DeKalb Times

City of Sycamore Planning & Zoning Commission met Sept. 8.

Here are the minutes provided by the commission:

CALL TO ORDER

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

APPROVAL OF AGENDA

Motion- Commissioner Franke moved to approve the agenda, and Commissioner Finney 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 July 14, 2025.

Motion- Commissioner Breulin moved to approve the Minutes of the Meeting of July 14, 2025 and Commissioner Woodstrup seconded the motion.

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

AUDIENCE TO VISITORS

ACTION ITEMS

A. Consideration of a request by Steve Glasgow of Primm Commercial Development for review and approval of a Special Use Permit for a Planned Unit Development in accordance with Article 4.3 and a Final Development Plan and Plat in accordance with Section 4.4.5.D of the City’s Unified Development Ordinance for the properties located 2145, 2235, 2265 and 2325 Primm Drive in Primm Prairie Commercial Subdivision (PIN numbers 06-21-154-004, 06-21-154-003, 06-21-154-002 and 06-21-154-001 respectively) in Sycamore, Illinois.

Chairperson Kitterman opened the Public Hearing at 6:05 pm.

Connie Winter, 2209 Concord Dr., supports growth in the city but asked if the 66 units are one-story or two-story, if there are Section 8 requirements for any, if they will be rentals or owned, and if there will be a fence to separate this and shield headlights from the senior townhomes behind it.

Jim Svoboda, 2300 Concord Dr., doesn’t like the white color of the previous development and asked if they would consider making the buildings a darker color. He asked who will maintain the pond?

John Pappas, DeKalb, said through the PUD (Planned Unit Development), the city has lighting requirements as part of the code. They are two-story rental buildings and there is nothing dedicated to Section 8. They will do landscaping but could consider doing a fence. He explained that they usually go with darker colors but that was what the neighbors wanted. They will maintain the pond as part of the PUD.

Terresa Way, 13897 North Grove Rd, is concerned if these rentals can be changed to Section 8 in the future and if so, what will the petitioner do about transportation for them. She doesn’t trust that it won’t be changed without letting people know and that there is a hidden agenda.

City Manager Michael Hall clarified that there are two different kinds of Section 8; where there is an entire project which requires federal approval along with the city/state and that is not what this is. They have not applied for that. The second is Section 8 for individual units and you can’t discriminate against an individual or apartment that is Section 8. There’s no way to stop individual Section 8’s but this project is not a Section 8 project.

Steve Glasgow, DeKalb, said this has been commercially zoned for 18 years with probably no ability to have it be developed as commercial land. He petitioned to change to residential because it made the most sense and is interested in building the best products and interested in bringing people in who want to live in Sycamore. There are strict criteria for their units. He feels comfortable with what they are doing. He said they have seven buildings between them, and they don’t have any Section 8.

Randy Weckerly, 506 Anjali Court, spoke on behalf of Mr. Pappas and said that he has done great projects in places that weren’t so great.

Michelle, 2111 Eastgate, asked if there has been an IDOT (Illinois Department of Transportation) survey for the traffic at that intersection of Peace Road and Plank Rd (item #5D) then asked if there has been an IDOT survey for the intersection of the subject proposal. She continued that there are many accidents at that intersection.

City Engineer Mark Bushnell said that IDOT controls the intersection of IL Rt 23, Peace, and Plank Roads. They do traffic counts every two years and they monitor there as well as the County as any area with a high probability of accidents is monitored. For this development that is going from commercial to residential, both ways out are at a signalized intersection, so he does not have any concerned with increased traffic at either of those intersections. Dedicated turn lanes are not part of this project.

City Manager Michael Hall said there is no concern with traffic right now.

Terresa Way, concerned about the lights changing quickly, also asked about safety for kids going to McDonalds. She said to put signals, signs, or paths up for the kids.

Michael Villalta, Sycamore, said for anyone present tonight, especially for #5D, and the zoning change, it will devalue the home if going from commercial to residential. “High density residential does not do anything for you” and “rooftops do not pay the way of the city”. He said adding all that traffic on Peace and Plank Roads is ridiculous.

Jeffrey Paxton, 2111 Eastgate, said that Mr. Pappas could be a good man, but still have a bad idea. These might be great buildings now but 20-25 years from now, it becomes Section 8. He said it happens. He’s concerned about their taxes going up, property values crashing, and that they will need an increased police presence which the community will pay for.

Megan Kim, 133 Mary Hamsmith Court, moved from the suburbs to open space and less traffic but now is concerned that this project will look like an empty strip mall feel. She is concerned with safety and traffic, especially with McDonalds adding to congestion. She asked for the demand for rentals in Sycamore as there are already a lot of rentals not being utilized. Is the rent too high? Would the luxury apartment outprice the price point for young professionals and said she wants the data for Sycamore, not DeKalb.

