On the agenda: Dekalb meeting — automated license plate (Oct 5)

DEKALB PLANNING AND ZONING COMMISSION AGENDA
Monday, October 5, 2026
6:00 P.M.
DeKalb Public Library
Yusunas Meeting Room
309 Oak St.
DeKalb, IL 60115
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. APPROVAL OF MINUTES

1. September 8, 2026.
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS

1. Public Hearing – A petition by Barb and Norman Larson, Jon and Renee Hagelstein,
Robert and Karen Maciejewski, Thomas and Karen Matya, and Gail Kessler, for approval
of the annexation and rezoning of approximately 1.5 acres of property located along the
west side of Wedgewood Drive and generally located to the west of the homes at 2915,
2903, 2883, 2853, and 2813 Wedgewood Drive.
F. REPORTS
G. ADJOURNMENT

Assistive services, including hearing assistance devices, available upon request.

Planning and Zoning Commission
September 8, 2026
Page 1 of 7

MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
September 8, 2026
The Planning and Zoning Commission held a meeting on September 8, 2026, in the Yusunas Meeting Room in the
DeKalb Public Library, 309 Oak Street, DeKalb, Illinois. Chair McMahon called the meeting to order at 6:00PM.
A. ROLL CALL
Recording Secretary, Olivia Doss, called the roll. Planning and Zoning Commission members present were:
Thomas Fellabaum, Brian Scholle, Scott Sisler, Vice Chair Jerry Wright and Chair Bill McMahon. Commission
Member Catherine Murray was absent. Planning Director Dan Olson and Assistant City Manager Bob Redel
were present representing the City.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair McMahon requested a motion to approve the September 8, 2026, agenda as presented. Mr. Wright
motioned to approve the agenda as presented. Mr. Fellabaum seconded the motion, and the motion was
approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. August 17, 2026 – Chair McMahon requested a motion to approve the August 17, 2026, minutes as presented.
Mr. Fellabaum motioned to approve the minutes as submitted. Mr. Wright seconded the motion, and the motion
was approved by unanimous voice vote.
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
Chair McMahon opened the public participation of the meeting and welcomed speaker Carlisle White to the
podium. He reminded Ms. White she would have three minutes to speak.
Ms. White understood her comments may be more appropriate for the City Council meeting next Monday but
is unable to make that meeting. She expressed hope that her words do not fall on deaf ears despite the best
audience residing elsewhere.
Ms. White explained she is a current NIU student living in the dorms and has been proud to call DeKalb her
home for over a year. She then listed locations the City operates automated license plate readers including
North Annie Glidden Road, Market Square Drive, West Hillcrest Drive, South Annie Glidden Road, Sycamore
Road, North First Street, East Hillcrest Drive, West Taylor Street, South Malta Road, Devonaire Parkway,
DeKalb Avenue, and Oakland Drive.
She asked the Council to adopt a written policy with a 30-day retention limit, annual public audits, and a public
vote before any expansion of the cameras is done. She stated she is unable to find any of those items in
writing about how the cameras are being regulated, which she explained causes a great deal of concern for
her and many of her peers. She expressed desire for residents to know who is tracking their cars, for how
long, and how that information is being used.
Ms. White hopes the residents are able to use the information that they have in order to advocate for changes
and urged residents to continue to raise this issue.
Chair McMahon thanked Ms. White for comments and explained that while they are bound by the Unified
Development Ordinance (UDO), her comments will be incorporated into the minutes and passed on. He also
pointed out an Alderman (Tracy Smith) in the audience, assuring Ms. White she had been heard.

