City of Dekalb Planning & Zoning Commission met Nov. 3.
Here are the minutes provided by the commission:
The Planning and Zoning Commission held a meeting on November 3, 2025, in the Yusunas Meeting Room at 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, Vice Chair Bill McMahon and Chair Max Maxwell. Commission member Jerry Wright arrived at 6:05 PM. Commission member Maria Pena-Graham 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 November 3, 2025, agenda as presented. Vice Chair McMahon motioned to approve the agenda as presented. Ms. O’Flaherty 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. Ms. O’Flaherty motioned to approve the minutes as submitted. Mr. Fellabaum 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.
Chair Maxwell stated City staff is recommending the Commission continue the public hearing to the November 17th meeting due to a delay in publication of the legal notice. The notice was not published within the required timeframe, and therefore, a new hearing date of November 17th was set. He stated letters were mailed to the property owners previously notified of the hearing on November 3rd, with details of the change and the new date.
Vice Chair McMahon moved that the Planning and Zoning Commission continue the public hearing for the setback variance for a new townhome at 711-717 Woodbridge Ct. to Monday, November 17, 2025, at 6:00pm at the DeKalb Police Department in the 2nd Floor Training Room located at 700 W. Lincoln Highway. Mr. Fellabaum seconded the motion.
During the roll call vote, Mr. Wright abstained due to his late arrival to the meeting.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Wright – abstained, Vice Chair McMahon – yes, Chair Maxwell – yes. Commission member Pena-Graham was absent. The motion passed 4- 0-1 with 1 abstention.
b. Public Hearing – A petition by Shawna Anderson for approval of a variance to the Unified Development Ordinance to allow a new 6-foot-high privacy fence to be constructed in a portion of the front yard along Joanne Lane for the property located at 428 E. Dresser Road.
Nancy Anderson, 428 E. Dresser Road, spoke on behalf of her daughter, Shawna Anderson. Both own the property at 428 E. Dresser Road. Ms. Anderson explained they are requesting a variance for a 6-foot-high vinyl privacy fence to ensure the safety and security of Shawna’s toddler. She stated he is a very active, strong-willed boy, and they would like him to enjoy their yard space as much as she and her daughter do. She noted there is an existing fence that was installed with a permit, and the new fence would come off the home at an angle towards Joanne Lane and connect to the existing fence along the rear lot line.
Planning Director Olson gave his staff report dated October 30, 2025 on the item. He explained the applicant is requesting a variance to Articles 7.06.3, 7.06.4.b and 7.06.6 of the Unified Development Ordinance (UDO) to allow a six (6) foot-high privacy fence in a portion of the front yard along Joanne Lane. The UDO states that privacy fences cannot be over three (3) feet tall if they are in front of the front building line (home).
Mr. Olson noted the home is about 24 feet from the property line (right-of-way) along Joanne Lane or about one (1) foot off the edge of the sidewalk. The applicant would like to construct a six (6) foot high mocha walnut vinyl privacy fence that would start at the far eastern side of the home and angle towards Joanne Lane. He described how the fence would be four (4) feet off the edge of the sidewalk and extend to the rear lot line. The fence would then stretch along the south lot line and up along the west lot line to the edge of the detached garage.
Echoing Ms. Anderson, Mr. Olson explained the applicant states they are proposing the new fence to provide more safety and security for her son. The property previously had a four (4) foot high chain link fence that was recently removed since the fence did not provide adequate safety. The subject lot is 10,386 sq. ft. and has a width of 72 feet at the south end and 105 feet at the north end along E. Dresser Rd. Mr. Olson stated the varying width of the lot and the placement of the home on the property results in a small area for a usable yard along Joanne Lane and greatly limits the area where a six (6) foot high privacy fence could be placed.
Mr. Olson continued by mentioning the proposed fence will be placed four (4) feet off the sidewalk to provide some green space and setback for pedestrians walking. In addition, the proposed fence will not alter the character and scale of the structures in the neighborhood nor impact the visibility of any adjoining home or motorist. There is an existing six (6) foot privacy fence to the south of the subject lot along Joanne Lane at 425 Regal Dr. He said a total of eight (8) nearby property owners submitted letters supporting the variance request.
Mr. Olson stated the following neighbors provided letters of support: Barbara Kaufmann (309 Joanne Lane), Dan Seymour (301 Joanne Lane), Dan and Patty Raih (405 Regal Drive), Pamela Wicking (412 Joanne Lane), Dan and Carolyn Dial (401 Joanne Lane), Mark Kelly (136 Ilehamwood Drive), Katherine Leckinger (317 Joanne Lane) and Jane Pearre (400 E. Dresser Road). One additional letter of support was received the day of the meeting from Joshua and Nicole Maddox of 425 Regal Drive. Copies of this letter were provided to the Commission.
No public comments were made, and the public hearing was closed.
Chair Maxwell believed the petition was straightforward, and the fence would have a positive aesthetic impact on the neighborhood.
Chair Maxwell requested a motion on the variance request. Ms. O’Flaherty moved based on the submitted petition, testimony presented and findings of fact, I move the Planning and Zoning Commission approve a variance to Articles 7.06.3, 7.06.4.b and 7.06.6 of the Unified Development Ordinance to allow a six (6)-foot-high privacy fence to be constructed in a portion of the front yard along Joanne Lane for the property located at 428 E. Dresser Road as shown on Exhibit A of the staff report dated October 30, 2025. Vice Chair McMahon seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Wright – yes, Vice Chair McMahon – yes, Chair Maxwell – yes. Commission member Pena-Graham was absent. The motion passed 5-0-1.
c. Preliminary/Final Development Plan and Final Plat – Approval of a Preliminary/Final Development Plan and Final Plat for a Solar Farm at the Southwest Corner of Rt. 38 and John Huber Parkway (PSE Huber IL Solar LLC).