Steve Glasgow said for density, whether it is a one-bedroom or two-bedroom, the average for their apartments is 1.5 people per unit, so it is not very high. Half of their tenants are retirees and half of young professionals but no college students plus there’s multi-family right behind this, so it fits. The data is from their seven properties. The frontline commercial property probably won’t be developed commercial in the next 50 years.

John Pappas said this is a private development investing over $10 million generating $250,000 for the school district. He said this is not the government’s money and said to take the vote. This is the fourth time this has come to the city.

Kurt Enger, Sycamore Creek, stated that all the agenda items are all within a one-mile radius, resulting in an influx of about 1,000 people or more within a one-mile radius of that intersection. He is concerned about changing the zoning, making it all high density, his taxes, the police, and property values. After expletives, Chairperson Kitterman called him out of order.

Jeanine Angeli, 1204 Heron Creek Dr, asked how these meetings are being communicated with people and asked why more people weren’t shown this meeting. She agrees with everyone else asking why the zoning is changing and why develop all these units at a terrible intersection.

Chairperson Kitterman said that all the PZC meetings are a matter of public record same as the City Council meetings, which is what the Public Hearing is for. He said they are there as a commission appointed by the City Council to assess the rules, what’s presented, and if it meet the criteria.

Chairperson Kitterman closed the Public Hearing at 6:48 pm.

Commissioner Woodstrup agreed with adding a berm or fencing.

Commissioner Breunlin wants to see the analysis of the expected population data for the number of people.

John Pappas said they did provide all that data to the city manager a year to year and a half ago. He reiterated that this is the fourth time, and the city sent notices out to all the neighbors. They have provided all the rent rolls for their 7-8 properties and have done a lot of homework. When asked to provide, he said the rent rolls are confidential. He stated that he thinks there is confusion with where this development is located.

Motion- Commissioner Hamingson moved to approve the consideration. Commissioner Finney seconded the motion. Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Franke, Hamingson, Stowe, Thomas, Woodstrup, Breunlin, Finney, and Chairperson Kitterman voted aye. Motion carried 8-0.

B. Consideration of a request by Steve Glasgow of Primm Commercial Development for a change of zoning of the properties located 2145, 2235, 2265 and 2325 Primm Drive in Primm Prairie Commercial Subdivision (PIN numbers 06-21-154-004, 06-21-154-003, 06-21-154-002 and 06-21-154-001 respectively) from the current zoning of C-3, Highway Business District to R-3, Multi-Family Residential District.

Chairperson Kitterman opened the Public Hearing at 6:55 pm.

City Manager Michael Hall showed the area on the screen representing the proposed zoning change saying the red represents the commercial area, the yellow represents the residential area, and the tan represents multi-family. He highlighted the property for this agenda item.

Leonis Svboda, 2300 Concord Drive, asked if the townhomes she lives in is considered multi-family, which was confirmed and asked where the elevator is for the two-story buildings.

John Pappas said that elevators are not required in two-story buildings and that they can do a fence or berm. Community Development Director John Sauter said the commission could require a fence or berm as a condition of the PUD. City Attorney Keith Foster confirmed that it could be a condition but on the request for the Special Use permit for PUD. Chairperson Kitterman closed the Public Hearing at 6:59 pm

Motion- Commissioner Hamingson moved to approve the consideration. Commissioner Thomas seconded the motion. Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Franke, Hamingson, Stowe, Thomas, Woodstrup, Breunlin, Finney voted aye while Chairperson Kitterman voted nay. Motion carried 7-1.

C. Consideration of a request by Chuck Shepard, on Behalf of Old Rich Point, LLC, for review and approval of a Special Use Permit for a Planned Unit Development in accordance with Article 4.3 and a Final Development Plan and Plat in accordance with Section 4.4.5.D of the City’s Unified Development Ordinance for the property located at 2110 Coltonville Road (PIN 08-01-276-006) in Sycamore, Illinois.

Chairperson Kitterman opened the Public Hearing at 7:01 pm.

Tom Weaver, 1636 Joseph Sixbury, said this property was just annexed into the city last month and will be developed into three commercial buildings along Electric Park Drive and later into multi-family units along Coltonville Road. The commercial buildings will be similar to what is on Oakland Drive in Sycamore.

Michelle (last name unknown) is concerned about the through-traffic being a “major concern”. She stated that no one in Electric Park knows about this.

City Manager Michael Hall said that everything has been properly noticed with a sign posted at the property, mailers mailed, and a notice published in the local newspaper.