Planning and Zoning Commission
September 8, 2026
Page 2 of 7

E. NEW BUSINESS
1. Public Hearing – A petition by Michelle and Derick Ibarra for a special use permit to allow a video gaming
establishment for the property located at 232 W. Lincoln Highway.
Chair Bill McMahon read the hearing by title only and opened the public hearing at 6:03p.m.
Derick Ibarra, representing his family business, Egg Slap Enterprises, LLC, gave his presentation. He pointed
out his family member, Michelle Ibarra, was also present and is the owner of the company. Mr. Ibarra
respectfully requested the Commission’s consideration and recommendation for a special use permit to
relocate their existing business, Charley’s Video Gaming and Rum Bucket Bar, from 1792 Sycamore Road to
232 W. Lincoln Highway. He explained they have responsibly operated their DeKalb business for over 10
years and are currently in good standing with both the City and the State.
Mr. Ibarra explained throughout their time in the City, they have maintained high standards and taken their
responsibilities as business owners very seriously. He proudly stated they have never had an incident involving
underage drinking or underage gaming in any of their establishments. He went on to note they own and
operate two other bar and gaming facilities in the Sycamore, which have also been in operation for more than
10 years. He stated they have worked hard to earn a positive reputation in the communities where they
operate.
Mr. Ibarra stated he believes 232 W. Lincoln Highway is a good fit for their business and the surrounding
commercial area. He pointed out the property is located near restaurants, entertainment-related businesses,
a gas station, liquor store, and other commercial uses, as well as nearby downtown activities. They believe
their business would complement the existing commercial environment while continuing to operate responsibly
in compliance with all applicable City and State regulations.
Mr. Ibarra explained the special use permit would provide an opportunity to relocate their existing business
and to purchase the property instead of leasing. He explained their goal is not to simply move to another
building. They see 232 W. Lincoln Highway as an opportunity to establish a permanent home for their business
and to make a long-term investment in DeKalb. If given the opportunity, the Ibarras said they intend to be good
stewards of their property by keeping the building and the grounds clean, maintained, and properly lit. They
also want to be good neighbors by maintaining open communication with residents, the City, community, and
Police Department. Mr. Ibarra explained if a concern ever arises, they want to be available, responsive, and
are willing to work together to address it.
He reiterated his family has many years of experience building and operating successful businesses, and they
understand the importance of being responsible members of the communities they serve. Mr. Ibarra
respectfully asked the Commission to consider and recommend approval of a special use permit to provide
the opportunity to make 232 W. Lincoln Highway the permanent home for Charley’s Video Gaming and Rum
Bucket Bar. Mr. Ibarra thanked the Commission for their time, consideration, and the opportunity to speak.
Planning Director Dan Olson provided background on the petition as well by going through the staff report
dated September 3, 2026. He explained the City received a special use permit application from Michelle and
Derick Ibarra for a proposed video gaming establishment at 232 W. Lincoln Highway. The petitioner will be
relocating their current video gaming establishment (Charley’s Gaming and Rum Bucket Bar) from its current
location at 1792 Sycamore Road. They have been at the Sycamore Road location for just over 10 years. Mr.
Olson noted Northern Rehab Physical Therapy previously occupied the building at 232 W. Lincoln Highway
and left in the summer of 2023.
He detailed how the proposed business will be a full service and licensed video gaming establishment with a
floor area of approximately 2,400 sq. ft. There will be six video gaming terminals and will also include a pool
table and dart boards. The business will operate with a Class D permit for prepackaged food items from the
DeKalb County Health Department. The hours of operation will be Sunday – Wednesday from 9:00 AM to
12:00 AM and Thursday – Saturday from 9:00 AM to 1:00 AM. There will be no more than two employees and
about 10 customers at a time in the building. The seating capacity will be about 15 seats.

Planning and Zoning Commission
September 8, 2026
Page 3 of 7

Mr. Olson further stated the subject lot is one (1) acre with two access points along W. Lincoln Highway and
access at the rear of the property also from Anne Street. He added there are 17 standard parking spaces on
the lot with two (2) handicap spaces. For video gaming establishments the UDO requires one (1) parking
space for every 250 sq. ft. of floor area, which results in 10 parking spaces for this property. Mr. Olson noted
the Police Department was contacted, and they have no concerns with the current business or proposed
location. He stated the City staff recommends that a condition be added to require the trash dumpster to be
screened per the requirements of the UDO, which the applicant approves of.
Mr. Olson also touched on the fact that while the City does have a maximum of 10 video gaming
establishments, the applicants are just relocating so the number is not affected. He noted the applicants will
obtain a new liquor license through the City and briefly discussed the layout, which will be similar to their
current layout in their Sycamore Road location.
No public comments were received, and no one wished to speak on this agenda item at the meeting.
Chair McMahon closed the public hearing at 6:10p.m. and opened it to the Commission for questions and
comments.
Mr. Scholle inquired what the building to the left of the proposed location was. Mr. Olson replied it is Hickey’s
Gas Station.
Mr. Wright inquired as to the major purpose of the move. Mr. Ibarra explained they have been renting in their
current location for over 10 years, and the more factors they can control the more opportunity there is to be
successful. In their next chapter, they are looking to invest in DeKalb and purchase property instead of renting.
Mr. McMahon gave his appreciation to Mr. Ibarra for maintaining a clean record. He also looked to Mr. Olson
for confirmation whether it meets any/all required setbacks from schools, places of worship, etc. since it will
have a liquor license. Mr. Olson confirmed it does.
Mr. Fellabaum asked for clarification regarding the square footage of both the current space and new space.
Mr. Ibarra stated the current building is about 2,000 square feet, and the new building will be closer to 3,000
square feet. The additional space will be used for extra storage or to expand. Mr. Ibarra added they pride
themselves on creating safe spaces for people to enjoy themselves responsibly. He hopes to potentially add
an additional pool table, etc. to continue to create that environment.
Mr. Scholle asked which type of liquor license they will apply for. Mr. Ibarra stated they are a full-service bar,
with a Class D license from the Health Department for prepackaged food, like frozen pizza.
Chair McMahon requested a motion to approve the special use permit. Mr. Scholle moved that based upon
the submitted petition, testimony presented and findings of fact, the Planning and Zoning Commission forward
its findings of fact and recommend to the City Council approval of a special use permit to allow a video gaming
establishment at the property located at 232 W. Lincoln Highway subject to the trash dumpster being screened
per the requirements of the UDO. Mr. Sisler seconded the motion.
A roll call vote was taken: Fellabaum – yes, Scholle – yes, Sisler – yes, Wright – yes, Chair McMahon – yes.
Commission member Catherine Murray was absent. Motion passed 5-0-1.
2. Concept Plan – A request by Irving Construction for review of a Concept Plan for construction of a singlefamily home development on 5.8 acres of property located along the south side of W. Dresser Road across
from DeKalb High School (536-582 W. Dresser Road).
Owner, Steve Irving, presented his concept plan and explained he has been working on this plan for about
three years, which is when he first met with City Manager, Bill Nicklas, and Mayor Barnes. Mr. Irving feels
there is a need for this as the City is trying to attract business but does not have housing available. Mr. Irving
noted housing is currently priced around $300 per square foot, minimum, which he feels is outrageously high.
He used the example that by that math; a 3,000 square foot home will cost $900,000 to build.

