DeKalb Times

City of Sycamore Planning and Zoning Commission met April 12.

Here is the minutes provided by the commission:

CALL TO ORDER AND ROLL CALL

Chairperson Bill Davey called the meeting to order at 7:00 p.m. and City Clerk Mary Kalk called the roll. Those Commissioners present were Dave Finney, Nate Kitterman, Eli Hamingson, Stephen Nelson, Nathan Schwartz, Ted Strack, Chuck Stowe, Matt Woodstrup, Alan Zantout, Rachel Sauber, and Sarah Gallagher-Chami. Other staff members present were Acting City Manager Maggie Peck, City Attorney Keith Foster, Director of Community Development John Sauter, City Engineer Mark Bushnell, and Mayor Lang.

APPROVAL OF AGENDA

Motion- Commissioner Schwartz moved to approve the agenda and Commissioner Finney seconded the motion.

Voice Vote Chairperson Davey called for a voice vote to approve the motion.

All Commissioners present voted aye. Motion carried 12- 0.

APPROVAL OF MINUTES OF JANUARY 11, 2021

Motion- Commissioner Zantout moved to approve the Minutes of the January 11, 2021 meeting. Commissioner Kitterman seconded the motion.

Voice Vote Chairperson Davey called for a voice vote to approve the motion.

All Commissioners present voted aye. Motion carried 12- 0.

PUBLIC COMMENT

OLD BUSINESS

NEW BUSINESS / ACTION ITEMS

A. Consideration of a Request by Robert and Christine Frye for a Change of Zoning of the Property Located at 560 DeKalb Avenue Street (PIN number 06-32-330-019) from the Current Zoning of M-1, Light Industrial to C-1, Neighborhood Business District.

Acting City Manager Maggie Peck said that this comes tonight for action and includes a public hearing. She said that appropriate notice was given by a sign placed at the property, mailers sent to residents within 250 feet of the property, and a publication put in the local newspaper. Petitioners Robert and Christine Frye, who are present, are looking to rezone the property located at 560 DeKalb Avenue from M-1, Light Manufacturing to C-1, Neighborhood Business District. The Frye’s have been operating Heirloom Estates for several years where previously the Garden Market operated, both as commercial use. She said from a conventional planning standpoint, there are a couple of factors that should be considered in making a zoning determination.

• Many times, the question is asked as to whether the proposed zoning classification is the highest and best use? In this case, the answer lies in how it has been used over the past several years. The property has not yielded industrial or manufacturing interest, instead it has brought commercial users, likely due to the property’s high visibility to passing street traffic.

• Then there is the question about zoning compatibility? Even if there was manufacturing interest in the property, is it best to have it abut residential properties immediately adjacent to the west? There are many examples where this occurs in Sycamore due to previously utilized pyramidal zoning. However, today’s prescriptive zoning practices would recommend a buffer between residential and manufacturing lots. While it might look like spot zoning, as there are no other commercial uses surrounding the subject property, conventional planning would suggest a buffer strip between zoning uses.

She said that she brings this tonight for the commission and said from the staff’s perspective, this is more of an administrative clean-up and is something that has been requested for a number of years.

Chairperson Davey asked what the advantage is in changing it to C-1, Neighborhood Business District.

Community Development Director John Sauter said that the advantage is that the proposed use is not being used in M-1. Going into C-1, an antique collectible shop is a permitted use and then is compliant.

Commissioner Strack asked about the nature of the business and if they will be doing any auctions on-site as he is concerned about traffic issues if so.

Christine Frye, 1131 Elizabeth Street, DeKalb, said it is retail only.

Motion

Commissioner Strack moved to forward a favorable recommendation to the City Council and Commissioner Nelson seconded the motion.

Roll Call Vote Chairperson Davey called for a roll call vote to approve the motion. Commissioners Finney, Kitterman, Hamingson, Nelson, Schwartz, Strack, Stowe, Woodstrup, Zantout, Sauber, Chami, and Chairperson Davey voted aye. Motion carried 12- 0.

B. Consideration of a Final Subdivision Plat for the Property at the Intersection of East Page Street and Pleasant Street, PIN 06-33-102-007, in the City of Sycamore, Illinois.

