DeKalb Times

City of Sycamore Planning Commission met Nov. 11.

Here is the minutes provided by the commission:

CALL TO ORDER AND ROLL CALL 

Acting Chairperson Chuck Stowe called the meeting to order at 7:00 p.m. and City Clerk Mary Kalk called the roll. Those Commissioners present were Nathan Schwartz, Ted Strack, Matt Woodstrup, Alan Zantout, Penny Carter, Sarah Gallagher- Chami, Dave Finney, and Nate Kitterman. Chairperson Bill Davey and Commissioners Ishmael McGhee and Stephen Nelson were absent. Other staff members present were City Manager Brian Gregory, Director of Public Works John Sauter, City Engineer Mark Bushnell, and City Attorney Keith Foster.

APPROVAL OF AGENDA

City Manager Brian Gregory said that the minutes should reflect September 9, 2019.

Motion- Commissioner Strack moved to approve the agenda as amended and Commissioner Finney seconded the motion. Voice Vote – Acting Chairperson Stowe called for a voice vote to approve the motion. All Commissioners present voted aye. Motion carried 9- 0.

APPROVAL OF MINUTES OF SEPTEMBER 9, 2019 

Motion - Commissioner Schwartz moved to approve the Minutes of September 9, 2019 meeting and Commissioner Zantout seconded the motion. Voice Vote – Acting Chairperson Stowe called for a voice vote to approve the motion. All Commissioners present voted aye. Motion carried 9- 0.

PUBLIC COMMENT 

Nicole McRickart, 321 W. Exchange Street, Sycamore voiced her concern over the lack of street parking in front of her house.

City Manager Brian Gregory said that meeting that she was probably referred to is the City Council meeting which meets on the first and third Monday’s of the month and said they will keep an eye on it and see what they can do.

OLD BUSINESS

NEW BUSINESS / ACTION ITEMS

A. Consideration of a Request by Greg LeSage, President of Tech Weld Inc., for a Special Use Permit to operate a Welding and Welding Equipment Use, at 805 Thornwood Drive as required by Article 5.3.1.E of the Sycamore Unified Development Ordinance (PIN number 09-06-426-014). City Manager Brian Gregory said this request for a Special Use comes with a Public Hearing tonight for 805 Thornwood Drive, the former Smart Motion Robotics building. Tech Weld is a family-owned and operated business that started in 1992 and has tripled in size. They have a contract to purchase the M-1, Light Manufacturing zoned property to bring their business from Elburn. They are in a variety of different industries as is detailed in the background.

According to the City’s Unified Development Ordinance (UDO), Welding and Welding Equipment Uses require a Special Use Permit within M-1 zoning. Greg LeSage, the founder and President of Tech-Weld has submitted a petition for a special use permit that would enable his company to relocate to Sycamore.

E. MANUFACTURING AND PROCESSING USES

Per Section 4.3.3 of the City’s Unified Development Ordinance, a Special Use Permit shall be granted only if evidence is presented to establish that: A. The proposed structure or use at the particular location requested is necessary or desirable to provide a service or a facility which is in the interest of the public and will contribute to the general welfare of the neighborhood or community;

B. The proposed structure or use will not have a substantial adverse effect upon the adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety, and general welfare; and

C. The proposed structure or use will be designed, arranged, and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations.

City Manager Brian Gregory and representatives from DeKalb County Economic Development Corporation, Sycamore School District, and Sycamore Park District all had the opportunity to tour the facility in Elburn and said they came away very impressed. The school district representative was intrigued and said the high school even has some of the same equipment, to a smaller degree. The LeSage family expressed interest in maybe working with the school district as they are very community minded. The proposed use will be a good fit. He said the appropriate notice was made with notices of the public hearing being mailed to property owners within 500 feet, being posted in the local newspaper and by installing a sign on the property.

Commissioner Schwartz said that it seems like a good fit and said he liked that the City had an opportunity to visit the facility but asked if there were any unanswered questions from the tour.

City Manager Brian Gregory said no there weren’t and said they were more impressed than what they anticipated.

Commissioner Strack said thank you for thinking of Sycamore and bringing their business. That’s fantastic!

Greg LeSage said it is a big move for them.

Commissioner Strack said Sycamore is a great community.

Linda LeSage said they are finding out that there are so many connections they already have.

City Manager Brian Gregory said that Tech Weld currently has 19 full time employees and the plan in the future is to continue to hire more as their business grows.

Greg LeSage said that some of his employees are moving to Sycamore and said they are hiring another person from Sycamore.

Attorney Keith Foster reiterated that this is a Public Hearing and asked if anyone wanted to speak but no one spoke.

Greg LeSage introduced his wife Linda, daughter-in-law Christine, son Jeff, and son John. Sam Dice is his realtor.

Commissioner Carter asked if this will be their second location.

Greg LeSage said it will be their primary location. He added that Tech Weld is moving into the aircraft industry so they are governed by two different associations that audit them yearly and it’s pretty intense. It’s a very expensive program to be qualified each year.