Planning and Zoning Commission
September 8, 2026
Page 4 of 7

Mr. Irving mentioned he is hopeful they can build these little homes which will be just under 800 square feet
with a 22 feet x 26 feet garage and believes there is a market for them. He explained the houses will be a slab
on grade, meaning no basement. He noted there will be no steps whatsoever on the project, making them
ADA accessible and accommodating. Currently, his floorplans show one bedroom with a study. However, Mr.
Irving noted the study could be turned into a second bedroom as well. He noted there will be one bathroom
with a stacking washer and dryer and four-foot shower.
Mr. Irving felt lucky with this site, as the utilities including water, sanitary and sewer, and storm are already
present and gas and electricity are nearby. He explained the site is heavily wooded, which is one of the
characteristics they liked to utilize; the existing substantial foliage. He pointed out there is an existing
residence on the south side of this lot, and due to this, he has purposefully shifted the south houses as far
north as possible. With the houses moved in and the heavy woods, the existing residential property cannot be
seen from basically any of the potential new build houses.
Mr. Irving stated the lots are small, around 57 feet by 72 feet. Homes will be one-story, slab on grade, with a
512 roof pitch. He added they will use scissor trusses to create a little extra height in the living room, dining
room, and kitchen area. The kitchen will have a countertop with a six-foot slider to the back of the home. He
explained a buyer could request a small roof over the back patio. Mr. Irving mentioned there will be a covered
entry porch measuring five feet by 12 feet.
He added they will use some bright colors on the homed, very similar to the townhouses he built on the golf
course. The exterior façade may vary slightly. Mr. Irving noted there will be a Homeowner’s Association to
cover the project. He explained he got a lot of ideas from a development in Lake Geneva called Symphony
Bay. He urged the Commission to look at that project. It is a similar concept where most of those homes are
on slab and homeowners own the home and the lot, but the HOA takes care of lawn maintenance and snow
removal. This will be the same concept for this project.
Mr. Irving explained homeowners will be responsible for their own painting, re-shingling, etc. Homeowners will
also not be allowed to change landscaping without approval of the HOA. He noted there will be quite a few
restrictions. No fences will be allowed, no parking of boats, trailers, or motorcycles outside will be allowed. He
noted trash must be kept inside the home. It may be brought out during the day or the evening before
scheduled trash pick-up but has to be put back in the garage the next day. Mr. Irving stated there will be
several other covenants that go with the project which will mimic the Lake Geneva project which has worked
out really well. He stated there would not be a pool. However, since there will be quite a bit of property
untouched, he may consider putting a piece of playground equipment back there, but they do not expect a lot
of kids in the development. Mr. Irving anticipates owners being able to heat the homes easily, with two-by-six
walls and energy efficient furnaces and air-conditioning units.
He explained he hired a wetlands engineer who is very well known in the area and works with the Army Corps
of Engineers, as there is a large area of wetlands on the adjacent lot. Mr. Irving has designed the lot to stay
that way and hopes to have purchased the lot to the east. There is a vacant home on that lot that has been
sitting for years and is now uninhabitable. Mr. Irving hopes to purchase that lot which would allow him to put
the detention pond on that site and leave the area currently showing the pond as vacant land.
Mr. Irving detailed his long-standing business relationship with the City, spanning 52 years. He has been
involved in numerous residential projects including the DeKalb/Pond/Fisk neighborhood, Lucerne Lane,
Fairway Oaks, and Kishwaukee Country Club. Mr. Irving added there are two original buyers on Lucerne Lane
who have raised their families in those homes and are still there. He noted there is currently a waiting list for
units on the Kishwaukee Country Club project, and the resale value on those has increased exponentially. Mr.
Irving has also built another 50 houses in conjunction with his brother. He stated the bottom line is they would
not build anything they would not live in themselves.
Mr. Irving then introduced Sean Chapman, who is his partner on this project. Mr. Chapman oversaw the fire
station, police station, and a large addition at Oak Crest. Mr. Irving feels Mr. Chapman has a lot of experience
and will do a terrific job.