Acting City Manager Maggie Peck said that as part of the Sycamore Park District’s Action 2020 initiative, the Great Western Trail includes the connection from the Sycamore Forest Preserve to Old Mill Park, however there were challenges getting through the property just east of Page and Pleasant Streets. The City worked with the Illinois Department of Transportation (IDOT) to get access to IDOT-owned property where Page and Pleasant Street intersect. The City transferred 0.251 acres at the southeast corner of North Walnut and East Page Streets and in return the City acquired 1.091 acres along Pleasant Street. The property is not currently annexed to the City of Sycamore and are looking to do that at the April 19th City Council meeting. Action on this item is to approve the final subdivision plat which will create two lots in order to facilitate the property for the Park District. Lot 1 will be owned by the City of Sycamore and Lot 2 will be the Great Western Trail Subdivision. She said that the plat includes required drainage and utility easements

Commissioner Kitterman asked for explanation as to why they separating the lots.

Acting City Manager Maggie Peck said because they have to be able to get through. The park district will own and maintain that section.

Community Development Director John Sauter said that that portion will be owned by the park district. As part of the annexation, the city will deed that portion over to them which means that they will assume all maintenance responsibility and liability for the trail.

Commissioner Kitterman said that he assumed that the park district would take the entire portion.

Community Development Director John Sauter said that the city has a use for Lot 1 for storage and a staging area and the Lot 2 slice is just for the extension of the trail.

Commissioner Ted Strack, who represents the Sycamore Park District, applauds and thanks the city for all they have done to facilitate this. This is really going to benefit our community in a large way. He said that the bridge is supposed to go in this spring and the trail will be open quickly thereafter.

Motion

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

Roll Call Vote Chairperson Davey called for a roll call vote to approve the motion. Commissioners Finney, Kitterman, Hamingson, Nelson, Schwartz, Strack, Stowe, Woodstrup, Zantout, Sauber, Chami, and Chairperson Davey voted aye. Motion carried 12- 0.

CONSIDERATIONS/ WORKSHOP ITEMS

A. Consideration of a Request by Ken Nelson of Meadow Ridge, LLC for a Workshop Item to Discuss a Concept Plan for a Proposed Residential Subdivision at the Corner of Freed and Brickville Roads.

Acting City Manager Maggie Peck said that this is a workshop tonight with the intent that there still may be some things that need to be addressed in the future. Some of the specifics need to be meeting the city’s development and ordinance regulations. She pointed out that this is the beginning of a development and that we are just here for the planning and zoning concept plan. Mr. Ken Nelson is here tonight and is seeking feedback to move forward. The property, on the corner of Freed and Brickville Roads is zoned R-1, Single Family Residential and was previously annexed with plans to do a more dense single-family subdivision. Mr. Nelson hopes to build a low-density subdivision with six single family homes averaging half an acre with an additional 2.79 acres for the drainage and storm water management.

Ken Nelson, 23737 County Line Road, Maple Park, said that he is here for a workshop to let the Planning and Zoning Commission (PZC) know what is going on as he has had this property for a while. He is providing a map of the property and asked for any concerns in moving forward.

Chairperson Davey said that this property was up for consideration before when there was a lot of discussion from the neighbors about drainage and asked if any of this is in a flood plain.

Ken Nelson said that this is not in a flood plain at all and that with it being in a depressional area, this will hopefully make things better than what is existing there currently, per his engineers. He said the numbers keep changing as the 100 year flood and said that City Engineer Mark Bushnell could address it better.

City Engineer Mark Bushnell said that this site includes some existing depressional area so they wanted to make sure that it was preserved and that storm water management was provided by the development. He said that Ken’s engineer ran three different storm scenarios for a 10, 25, and 100 year storm in the existing and post- condition scenarios which show a slight reduction in each event that once he puts in the depressional storage and ground cover is established.

Chairperson Davey asked if there was a tile that runs out of there.

City Engineer Mark Bushnell said that there is the tile that runs along the west property line and also a couple of tiles that run along the north side but they are not relying on those as part of the storm water management.

Commissioner Nelson asked if it will be retention or detention.

City Engineer Mark Bushnell said that it will be retention. If it does over top in 100 year, it goes off site and basically it discharges at the same location, just at a slower rate and less water.

Commissioner Hamingson asked if the adjacent lots currently have flood issues.

City Engineer Mark Bushnell said not that he is aware of as there is a detention basin that actually discharges onto this property. Commissioner Finney asked if sidewalks will be required.

