In the minutes: Sycamore meeting, facial recognition (Oct 12)

Planning and Zoning Commission
Monday, October 12, 2026

Council Chamber, 6:00 PM
308 W State Street
Sycamore, Illinois 60178

1. CALL TO ORDER
2. APPROVAL OF AGENDA
3. CONSENT AGENDA
A. Approval of the Minutes for the Regular Meeting of September 14, 2026.
4. AUDIENCE TO VISITORS
Those who wish to address the Commission may do so for up to three minutes subject to the Rules for
Public Participation, which are printed and on the table in the back of the Council chambers.
5. ACTION ITEMS
6. WORKSHOPS
A. Consideration of a Request by Aetna Development Corporation for Review and Approval of a
Concept Plan in Accordance with Section 4.4.5.B of the Sycamore Unified Development
Ordinance for the Property Located at the Southeast Corner of Plank Road and Route 23 (PIN
06-21-300-037) in Sycamore, Illinois.
7. ADJOURNMENT

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SYCAMORE PLANNNING AND ZONING COMMISSION MEETING
MINUTES OF SEPTEMBER 14, 2026, 6:00 PM

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CALL TO ORDER
Chairperson Nate Kitterman called the meeting to order at 6:00 p.m. The Commissioners present were Matt Woodstrup, Rob
Dancey, Dave Finney, Jill Franke, Eli Hamingson, Nate Russell, Chuck Stowe, and Brandon Thomas. Commissioner Doug
Breunlin and Daryl Graves 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 Finney moved to approve the agenda, and Commissioner Thomas seconded the motion.
Voice Vote Chairperson Kitterman called for a voice vote to approve the motion. All Commissioners present voted aye.
Motion carried 9-0.
CONSENT AGENDA
A. Approval of the Minutes for the Meeting of May 11, 2026.
Motion- Commissioner Franke moved to approve the Minutes of the Meeting of May 11, 2026, and Commissioner Woodstrup
seconded the motion.
Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Woodstrup, Dancey,
Finney, Franke, Hamingson, Russell, Stowe, Thomas, and Chairperson Kitterman voted aye. Motion carried 9-0.
AUDIENCE TO VISITORS
ACTION ITEMS
A. Consideration of a request from Steve Weber for a Text Amendment to the Sycamore Unified Development
Ordinance Article 4.3.4.C.4.a.2 – All Cannabis Business Establishments.
City Manager Michael Hall said that when the dispensary was approved earlier this year, the State law didn’t allow drive thru
service, however the State changed the law on June 6th. The applicant, Steve Weber, is asking the city to update their code to
accommodate the change to allow the drive thru and curbside service meeting State requirements.
Chairperson Kitterman opened the Public Hearing at 6:03 pm.
Steve Weber, 1136 Charleston Drive, St. Charles, added that when they originally applied for the Special Use in Sycamore,
they knew that there was legislation allowing drive-thru’s with the State, so they designed it to allow a drive thru. He said that
60% of the purchases are online for pickup. They will have to operate the drive thru following the rules of the State for no
queueing/ordering, no minors in the vehicles, having facial recognition, and having appointment times. They are approaching
this as a true pharmacy with an opening drawer and are hoping to be open in October.
Chairperson Kitterman closed the Public Hearing at 6:06 pm.
Motion- Commissioner Thomas moved to approve the consideration and Commissioner Franke seconded the motion.
Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Woodstrup, Dancey,
Finney, Franke, Hamingson, Russell, Stowe, Thomas, and Chairperson Kitterman voted aye. Motion carried 9-0.
B. Consideration of a Request by John Bridge of Oak Street Properties, LLC for a Zoning Map Amendment for the
Property Located at 2525 Bethany Road (PIN 08-01-451-010) From the Current Zoning of C-2, Central Business
District to C-3, Highway Business District.
City Manager Michael Hall said this is coming forward because the property is currently zoned C-2 Central Business District
which is for the Downtown area which really doesn’t fit the location. Changing it to C-3 Highway Business District is a clean-up
item making it fit the surrounding properties and also allowing the owner to move forward with a multi-tenant commercial
building.
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Chairperson Kitterman opened the Public Hearing at 6:08 pm and hearing no comments closed the Public Hearing at

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6:08 pm.

Commissioner Hammingson asked if all the nearby properties are C-3 or are there any remaining C-2 zoned properties.
Community Development Director John Sauter said that “this is one of the first ones, and they are ticking them off slowly but
surely”.
Motion- Commissioner Finney moved to approve the consideration and Commissioner Hamingson seconded the motion.
Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Woodstrup, Dancey,
Finney, Franke, Hamingson, Russell, Stowe, Thomas, and Chairperson Kitterman voted aye. Motion carried 9-0.
C. Consideration of a Request by Fuller Brothers Custom Homes for a Variation from Article 6.5.2.3.B, R-2, Two
Family Residence, of the Sycamore Unified Development Ordinance to Reduce the Required Rear Setback from
25 feet to 22 feet for Lot 21, Commonly Known as 741 and 743 Anjali Court, within the Sycamore Crossings
Subdivision (PIN 06-31-376-005).
City Manager Michael Hall said this is straight forward the lot is pie-shaped in a cul-de-sac, so the owner is requesting that the
rear setback be reduced from 25 feet to 22 feet to accommodate a three-seasons room. Staff have reviewed and sees no
concerns.
Chairperson Kitterman opened the Public Hearing at 6:10 pm and hearing no questions closed the Public Hearing at

6:11 pm.