Planning and Zoning Commission
September 8, 2026
Page 5 of 7

Planning Director Olson provided additional background on the Concept Plan from the staff report dated
September 3, 2026. He explained the City received a Concept Plan from Steve Irving (Irving Construction) for
a single-family development along the south side of W. Dresser Road, across from DeKalb High School. The
project will be called Cottage Cove and currently has addresses ranging from 536-582 W. Dresser Road. The
development will consist of about 26 one-story detached ranch homes on a 5.8 acre site.
Mr. Olson pointed out the applicant has provided a summary of the project, which is in the Commission’s
background material. Lots will be 56’ x 72’ or 4,032 sq. ft. The homes will contain one (1) bedroom and study
or second bedroom. There will be approximately 780 sq. ft. of living space with attached two car garages. The
lots will be fee simple owned. An HOA is proposed that will maintain the common areas and the private streets.
The homes will be priced around $250,000. Mr. Olson said the property is not in the City and would need to
be annexed and rezoned to accommodate the use. The City’s 2022 Comprehensive Plan recommends “Low
Density Residential” for the site. The Low-Density category has a recommended density of 0-4 dwelling units
per acre. The proposed development will be 4.4 dwelling units per acre. The Plan also recommends promoting
affordability in new subdivisions with smaller homes and lot sizes.
Mr. Olson stated the layout of the development will preserve much of the existing vegetation along the eastern
and southeast portion of the site. Off-street parking will exceed the UDO requirement of two (2) spaces per
dwelling unit with additional space throughout the development. Access to the site will be from W. Dresser
Road. Some re-stripping on W. Dresser Rd. will need to occur to provide a left turn lane into the site. There
will be four (4) exterior siding colors to choose from for the homes (see color renderings in background
material). He noted the Army Corps of Engineers has determined that the wetland area on the southeast
portion of the site is non-jurisdictional, which means a permit from the Corps is not required.
Mr. Olson explained Irving Construction has a long history of residential development in the City including the
DeKalb-Pond-Fisk neighborhood just south of Clinton Rosette Middle School. They also constructed 40 singlefamily homes along Lucerne Lane on the south side in the 1990’s. In addition, Irving Construction built 75
luxury townhomes at the Fairway Oaks development on the north end of the Kishwaukee Country Club.
Mr. Olson mentioned if the applicant chooses to proceed with the project, they will be requesting annexation
and rezoning the site to the “PD-R”, Planned Development Residential District to accommodate the use and
any waivers to the UDO. A preliminary/final development plan would also need to be submitted. A public
hearing would be required in front of the Commission who would forward a recommendation to the City Council
for final action.
Mr. Olson provided clarification to the Commission that the Unified Development Ordinance (UDO) allows for
review by the Planning and Zoning Commission of a Concept Plan. The purpose of the Concept Plan review
is to allow the applicant to present and explain the proposed project and let the Commission and nearby
property owners provide comments. There is no official action being requested from the Commission, just
feedback regarding the proposal.
Mr. McMahon noted that although this is not a public hearing, the nearby property owners were notified of the
Concept Plan. One audience member wished to speak on the agenda item. Third Ward Alderman Tracy Smith
was present and wished to speak on the item. Alderman Smith expressed his support for the project. He feels
it is a good chance to develop that property, and it fits with the surrounding area.
Mr. Sisler stated he believes the project is exciting and supports it.
Mr. Scholle inquired about who the homes are being marketed to; mostly first-time home buyers, elderly,
mixed, whoever wants to buy one. Mr. Irving explained their marketing is done on experience and looking at
other similar types of projects, which he has done extensively. Mr. Irving believes there is a strong market for
young people, maybe a single person that has just got a job, a young married couple just starting out, or an
old couple that does not want a big house or wants to travel.
Mr. Scholle asked how many houses Mr. Irving is aware of which are currently listed under $250,000. Mr.
Irving was mostly aware of 100+ year old homes. He was not aware of new homes anywhere in DeKalb County
priced at what he hopes these new homes will be.