City Engineer Mark Bushnell said that there was curb and gutter in the original annexation agreement but that has since expired and it is not being proposed as part of this development. There is a bike path on the south side of it and it would be preserving that and continuing that along the east side of the property.

Commissioner Kitterman asked if the egress would be on Freed Road and if there is any intention on widening Freed Road because there is significant on-street parking on the north side.

Ken Nelson said yes and widening the road is totally up to the agreements that they are working on. Since the annexation agreement expired, they are working on one, but doesn’t think they are currently talking in that direction. He said that he is more than willing to work with them if they want larger right-of-ways.

Commissioner Schwartz confirmed with Ken Nelson that the access points on Freed Road include Lot 6.

Commissioner Nelson asked if any of the school district property discharge storm water in that direction or if it is all going north and east from North School. He also said that he would like to see a walking or bike path that gets right up to the school.

Ken Nelson said that there is some that does come down to this property. He said it is the intention to make it as good they can. Commissioner Schwartz asked if the lines running north and south on the plat are easements.

Ken Nelson said that they are sanitary easements and some are the old railroad, but is hoping to get rid of that.

Commissioner Stowe said that he would definitely like to see sidewalks along Freed Road because if we don’t put them in now, they will never happen.

Commissioner Kitterman said that there is already a bike path that goes out onto Brickville Road and goes into Maple Terrace. He said that there are crossing guards on the west end of the property and on the Brickville end of the property.

Commissioner Finney asked if Mr. Nelson has had any contact from the neighbors.

Ken Nelson said that he has contact with everybody and is nothing special that he hasn’t heard. He said they are trying to make it better. He’s trying to make a wetland where plants are cleaning the water and to absorb some of it, where the water will be pure and not dumping so fast into the rivers.

Chairperson Davey asked what he is doing with all the dirt.

Ken Nelson said that he is raising the dirt where the lots are to make sure there are never issues. He is trying to give it an elevation to Maple Terrace and then make a little more depressional storage.

City Engineer Mark Bushnell said that the area where the water is impounded will change shape but it’s going to have as big of a volume or bigger. One of only outstanding questions before approving this is the ownership and maintenance of it.

Commissioner Kitterman asked if there are any concerns if they put basements in.

City Engineer Mark Bushnell said that is something they will look at when they get the elevation as the two concerns with that would be putting in a basement below a water line and sump pumps discharging. He said they are not at that stage yet.

Commissioner Strack said from the Sycamore Park District’s perspective, that they are not interested in taking on a pond. Ken Nelson has assured them that there may be standing water at times but in general, it will be a dry area, so conceptually, that works for the park district.

Pete Paulsen, 328 ½ North California Street said that he is here as a resident to say that this property tried to be farmed for the last 20 + years but the water made it impossible. He has seen a previous plan for 13 homes some years ago which seems really dense. He likes the idea of six homes with an engineered water controlled system. He’s really present to save Ted’s trees that he planted and maintained along the road and asked if they cannot be saved, then to at least, give Ted Strack a chance to find a new home for them as he has been mowing it and maintaining it. Speaking as an alderman, he thanked everyone for their service.

Commissioner Zantout asked what the plan is for Lot #7 and who would cover it.

Ken Nelson said that Lot #7 will be the depressional storage area and he would like to get it to a point where it slows water down to the rivers and cleans the water. He hopes it becomes an education piece having more wetlands than normal and maybe a look out for people to see the birds. It could be covered by a homeowner’s association, forest preserve, or park district.

Commissioner Strack said that if the park district ultimately ended up with that property, he fully anticipates a natural area so they are not mowing any grasses. He is thinking of an Afton Forest Preserve appearance.

Ken Nelson said that is how he is viewing it with a little mowed area.

Commissioner Schwartz asked staff if that area by the stop sign on Brickville Road where the cars park, would remain once this area is developed.

Community Development Director John Sauter said they would have to look at that again as everything up to this point is conceptual, so more to come on that.

Ken Nelson said that the road commissioner told him he originally graveled it for parking for the crossing guards.

REPORTS

ADJOURNMENT

Motion

Commissioner Schwartz moved to adjourn the meeting at 7:39 p.m. and Commissioner Finney seconded the motion. 

Voice Vote Chairperson Davey called for a voice vote to approve the motion. All Commissioners present voted aye. Motion carried 12- 0.

https://cityofsycamore.com/wp-content/uploads/2021/04/plan20210412.pdf