Motion Commissioner Strack moved to forward a favorable recommendation to the City Council and Commissioner Kitterman seconded the motion. Roll Call Vote Acting Chairperson Stowe called for a roll call vote to approve the motion. Commissioners Schwartz, Strack, Woodstrup, Zantout, Carter, Chami, Finney, Kitterman, and Stowe voted aye. Motion carried 9-0.

City Manager Brian Gregory said that action will be taken at the next Council Meeting on 11-18-19.

B. Consideration of Amendments to the Sycamore Unified Development Ordinance Article 1.3, Definitions, to include Definitions for the Regulation and sale of Recreational Cannabis – Adult Use and Modifications to Article 5.2, Conditions of Use and Article 5.3, Permitted Uses.

City Manager Brian Gregory said that after two months of discussions at the City Council level, the Council voted 4-2 on November 4th to allow dispensaries within the City of Sycamore. He reviewed the background pertaining to the Governor and the State of Illinois that signed a law that allows recreational cannabis use by adults effective January 1, 2020 and how local municipalities have no choice over that part of the law. Communities can put zoning and site regulations into place. This consideration includes the following as outlined in the agenda:

• Article 1.3, Definitions (add new definition):

• Article 5.2, Conditions of Use (create new section)

o F. All uses involving the sale or dispensing of adult use recreational cannabis shall be subject to the following additional conditions:

▪ 1. Dispensaries must be a minimum of 1,000 feet from the property line in all directions of any pre- existing public or private preschool or elementary or secondary school or day care center, day care home, group day care home, part day child care facility and cannot be in an area zoned residential. A 250-foot setback to residential-zoned property is required.

▪ 2. On-premises cannabis consumption within any district is prohibited.

▪ 3. Craft-growers, or any other dispensary or retail location other than those defined under the “Cannabis, Recreational – Retail Dispensing Organization (Adult Use)” definition in Article 1.3 are prohibited.

▪ 4. A minimum separation of 1,500 feet between cannabis dispensaries is required.

▪ 5. No drive-thru dispensaries are allowed.

▪ 6. Business hours are limited to 6:00 a.m. to 10:00 p.m. for dispensaries per State law.

▪ 7. A maximum of one (1) dispensary shall be permitted for every 9,000 in population. A three-fourths (3/4) vote of the Corporate Authorities shall be required to waive the population proration to accommodate an additional dispensary.

▪ 8. No dispensary shall operate before January 1, 2020.

• Article 5.3, Table of Permitted Uses

K. RETAIL TRADE USES 

The Special Use Permit process requires that petitioners demonstrate that the use is consistent with the criteria outlined Section 4.3.3 of the UDO and a public hearing is held. He said that a location would be determined and then it would go through the Planning & Zoning Commission and the City Council for local zoning approval and then to the State for consideration of a license. A public hearing regarding the proposed amendments to the Unified Development Ordinance will be held at the Planning and Zoning Commission meeting. The required notification for the public hearing was made in the local newspaper.

Hearing no comments for the public hearing, Acting Chairperson Stowe closed the public hearing.

Motion Commissioner Finney moved to forward a favorable recommendation to the City Council and Commissioner Kitterman seconded the motion. Roll Call Vote Acting Chairperson Stowe called for a roll call vote to approve the motion. Commissioners Schwartz, Strack, Woodstrup, Zantout, Carter, Chami, Finney, Kitterman, and Stowe voted aye. Motion carried 9-0.

Acting Chairperson Stowe said that action will be taken at the next Council Meeting on 11-18-19.

C. Consideration of a Request by Andrew Christensen on behalf of Pet IQ, for a Special Use Permit to operate a Veterinary Clinic at 541 Puri Parkway, Unit C, as Required by Article 5.3.1.A of the Sycamore Unified Development Ordinance. (PIN number 06-31-330-011). City Manager Brian Gregory said that Pet IQ has a letter of intent to lease a 764 square-foot tenant space (Unit C) to operate VetIQ within the Meijer store at 541 Puri Parkway. According to the City’s UDO, a Veterinary Clinic requires a special use to operate within C-3, Highway Business District Zoning. Services provided include vaccines, minor illness treatments, prescriptions, nail trims, retail pet health & wellness products, and microchipping. No major surgeries, boarding, kenneling or overnight stays are planned. He said that VetIQ will have an entrance and exit that is separate from Meijer, therefore pets will not have access to the retail store at any time.

Per Section 4.3.3 of the City’s Unified Development Ordinance, a Special Use Permit shall be granted only if evidence is presented to establish that: A. The proposed structure or use at the particular location requested is necessary or desirable to provide a service or a facility which is in the interest of the public and will contribute to the general welfare of the neighborhood or community;

B. The proposed structure or use will not have a substantial adverse effect upon the adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety, and general welfare; and

C. The proposed structure or use will be designed, arranged, and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations.

