City of Dekalb Planning & Zoning Commission met Jan. 5.
Here are the minutes provided by the commission:
The Planning and Zoning Commission held a meeting on January 5, 2026, 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 Chair Max Maxwell. Commission member Bill McMahon was absent. Planning Director Dan Olson and Assistant City Manager Bob Redel were present representing the City.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the January 5, 2026, agenda as presented. Mr. Fellabaum 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. December 15, 2025 – Chair Maxwell requested a motion to approve the December 15, 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 JJK 343 LLC for approval of the annexation, rezoning, concept plan, preliminary development plan for a travel center, and building elevations and a final plat of subdivision for approximately 144 acres of property located at the southeast corner of Peace Rd. and Fairview Dr. 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 to accommodate an industrial and commercial business park anchored by a travel center including a gas station and convenience store.
Jerry Krusinski, of ChicagoWest Business representing JJK 343 LLC, 2107 Swift Drive, Oakbrook, Illinois, spoke briefly, requesting the hearing be continued to the next Planning and Zoning Commission meeting on January 20, 2026. He cited holiday driven delays affecting a few of the additional items for their formal presentation. Continuing the hearing to the next meeting would allow them to come prepared with all of the background information, images, and plans.
Mr. Olson stated the City supports the continuation request.
No public comments were made and no discussion occurred with the Commission. Ms. O’Flaherty moved that the Planning and Zoning Commission continue the public hearing for the ChicagoWest Business Center Region IV – DeKalb Commerce Center – Pilot Travel Center to the Planning and
Zoning Commission meeting on Tuesday, January 20, 2026, at 6:00p.m. at the DeKalb Public Library, 309 Oak Street, in the Yusunas Meeting Room. Mr. Fellabaum seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Wright – yes, Chair Maxwell – yes. Vice Chair McMahon was absent. The motion passed 4-0-1.
b. Preliminary/Final Development Plan and Final Plat – Approval of a Preliminary/Final Development Plan and Final Plat for 145 Fisk Ave. (Jon Sauser).
Mr. Sauser explained not much has changed in the new plans versus the prior plans to redevelop the existing older building at 145 Fisk Ave. Minor updates have been made in response to City requirements. Mr. Sauser noted the plan includes two resident garages along Sycamore Road, a new patio at the back of the building for. He indicated he met with the Fire Department to discuss access needs and with engineering to discuss items such as curb and gutter, water, and landscaping.
Planning Director Dan Olson gave his Staff Report dated 12-31-25. He recalled for the Commission this project was originally approved back in 2022. Mr. Olson explained the former St. Mary’s Hospital site was rezoned to a Planned Development Residential district to allow 32 apartment units with accessory uses and a preliminary development plan approved. Only minor changes have occurred since then. The original requirement to submit a final development plan within two years was not met, and no extension was requested by Mr. Sauser.
Mr. Olson acknowledged concerns brought forth by the City about the proper sealing of the vacant building, and discussions about possibly reverting the zoning of the site to the “NC” District. After Mr. Sauser was made aware of the concerns and conversations, he did submit a detailed final plan in December 2025. After several meetings, the City Council ultimately kept the Planned Development Residential zoning in place. Mr. Olson noted the preliminary development plan needs to be re approve along with approval of the final development plan and final plat.
Mr. Olson pointed out the updated final plan includes a one-lot subdivision, improved fire truck access, refined right-in/right-out access on Sycamore Road, and adjustments to anticipate future roadway redesign. A more detailed landscape plan was submitted which Mr. Olson stated needs further review by City staff but appears to meet Unified Development Ordinance (UDO) requirements at first glance. A new six-foot privacy fence was added for neighbors to the east. Additional plantings were also added to meet UDO requirements, and a compliant lighting plan was provided.
Mr. Olson stated staff recommend approval of the final development plan and plat, pending resolution of remaining staff comments before building permits are issued and the plat is recorded.
Although not a public hearing, one speaker request form was received by Nathan Books. Mr. Books explained he is a neighbor of the subject property and inquired if the previously proposed roof top patio on the east side of the building was still in the plans as it is next to his house. Mr. Sauser stated the roof top patio is no longer part of the plans and admitted the architect may have been a little ambitious in first renderings. The matter was settled with this brief discussion.
Chair Maxwell commented he is excited to see the project back in motion again. Ms. O’Flaherty inquired about what exactly had changed in the plans. Mr. Sauser explained they defined the space a little better but there were no big changes, just fine tuning. She also inquired about the landscaping plans and the footprint size. Mr. Olson confirmed the landscaping plans appear to meet UDO requirements at first glance and the footprint will remain the same with the same setbacks.
Chair Maxwell requested a motion to approve. Mr. Wright moved that the Planning and Zoning Commission recommend approval of the Preliminary/Final Development Plan and Final Plat for the property at 145 Fisk Ave. per the plans in Exhibit A and subject to all staff comments being addressed prior to the issuance of a building permit and recording of the Final Plat.
F. Staff Report
Mr. Olson reminded the Commission that the next meeting with be on Tuesday, January 20, 2026, due to the holiday on January 19. The meeting will take place at the same time and location.
He also pointed out 2026 meeting schedules were provided to Commission members. He urged them to look at the schedule and take note of those meetings moved to Tuesdays due to holidays. He then reminded the Commission he will let them know if any meetings need to move locations during budget time at the end of the year.
Chair Maxwell requested a motion to adjourn. Mr. Wright motioned to adjourn, and Ms. O’Flaherty seconded the motion. The meeting was adjourned at 6:14 pm.
https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_01052026-2790