Planning and Zoning Commission
September 8, 2026
Page 6 of 7

Mr. McMahon questioned if buying the parcel to the east will lower the density. Mr. Irving stated the detention
pond will go on the additional lot, and no new houses will be added to that lot. The secondary pond will be
removed and potentially additional units will be added there. Mr. McMahon confirmed Mr. Irving is thinking in
total of building about 28 units on 5.5 acres, which is right in line with the UDO.
Mr. Scholle asked if the lots are in a flood zone. Mr. Irving confirmed they are not. There is a large wetland
but it does not overflow. Mr. Scholle asked if adding houses will create a higher water level. Mr. Irving stated
the detention pond is engineered and designed to drain less water per hour than what currently the whole site
does. He added there is an open culvert that drains underground and goes to the pond at the high school,
where any overflow of this pond will eventually go. He explained the pipe has a restrictor on it which slows
down how fast water will effect downstream.
Mr. McMahon inquired if the roads will be private roads or City roads. Mr. Irving stated they will be private and
will be the exact same design as the townhouses on Country Club Lane, which the HOA pays for snow removal
on those roads.
Mr. Fellabaum admitted he currently lives in a Fairway Oaks townhome, and inquired what kind of HOA will
be present. While he thinks it’s great to make the houses affordable, he wondered if the HOA dues will make
them not affordable. Mr. Irving explained this HOA will have a lower responsibility level than the one in Fairway
Oaks. Its primary purpose will be lawn maintenance and snow removal. Any landscaping changes would need
to be approved by the HOA prior to a homeowner implementing them. He believes most of the rear yards will
not need much maintenance. The backyards will be small as the whole purpose is to make them easy to live
in. Mr. Irving stated his goal is to keep the HOA fees as low as possible, around $100/month.
Mr. Wright asked if vacant homes on the site had already been demolished. Mr. Irving confirmed two houses
have been razed.
Mr. McMahon stated the project sounds favorable, an Alderman was favorable of it, and he appreciates the
investment in the community.
Mr. Wright inquired how close the homes will be to Dresser Road. Mr. Irving stated the homes will be close,
but far enough away. Mr. Wright then inquired if this project is based on the one in Lake Geneva, is the
population made up of similar demographics, mostly small families, etc? Mr. Irving stated a majority of those
buyers are from Illinois buying second homes and not many children are present in the development.
Mr. Scholle asked what the estimated taxes are. Mr. Irving stated purchase price will be around $260,000,
and taxes are anticipated to be around $6,400 per year, plus HOA fees.
F. Staff Report
Planning Director Olson noted the next meeting will be Monday, September 21, 2026. No agenda items are
currently planned for that meeting. If the meeting is cancelled, the Commission will be informed the Thursday
prior. Additionally, he noted the City Council approved the ComEd annexation for the substation at Keslinger
and Crego Roads. Mr. Olson provided an update on the Transit facility on W. Dresser Rd. No new hearing is
scheduled yet, but the Commission will be notified when it is.
Chair McMahon requested a motion to adjourn. Mr. Wright motioned to adjourn, and Mr. Scholle seconded
the motion. The meeting was adjourned at 6:46 pm.
Respectfully submitted,
___________________________
Olivia K. Doss, Recording Secretary
Minutes approved by the Planning and Zoning Commission on October 5, 2026.

Planning and Zoning Commission
September 8, 2026
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Click here to view the agenda packet for the September 8, 2026, Planning and Zoning Commission Meeting.
Click here to view the video recording of the September 8, 2026, Planning and Zoning Commission Meeting.

STAFF REPORT
October 1, 2026
TO:

Planning and Zoning Commission

FROM:

Dan Olson, Planning Director

RE:

Wedgewood Dr. – Rezoning, upon annexation, from the “SFR1” SingleFamily Residential District to the “SFR2” Single-Family Residential District
(Five Property Owners – West Side of Wedgewood Dr)

I.

GENERAL INFORMATION

A.

Purpose

Annex properties to bring into the City and
rezone to match zoning of current lots with
homes.

B.

Owner/Applicant

Owner: Five (5) Property Owners along
the west side of Wedgewood Dr.;
Applicants – Norm and Barb Larson, Jon
and Renee Hagelstein, Robert and Karen
Maciejewski, Thomas and Karen Matya
and Gail Kessler.

