and student drop-off and pick-up area.
4. There shall be a maximum of 100 students between the ages of 3 and 21 at the facility. Mr. Wright seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Wright – yes, Vice Chair McMahon – yes. Chair Maxwell was absent. The motion passed 4-0-1.
b. Amended Final Development Plan and Final Plat – Approval of an Amended Final Development Plan and Final Plat for 217 Franklin St. (Safe Passage).
Christine Kalina, Development Director for Safe Passage, reviewed their amended final development plan and final plat. Ms. Kalina reminded the Commission the original plan was approved in December of 2020, and the current update reflects the revised design. She explained the building has been reduced from a 42,000 sq. ft. two-story structure to a more efficient one-story 14,025 sq. ft. building plus 2,800 sq. ft. basement. She noted the funding for the building will be supported by a $2.5 million federal appropriations grant and fundraising. Ms. Kalina emphasized the revised building plans will be more fiscally responsible and sustainable.
Ms. Kalina said the new building will include 18 residential dwellings with an improved flow for trauma informed care. She stated the new layout will focus on long-term community needs and operational sustainability. Onsite parking will also be increased for staff and clients, and they are working towards a shared parking agreement with the neighboring church (St. George Greek Orthodox Church) for overflow.
Ms. Kalina pointed out no building access points will be on Franklin Street, and the basement will have an egress door only. She also noted the landscaping has been adjusted for new entrances and site buffering, along with additional north-side landscaping to screen parking. She stated a courtyard with privacy fence will be added for client safety. Concluding, Ms. Kalina detailed the revision reflects a downsized but more sustainable facility, balancing funding reality with community needs, while enhancing safety, accessibility, and trauma-informed care.
Planning Director Olson went through the staff report dated December 11, 2025. He explained the Safe Passage site, rezoned in 2020 for shelter use, with a final development plan and final plat approved in 2021. He noted the building has shifted from a larger two-story design to a smaller one-story building with added onsite parking (18 to 29 spaces). He added the final plat includes a resubdivision, sanitary sewer easement and updated certificates. Mr. Olson mentioned a ceremonial groundbreaking occurred recently, and the facility is projected to open in late 2026.
Vice Chair McMahon said the item was not a public hearing. The Commission had a few comments and questions regarding whether the building would provide enough space and if Safe Passage would be keeping their current properties. Ms. Kalina stated the new building will be a big improvement to the space they have now, which currently houses approximately 20-25 people in a space with five bedrooms and two bathrooms. She stated they have been in their current location for 43 years and hope to be in the new building even longer. She believes the decision to downsize the project will support the financial sustainability of the building while supporting the needs of the community and continuing to offer trauma informed care.
Vice Chair McMahon requested a motion. Mr. Wright moved that based upon the submitted petition and testimony presented, I move the Planning and Zoning Commission recommend approval of the Amended Final Development Plan and Final Plat for the Safe Passage Facility at 217 Franklin St. per the plans in Exhibit A of the staff report and subject to all staff comments being addressed prior to the issuance of a building permit and recording of the Final Plat. Mr. Fellabaum seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Wright – yes, Vice Chair McMahon – yes. Chair Maxwell was absent. The motion passed 4-0-1.
F. Staff Report
Mr. Olson stated one hearing is scheduled for the January 5th meeting which will be publicly posted in the next few days. He added a new preliminary/final development plan and final plat will come back through the Commission for 145 Fisk Avenue since the previous preliminary plan expired.
He noted City Council approved both Project Vector and the youth shelter at 220 College Ave. during their last meeting.
Mr. Olson concluded by thanking the Commission for their hard work this year and a Merry Christmas.
Vice Chair McMahon requested a motion to adjourn. Mr. Wright moved to adjourn, and the motion was seconded by Mr. Fellabaum. The meeting adjourned at 6:44pm.
https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_12152025-2789
