DeKalb Times

City of Dekalb Planning and Zoning Commission met Nov. 16

Here is the minutes provided by the commission:

The Planning and Zoning Commission held a meeting on November 16, 2020, at the DeKalb Police Station in Training Room #203 located at 700 W Lincoln Hwy, DeKalb, Illinois. Chair Maxwell called the meeting to order at 6:04 PM.

Chair Maxwell stated he wanted to thank everyone for being here tonight. He mentioned for those attending, the meeting room has been set up to meet the CDC recommended distancing guidelines and the Executive Order from the Governor.

A. ROLL CALL

Recording Secretary Aaron Walker called the roll. Planning and Zoning Commission members present were: Ron Klein, Steve Becker, Trixy O’Flaherty, Jerry Wright, and Chair Maxwell. Vice Chair Doe and Bill McMahon were absent. Principal Planner Dan Olson was present representing the City of DeKalb.

B. APPROVAL OF THE AGENDA (Additions/Deletions)

Chair Maxwell requested a motion to approve the November 16, 2020, agenda as presented. Mr. Klein 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. November 2, 2020 – Mr. Becker advised the minutes mentioned comments by Chair Maxwell that were actually made by Vice Chair Doe. He noted Chair Maxwell was absent from the November 2, 2020, Commission meeting. Chair Maxwell requested a motion to approve the November 2, 2020, minutes with the corrections as stated. Mr. Becker motioned to approve the minutes with the corrections. 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

1. Public Hearing – A petition by the City of DeKalb for text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to amend the “LC” Light Commercial District to add truck and trailer rental to the list of special uses and to amend the “GC” General Commercial District and “LI” Light Industrial District to add trailer rental to the list of permitted uses.

Principal Planner Dan Olson went through the staff report dated November 12, 2020. He advised this is a City initiated text amendment, which is related to the next hearing regarding the U-Haul located at 1023 1/2 W. Hillcrest Drive.

Mr. Olson stated the first amendment is to the “LC” Light Commercial District by adding “Automobile, truck, trailer and recreational vehicle sales and rental, except for automobile sales on property greater than three (3) acres that derives a majority of annual sales from new vehicles” to the special use list. He noted this use is already in the Unified Development Ordinance (UDO) under the “GC” General Commercial District, except for the word “trailer”. He advised the second amendment would add “trailer” to the permitted use list in the “GC” General Commercial District.

Mr. Olson advised the third amendment would add “trailer” to the already permitted use of “Automobile, truck and recreational vehicle sales and rental” in the “LI” Light Industrial District. He noted the text amendments will clarify and standardize the vehicle sales and rental uses in the three zoning districts.

Chair Maxwell gave the public an opportunity to speak. There was none. Chair Maxwell gave Commission members an opportunity to speak.

Ms. O’Flaherty and Mr. Becker advised the amendments were straight forward and clarify what’s already in the UDO.

Chair Maxwell inquired if the term “auto sales” would allow U-Haul, which is involved with the next public hearing, to sell vehicles at their location. Mr. Olson advised car dealerships are permitted under the same use as the proposed text amendments int eh “LC” District. He added the special use process would help determine if the property should only be used for only for vehicle sales, vehicle rentals, or both. He noted U-Haul’s special use would only be for rentals of trailers and trucks, no vehicle sales.

Mr. Klein moved that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of Text Amendments to the Unified Development Ordinance as indicated on Exhibit A of the staff report.

Mr. Wright seconded the motion.

A roll call vote was taken. Mr. Klein – Yes, Ms. O’Flaherty – Yes, Mr. Becker – Yes, Mr. Wright - Yes, Chair Maxwell – Yes. Vice Chair Doe and Mr. McMahon were absent. Motion Passed 5-0-2.

2. Public Hearing – A petition by Brian Fleming of 1023 ½ W. Hillcrest Drive (U Haul) for a special use permit to allow for truck and trailer rental storage at 1011-1027 W. Hillcrest Drive.

Brian Fleming, of 1023 ½ W. Hillcrest Drive, advised he is the owner of two U Haul locations, including the one on W. Hillcrest Drive. He advised his trucks and trailers will be stored in two locations, either the southern or eastern end of the parking lot. He noted he has worked with the City to limit the number of vehicles stored on site. He mentioned he does have a second location in Sycamore that can handle an overflow of vehicles.

Principal Planner Dan Olson went over the staff report dated November 12, 2020. Mr. Olson advised the U-Haul has been in operation for a couple years but hasn’t been properly zoned for it. He noted the subject site is zoned “LC” Light Commercial District and renting trucks and trailers is not a permitted or special use in that district. He stated the text amendments mentioned in the previous hearing will add truck and trailer rental to the “LC” Light Commercial District as a special use.

