City of Dekalb Planning & Zoning Commission met Nov. 17.
Here are the minutes provided by the commission:
The Planning and Zoning Commission held a meeting on November 17, 2025, in the Second Floor Training Room at the DeKalb Police Department, 700 W. Lincoln Highway, 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, Vice Chair Bill McMahon and Chair Max Maxwell. Commission member Jerry Wright was absent. Planning Director Dan Olson was present representing the City.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the November 17, 2025, agenda as presented. Ms. O’Flaherty motioned to approve the agenda as presented. Mr. McMahon seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. October 20, 2025 – Chair Maxwell requested a motion to approve the October 20, 2025, minutes as presented. Mr. Fellabaum 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 Luis Poblete, petitioner, and Newport Illinois Group, LLC, owner, for approval of a variance to the townhome development standards in Exhibit A of Ordinance 02-14 in order to reduce the 20-foot rear yard setback to 13 feet for a proposed 4-unit townhome on the vacant property located at 711-717 Woodbridge Ct.
Luis Poblete discussed his variance request. Mr. Poblete clarified the request is not about convenience or special treatment, and felt the request was a fair, reasonable and a practical solution. He explained he is requesting a variance to the rear yard setback to be changed from 20 feet to 13 feet. Mr. Poblete noted when the subdivision was first planned, the 20-foot setback was based on the assumption each lot would be 88 feet deep. However, Mr. Poblete’s lot is only 80 feet deep, making it one of the shallowest lots in the subdivision. Continuing, Mr. Poblete stated should he adhere to the current 20-foot setback requirement, he would be required to cut buildable space by approximately 700 sq. ft. causing major changes to the floor and building plans.
Mr. Poblete reiterated he is looking to build a similar model and sized townhomes, but, due to the unique lot dimensions, they would not be able to do so without the variance. He acknowledged the impact the variance would have on the existing units behind his lot and referenced a meeting he set up with Planning Director, Dan Olson, and one of the most affected neighbors, early last week. Based on conversations that took place during this meeting, Mr. Poblete noted the following concerns will be addressed: no decks will be allowed on the units, and instead, paved patios with 3 ft x 3 ft max dimensions will be added, a row of 10 arborvitae trees at least 6 feet tall will be planted to assist with screening, and an tree on the north rear line of the property will be removed and replaced.
He relayed his belief that the request was fair and noted they will keep privacy and neighborhood curb appeal and are willing to work with their neighbors. Mr. Poblete summarized his variance request, and related Unified Development Ordinance (UDO) requirements which he believed were met. Without the variance, his usable space would be significantly cut down, seriously affecting home layout and value. He noted the specific hardship is a result of the original plat and not due to actions of the owners. He added the variance would not set a precedent for other vacant lots in the neighborhood as this is the only lot of such unique size. To conclude, Mr. Poblete stated the proposed townhome will match the scale, design, and character of surrounding properties and fits the intent of the zoning roles.
Planning Director, Dan Olson, reviewed his Staff Report dated November 13, 2025. He explained the applicant, Luis Poblete – Newport Illinois Group, LLC, is requesting a variance to the townhome development standards in Exhibit A of Ordinance 02-14 in order to reduce the 20-foot rear yard setback to 13 feet for a proposed 4-unit townhome on the vacant lot located at 711-717 Woodbridge Ct. The lot is described as “Unit 4 – Wineberry P.U.D. Phase Three – A Subdivision”. The subject site is zoned “PD-R” Planned Development Residential District.
Mr. Olson directed the Commission to Ordinance 2002-014, provided in their background materials, which approved the rezoning for the Wineberry development to the PD-R District. The Ordinance lays out the development standards for the subdivision. The setback requirements in the Ordinance establishes a 20-foot minimum rear yard setback for townhome lots with a minimum depth of 88 feet. As pointed out by Mr. Poblete, the subject lot has a depth of 80 feet; however, the Ordinance does not mention a rear yard setback for lots that are 80 feet in depth. Mr. Olson noted the vast majority of the lots in Wineberry are 88 feet in depth, with two of the lots at 86 feet in depth.
Mr. Olson mentioned the applicant intends to construct a townhome building at the same size and footprint as the other townhomes in the development. Based on the layout of the townhome building, a copy of which was provided to the Commission, a variance reducing the rear yard setback from 20 feet to 13 feet was requested. The subject lot has a depth of 80 feet, and the vast majority of the other lots are 88 feet in depth, which lead to the request. The proposed design of the townhome will maintain full compliance with the UDO rear yard coverage maximum of 30%. Mr. Olson noted that each rear yard for the townhomes in Wineberry have a storm drain so a reduction of the rear yard setback will not cause any water issues.