Motion- Commissioner Hamingson moved to approve the consideration and Commissioner Woodstrup seconded the motion.
Roll Call Vote Chairperson Kitterman called for a roll call vote to approve the motion. Commissioners Woodstrup, Dancey,
Finney, Franke, Hamingson, Russell, Stowe, Thomas, and Chairperson Kitterman voted aye. Motion carried 9-0.
WORKSHOPS
ADJOURNMENT
MotionCommissioner Finney motioned to adjourn the meeting at 6:12 p.m. and Commissioner Russell seconded the motion.
Voice Vote Chairperson Kitterman called for a voice vote to approve the motion. All Commissioners present voted aye,
Motion carried 9-0.
Approved:
_______________________________
Chairperson – Nate Kitterman
Attest:
____________________________
City Clerk – Mary Kalk

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541 DeKalb Avenue
Sycamore, Illinois 60178
Main Phone: 815-895-4434

To:

Michael Hall, City Manager

From:

John Sauter, Director of Community Development

Date:

October 2, 2026

RE:

Agenda Items – October 12th Planning & Zoning Commission Meeting

A. Consideration of a request by Aetna Development Corporation for review and approval of a Concept
Plan in accordance with Section 4.4.5.B of the Sycamore Unified Development Ordinance for the
property located at the southeast corner of Plank Road and Route 23 (PIN 06-21-300-037) in Sycamore,
Illinois.
Aetna Development Corporation intends to purchase the 24.28-acre property located on the southeast
corner of Route 23 and Plank Road, as depicted below, and proposes to resubdivide the property into 17
commercial lots intended for various commercial and retail uses.

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Below is a summary of the Petitioner’s development proposal:
•

Zoning: The property is currently zoned C-3, Highway Business District and, as such, the proposed
commercial and retail uses are permitted uses.

•

Ingress/egress from Route 23 and Plank Road: One ingress/egress into the development is
proposed on the east side of Route 23, one ingress/egress is proposed on the south side of Plank
Road and one ingress/egress is proposed on the west side of Luther Lowell Lane, as shown below.
The Petitioner will submit plans to the Illinois Department of Transportation (IDOT), the DeKalb
County Highway Department and the City, respectively, for review and approval and all required
permits will be secured.

•

Roadways & Driveways: The proposed interior roads and lighting will be private, and all
maintenance will be the responsibility of the Petitioner. All roads will be constructed in
accordance with engineering and emergency response requirements, to include adequate paving
materials, adequate turning radii and clearances for emergency response vehicles.

•

Landscaping & Buffers: The Petitioner intends to remove the existing berm along the south
property line and replace it with code compliant landscaping. All landscaping within the
development will be reviewed, approved and constructed to ensure compliance with City
engineering requirements, and additional information will be provided at the Preliminary Plat and
Final Plat phases.

•

Grading, Watermain, Sanitary Sewer and Storm Water Detention: All grading, drainage,
floodplain, building elevations, watermains, sanitary sewer and storm water detention will be
reviewed, approved and constructed to ensure compliance with City engineering requirements.
No deviations to the National Flood Insurance Program plan will be approved and all roof drains
and sump pumps will be tied into a storm sewer system. All water, sanitary sewer and storm
water mains will be publicly owned and must be located within easements in order to provide the
necessary means for maintenance and repair.

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•

Stormwater Detention: Stormwater management will be provided onsite and use existing outfall
and storage to the south. Any additional required stormwater detention will be provided onsite.
During the Final Engineering Phase, Staff will require information relative to the capacity of the
downstream conveyance system. Since this will be a new development, it will be subject to the
DeKalb County Stormwater Ordinance but permitted to use the previously adopted design storm
criteria as was included in the original development calculations.

•

Proposed Lots: Seventeen commercial lots are proposed and all would be zoned C-3, Highway
Business District.

•

Lot Width: The proposed lot widths comply with the required 100’ minimum.

•

Lot Depth: The proposed lot depths comply with the required 150’ minimum.

•

Lot Area: The proposed lot areas comply with the 15,000 sq. ft. minimum.

•

Lot Coverage: The proposed lot coverages will be reviewed for compliance as the individual lots
are developed.

•

Building Setbacks: The proposed building setbacks will be reviewed for compliance as the
individual lots are developed.

•

Parking: The proposed parking will be reviewed for compliance as the individual lots are
developed.

•

Other Bulk Requirements: All other bulk requirements will be reviewed for compliance upon
submittal of final engineering plans.

•

Permitting: No building permits would be issued on any part of the property until all utilities and
aggregate entrances are installed and certificates of occupancy will not be granted until the first
lift of asphalt has been installed on all entrances and parking areas.

Accordingly, Aetna Development Corporation has submitted a Concept Plan for consideration and
feedback by the Planning and Zoning Commission. It should be noted that, if the proposed Concept Plan
receives a favorable recommendation by the Commission, additional Planning & Zoning Commission and
City Council action will be required at a future meeting in order to consider the Petitioner’s request for
approval of a Preliminary Development Plat and Plan and a Final Development Plat and Plan.
The Petitioner submitted the following exhibits to facilitate discussion and Aetna representatives are
present to answer any questions from the Commission:
•
•
•

Exhibit A: Concept Plan
Exhibit B: Preliminary Engineering
Exhibit C: Plank Road Access Concept Plan

Planning & Zoning Commission direction is requested.

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Aetna Development Corporation

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