DeKalb Times

City of Sycamore Planning & Zoning Commission met May 12.

Here are the minutes provided by the commission:

CALL TO ORDER AND ROLL CALL

Chairperson Nate Kitterman called the meeting to order at 6:00 p.m. and City Clerk Mary Kalk called the roll. The Commissioners present were Alan Zantout. Doug Breunlin, Jill Franke, Daryl Graves, Rachel Sauber Chuck Stowe, and Matt Woodstrup. Commissioners Dave Finney and Eli Hamingson and City Manager Michael Hall were absent. Others present were City Attorney Kevin Buick, Director of Community Development John Sauter, and City Engineer Mark Bushnell.

Chairperson Kitterman read the notice on the agenda:

NOTICE

Please take note that the request by Youssi Custom Homes for review of an amendment to a Special Use Permit for a Planned Unit Development (PUD) for Stonegate at Heron Creek Subdivision (PINS 06-20-326-108, 06-20-326-110, 06-20- 326-111, 06-20-326-112, 06-20-326-113, 06-20-326-103, 06-20-326-104 and 06-20-326-109) previously scheduled for this

meeting has been postponed. The matter will be considered at a future meeting and notice of a public hearing regarding the request for the proposed PUD amendment will published in the local newspaper, notices of public hearing will be mailed to property owners within 250 feet of the subject property and a notice of public hearing by sign will be displayed on the property prior to the meeting in accordance with City Code.

APPROVAL OF AGENDA

Motion- Commissioner Zantout moved to approve the agenda and Commissioner Woodstrup seconded the motion. Voice Vote Chairperson Kitterman called for a voice vote to approve the motion. All Commissioners present voted aye. Motion carried 8- 0.

CONSENT AGENDA

A. Approval of the Minutes for the Meeting of April 14, 2025.

Motion- Commissioner Franke moved to approve the Minutes of the April 14, 2025 meeting and Commissioner Woodstrup seconded the motion.

Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Zantout, Breunlin, Franke, Graves, Sauber, Stowe, Woodstrup, and Chairperson Kitterman voted aye. Motion carried 8- 0.

AUDIENCE TO VISITORS

Chris Youssi, 5307 Jackie’s Court, Youssi Custom Homes, said they pulled the first petition (Stonegate) because the engineer’s estimate was coming in quite a bit higher than anticipated for the project to be feasible. They were not going to get the bids back in time for the city to publish the notices, so they pulled it to review. They will probably be back in June to review it. He continued that the Plank Road project for the workshop consists of 13 single family lots that back up to the single-family lots and 43 attached townhomes. There will be a couple of lots that will remain in the commercial district and added that they have an end user interested in buying the single-family lots.

ACTION ITEMS

A. Consideration of an Amendment to Article 2.4.3.B, Duties of the Plat Officer, of the Sycamore Unified Development Ordinance.

Community Development Director John Sauter reiterated from the agenda that this would allow the Plat Officer to approve the vacations of easements which would normally have to come back to the PZC for an additional cost which would streamline it for the petitioners. He ensured that the lots must conform, in all respects, to the UDO, and that if there are utilities within those easements, that each utility must sign off on that vacation by each signing the plat that is recorded. He also noted that the Plat Officer cannot approve anything with new streets so those will be brought before the commission. At the end of each year, the resubdivisions and vacations must be reported to this commissioner per the UDO.

Commissioner Kitterman opened the Public Hearing at 6:12 pm and hearing no comments closed the Public Hearing at 6:12 pm.

Motion- Commissioner Graves moved to approve the amendment and Commissioner Breunlin seconded the motion. Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. All Commissioners Zantout, Breunlin, Franke, Graves, Sauber, Stowe, Woodstrup, and Chairperson Kitterman voted aye. Motion carried 8- 0.

WORKSHOPS

A. Consideration of a Development Proposal by Chris Youssi of Youssi Custom Homes at the Properties Located North of East Plank Road and West of Luther Lowell Lane. (PIN’s 06-21-300-051 & 06-21-300-055)

Community Development Director John Sauter said that this is similar to the proposal at the last meeting where and explained DeKalb County Highway Commissioner Nathan Scwartz submitted two letters prior to the meeting regarding a future need for right-of-way. Mr. Youssi accommodated that request, and Mr. Schwartz has reviewed it and preliminarily signed off on it. As a result of the county’s request, the number of units has been reduced from 44 to 43 multi-family units and from 14 to 13 single family units. He pointed out that the multi-family lots are compliant with the bulk regulations, however, even though there is more than enough lot area, it is shy when broken down into individual lot size on the 3- and 4-unit buildings. He will be looking for a variation for various lots on the individual required lot area for which staff sees no major issues because it only affects the building next door which is in the same development. Staff recommended a reduction in the required side setback from 10 feet to 7 feet because all but one of the subdivisions in the city currently have a required 7-foot setback. It will allow more buildable area on the lots. For the right-of-way, he said that Mr. Youssi still owns the land, being dedicated for right-of-way purposes, and would work with the county to transfer the land when the county has need for it.

Chairperson Kitterman asked about any issues with the one house out by the proposed site.

Community Development Director John Sauter said it is not currently annexed into the city, and it is privately owned. At some point, they may want to annex in. In terms of this project, there is a sanitary main that needs to be extended across the property for which there will be more details to come, plus, there has already been a preliminary conversation with the landowner. They are looking for feedback or direction. In response to a question, the required parking spaces well exceed what is required.

City Engineer Mark Bushnell, in regard to being asked about the sidewalks, said there are sidewalks on the exterior side of the multi-family lots, on both sides of the private access road that goes east-west, and developers will put a sidewalk along Luther Lowell Lane.

Consensus of the commission was to move forward as the project is headed in the right direction.

ADJOURNMENT

Motion

Commissioner Graves motioned to adjourn the meeting at 6:27 p.m. and Commissioner Zantout seconded the motion. Voice Vote Chairperson Kitterman called for a voice vote to approve the motion. All Commissioners present voted aye, Motion carried 8-0.

https://www.cityofsycamore.com/AgendaCenter/ViewFile/Minutes/_05122025-355