Mr. Olson stated a hardship is apparent as the depth of the lot is shorter than the vast majority of other lots in the subdivision. The applicant notes in their narrative that applying the same 20-foot rear yard setback to this smaller lot results in an unbalanced and unusable building envelope compared to neighboring properties. They also indicate reducing the buildable depth by seven (7) feet would require a major redesign to the proposed building elevations and floor layouts creating inconsistency with the approved elevations and façade pattern in the Wineberry Ordinance from 2002. The strict compliance to the 20-foot rear yard setback for the subject lot would eliminate livable floor area, compromise design continuity and diminish the intended use and value of the property. Mr. Olson stated the unique smaller lot makes compliance with the required setback impossible without architectural distortion.
Reviewing Ordinance 2002-014, Mr. Olson stated it requires the architectural elevations of the townhomes in Wineberry to substantially comply with the building drawings attached as Ex. B to the Ordinance. He said the proposed architectural elevations are in substantial compliance with the elevations approved in the Ordinance as well as the surrounding townhomes.
Mr. Olson advised the Commission the City staff met with the applicant and one of the homeowners to the north (Carolyn Swafford – 3215 Napa Ct.) on November 7th. The location of the townhome building at the requested 13-foot setback was marked as well as the 20-foot setback location. As a result of the meeting, all parties agreed to the following conditions:
• No decks will be allowed in the rear yards. Paved patios (landings) will be allowed at a maximum of 3’ x 3’ per the City’s Building Code.
• Plant a line of 10 Arborvitae Trees (minimum 6 feet tall) along the rear (north) lot line.
• Remove the existing tree on the north lot line and replace with a new deciduous tree (min. 2 ½ “ caliper).
Mr. Olson mention on November 7th, the City received an e-mail from Vicky Hayes (3213 Napa Ct.), who noted she was in favor of adding some landscaping to help screen the view of the proposed townhome. In response to that e-mail, the applicant has submitted a revised site plan indicating the addition of 10 Arborvitae Trees (minimum 6 feet tall) along the rear (north) lot line, removal of the decks and the planting on one deciduous tree (2 1/2 “ caliper) along the north lot line.
Mr. Olson mentioned the additional public response forms and comments were received from: Carolyn Swafford, 3215 Napa Court, provided her reasoning for opposing the request prior to meeting with the applicant and City staff. CDP Group, LLC, owners of 3216 Sonoma Court, and Ali Al Marzouk, submitted Public Response Forms supporting the petition.
Mr. Olson added Lori Sprague, 3231 Wineberry Drive, and Kathleen Perilongo, 3235 Wineberry Drive, submitted Public Response forms generally supporting the proposal but wanted additional specifics before deciding. Both attended the meeting.
Carolyn Swafford, 3215 Napa Court, spoke at the hearing. She appreciated the changes the petitioner offered to make but held concerns about the variance affecting her and the surrounding units’ market value negatively.
No additional public comments were made, and Chair Maxwell closed the public hearing.
Chair Maxwell inquired how the elevations would be affected by units not being allowed decks. Ms. Pena-Graham, a local realtor, clarified all deck/patio access is from the first floor.
Chair Maxwell noted the lot is geographically located in the middle of several other lots. Ms. O’Flaherty agreed, adding she had more questions about why it was planned that way to begin with, which caused the variance request. Mr. Olson noted most lots meet the 20-foot rear set back, and there is a percentage of rear yard coverage that needs to be adhered to, which the variance will be.
He added nothing in the original Ordinance addressed lots of shorter length lots.
Vice Chair McMahon inquired about the dimensions of the undeveloped lot to the southwest of the subject lot. Mr. Olson stated that lot is between 88 feet and 86 feet deep.
Mr. McMahon asked the applicant if he knew any of this when he purchased the lot. Mr. Poblete explained he was not aware until he applied for a building permit. He stated he simply wants to build the same townhomes that are already there in the development.
At this time, Michelle Picket of 3207 Napa Court asked if the staff could share details of the feedback received from residents. Mr. Olson summarized the comments received from the public.
Reviewing the slides of the plat of subdivision previously shown, Mr. McMahon commented the petitioner is not requesting any closer setbacks than what has already been done. Mr. Olson acknowledged that while the space owned by the Homeowner’s Association varies between lots, the setbacks are consistent. He also noted the difference in lot size, about 8 feet, corresponds with the 7-foot difference requested for the setback line.