Regarding the type of businesses allowed, Community Development Director John Sauter said it can be retail, but cannot be any type of manufacturing.

Chairperson Kitterman closed the Public Hearing at 7:09 pm.

Commissioner Hamingson asked if there has been any advancement in working with IDOT.

City Engineer Mark Bushnell said Electric Park is currently a state route and they are working with the State to take jurisdiction and have control over that.

Motion- Commissioner Breulin moved to approve the consideration. Commissioner Woodstrup seconded the motion. Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Franke, Hamingson, Stowe, Thomas, Woodstrup, Breunlin, Finney, and Chairperson Kitterman voted aye. Motion carried 8-0.

D. Consideration of a request by Chris Youssi of Youssi Custom Homes for Review and Approval of a Preliminary Development Plan and Plat in accordance with Section 4.4.5.C of the City’s Unified Development Ordinance for the properties located North of East Plank Road and West of Luther Lowell Lane. (PIN’s 06-21-300-051 & 06-21- 300-055)

The Public Hearing opened at 7:11 pm.

Mike Carpenter, 1731 DeKalb Ave, RVG Commercial, gave some of his background and said he’s has been working with the buyer and seller for about 15 years. He thinks the mix of single family and multi-family is a great concept.

Jeff Lincolnheld, Arc Design Resources, Civil Engineer for Youssi, showed the exhibit and gave details as outlined in the agenda. He added that there will be a rent range of $2,000 and that Mr. Youssi usually rents and then works into a purchase agreement in the upper range of $200,000 to $300,000. He is currently working with Silverthorne Homes to purchase the 13 individual single-family lots and develop them. He confirmed that he was aware of the letter from the County regarding the future relocation of the access off of Plank Road and that they made the accommodation although acknowledging they have no control over the house so they were unable to do anything with that driveway.

Community Development Director John Sauter clarified that the County Engineer sent an email at 1pm today stating that at some point in the future, using 25 years as a benchmark, said that entrance off of Peace Road may have to be moved eastward to create more separation between that and the intersection at Peace Road. He wanted that as a matter of record. It is unknown at this point what the property next door is ever going to do. There is no plan right now and nobody knows when.

Jeff Lincolnheld revised his statement saying that he was not aware of the 1pm email from the County but was aware of a correspondence before they originally filed this petition, through the course of due diligence, he spoke with the county about the right-of-way dedication.

Jason Fowler, 429 Alden Drive, clarified that Exhibit E Preliminary Plat is the up-to-date plat. He confirmed that this property is not up for a zoning change, as that will come later. He also expressed his concern for cut-through traffic through Heron Creek to the east and also north on Route 23. He asked for a cut-through analysis or for signs.

Chairperson Kitterman said that PUD, rezoning, and Final Plat approval will be at a future meeting, but the date has not yet been set.

Sushil Morker, 343 Alden Drive, expressed the same traffic concerns with the increased density. He asked if the widening

project is happening first or if the development is. He is concerned with the housing capacity being added and the young kids playing. Requesting a timeline on the next steps, the Chairman said the PUD, rezoning, and Final Plat is up to the developer but there would be additional Public Hearings.

Jeff Lincolnheld said the development is happening independently from the county’s highway widening project.

Community Development Director John Sauter clarified regarding the concept plan and preliminary plat, that he must have inadvertently attached the wrong concept plan from having come forward three times. He said, though, the Preliminary Plat is accurate as far as the location of the ponds. The concept plan, that he is happy to make available, matches [Exhibit E]. Regarding timing, this is a preliminary plat, not final approval of anything. It will be recommended to the city council, after that, it would be a consideration of a Special Use Permit for a Planned Unit Development (PUD) and rezoning the property which will be on the developer’s timetable. It will be published as signs will be placed at the site, public notice will be published in the local newspaper, and notices will be mailed to those within 250 feet of the property lines of the property. This is strictly a preliminary plat.

Randy Weckerly, 506 Anjali Court, is concerned about the HOA (Homeowner’s Association) asking at what point does the HOA go from rentals to homeowner’s as with in his development. He said the HOA document makes Mr. Youssi “an uber-lord” for 10 years and calls for 75% of the units being sold before the HOA is turned over leaving Mr. Youssi as president of the HOA. They cannot find out who owns the units and asked who pays the HOA fees on the rental units. He is concerned about putting more rentals into Sycamore, the increased traffic, and the notification of this meeting.

Kenneth Wojcik, Alden Drive, with all the low-income rentals, proposed that the property taxes are reduced the same amount of the reduction of their property values. How will that be done?

Julie Verdone, 410 John Marshall Drive, with all the increased traffic and a roundabout coming, asked if there is any chance of a stop light will be placed.

