Planning & Zoning Agenda 04-01-2019

AGENDA

CITY OF ROCHELLE
PLANNING & ZONING COMMISSION

Monday, April 1, 2019 @ 6:00 PM


I. CALL TO ORDER

II. ROLL CALL

III. APPROVE/ACCEPT MINUTES pdf 03/04/2019 (161 KB)

IV. PUBLIC COMMENTARY

V. COMMISSIONER COMMENTS

VI. BUSINESS ITEMS

     1. PZC-02-19, 108 S. Main Street, Vince Carney Community Theater, proposed rezoning to a Planned Unit Development Commercial PUD-C.    pdf Reference Document 1 (273 KB) ; pdf Reference Document 2 (407 KB) ; pdf Reference Document 3 (501 KB)
     2. PZC-03-19, Corner of Twombly and North Caron Road, Rochelle Solar LLC Sun East Development, proposed annexation into the City of Rochelle with Rural Development Zoning with a Conditional Use for a Solar Farm.  pdf Reference Document 1 (1.39 MB) ; pdf Reference Document 2 (543 KB) ; pdf Reference Document 3 (1.40 MB)
     3. PZC-04-19, Corner of Twombly and North Caron Road, Rochelle Solar LLC Sun East Development, text amendment to expand or alter the official zoning code district classification list.

VII. DISCUSSION ITEMS

VIII. ADJOURNMENT

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

Members are reminded to please contact the Community Development Department at (815) 562-8717 or This email address is being protected from spambots. You need JavaScript enabled to view it. if you are unable to attend.


Case No.: 02-19
Applicant: Vince Carney Community Theater
Address: 108 S Main St. Rochelle, Illinois 61068
  pdf Reference Document 1 (273 KB) ; pdf Reference Document 2 (407 KB) ; pdf Reference Document 3 (501 KB)

Vincent Carney Community Theater is a not-for-profit organization that relies on highly-talented, local volunteers and generous (tax-deductible) donations to bring three quality productions a year to the local stage. VCCT has purchased the former Lincoln Elementary to re-develop the property and hold events.

The parcel is currently zoned I-1 which the City of Rochelle amended the Official Zoning Map back in 2016 for the Kenney Rack House. VCCT is proposing to Zone the property a Planned Unit Development Commercial PUD-C.

The PUD Zoning is intended to encourage improved design in the development of land by providing relief from traditional zoning requirements which may cause undue hardship or complication for desirable but unconventional development, and to establish standards for the issuance of a conditional use permit to achieve a creation of a variety of uses, in compatible arrangements and to provide a greater choice of employment opportunities.

The petitioner in addition to the amended zoning is petitioning for a conditional use for a mixed use of assembly referenced in exhibit A with the opportunity to provide another use for the unused portion of the structure in the future.

VCCT has provided preliminary plans to remodel exhibit A and make improvements to the exterior of the property and maintain the property in good standing with the City of Rochelle.

The property is surrounded by R-5 Multi Family on the West, East, South and I-1 Light Industry on the North.

Under Section 110-434 no PUD shall be authorized by the city council unless the planning and zoning commission shall find evidence establishing that the 17 criteria listed shall be met except for #7 for minimum lot size of 20 acres.

After a duly noticed public hearing, the City of Rochelle Planning & Zoning Commission will consider all the relevant evidence presented at said hearing on April 1, 2019.

Staff feels that since the petitioner has provided documentation of approval for the development of a community assembly facility, provided interior parkway, buffer yard, and off street parking and loading requirements, the proposed zoning 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, and recommends that the planning and zoning commission approve to rezone the property from I-1 light industry to PUD-C with a conditional use for a mixed use with assembly, the legal description of which is attached.


Case No.: 03-19
Applicant: Rochelle Solar LLC SunEast Development
Address: Corner of Twombly and North Caron Road
  pdf Reference Document 1 (1.39 MB) ; pdf Reference Document 2 (543 KB) ; pdf Reference Document 3 (1.40 MB)

Rochelle Solar or SunEast is a privately held clean energy development company. Since inception in 2012, SunEast has partnered with recognized leaders in the renewable energy industry. Previous and current development partners include Fortune 10 utility subsidiaries, major international utilities, and well-known investment funds.

Over the past four years, the SunEast team has advanced 40 projects totaling over 630 MWs and ~5,400 acres of property. This includes projects that SunEast originated and developed from inception. Additionally, over the past decade, the SunEast team has developed over 700 MWs of renewable generation currently in operation in New York, New Hampshire, Maine and Massachusetts.

Rochelle Solar has an option to purchase the southwest corner of Twombly and N. Caron road adjacent to the RMU power substation to develop a solar farm on the 91 acres to produce 13 Mega Watts of renewable energy. And use the RMU substation to transfer the power back for distribution.

Rochelle Solar would like to annex the property into the City of Rochelle with Rural Development Zoning with a conditional use for a solar farm. The parcel is currently zoned agriculture. It is surrounded by agriculture on the west, east, north and PUD-C on the south.

The planning and zoning commission can recommend to city council an amendment to expand or alter the official zoning map after review of the petition of the owner with a public hearing.

After a duly noticed public hearing, the City of Rochelle Planning & Zoning Commission will consider all the relevant evidence presented at said hearing on April 1, 2019.

Staff feels that since the petitioner has provided documentation for a plat of annexation to re-zone, conceptual plans providing interior parkway, buffer yard, and stormwater maintenance, the proposed zoning 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, and recommends that the planning and zoning commission approve to rezone the property from agriculture to Rural Development, the legal description of which is attached.


Case No.: 04-19
Applicant: Rochelle Solar LLC SunEast Development
Address: Corner of Twombly and North Caron Road

Rochelle Solar would like to annex the property into the City of Rochelle with Rural Development Zoning with a conditional use for a solar farm. The parcel is currently zoned agriculture. It is surrounded by agriculture on the west, east, north and PUD-C on the south.

The planning and zoning commission can recommend to city council a text amendment to expand or alter the official zoning code district classification list after review of the petition of the owner with a public hearing.

After a duly noticed public hearing, the City of Rochelle Planning & Zoning Commission will consider all the relevant evidence presented at said hearing on April 1, 2019.

Staff feels that since the petitioner has provided documentation for a plat of annexation to re-zone, conceptual plans providing interior parkway, buffer yard, and stormwater maintenance, the proposed zoning 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, and recommends that the planning and zoning commission approve to add a text amendment to require a conditional use for a solar farm in the rural development zoning classification, the legal description of which is attached.