DeKalb Times

City of Dekalb Planning & Zoning Commission met Nov. 15.

Here are the minutes provided by the commission:

The Planning and Zoning Commission held a meeting at the DeKalb Police Department in the 2nd Floor Training Room located at 700 W. Lincoln Highway, DeKalb, Illinois. Vice Chair McMahon called the meeting to order at 6:01 PM.

A. ROLL CALL

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

B. APPROVAL OF THE AGENDA (Additions/Deletions)

Vice Chair McMahon requested a motion to approve the November 15, 2021, agenda as presented. Ms. O’Flaherty motioned to approve the agenda as presented. Mr. Becker seconded the motion, and the motion was approved by unanimous voice vote.

C. APPROVAL OF MINUTES

1. October 4, 2021 – Vice Chair McMahon requested a motion to approve the October 4, 2021, minutes as presented. Ms. Pena-Graham motioned to approve the minutes as presented. Mr. Becker 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. Plat of Vacation – Northland Plaza Resubdivision No. 3- Sycamore Road (B33 Northland Plaza, LLC)

Attorney Kevin Buick representing petitioner B33 Northland Plaza, LLC stated the owner identified a 30-foot easement concern while looking to attract a corporate tenant. He mentioned the easement had a short portion encroaching over the loading dock area by a width of seven feet and a length of a little over 100 feet. Mr. Buick added the area to be vacated is located behind the TJ Maxx occupied portion of the shopping center. He noted TJ Maxx asked the owner to seek a partial vacation of this portion of the utility easement.

Mr. Buick advised the owner’s engineer had prepared a plat of vacation/abrogation for this matter. He stressed the request is not for a full vacation of the utility easement but to eliminate the use of utilities in a smaller section of the easement. He added the easement, from 2003, has been JULIED showing no utilities running through the portion of the easement to be vacated.

Mr. Buick said all utility companies have been contacted for approval on this matter. He added the applicant has received permission from all the utilities except for NICOR and ComEd. Mr. Buick mentioned there should not be an issue with ComEd since power is overhead in this location. He stated ComEd has a 72-day waiting period for examination and approval of request. He explained that NICOR sent workers out last week to verify their pipe is not in the area and an approval letter should be submitted soon.

Vice Chair McMahon gave the Commission an opportunity to speak.

Dan Olson, Principal Planner with the City of DeKalb, went through the staff report dated November 10, 2021. Mr. Olson explained the request is for vacating a portion of the easement, there are no active utilities in the location and releases are being obtained.

Mr. Olson noted the recommended motion allows B33 Northland Plaza, LLC to go forward with approval and on to Council. He added this is subject to all utility releases being obtained prior to the recording of the plat. He explained once ComEd and NICOR releases are obtained, the applicant can record the plat. Mr. Olson stated he recommends approval of Plat of Vacation.

Mr. Becker moved that the Planning and Zoning Commission recommend approval of the Plat of Vacation for Northland Plaza Resubdivision No. 3 dated November 4, 2021 prepared by JLH Land Surveying Inc. as shown in Exhibit A of the staff report subject to all utility company releases being obtained prior to recording of the Plat.

Ms. O’Flaherty seconded the motion.

A roll call vote was taken. Mr. Becker – Yes, Ms. O’Flaherty – Yes, Ms. Pena Graham – Yes, Vice Chair McMahon – Yes, Chair Maxwell, Ms. Stoker, and Mr. Wright were absent. Motion Passed 4-0-3.

2. Public Hearing – A petition by DeKalb-Harlem, LLC represented by Robert Tumminaro and Mark Robinson requesting approval of a special use permit for a “self-storage facility, interior unit access” located at 1700 Sycamore Road.

Robert Tumminaro of First Midwest Group representing DeKalb-Harlem LLC owns the majority of the shopping center except for Mardi Gras Bowling Lane. He noted the petitioner is seeking to open an interior self-storage facility located at 1700 Sycamore Road. Mr. Tumminaro stated they currently operate four interior self-storage sites in the Rockford area. He mentioned one location is similar to what is being requested and is in an old K-Mart building. He further added the proposed location will have all interior storage and one point of entry into the building.

Mark Robinson, also with First Midwest Group, discussed the old K-Mart building sat vacant for over 15 years. He added the first tenant brought in was an indoor self-storage facility and the building was painted and occupied, which brought additional businesses to the area. Mr. Robinson also stated DeKalb Harlem LLC does not want this shopping center to have vacant tenant spaces in the next ten or fifteen years.

Mr. Tumminaro addressed the last tenant in the subject space, Big Lots, which moved out in 2015. He added DeKalb-Harlem LLC has been trying to lease out this location with extreme difficulty. He further explained the subject space is irregularly shaped and deep which makes it difficult to split up into smaller commercial tenant spaces. Mr. Tumminaro feels an interior self-storage facility makes the best sense for utilizing the 20,000 square foot space.

Mr. Tumminaro stated self-storage facilities are on the rise and the location in Rockford in the old K-Mart building is at 95% capacity. He advised all four of their locations are filling up, with the older locations over 95% capacity and the newer facilities filling up faster than expected. Mr. Tumminaro said the subject tenant space will be all interior access and climate controlled, which gives customers an option to store items and not have to worry about outside elements. He further described the facility will be well lit, secure, with customers needing a personalized code to enter the premises.

