DeKalb Times

City of Dekalb Planning & Zoning Commission met Dec. 20.

Here are the minutes provided by the commission:

The Planning and Zoning Commission held a meeting at the DeKalb Public Library in the Yusunas Meeting Room located at 309 Oak Street, DeKalb, Illinois. Vice Chair McMahon called the meeting to order at 6:00 PM.

A. ROLL CALL

Recording Secretary Stephanie Turner called the roll. Planning and Zoning Commission members present were: Steve Becker, Trixy O’Flaherty, Maria Pena Graham, Shannon Stoker, and Vice Chair Bill McMahon. 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 December 20, 2021, agenda as presented. Ms. O’Flaherty motioned to approve the agenda as presented. Ms. Stoker seconded the motion, and the motion was approved by unanimous voice vote.

C. APPROVAL OF MINUTES

1. November 15, 2021 – Vice Chair McMahon requested a motion to approve the November 15, 2021, minutes as presented. Mr. Becker motioned to approve the minutes as presented. Ms. Pena-Graham 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 the UDO to add “self-service storage facility, exterior unit access” as a special use in the “LC” Light Commercial District and “GC” General Commercial District and to change “self-service storage facility, exterior unit access” from a special use to a permitted use in the “LI” Light Industrial District and the “HI” Heavy Industrial District.

Dan Olson, Principal Planner, went through the staff report dated December 16, 2021 and stated the City initiated the text amendments regarding self service storage facilities with exterior unit access. Mr. Olson spoke on self service storage facilities being broken down between exterior unit access and interior unit access. He went on to explain exterior unit access is self-storage with outdoor rolling doors going into a unit.

Mr. Olson continued discussion on the proposed amendments in relation to the Light Commercial District “LC” and General Commercial District “GC”. He stated there would be a hearing after this one regarding a special use request for a self-storage facility, which prompted the text amendment petition. He said an applicant wants to put up a self-service storage facility with exterior unit access in a “GC”, General Commercial District which currently doesn’t allow them as a permitted or conditional use. He stated the proposal is to add this use as a special use to the “LC”, Light Commercial District and the “GC”, General Commercial District. He added the text amendment would need to be approved before the request in the second hearing can proceed.

Mr. Olson provided background on an amendment to the Unified Development Ordinance “UDO” in 2018 regarding self-storage facilities. He mentioned there was a previous desire for a business owner to build an indoor, climate control facility, which was never constructed. He added the amendment approved definitions for a separate interior unit access and exterior unit access facility. Mr. Olson stated interior unit access facilities were added as a special use in Light Commercial District and General Commercial District and exterior unit access facilities were added as a special use in the “LI”, Light Industrial District and “HI”, Heavy Industrial District.

Mr. Olson noted that prior to the 2018 amendments self-service storage facilities were not separated by interior and exterior unit access and were only allowed as special use in Light Industrial and Heavy Industrial Districts. Mr. Olson mentioned the 2018 amendments also included standards to make sure indoor and outdoor self-service storage facilities reviewed under a special use permit were located in appropriate areas, protected prime retail space and were compatible with the surrounding neighborhood.

Mr. Olson stated the specific amendments include amending the Light Commercial District and General Commercial District to add “self-service storage facility, exterior unit access” as a special use. Mr. Olson spoke on how this use is very similar to the other special uses in the Light Commercial and General Commercial Districts. He also noted the special use procedure dictates a hearing to allow the Commission to review and ensure all standards are being met. Mr. Olson added the amendments also change exterior unit access to a permitted use in both the Heavy Industrial and Light Industrial Districts.

Dan Olson, Principal Planner, advised the City recommends approval of the proposed text amendments.

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 stated it seems sensible to separate the exterior and interior units and making the exterior units special uses in the LC and GC Districts. He stated he likes how it is broken down.

Ms. O’Flaherty said she liked that anytime this use is proposed it must come before the Commission for approval. She added the best way to address these types of facilities is on a case-by-case basis.

Ms. Stoker moved that the Planning and Zoning Commission recommend approval of text amendments to the Unified Development Ordinance regarding self-service storage facilities, exterior unit access, as indicated in Exhibit A of the staff report.