C.

Location and Size

2915, 2903, 2883, 2853, and 2813
Wedgewood Dr./1.5 acres

D.

Existing Zoning and Land Use

“A1” Agricultural – DeKalb County; vacant

E.

Surrounding Zoning and Land Use

North: SFR2; Single-Family Residential
South: SFR2; Single-Family Residential
East: SFR2; Single-Family Residential
West: A1 (DeKalb County); Vacant, Open
Space

F.

Comprehensive Plan Designation

Open Space

II.

BACKGROUND AND ANALYSIS

Request/Background
We received a petition from Barb and Norman Larson of 2915 Wedgewood Dr. along with
four (4) neighbors along Wedgewood Dr. to annex and rezone approximately 1.5 acres
of vacant property behind their homes. There were seven (7) owners initially, however
Lloyd and Terry Lange (2867 Wedgewood Dr.) and Glenn Bohn Trust/Todd and Tabatha
DeRouin (2847 Wedgewood Dr.) withdrew their request after the legal notice was
published. The five (5) homeowners going forward with the annexation and rezoning are
Barb and Norman Larson (2915 Wedgewood Dr.), Jon and Renee Hagelstein (2903
Wedgewood Dr.), Robert and Karen Maciejewski (2883 Wedgewood Dr.), Thomas and
Karen Matya (2853 Wedgewood Dr.), and Gail Kessler (2813 Wedgewood Dr.).
The homeowners obtained the property in 2019 as part of a sale of about 30 acres with
the majority of the property being purchased by the DeKalb County Forest Preserve
District and the DeKalb Park District. The applicants would like to annex the parcels
behind their homes so all their property is in the City and improvements like fences can
be constructed entirely under the City’s jurisdiction and codes. The properties will be
zoned “SFR1” Single-Family Residential after annexation per the requirements of the
UDO. The applicants are proposing to rezone the properties from the “SFR1” SingleFamily Residential District to the “SFR2” Single-Family Residential District to match the
zoning of the lots where the homes are located on.
III.

STANDARDS FOR ZONING MAP AMENDMENT

1.
The proposed rezoning conforms to the Comprehensive Plan, or conditions
have changed to warrant the need for different types of land uses in that area. The
proposed rezoning is appropriate considering the length of time the property has
been vacant, as originally zoned, and taking into account the surrounding areas
trend in development.
The 2022 Comprehensive Plan recommends the subject properties for Open Space. The
requested zoning of “SFR2” Single-Family Residential will match the current zoning of the
lots the applicant’s homes are located on.
2.

The existing uses and zoning of the surrounding area.

Areas to the north, east and south contain single-family detached homes, zoned “SFR2”
Single-Family Residential and part of the Fairway Oaks Subdivision. To the west is the
P.A. Nehring Forest Preserve in unincorporated DeKalb County. To the southwest is the
DeKalb Park District Nature Trail. The proposed land use and zoning is compatible with
the surrounding area.

Page 5 of 5

3.
The proposed rezoning conforms to the intent and purpose of the Unified
Development Ordinance.
The rezoning of the subject property to the “SFR2” Single-Family Residential District,
upon annexation, will match the zoning of the lots where the applicant’s homes are
located on. The proposed zoning of “SFR2” conforms to the intent and purpose of the
Unified Development Ordinance.
4.
The proposed rezoning will not have a significantly detrimental effect on the
long-range development of adjacent properties or adjacent land uses.
The proposed rezoning will not have a detrimental effect on the adjacent properties or
land use. The “SFR2” zoning entitles the subject property to uses of the property that are
the same for the lots containing the applicant’s homes. With the annexation,
improvements like fences can be constructed entirely under the City’s jurisdiction and
codes.
5.
The suitability of the property in question to the uses permitted under the
existing zoning classification and under the proposed classification.
The subject site is well suited to the “SFR2” Single-Family Residential District and will
match the current zoning of the lots where the applicant’s homes are located on.
V.

PUBLIC INPUT

As of the posting of the agenda on October 1, the City did not receive any public
comments.
VI.

CONCLUSIONS AND RECOMMENDATION

The staff’s recommendation is to approve, and a sample motion has been prepared.
Sample Motion:
Based upon the submitted petition and testimony presented, I move the Planning and
Zoning Commission forward its findings of fact and recommend to the City Council
approval of the rezoning, upon annexation, from the “SFR1” Single-Family Residential
District to the “SFR2” Single-Family Residential District for the property along the west
side of Wedgewood Dr. described in Exhibit A.

