DeKalb Times

City of Dekalb Planning & Zoning Commission met Nov. 21.

Here are the minutes provided by the commission:

The Planning and Zoning Commission held a meeting on November 21, 2022, at the DeKalb Police Department in the 2nd Floor Training Room located 700 W. Lincoln Highway, DeKalb, Illinois. Chair Max Maxwell 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, Bill McMahon, and Chair Max Maxwell. Shannon Stoker, Maria Pena-Graham, and Jerry Wright were absent. Planning Director Dan Olson and City Engineer Zac Gill were present representing the City of DeKalb.

B. APPROVAL OF THE AGENDA (Additions/Deletions)

Chair Maxwell requested a motion to approve the November 21, 2022, agenda as presented. Mr. McMahon 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 7, 2022 –Chair Maxwell requested a motion to approve the November 7, 2022, minutes as presented. Mr. Becker motioned to approve the minutes as presented. Ms. O’Flaherty 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 Fisk DeKalb LLC for the approval of the rezoning of the site at 145 Fisk Ave. from the “NC” Neighborhood Commercial District to the “PD R” Planned Development Residential District in order to accommodate up to 32 apartment units in the existing building, and approval of a preliminary development plan and associated waivers to the Unified Development Ordinance.

Jon Sauser, of Fisk DeKalb LLC, mentioned this matter was before the Commission a few months ago for a preliminary review. Mr. Sauser reminded the Commission the historic building has been vacant for decades and is structurally sound for redevelopment, so they do not have to demolish it. Mr. Sauser stated the proposal for multi-family apartments would fit in good with the surrounding neighborhood.

Planning Director Olson covered the Staff Report dated November 17, 2022, and said the applicant is looking to rezone the property and have a preliminary plan approved for a 32-unit apartment building consisting of 23 1-bedroom apartments and 9 2- bedroom apartments. Mr. Olson stated the rent for the apartments would be at market rate and the City’s Comprehensive Plan calls for high-density residential at the site.

Mr. Olson presented the history of the building stating the current owner purchased the property in 2006 and was looking to develop luxury lofts. He also noted a developer came forward with a concept plan in 2019 for a boutique hotel. Mr. Olson said neither project went forward. He added the preliminary plan shows a right-in right-out access off Sycamore Road and a full access off Fisk Avenue. He also mentioned there is adequate parking per the UDO and noted one change to the plan was the addition of garages for 16 vehicles.

Planning Director Olson explained this was looked on as a favorable project when the previous discussions took place on the concept plan in the Spring of 2022. He mentioned the Commission was in general favor of the project noting they thought it was a good use for the building and liked the preservation of a historic building. Mr. Olson said nearby property owners who spoke at the meeting indicated support of the project since it would be a good use occupying a vacant building which has caused nuisance issues in the past. He addressed concerns of Fisk Avenue changing to two way traffic and added the street will remain one-way. He also noted that screening between the site and the homes to the east will be done to address concerns from adjacent residents.

Mr. Olson said the project is a good use for the vacant building and is compatible with the densities of surrounding apartment buildings and recent multi-family developments. He described amenities that will be provided including a mail room, tenant lounge, exercise room, and a ground level patio. He stated the original plan showed roof top patios which is no longer being proposed. Mr. Sauser stated it is being removed from the plan due to liability concerns.

Mr. Olson covered the requested waivers to the UDO including the size of the development, size of the buffer area, parking setbacks, and landscaping requirements. He notified the Commission the applicant will be required to submit a Final Development Plan for Commission and City Council review and approval. Mr. Olson stated the City Staff has reviewed the preliminary plan and meets with their approval.

Mr. Olson discussed public comments that were received starting with a letter of support from Robert Carlson, property owner of 418 N. 1st St. and 417/427 N. 2nd St. Gary and Patricia Erickson of 508 DeKalb Ave. had questions regarding the requested parking, Fisk Ave. being one-way, and the 1990’s TIF redevelopment plan. Mr. Olson stated the City provided a response to the Erickson’s concerns and a copy was provided to the Commission. He also mentioned an e-mail was received from Nathan Brooks, of 201 Fisk Ave. stating concerns of trespassers and wanted to make sure there was a fence between his property and the subject site. Mr. Brooks also voiced concerns if a roof top patio was going to be near his home.

Chair Maxwell announced there was one speaker request form received from David and Pamela Kelps. David Kelps, of 205 Fisk Ave, spoke and noted his support for the project. He stated he had questions on fencing which have been addressed and was concerned with a potential roof top patio which was also addressed. Pamela Kelps stated this is the best option they have seen for the building in the 29 years they have lived in the neighborhood.

Chair Maxwell asked if there were any additional comments from the public in which there were none.

Chair Maxwell asked if there were any questions or comments from the Commission members.

Trixy O’Flaherty stated she likes the proposal and all concerns have seemed to be addressed.

Steve Becker mentioned he has seen requests like this (apartments in existing buildings) in the past and they all work. He stated he looks forward to seeing the finished product.

Max Maxwell said any time you can repurpose a historic structure, it’s phenomenal and he fully supports the project.

Bill McMahon inquired on there only being minor changes to the original plan, which was the addition of garages and removing the roof top patio. Mr. Sauser stated that was correct. Mr. McMahon said that addresses the issues that have been brought up.

Max Maxwell brought up previous discussion of saving a tree which is located along the east property line. Mr. Sauser said they are looking to save any trees they can. Mr. Olson noted once the final engineering plan is completed, they will know more about the possibilities of saving the tree.

Ms. O’Flaherty moved that based on the submitted petitions and testimony presented, the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of the rezoning from the “NC” Neighborhood Commercial District to the “PD-R” Planned Development Residential District for the subject site at 145 Fisk Ave. Approval is also recommended for a preliminary development plan as listed in Exhibit A and subject to the standards listed in Exhibit B of the staff report.

Mr. McMahon seconded the motion.

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

F. REPORTS

Planning Director Olson announced the next scheduled Commission meeting will be held on Monday, December 5th back at the DeKalb Library. There will be a hearing for a variance for 175 W. Lincoln Highway which was previously approved by the Commission. He noted due to issues with the contractor, a building permit was not obtained within six months and therefore the variance expired. Mr. Olson stated there will also be a plat of vacation for a part of Locust Street and N. 8th St. in relation to Nehring Electrical’ s expansion plans. He added the Commission will be addressing retail tobacco stores in the future and the language allowing them to be in free standing buildings.

G. ADJOURNMENT

Mr. McMahon 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 6:24 PM.

https://www.cityofdekalb.com/AgendaCenter/ViewFile/Minutes/_11212022-2275