Mr. Olson advised the DeKalb Police Department requested the number of U Haul trucks being parked on the south end of the lot, along Hillcrest Dr., be limited so visibility to the building would be maintained. He noted, after working with Mr. Fleming and the property owner, a limit of 10 trailers and trucks would be allowed to park on site at either of the two locations shown on the exhibit. He added a limit of three trucks that are 10 ft. and over will be allowed to park in the area along Hillcrest Drive and on the east side of the subject site as shown on the exhibit. He mentioned after driving by the property over the last few weeks, there was only an average of 2-4 trucks and 1-2 trailers parked on site at any given time.

Mr. Olson advised staff reviewed the required parking spaces for the subject property. He noted the building has a leasable floor area of approximately 16,000 sq. ft., as well as 12 two-bedroom apartments and two studio apartments on the second level of the building. He advised based on the UDO formulas, the subject property is required to have 96 parking spaces and there are 142 spaces provided.

Mr. Olson noted, along with the parking restrictions, the City will require the petitioner to install handicap parking signs, in compliance with state and local regulations, in front of all handicap spaces on the subject property.

Mr. Olson mentioned the proposed special use will not have a detrimental effect on surrounding properties, as the property has been zoned commercial for decades and there are several other commercial properties in the area. He advised the approval of the special use will allow an existing business to continue operations.

Mr. Olson advised the City received an email from Jeremy Addis, who manages two fraternities in the area. Mr. Addis indicated his objection to the special use request. Mr. Olson stated he called Mr. Addis and discussed the project with him. He informed Mr. Addis of the special use conditions recommended by the City, to which Mr. Addis appreciated those recommendations.

Chair Maxwell gave the public an opportunity to speak. There was none. Chair Maxwell gave Commission members an opportunity to speak.

Ms. O’Flaherty noted this public hearing is mainly to clarify and correct what is already existing. She mentioned she appreciates that business parameters are being set and that a business has been able to stay in that complex. She mentioned the surrounding neighborhood has college housing, so the rental of trucks and trailers does cater to the neighboring residents. Mr. Fleming advised there are two other U-Hauls in town, but they are farther from campus and have smaller parking lots. He noted his U-Haul gets more business than the other two in DeKalb.

Mr. Becker questioned what will be done with excess vehicles when there are constant trucks coming in, specifically during move-in week for NIU. Mr. Fleming advised U-Haul is very good at notifying business owners how many vehicles will be coming in and going out at each of their locations. He noted if there is an overload of vehicles, he will have his employees move them to his Sycamore location which has more vehicle parking.

Mr. Klein questioned if there is going to be any fencing around the storage area. Mr. Olson advised there would be no fence and they are not required to put up a fence. He advised this is a shared lot with other tenants and a fence may block the access and the visibility of the other businesses.

Mr. Maxwell mentioned he has been in the area for a long time and knows the subject property well. He stated the parking lot has never been full and there are always extra spaces, so storage of trucks and trailers shouldn’t be an issue.

Mr. Maxwell questioned if U-Haul spaces will be designated or reserved specifically for the business. Mr. Fleming’s advised they won’t be, but he has never had issues in the past. He said they will use the furthest parking spots, since most people don’t park there. Mr. Maxwell noted he would prefer if all the big box trucks would be parked on the east side of the lot, rather than along Hillcrest. He noted visibility is important for the Police Department, as well as the other businesses in the shopping center.

Mr. Wright moved that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a Special Use Permit for a truck and trailer rental at 1011-1027 W. Hillcrest Dr. per the conditions as indicated on Exhibit A.

Ms. O’Flaherty seconded the motion.

A roll call vote was taken. Mr. Klein – No, Ms. O’Flaherty – Yes, Mr. Becker – Yes, Mr. Wright - Yes, Chair Maxwell – Yes. Vice Chair Doe and Mr. McMahon were absent. Motion Passed 4-1-2.

F. REPORTS

Mr. Olson advised the next Commission meeting on December 7, 2020, will be at the DeKalb Public Library. He noted the City Council approved the special use for CJ’s Gaming along Sycamore Road at their last meeting, which the Commission recommended approval. He stated Raising Cane’s will be open to the public tomorrow, November 17.

Mr. Olson noted the demolition of the DeKalb Clinic building will begin this week. He said Safe Passage now owns the property and they will be coming in for a rezoning request. He stated the owner of the former Travel Inn on W. Lincoln Highway applied for a demolition permit and are waiting on EPA reports and utility disconnects. He added there’s no proposed development yet on the site.

Mr. Maxwell questioned if the City owns the property where Campus Cinema was once located off Blackhawk Rd. Mr. Olson responded the City does own it.

Finally, Mr. Olson mentioned the building at 912 Edgebrook Dr. will also be demolished within the next couple of weeks. He noted they are waiting on asbestos abatement.

G. ADJOURNMENT

Mr. Wright motioned to adjourn, Mr. Becker seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 6:28 PM.

https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_11162020-1923