Mr. Tumminaro went on to discuss the multiple sizes of storage units available and will range from a walk-in closet to the size of a small room. He advised the subject space is economically obsolete due to many vacancies in the building. He stated DeKalb-Harlem LLC is looking to fill the space and make it more attractive for future use and development of the property. Mr. Robinson spoke on recent improvements at the subject site including $1,000,000.00 spent on roofing, asphalt, and lighting. Mr. Tumminaro added with the increased revenue from the self-storage facility, they will be able to continue making improvements and make it an attractive option for future tenants. He noted there would be no modifications to the exterior of the building other than signage, which will comply with all regulations of the “PD-C” Planned Development Commercial District.

Mr. Tumminaro gave some comparisons between one of their Rockford locations and the proposed location on Sycamore Road. He added the Rockford location is double in size and there are about 30 visitors a day on weekdays, and 40-50 visitors on weekends. This would result, Mr. Tumminaro added, in 15 visitors a day on weekdays and 20-25 visitors on weekends for the proposed facility. He explained there is plenty of parking to accommodate the proposal since there are over 300 parking spots in the shopping center.

Mr. Tumminaro summarized the request by noting there would be no decrease to property values in the surrounding area, the use would benefit the citizens by offering a convenient location for self-storage in the heart of DeKalb. He ended the presentation by noting there would be no employees staffing the premises, entry to the building would require a passcode, security cameras will be installed, and employees will stop by for periodic checks.

Dan Olson, Principal Planner with the City of DeKalb, went through the staff report dated November 10, 2021. He noted the proposed site is in the DeKalb Shopping Center zoned as “PD-C” Planned Development Commercial District. The “PD-C” District states the uses under the “GC” General Commercial District apply, and “self-service storage facilities, interior unit access” are a special use.

Mr. Olson mentioned demand is on the rise for self-storage facilities and DeKalb does not have a facility like the one proposed. He noted the applicant has mentioned there were issues trying to get a retail tenant in the building. Mr. Olson said this would be an adaptive re-use of the property. Mr. Olson also advised no hazardous materials will be stored in the units and there is adequate parking.

Mr. Olson added the UDO has some additional standards for self-storage, interior unit access facilities, which have been met. He pointed out the UDO requires these facilities be in an existing building, which is the case with the subject proposal. He also said it also must be shown the space is deemed obsolete and that has been proven. Mr. Olson completed his report by stating the facility will not negatively affect the neighborhood due to no exterior changes to the building and very little traffic impact.

Mr. Olson stated City Staff received public input from two neighbors. He said the first is from Wendy Ziegler of 1427 N. 14th St. asking if the building was going to be demolished. Mr. Olson noted called the residence and informed them the building will not being demolished. He advised the other correspondence was from Cynthia Dolder of 1407 E. Dresser Rd. indicating her support for the proposal.

Mr. Olson advised City Staff recommends approval of the Special Use Permit.

Vice Chair McMahon gave the public an opportunity to speak. No one spoke from the public.

Vice Chair McMahon gave the Commission an opportunity to speak.

Mr. Becker asked with the facility open 24 hours a day, 7 days a week with no employees on site, would a phone number be available if problems arise? Mark Robinson stated there is an on-call number available and is manned 24 hours a day 7 days a week.

Mr. Becker asked if there were a little over 100 units proposed. Robert Tumminaro replied there are 189 units.

Vice Chair McMahon asked how big the K-Mart facility was in Rockford. Robert Tumminaro replied it is a little over 40,000 square feet with just about double the units of the one proposed in DeKalb.

Ms. Pena-Graham asked if there Rockford facility was at 95% capacity with Mr. Robinson stating yes and it is expanding. Ms. Pena-Graham also asked how they would they know if hazardous materials and drugs were brought into the facility since no employees work there. Mr. Robinson stated there have been no incidents to date. Ms. Pena-Graham asked about the lighting of the units. Mr. Robinson replied there are lights in each unit with grated ceilings.

Mr. Becker asked about the length of contracts. Mark Robinson stated they try to get longer term contracts but if people want short-term ones, they will accommodate them. Ms. Pena-Graham asked what the minimum lease time was. Mr. Robinson replied a month. Ms. Pena-Graham also asked if they required a security deposit with Mr. Robinson replying yes.

Ms. Pena-Graham inquired about people not paying for their units. Mr. Robinson stated there is a small percentage who do not pay every month and the company does a sale of the unit when this occurs.

Ms. O’Flaherty moved that based on the submitted petition, testimony presented and findings of fact, the Planning and Zoning Commission recommend to the City Council approval of a special use permit for a “self service storage facility, interior unit access” to be located at 1700 Sycamore Road in the tenant space as indicated on Exhibit A of the staff report dated 11- 10-21.

Mr. Becker seconded the motion.

A roll call vote was taken. Mr. Becker – Yes Ms. O’Flaherty – Yes, Ms. Pena Graham – Yes, Vice Chair McMahon – Yes Chair Maxwell, Ms. Stoker, and Mr. Wright were absent. Motion Passed 4-0-3.

F. REPORTS

Mr. Olson introduced the new Recording Secretary, Stephanie Turner. He said Stephanie is an Administrative Assistant with the City Manager’s Office. He noted Aaron Walker received a promotion and is now the Building Permit Coordinator for the City.

Mr. Olson advised he sent an e-mail to the Commission regarding training opportunities. He noted the DeKalb County Regional Planning Commission is sponsoring a training session on December 9th from 6:00 p.m. – 8:00 p.m. Mr. Olson said the Illinois APA Chapter will come out and provide in person training.

G. ADJOURNMENT

Ms. Pena-Graham 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 6:39 PM.

https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_11152021-2091