Ms. O’Flaherty seconded the motion.

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

2. Public Hearing – A petition by Haywell, LLC represented by Tim Hayden requesting approval of a special use permit for a “self-storage facility, exterior unit access” located at 118 Clive Drive.

Tim Hayden, applicant, addressed the Commission about a storage facility his company built in 2018 behind Hy-Vee in Sycamore consisting of 130 units in various sizes. Mr. Hayden stated he is looking to expand with smaller unit sizes on the subject site. He added they have renovated larger units to become smaller units, which are in high demand. Mr. Hayden mentioned his company has other facilities in Rochelle, Kirkland, and Byron which all are occupied at a rate of 97% or higher.

Mr. Hayden discussed the evolution of the storage facilities that his company has built referencing the buildings themselves and security measures, including monitors and security gates. Tim stated in a three-to-four-year period, there have been no break-ins at their locations. He added the proposed location adds a natural level of security due to the high visibility.

Tim Hayden explained the building layout plan consisting of three buildings, with the east building being one-sided consisting of larger units. He added the other two buildings will be heavily focused on the smaller unit sizes, including 5’ x 10’ units which they currently do not have.

Mr. Hayden talked about managing his facilities and stated the average occupied time across five hundred units is approximately three years which limits traffic and move-outs. He added having security cameras, holding thirty days of recording, helps keep the appearance of his facilities in good shape.

Mr. Hayden went on to discuss his conversations with the City in regard to landscaping, which focused on the southside of the facility. He stated with a good amount of landscaping and with a decent building using earth tone colors, it should blend in nicely with the area.

Mr. Hayden spoke on the high occupancy levels and strong demand for these units especially around this time of year. He noted individuals rent out storage units to store their outdoor items and find convenience of the units for their excess items from home. He added there are a small number of delinquencies and they have only had about three auctions in a ten-year span.

Dan Olson, Principal Planner, went through the staff report dated December 16, 2021. He explained the proposed location is west of Casey’s and is part of a three-lot subdivision. Mr. Olson stated the north lot is zoned Heavy Industrial “HI” and the two front lots are zoned General Commercial “CG” and have been vacant for quite some time.

Mr. Olson referenced the text amendments that were just discussed noting that self-storage facility with exterior unit access were added as a special use in the GC District. He discussed the site plan for the proposed location which provides the appropriate setbacks per the GC District regulations.

Mr. Olson went on to discuss the plan for the site and stated there will be one access point with a security gate off Clive Drive. He advised the gate will be closed from 10:00 p.m. to 6:00 a.m. He stated there will be no water or sanitary service to this site and that storm water is provided in a detention pond on east side of the property. Mr. Olson mentioned this facility will have no parking spaces so customers will have to park in front of their unit. He said there will be no employees on site, but there will be a small office for employees who must come to the location to show prospective renter’s the units. He continued by describing the six-foot-high fence shown on the plan being revised to a four foot-high ornamental fence to meet the standards of the UDO.

Mr. Olson mentioned he is working with the applicant’s engineering consultant on the pavement layout regarding the turning radius and access for the Fire Department. Mr. Olson also noted he spoke with the City Engineer about possibly having to widen the entrance by a couple of feet, which there is plenty of room to do. He stated there is a condition with the recommendation to have the Fire Department and City Engineer approve the plan prior to any building permits being issued.

Mr. Olson continued the discussion about the landscaping plan that was submitted with a variety of landscaping being proposed along Clive Drive and East Lincoln Highway. He stated the trees that are currently along E. Lincoln Highway will be removed and replaced with a variety of different types of trees and shrubs. He advised the plan for the landscaping meets the standards of the UDO.

Mr. Olson reiterated the applicant’s statement of a high demand for self-storage units, especially the smaller units that are being proposed at this location. He provided information from the applicant showing that not many occupancies are currently available at three other facilities in the area.

Mr. Olson added there are provisions in Article 7 of the UDO regarding these facilities including access, traffic circulation, lighting, which a plan was provided, and no outside storage being allowed. He said there will be security cameras present and there is no parking demand for this use. He stated the proposed site meets all the special use standards and complies with the UDO.