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Exhibit A
PARCEL ONE:
THAT PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 11,
TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT
319 IN FAIRWAY OAKS AREA 3 AS RECORDED IN PLAT BOOK "U", PAGE 37;
THENCE WESTERLY AT RIGHT ANGLE TO THE WEST LINE OF SAID LOT, 110
FEET; THENCE NORTHERLY, AT RIGHT ANGLE TO THE LAST DESCRIBED
COURSE, 118.01 FEET; THENCE EASTERLY, AT AN ANGLE OF 88°35'30" TO LAST
DESCRIBED COURSE, 110.03 FEET; THENCE SOUTHERLY, AT AN ANGLE OF
91°24'30" TO THE LAST DESCRIBED COURSE, ALONG THE WEST LINE OF SAID
LOT, 115.31 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB TOWNSHIP,
DEKALB COUNTY, ILLINOIS.
CONTAINS 12,832 SQ. FT.
PARCEL TWO:
THAT PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 11,
TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT
318 IN FAIRWAY OAKS AREA 3 AS RECORDED IN PLAT BOOK "U", PAGE 37;
THENCE NORTH ALONG THE WEST LINE OF SAID LOT, 100 FEET TO THE
NORTHWEST CORNER THEREOF; THENCE WEST AT RIGHT ANGLE TO SAID
WEST LINE, 110.00 FEET; THENCE SOUTH, PARALLEL WITH SAID WEST LINE,
100.00 FEET; THENCE EAST AT RIGHT ANGLE TO THE LAST DESCRIBED
COURSE, 110.00 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB
TOWNSHIP, DEKALB COUNTY, ILLINOIS.
CONTAINS 11,000 SQ. FT.

PARCEL THREE:
THAT PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 11,
TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT
317 IN FAIRWAY OAKS AREA 3 AS RECORDED IN PLAT BOOK "U", PAGE 37;
THENCE NORTH ALONG THE WEST LINE OF SAID LOT, 110 FEET TO THE
NORTHWEST CORNER THEREOF; THENCE WEST AT RIGHT ANGLE TO SAID
WEST LINE, 110.00 FEET; THENCE SOUTH, PARALLEL WITH SAID WEST LINE,
110.00 FEET; THENCE EAST AT RIGHT ANGLE TO THE LAST DESCRIBED

Page 5 of 5

COURSE, 110.00 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB
TOWNSHIP, DEKALB COUNTY, ILLINOIS.
CONTAINS 12,100 SQ. FT.

PARCEL FOUR:
THAT PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 11,
TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT
315 IN FAIRWAY OAKS AREA 3 AS RECORDED IN PLAT BOOK "U", PAGE 37;
THENCE NORTH ALONG THE WEST LINE OF SAID LOT, 110 FEET TO THE
NORTHWEST CORNER THEREOF; THENCE WEST AT RIGHT ANGLE TO SAID
WEST LINE, 110.00 FEET; THENCE SOUTH, PARALLEL WITH SAID WEST LINE,
110.00 FEET; THENCE EAST AT RIGHT ANGLE TO THE LAST DESCRIBED
COURSE, 110.00 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB
TOWNSHIP, DEKALB COUNTY, ILLINOIS.
CONTAINS 12,100 SQ. FT.

PARCEL FIVE:
THAT PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 11,
TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT
312 IN FAIRWAY OAKS AREA 3 AS RECORDED IN PLAT BOOK "U", PAGE 37;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID LOT, 195.83 FEET TO
THE NORTHWEST CORNER THEREOF; THENCE WESTERLY AT RIGHT ANGLE
TO SAID WEST LINE, 110.00 FEET; THENCE SOUTHERLY AT RIGHT ANGLE TO
THE LAST DESCRIBED COURSE, 133.43 FEET TO THE NORTHERLY LINE OF THE
FORMER CHICAGO MILWAUKEE AND ST. PAUL RAILROAD; THENCE
SOUTHEASTERLY ALONG SAID NORTHERLY LINE, 126.47 FEET TO THE POINT
OF BEGINNING, ALL IN DEKALB COUNTY, ILLINOIS.
CONTAINS 18,109 SQ. FT.

Page 5 of 5

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Created: January 18, 2023
Updated: March 9, 2023
Aerial: Spring 2019

From:
To:
Cc:
Subject:
Date:
Attachments:

Olson, Dan
Terry
[email protected]
Wedgewood Dr. - Annexation and Rezoning Withdraw E-Mail - Lange
Tuesday, September 22, 2026 8:23:00 AM
image001.png

Thank You.