Mr. McMahon surmised that bigger drawback to the neighborhood would be smaller townhomes being built and not the set back. With that said, he did not see any reason not to approve it since they are just approving the distance between townhomes.
Ms. O’Flaherty inquired who approved of the original plat. Mr. Olson confirmed the plat was approved by the Planning and Zoning Commission and City Council in 2002.
Chair Maxwell requested a motion to approve the variance. Mr. McMahon moved that based on the submitted petition, testimony presented and findings of fact, I move that the Planning and Zoning Commission approve a variance to the townhome development standards in Exhibit A of Ordinance 02-14 in order to reduce the 20-foot rear yard setback to 13 feet for a proposed 4-unit townhome on the vacant lot located at 711-717 Woodbridge Ct. as shown on Exhibit A subject to the following conditions.
1. No decks will be allowed in the rear yards. Paved patios (landings) will be allowed at a maximum of 3’ x 3’ and constructed per the City’s Building Code.
2. Plant a line of 10 Arborvitae Trees (minimum 6 feet tall) along the rear (north) lot line.
3. Remove the existing tree on the north lot line and replace with a new deciduous tree (min. 2 ½ “ caliper).
Mr. Fellabaum seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Pena-Graham – yes, Vice Chair McMahon – yes, Chair Maxwell – yes. Commission member Wright was absent. The motion passed 5-0-1.
b. Preliminary/Final Development Plan and Final Plat – Approval of a Preliminary/Final Development Plan and Final Plat for a Warehouse and Distribution Facility at the Northeast Corner of Peace Rd. and Fairview Dr. – Project Midwest (Mohr DeKalb LLC).
Gary Horn spoke on behalf of Mohr DeKalb, LLC. Mr. Horn explained Project Midwest is a 1 million sq. ft. warehouse and distribution facility. They work with national clients, and this is a fairly typical building for them. He stated the building is a Class A 32-foot clear warehouse building that will be secured, and a new entrance off Peace Road, which will have a security gate. The entire property will be fenced and landscaped per code, and the building is expandable to a total size of 1.5 million sq. ft.
Mr. Olson provided his Staff Report dated November 13, 2025. He explained, the applicant, Mohr DeKalb LLC, has submitted applications for approval of a Preliminary/Final Development Plan and Final Plat for a 1,019,343 sq. ft. warehouse and distribution facility (with expansion) located at the northeast corner of Peace Road and Fairview Dr. The proposed development goes by the name Project Midwest. He reminded the Commission that on October 28, 2024, the City Council passed Ordinance 2024-050, which approved an annexation and development agreement with Mohr Acquisitions LLC to develop the 144-acre site. The Ordinance rezoned the subject site to the “PD-I” Planned Development Industrial District to accommodate the proposed use. A Concept Plan was also approved with the Ordinance indicating an approximate 1,322,800 sq ft. building with a 228,480 sq. ft. future expansion for a total of 1,551,280 sq. ft.
He noted the annexation and development agreement required the submittal of a Preliminary/Final Development Plan and Final Plat. The Plan would include the engineering plans, landscape plan, building elevations, and lighting plan. The engineering plans include the layout plan, utility plan, and grading plan. The Ordinance required the Planning and Zoning Commission and City Council to review the plans and plat pursuant to the approved Concept Plan and Unified Development Ordinance (UDO).
Mr. Olson pointed out a 524,417 sq. ft. future expansion is shown to the north side of the proposed building. There is no indication on the timing of the expansion. The far east side of the site will remain in agricultural use, with the truck parking area remaining at least 850 feet from Webster Rd. A grading permit was issued in early October and site work commenced on the property in early November.
Mr. Olson confirmed a traffic study was performed and has been reviewed by the City Engineer to determine the appropriate roadway improvements. The planned improvements include adding a dedicated right-turn lane for northbound Peace Rd. traffic, restriping of the southbound Peace Rd. approach to provide a dedicated left-turn lane, restriping of Macom Dr. leg to align with the proposed truck entrance, and modifications to the existing traffic signal at Macom Dr. A more comprehensive traffic study is underway and will identify any additional improvement along Fairview Dr. and more details on the Macom Dr. entrance modifications.
