Planning & Zoning Agenda Special Meeting 09/10/2018

SPECIAL MEETING
AGENDA

CITY OF ROCHELLE
PLANNING & ZONING COMMISSION

Monday, September 10, 2018 @ 5:30 PM


I. CALL TO ORDER

II. ROLL CALL

III. APPROVE/ACCEPT MINUTES pdf 08/06/2018 (158 KB)

IV. PUBLIC COMMENTARY

V. COMMISSIONER COMMENTS

VI. BUSINESS ITEMS

1. PZC-10-18 Rick and Doris Kennay to subdivide property located at 417, 421 and 427 6th St.; apply for a conditional use for warehousing in the B-1 Commercial Central Business Zoning District and a variance of setbacks for interior parkway and buffer yards for a liquor bottling and barrel storage warehouse.
2. PZC-11-28 RFMS Inc. to subdivide property at 2201 Flagg Road and apply for a conditional use in a Planned Unit Development for a nursing home.

VII. DISCUSSION ITEMS

VIII. ADJOURNMENT

The meeting will be held in the Council Chambers of the Rochelle City Hall, 420 N. 6th Street.


Case No.: 10-18
Applicant: Rick and Doris Kennay.
Address: 417 N 6th St., Rochelle, Illinois 61068

Reference Documents:  1.   pdf Kennay Farms Rickhouse Preliminary (5.61 MB) ; 2. pdf PPLAT Kennay Rackhouse (1006 KB) ; 3. pdf Final Plat (1) Kennay Rackhouse 2018 (272 KB)

Narrative:

The City of Rochelle City Council approved a development agreement and the sale of the historic downtown theater on June 13, 2016. Part of the agreement was for the purchaser of the building to use the building to manufacture liquor, a banquet hall, conduct tours, and hold events. The purchaser will manufacture liquor in the building, and store the product elsewhere. The City of Rochelle passed a zoning ordinance in June of 2016 to allow this type business in the B-1 district.

As part of the re-development of the property the petitioner has since purchased 4 lots behind the distillery and has designed a warehouse to bottle the product and barrel storage to age the product.

The petitioner is proposing to subdivide 4 lots into one lot, request a conditional use for warehousing in the B-1 Zoning District, a variance of setbacks for interior parkways and buffer yards for a new development in a commercial district.

The petitioner has submitted a preliminary and final plat of subdivision, an engineered site plan with off street parking, storm water detention, building plans that meet the adopted building codes, and a guarantee of completion of public improvements per section 86-52 of the Municipal Code.

City staff and the planning and zoning commission shall review the preliminary and final plat for conformance with the comprehensive plan, the provisions hereof, and all other applicable city ordinances. Pursuant to 65 ILCS 5/11-12-8, the planning and zoning commission shall disapprove or recommend approval of the preliminary and final plat within 90 days of the application.

Per Section 86-32 of the Rochelle Municipal Code, the planning and zoning commission may recommend and the city council may approve variations from the requirements of this chapter in specific cases, when the planning and zoning commission finds that there is compliance with the following standards: 1.) The granting of the variance will not be detrimental to the public safety, health, or welfare or injurious to other property; 2.) because of the shape, topography, or other physical conditions of the proposed subdivision or its surroundings: a hardship or practical difficulty would be caused by strict compliance with these requirements. 3.) The conditions upon which the variation request is based are unique to the proposed subdivision and are not generally applicable to other property; 4.) The variation granted is the minimum adjustment necessary for the reasonable use of the land.

As you recall the B-1 Commercial District does not require a building setback which creates a direct conflict with the City Zoning Code in regards to new development. The petitioner is asking for a variance of the interior parkway, buffer yard requirement, and foundation plantings to allow the proposed building to have a zero setback on the West and North end that will allow the maximum allowable space per code for barrel storage.

Staff has reviewed the building and engineering plans and referenced the standards for granting a variance found in Section 110-104 and feels that because of the particular physical surroundings, shape or topographical conditions of the specific parcel of land involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations were carried out.

Staff feels the conditions upon which the petition for a variance is unique to the parcel of land for which the variance is sought and not applicable, generally, to other property with the same zoning classification.

The proposed addition is not dangerous to public health, will not impair property values in the neighborhood, will not impede normal development of the surrounding properties, will not impair light to adjacent property, congest public streets, or increase the risk of fire.

According to Section 110-291 of the District use classification list Warehousing in the B-1 Central Business is allowed with a conditional use. Barrel storage and bottling falls should be considered Warehousing.

According to Division 2 Conditional Use Permits, the Planning and Zoning Commission shall hold a public hearing on the proposed conditional use. The commission shall review the site, existing and proposed structures, architectural plans, neighboring uses, parking areas, drainage, and the proposed operation for a recommendation for approval by the planning commission to the city council.

Staff recommends

Staff feels that the petition is consistent with comprehensive plan that meets all the standards provided in the Rochelle Municipal Code, staff has reviewed the preliminary and final plat, land improvements have been proposed, easements have been dedicated, a guarantee for completion of improvements has been met, and building plans that meet the adopted codes. The proposed development is not dangerous to public health, will not impair property values in the neighborhood, will not impede normal development of the surrounding properties, will not impair light to adjacent property, congest public streets, or increase the risk of fire. Staff recommends that the planning and zoning commission recommend approval of the preliminary and final plat of subdivision, recommend a variance from interior parkway, buffer yard, and foundation planting, and recommend the conditional use for warehousing to the City Council.


Case No.: 11-18
Applicant: RFMS Inc.
Address: 2201 Flagg Road, Rochelle, Illinois 61068

Reference Documents: 1. pdf Pre Plat Manor Court 2018 (1.09 MB) ; 2. pdf Final Plat Manor Court (468 KB)

Narrative:

RFMS Inc. has petitioned the City of Rochelle to amend the current Planned Unit Development of Kings Crossing and to subdivide 2 lots to include the former San Gabriel facility into Manor Court.

The purpose of subdividing the lots from 2 to 1 allows the petitioner to develop the property for a future nursing home that will include the existing facility.

The City improvements and easements were provided in the original Planned Unit Development but a minor subdivision is required along with a conditional use in a Planned Unit Development.

RFMS. Inc. along with City staff developed a preliminary and final plat of subdivision, civil engineering, building plans, increased storm water detention and on site improvements for the nursing home facility.

City staff and the planning and zoning commission shall review the preliminary and final plat for conformance with the comprehensive plan, the provisions hereof, and all other applicable city ordinances. Pursuant to 65 ILCS 5/11-12-8, the planning and zoning commission shall disapprove or recommend approval of the preliminary and final plat within 90 days of the application.

Staff recommends

Staff feels that the petition is consistent with comprehensive plan that meets all the standards provided in the Rochelle Municipal Code, staff has reviewed the preliminary and final plat, land improvements have been proposed, easements have been dedicated, a guarantee for completion of improvements has been met and this development is consistent with the current facility in Kings Crossing. The proposed development is not dangerous to public health, will not impair property values in the neighborhood, will not impede normal development of the surrounding properties, will not impair light to adjacent property, congest public streets, or increase the risk of fire. Staff recommends that the planning and zoning commission recommend approval of the preliminary and final plat of subdivision to the City Council.