Dan Olson| Planning Director
City of DeKalb | 164 E. Lincoln Highway | DeKalb, IL 60115
Phone: 815-748-2361
Email: [email protected] | Website: www.cityofdekalb.com

https://www.onedekalb.org/
From: Terry <[email protected]>
Sent: Monday, September 21, 2026 9:10 PM
To: Olson, Dan <[email protected]>
Subject: Re: annexation edit

[NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT
CLICK on links or open attachments unless you are sure the content is safe.]
Mr. Olson, Thank you for responding to Barb Larson’s email. We are confirming her
request to have our property removed from the new zoning map amendment. Please
let us know if you have any questions.
We appreciate your time.   
Lloyd and Terry Lange
On Mon, Sep 21, 2026 at 2:44 PM Olson, Dan <[email protected]>
wrote:
Thanks Barb,

Dan Olson| Planning Director
City of DeKalb | 164 E. Lincoln Highway | DeKalb, IL 60115
Phone: 815-748-2361
Email: [email protected] | Website: www.cityofdekalb.com
https://www.onedekalb.org/

-----Original Message----From: Larson, Barb <[email protected]>
Sent: Monday, September 21, 2026 2:28 PM
To: Olson, Dan <[email protected]>
Cc: [email protected]
Subject: annexation edit
dan,
lloyd and terry lange, 2867 wedgewood drive, want to be removed from the
annexation request that norm and i have filed with the city.
barb larson
Disclaimer: This is a transmission from the City of DeKalb that is confidential and
proprietary. If you are not the intended recipient, copying or distributing the contents
of this message is expressly prohibited. If you have received this message in error,
please destroy it and notify the City immediately. This email is the property of the
City of DeKalb and the City reserves the right to retrieve and read any message
created, sent or received, including the right to monitor messages of City
employees or representatives at any time, without notice. Freedom of Information
Act Requests should be submitted on the City’s website at
http://www.cityofdekalb.com/.

From:
To:
Cc:
Subject:
Date:

Olson, Dan
Larson, Barb
[email protected]
RE: annexation
Tuesday, September 22, 2026 1:57:00 PM

Received. Thanks Barb

Dan Olson| Planning Director
City of DeKalb | 164 E. Lincoln Highway | DeKalb, IL 60115
Phone: 815-748-2361
Email: [email protected] | Website: www.cityofdekalb.com
https://www.onedekalb.org/
-----Original Message----From: Larson, Barb <[email protected]>
Sent: Tuesday, September 22, 2026 1:27 PM
To: Olson, Dan <[email protected]>
Cc: [email protected]
Subject: annexation
dan,
please remove 2847 from my annexation request.
barb larson

From:
To:
Subject:
Date:

Todd Derouin
Olson, Dan
Proposed annexation Wedgewood Dr
Tuesday, September 22, 2026 11:22:59 AM

[NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT
CLICK on links or open attachments unless you are sure the content is safe.]
Dan,
At this time we would like to remove or property 2847 wedgewood dr from the proposal for
city annexation.
Todd and Tabatha DeRouin
Glenn Bohn
Sent from Yahoo Mail for iPhone

LEGAL NOTICE
Notice is hereby given that a public hearing will be held before the DeKalb Planning and Zoning
Commission at its regular meeting on Monday, October 5, 2026, at 6:00 p.m. in the Yusunas
Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by Barb
and Norman Larson, Jon and Renee Hagelstein, Robert and Karen Maciejewski, Lloyd and Terry
Lange, Thomas and Karen Matya, The Glenn Peter Bohn and Nancy Eileen Bohn Joint Living
Trust, Todd and Tabatha DeRouin, and Gail Kessler for approval of the annexation and rezoning
of approximately two (2) acres of property located along the west side of Wedgewood Dr. and
generally located to the west of the homes at 2915, 2903, 2883, 2867, 2853, 2847 and 2813
Wedgewood Dr. The subject property proposed for annexation include Parcel Identification
Numbers 08-11-226-007, 08-11-226-015, 08-11-226-008, 08-11-226-009, 08-11-226-010, 08-11226-011and 08-11-226-013. The requested zoning map amendment would change the zoning of
the subject property, after annexation, from the “SFR1” Single-Family Residential District to the
“SFR2” Single-Family Residential District.
All interested persons are invited to appear and be heard at the time and place listed above.
Interested persons are also encouraged to submit written comments on the proposal to the City of
DeKalb, Community Development Department, 164 E. Lincoln Highway, DeKalb, Illinois, 60115
by 12:00 p.m. on Monday, October 5, 2026, or by e-mail to [email protected]. Further
information regarding the petition is available from the Community Development Department at
(815)
748-2361
or
on
the
City
of
DeKalb’s
web
page
at
https://www.cityofdekalb.com/1103/Public-Hearings.
Bill McMahon, Chair
DeKalb Planning and Zoning Commission