Michael Larkin, Manager of the Development Team for PureSky Solar (PSE Huber IL Solar LLC) presented their petition. He noted two of his colleagues were also in attendance: David Shannon, Director of EPC and Ann Rowley, an Engineer with TRC Environmental Corp.
Mr. Larkin gave a brief background on PureSky Energy, explaining they are an independent power producer, and owner/operator of community solar projects in several states. They specialize in community ground mounted solar and share the electric savings with subscribers. He noted the proposed location of this solar farm is in the western portion of the City, right off W. Lincoln Highway and John Huber Parkway. The solar farm will be just under 5 megawatts and will be roughly 30 acres in size. He also noted the parcel was already annexed into the City and rezoned to “PD-I” – Planned Development Industrial District.
Mr. Larkin continued detailing the conditions of the parcel including an agricultural field which rotates between corn and soybean crops, subsurface drain tiles, an existing residential structure which will remain, and farmed wetlands. He pointed out the location of the solar panels on the site plan. The panels will run north to south, surrounded by a 7-foot-high fence and a vegetative buffer. Additional items on the site will be utility poles, an access road, and an equipment pad for inverters, transformers, and all electrical equipment. Mr. Larkin believed the site plan adheres to setback requirements and explained considerations were made for the expansion of John Huber Parkway to the south. He added that the site plan meets storm water requirements.
Planning Director Olson gave his staff report dated October 30, 2025 and thanked Mr. Larkin for the good background on the proposal. He detailed the application provided by the applicant, explaining PSE Huber IL Solar LLC, has submitted applications for approval of a Preliminary/Final Development Plan and Final Plat for a 5-megawattt ground mounted solar energy system (solar farm) at the southwest corner of Rt. 38 and John Huber Parkway. He noted the applicant will be leasing the 38-acre property from the property owner. There are two residents living in the farmhouse along Rt. 38 and they will remain. None of the existing farm buildings will be removed.
Mr. Olson recalled for the Commission that on November 12, 2024, the City Council passed Ordinance 2024-056 which approved an annexation agreement for the annexation, rezoning, and concept plan approval for the solar farm. The Ordinance rezoned the subject site to the “PD-I” District to accommodate the solar farm. The Ordinance required the submittal of a Preliminary/Final Development Plan that would include an engineering, landscaping, and decommissioning plans. A Final Plat of Subdivision was also required to be submitted. The Ordinance required approval of the plans and plat by the Planning and Zoning Commission and City Council.
Mr. Olson explained the proposed grid-tied solar system with interconnection to ComEd’s distribution network and is designed to meet the Illinois Shines program requirements. The application notes once operational; the solar farm will generate renewable electricity for approximately 900-1,000 homes per year. Native vegetation and pollinator-friendly ground cover is proposed beneath the arrays. Site work is planned to start in the first quarter of 2026 with the facility fully operational in the fourth quarter of 2026. Mr. Olson stated the facility will be remotely monitored and maintained by a qualified operations and maintenance provider. The project is expected to operate for 25-30 years.
Mr. Olson stated water and sewer service is not required for the facility. Access to the site will be from a 20-foot-wide entrance from Rt. 38 located along the eastern portion of the site. The solar facility will be surrounded by a seven (7) foot tall agricultural style fence. The existing well and septic system for the home on the site will be allowed to continue. He added the systems must be reasonably maintained and must comply with the UDO if the property is no longer used for a solar farm or the owner seeks to use the property beyond the existing dwelling unit on the site.
Mr. Olson mentioned City staff have reviewed the plans along with the DeKalb County Highway Department. He provided further details regarding the consideration for the expansion of John Huber Parkway. At the northeast corner of the site the final plat indicates a .03-acre dedication to the DeKalb Township Road District for the future extension of John Huber Parkway. At the southeast portion of the site a roadway an utility easement is shown on the plat. The easement language will allow the area to be used for improvements related to the solar farm, until notice is made by the City or the DeKalb County Highway Department to vacate the area for conversion to a roadway. Mr. Olson pointed out an 180-day notice is required to the landowner to vacate the area and compensation to the owner for the property will be made per IDOT guidelines.
Several Commissioners stated this was what they expected to see and is in-line with the approved Concept Plan.
Chair Maxwell requested a motion. Vice Chair McMahon moved that the Planning and Zoning Commission recommend approval of the Preliminary/Final Development Plan and Final Plat for a 5-megawattt ground mounted solar energy system (solar farm) at the southwest corner of Rt. 38 and John Huber Parkway per the plans 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. Wright seconded the motion.
A roll call vote was taken: Fellabaum – yes, O’Flaherty – yes, Wright – yes, Vice Chair McMahon – yes, Chair Maxwell – yes. Commission member Pena-Graham was absent. The motion passed 5-0-1.
F. REPORTS
Mr. Olson reiterated the continued hearing for 711-717 Woodbridge Court would be at the next meeting on November 17, 2025, which will take place at the Police Department. Additionally, Mr. Olson mentioned the Commission will also see Project Midwest back for a Preliminary/Final Development Plan and Final Plat approval. He reminded the Commission Project Midwest is a large warehouse distribution facility planned for the Northeast corner Peace Road and Fairview Dr.
G. ADJOURNMENT
Chair Maxwell requested a motion to adjourn. Mr. Fellabaum motioned to adjourn, and Ms. O’Flaherty seconded the motion. The meeting adjourned at 6:23 p.m.
https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_11032025-2766