Vet IQ representative said he appreciates being able to come before the Commission tonight and gave a review of the business and how they have or are looking to have clinics in Chicago, Rockford, Elgin, and St. Charles. He said they are a public company and all the location are corporately held. They plan to open as soon as Meijer opens.

Motion 

Commissioner Carter moved to forward a favorable recommendation to the City Council and Commissioner Kitterman seconded the motion. 

Roll Call Vote 

Acting Chairperson Stowe called for a roll call vote to approve the motion. Commissioners Schwartz, Strack, Woodstrup, Zantout, Carter, Chami, Finney, Kitterman, and Stowe voted aye. Motion carried 9-0.

Acting Chairperson Stowe said that action will be taken at the next Council Meeting on 11-18-19.

CONSIDERATIONS/ WORKSHOP ITEMS

A. Consideration of a Request by Jim Mason for a Workshop Item to Discuss Concept Plans for the St. Albans Property at South Main Street.

City Manager Brian Gregory reviewed the background as per the agenda and said that Mr. Mason came before the Commission in September with plans for the property originally requesting a site plan for 33 three-bedroom units for rental. At that time, it looked like the subdivided lot would be about 2.2 acres. The Commission gave direction that at 2.2 acres that 24 units could be built under the current zoning codes from a density standpoint. There were some questions about lot coverage and the subdivision of the site. Staff has worked with Mr. Mason and staff towards a Planned Unit Development (PUD) which is what is before the Commission tonight. There is no action tonight as this is only a workshop. He reviewed the details as outlined in the agenda:

Number of Units/Density: 

The initial concept plan assumed a site of 2.2-acres; however the revised concept plan indicates a subdivided “Lot Two” that is 2.48 acres or 107,930 sq. ft. The remaining 2.60-acres of the property become “Lot One” and is the site of Building B, the remaining apartment complex. With 4,000 square feet required per three- bedroom unit, a total of 26.98 units could be built without a PUD. The proposed plan would allow for 27 three-bedroom units and 1 one-bedroom ADA accessible unit. This brings the total number of bedrooms proposed to 82, matching the number that was in the building that was destroyed.

Lot Coverage: 

Significant discussion focused on lot coverage during the workshop in September. The proposed plan for Lot 2 includes 70% lot coverage (buildings and impervious surface), which is below the 75% maximum.

Parking: 

The proposed plan meets the requirement of 77 parking spaces for Lot 2 as 85 are provided (2 within each unit and 29 existing spaces). As part of the PUD an additional 22 parking spaces (includes two ADA stalls) are being constructed on Lot 1 to bring the parking for Building B into better conformance.

Building B: 

As part of the PUD the petitioner will upgrade the fire alarm system in Building B. While the current manual system is operable, it is older technology than the system that was in Building A when the fire started in July. The new system likely played a role in ensuring that the residents were able to safely exit the building. This is an important component of the PUD as it enhances the existing building by adding heat and smoke detection in the hallways and common areas.

He said that there is a bit of give and take in a PUD so ultimately, they are going from 27 units to plus one additional one- bedroom unit and in return, improvements are being made to building B along with additional parking which would not be required otherwise. He says this provides benefit to not only construction but also to what’s there. He walked through the elevations and floor plans. He said he wanted to lay it all out and said that in a PUD, any variance from the UDO are all packaged on what is agreed upon.

Commissioner Kitterman asked if there was a miscalculation when it came before the Commission last month.

Brian Gregory said no, it was a very preliminary concept that appeared that the way the lots would be subdivided would be 2.2 acres for lot 2 and in actuality, lot 2 is 2.48 acres.

Commissioner Finney said it’s pretty darn good that the 27 three-bedroom units plus the one still equal the 82 beds.

Brian Gregory said he had heard comments regarding the number of bedrooms after the last meeting so they tried to work that into the discussions.

Commissioner Strack said there are aesthetic issues with a project like this and said when you look at the repeated symmetrical style, it looks like barracks and asked if there is a way to spruce it up in terms of giving it a little differentiation across the front.

James C. (Jim) Mason said yes, he agrees and said the siding will be changed. He said there will be gates between the garages and balconies on the back with courtyards. Instead of windows, he will have patio doors and said he could have a brick veneer instead of horizontal siding. He thanked Ted and said he appreciated the comments.

Commissioner Finney said it looks like they have done their work as it looks a lot better than it was before because he had concerns with the density.

Brian Gregory said this is how the planning process is supposed to work. He said they will work on the specifics at the staff level to bring back to the Planning & Zoning Commission first and then ultimately the City Council.

Commissioner Strack thanked Jim for putting this within the parameters of the UDO.

REPORTS

ADJOURNMENT

Motion 

Commissioner Finney moved to adjourn the meeting at 7:46 p.m. and Commissioner Woodstrup seconded the motion. 

Voice Vote 

Acting Chairperson Stowe called for a voice vote to approve the motion. All Commissioners present voted aye. Motion carried 9 - 0.

https://cityofsycamore.com/wp-content/uploads/2019/12/plan20191111m.pdf