Mr. Olson discussed the public input he received on the petition including the correspondence from Tom Weaver. He noted there was a letter and e-mail to some of the Commission members from Mr. Weaver. Mr. Olson stated Mr. Weaver’s letter stated he did not think this type of use was appropriate for this site being a gateway into the City.

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 voiced a concern about a site sign and stated he liked the entrance off Clive Drive and not E. Lincoln Highway. He asked if the applicant intended to have a sign and if so, what would the location be.

Tim Hayden stated he liked the access location being off the north end of Clive Drive so a truck and a trailer could easily stage. He stated they did not discuss signage at this point but would like to have a sign on E. Lincoln Highway.

Mr. Becker stated that is not what he would like to see especially with the letter of disapproval that was received. Mr. Becker asked the applicant if it would cause a problem to require the signage to be placed on Clive Drive. Mr. Hayden stated the answer to that question is probably no. Mr. Hayden stated the signage is the element of direction for individuals coming to the location. He stated if possible, he would like to see the sign parallel to E. Lincoln Highway.

Mr. Becker wanted to verify the proposed sign would be placed on southwest corner of the property running parallel with E. Lincoln Highway. Mr. Hayden stated if it were parallel to E. Lincoln Highway it would make it easier for people to find the location.

Mr. Olson stated there is a sign for Minify Self- Storage on E. Lincoln Highway and is a part of the Casey signage that is perpendicular to Lincoln Highway. He stated it is important for identification for customers.

Ms. Pena-Graham added the applicant’s other locations are in industrial areas and not located on a main highway and people do not have trouble finding those locations. She stated locations are now found via GPS.

Mr. Hayden added when someone contacts his business they are talking to a manager, not a call center, so they can be provided directions.

Ms. Pena-Graham asked if there would be a street sign at Clive Drive. Mr. Olson replied he thinks the sign is there now. Mr. Olson advised the Commission they can restrict the size of the sign.

Mr. Hayden added the proposed landscaping will help the sign blend in. He added they do not put up elaborate signs, just a sign for directional use.

Mr. Becker stated that older storage facilities from twenty to forty years ago were eyesores and the newer facilities seem to have consideration for their surrounding area.

Tim Hayden talked about the fact there is more confidence in a well-kept facility with security measures in place.

Ms. O’Flaherty said Mr. Becker spoke on her concerns and added that normally she would not be excited about a storage facility on E. Lincoln Highway, however it’s not out of place with the surrounding area.

Mr. Becker stated if done properly it should blend perfectly with the corridor and he wants to enhance the area.

Mr. Hayden stated their intention is not to build and sell, they intend to own for the long-term.

Mr. McMahon asked about the landscaping plan being different from their location in Sycamore. Mr. Hayden stated that location conformed to Sycamore’s Code.

Ms. Pena-Graham spoke on being concerned at first but would rather have a vacant lot be put to good use. She added the tax implications will help the community as well.

Ms. Stoker added their storage buildings look better than the asphalt lot currently located on Lot 3 to the north.

Mr. Becker 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, exterior unit access” for the subject property at 118 Clive Drive per the plans as indicated on Exhibit A and subject to the comments in Exhibit B with the condition no outdoor storage be allowed on the subject’s site.

Ms. Stoker seconded the motion.

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

F. REPORTS

Mr. Olson informed the next meeting is January 3 and a rezoning hearing is scheduled. Mr. Olson asked the Commission to let the Recording Secretary Stephanie Turner or him know if they cannot make the meeting. The next meeting after January 3 is scheduled for January 18, which is a Tuesday due to the MLK Holiday. He noted there is nothing scheduled yet but there may be a hearing.

Mr. Olson told the Commission an updated list of Commission members was handed out along with the 2022 Schedule of Meetings.

Mr. Olson stated the Commission will be more involved in the update of the 2005 Comprehensive Plan in January and February. He noted with the budget being completed, City Manager Nicklas should be available to assist on the Plan update.

G. ADJOURNMENT

Ms. O’Flaherty motioned to adjourn, Ms. Pena-Graham seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 6:49 PM.

https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_12202021-2104