City Engineer Mark Bushnell said there are different requirements for a stop light whether it is for traffic or safety. The County controls Plank Road. As part of this development, the county is planning for future expansion, having the developer dedicate right-of-way to it but he can’t speak for the county as to when a light would go in.

John Mataitis, 204 Northgate, is concerned about crowding at North Grove School already having to shift the district lines and is concerned about the increased traffic and cut-through traffic. He questioned the one residential property in the middle.

Community Development Director John Sauter said that property is county property as it is not within the city limits, but it is a great question. The owner has chosen not to sell his property at this time but may sell it in the future.

Nick Maycock, Amherst, asked to preserve a small-town identity, maintain a primarily single-family character of the community’s housing stock, and preserve the natural environment, as much as reasonably possible, during the planning and development of land uses and infrastructure as per the Comprehensive Plan. He said Sycamore is quickly turning into “not Sycamore”.

Jeanine Angeli confirmed that the single-family homes will not be rental units and expressed concern about 99 more cars going through those intersections.

Stephanie Lewis, 509 Nathan Latten Lane, asked Mr. Woodstrup, when stated at the April meeting, how he knew that this is what people would like and stated that the property should be kept commercial or only be single family homes.

Chairperson Kitterman pointed out that there are multi-family units on the east side and northeast of Luther Lowell Lane. When the workshop commenced for this development, it fit in because it wasn’t out of the ordinary being a combination of single family and multifamily which already exists within 250 yards of the property.

Chairperson Kitterman closed the Public Hearing at 7:55 pm.

Commissioner Finney, recalling from the workshop, didn’t think these were going to be rentals. He thought they were going to be sold units.

Community Development Director John Sauter said that Mr. Youssi did state at the second workshop that he was renting and then selling to which Commissioner Finney said he is not happy about.

Commissioner Stowe asked if it can be put in the preliminary that the townhomes can be for sale and not rentals? All say to keep it commercially zoned, but when they put a car dealership in there, he doesn’t think anyone will be happy. Everyone likes it the way it is, but it could be sold tomorrow.

Community Development Director John Sauter said it’s economics. The developer came forward to the city as a proposal, it’s fine tuned with the developer to meet city codes, and then it’s brought to the commission with input from the public. The profit is not there for developers to do single family homes. All the input is greatly appreciated for the commission to make a recommendation to the city council.

Mike Carpenter said they have been approached in the past with hotels, extended stay hotels, gas stations, and car washes. The banks are all online. The industry has changed and said this provides a nice blend with several ponds and buffers keeping the character of the neighborhood.

City Manager Michaeal Hall said they are not proposing one way or the other, they are simply saying these are the choices before us deciding if the zoning is appropriate for that area. He noted that the city doesn’t regulate or modify the HOA’s.

Mike Weckerly added that there are 120 units on Anjali Court, and 20 units are sold, so basically the 20 owners are paying for the freight of the HOA as the renters are not part of the HOA. He said rentals shouldn’t be part of this as there is no motivation for the developer to sell any of these.

Community Development Director John Sauter interjected, that for clarification, Jeff Lincolnheld is the civil engineer on the project. Mr. Youssi is not present tonight. He was asked to be here and chose not to be here for whatever reason. Not being happy about Mr. Youssi’s absence tonight, said to show Mr. Lincolnheld respect.

Commissioner Breunlin, based on what he heard tonight, said that he would like Mr. Youssi to come to a meeting to answer these questions. Until he personally hears from him, he is not in favor of this.

Commissioner Thomas asked if there is a way to check with the school district to see if they can fit all these kids if it is rezoned.

Chairman Kitterman said it is not part of the consideration at this point and would be an issue for the school district. They are simply looking at the preliminary plat.

Motion- Commissioner Stowe moved to approve the consideration. Commissioner Hamingson seconded the motion. Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Stowe and Woodstrup voted aye while Commissioners Franke, Hamingson, Thomas, Breunlin, Finney, and Chairperson Kitterman voted nay. Motion failed 2-6.

Chairperson Kitterman said that council will still have this in consideration in the future if the developer comes back before the commission.

Community Development Director John Sauter clarified for everyone that the commission makes a recommendation only to the city council. The city council votes to approve or not to approve. They have recommended tonight to not to approve it at the commission level. Regardless of if it’s approved, it goes to the city council this coming Monday night at 6 pm in this same room. The city council will hear about the matter, and they will vote to approve or not to approve. He wants to make sure everybody understands the next step.

WORKSHOPS

ADJOURNMENT

Motion

Commissioner Woodstrup motioned to adjourn the meeting at 8:11 p.m. and Commissioner Franke 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/Agenda/_10132025-382