Mr. Olson explained the primary truck access is planned along Peace Rd. across from Macom Dr. The entrance will be secured with perimeter fencing, barrier gates and a staffed guard shack. Two access points are shown along Fairview Dr. He added the western access along Fariview will be for employees and visitors, and the eastern access will be a gated secondary/emergency truck entrance. A total of 258 parking spaces are proposed for employees and visitors in the area south of the building. On the east side of the building a total of 398 truck parking spaces are proposed with 226 future spaces planned. Mr. Olson noted on the west side of the building there will be 162 truck parking spaces. An eight (8) inch black vinyl coated fence will surround the truck parking/loading areas.
Mr. Olson said there is an existing 15” sanitary sewer line that will service the building and runs along the north side of Fairview Dr. from Peace Rd. to Webster Rd. A sanitary service lateral will extend to the south end of the proposed building from the main along Fairview. In addition, a new sanitary sewer will be installed along the east side of Peace Rd. to serve the proposed use and future sites. An existing 16” water main lies along the west side of Peace Rd., and the building will be served by a 12” water line from the main that will go under the road. A looped fire protection main with hydrants at regular intervals will encircle the proposed building. Mr. Olson stated the stormwater will be conveyed via storm sewer and overland flow to the on-site detention areas, per the City’s regulations.
Mr. Olson mentioned the final plat shows a one lot subdivision. The plat indicates 33 feet of right-of way being dedicated along the north side of Fairview Dr. The property line runs along the centerline of Fairview Dr. There is also 33 feet of right-of-way being dedicated from the center line along the west side of Webster Rd. There is adequate existing right of way along Peace Rd. to accommodate the proposed roadway improvements. Mr. Olson verified City staff have reviewed the plans, and all comments have been addressed for this level of review.
Mr. Olson stated although this was not a public hearing, Mr. and Mrs. John and Lynn Farris (19297 Webster Rd.) were present in the audience and asked to speak on the agenda item. Mrs. Farris provided the backstory of how they obtained this historic property. They have lived there for approximately 35 years and now witness changes to the surrounding property occur daily. She noted her surprise that Mr. Horn never inquired about purchasing their property, and her disappointment in the level of communication she has had with Mr. Horn. She urged the Commission to consider what happens to private citizens when big businesses come in.
Mr. Horn responded they are developers and came to an area prime for development. While they purchased 147 acres, they knew they would not need the entire area, including the Farris property, and always planned on buffering Farris’ property as much as possible. He stated the remaining land will be leased to a farmer. Mr. Farris noted the area Mr. Horn indicated will be farmland has remained untouched for several years and he is concerned it will continue to be unsightly. Mr. Horn noted the farmer in charge of the land will be responsible for maintaining the property per their agreement. Mr. Olson added the Farris lot is surrounded by evergreen trees and reiterated the developers cannot go on the Farris property. He added no future buildings will be built on the farm/green space shown on the plan, and any further expansions would need to come back to the Planning and Zoning Commission, following the same process as this request. He also stated the concept plan approved last year matches the Preliminary/Final Development Plan being proposed.
While the Commission was sympathetic to the Farris’ story and situation, Mr. McMahon suggested they make their comments at the City Council meeting addressing this item, as the Commission is there to affirm the petitioner has met all UDO requirements, which they felt had been met.
Mr. Olson provided additional details about the site, confirming the Plans meet the Comprehensive Plan, and the site is surrounding by areas designated for future industrial uses.
Chair Maxwell requested a motion to approve the Preliminary/Final Development Plan and Final Plat. Mr. Fellabaum moved that that the Planning and Zoning Commission recommend approval of the Preliminary/Final Development Plan and Final Plat for a 1,019,343 sq. ft. warehouse and distribution facility with a 524,417 sq. ft. future expansion located at the northeast corner of Peace Road and Fairview Dr. per the Plans and Plat noted 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. McMahon seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Pena-Graham – yes, Vice Chair McMahon – yes, Chair Maxwell – yes. Commission member Wright was absent. The motion passed 5-0-1.
F. REPORTS
Mr. Olson stated the next Commission meeting will be on December 1, 2025, at the library. Public hearings are scheduled for a Special Use Permit and Text Amendments for a youth homeless shelter at 220 College Ave. and a public hearing is also scheduled for the Project Vector data center in the southeast portion of the City.
Mr. Olson also noted City Council approved the Route 38 solar farm at their November 10th meeting. G. ADJOURNMENT
Chair Maxwell requested a motion to adjourn. Mr. McMahon motioned to adjourn, and Ms. O’Flaherty seconded the motion. The meeting adjourned at 6:44 p.m.
https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_11172025-2778
