Planning & Zoning Agenda 06-03-2019

AGENDA
CITY OF ROCHELLE
PLANNING & ZONING COMMISSION

Monday, June 3, 2019 @ 6:00 PM


I. CALL TO ORDER

II. ROLL CALL

III. APPROVE/ACCEPT pdf MINUTES 05/06/2019 (177 KB)

IV. PUBLIC COMMENTARY

V. COMMISSIONER COMMENTS

VI. BUSINESS ITEMS

     1. Enterprise Zone. (Public Hearing and Action)
     2. PZC-07-19 Richard Quest Owner, Pilot Flying J. Lessee, Property East of I-39 on Route 38. Petition for a Plat of Annexation, Re-Zone to B2 and Sign Variances for a travel stop with a convenience store. (Public Hearing and Action)   pdf Reference Document (534 KB)
     3. PZC-08-19 Richard Quest Owner, Pilot Flying J. Lessee, Property East of I-39 on Route 38. Petition for Preliminary and Final Plat of Subdivision. (Public Hearing and Action)   pdf Reference Document (892 KB) ,   pdf Reference Document 2 (1.42 MB)  
     4. PZC-09-19 Richard and Francis Quest, Property East of I-39 on Route 38, West of the East tract being annexed. Petition for a Plat of Annexation and Re-Zone to Rural Development. (Public Hearing and Action)   pdf Reference Document (565 KB)
     5. PZC-10-19 SunEast Development, Southwest corner of Twombly and North Caron proposed extension Road. Petition for a Plat of Annexation for an Anticipated Conditional Use. (Public Hearing and Action)   pdf Reference Document (437 KB)
     6. PZC-11-19 City of Rochelle, Proposed Text Amendment to allow dog training facilities in an I2 zoning district with a conditional use. (Public Hearing and Action)

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.: PZC 7-19 Pilot East Tract - Plat of Annexation, Re-zone & Variance
Applicant: Richard Quest Owner, Pilot Flying J. Lessee
Address: TBD, Parcel #25-16-300-003

James Haslam II founded Pilot Oil Corporation on October 9, 1958 in Gate City, VA; a station with only four gas pumps. In the 1980’s Pilot began adding convenient stores to their filling stations and soon became operating as “travel centers”. In 2010, Pilot merged with Flying J to form Pilot Flying J Travel Centers.  Today Pilot has more the 750 locations in 44 states and six Canadian provinces. Headquartered in Knoxville, TN, Pilot Flying J sells more than 7 billion gallons of fuel annually and employs more than 28,000 people.  Pilot Flying J is proposing a plat of annexation to enter into an annexation agreement for 50.40 acres with the City East of I-39 on Route 38, and re-zone 11.995 acres of the property as B-2 to construct a travel stop with a convenience store, passenger fueling, semi-truck fueling and semi-truck parking, and the remaining 38.405 acres re-zoned as Rural Development with the extension of utilities through this property. The property is fronting Route 38 and borders the property to the south with 50.40 acres to the west to be annexed into the city and zoned Rural Development, which will be undeveloped.

Staff feels that the petitioner has proposed to enter into an annexation agreement with the City of Rochelle that meets all the standards provided in the Rochelle Municipal Code, that the request for zoning is such that allows this use, and a development in this area will potentially provide a gateway of growth for the community of Rochelle. 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 consider recommendation of approval of the plat of annexation and to re-zone the property to B-2 to the City Council.

The petitioner is requesting a variance granting relief from the requirements of Section 110-675 Signs identifying the Property shall be in accordance with the City’s sign regulations in effect at the time of the execution of this Agreement, unless variations from such sign regulations have been granted by the City. After all sign variations have been submitted to and granted by the City and all required fees are paid, the City will permit Developer to install and erect signs during the development of the Leased Premises as follows. All signs shall be maintained by the Developer and be kept in good repair and condition.
Strict enforcement of the City sign ordinance would create a hardship by making the marketing of the store difficult. This is a multi-use facility adjacent to an Interstate Highway. The petitioner needs to be allowed to safely market themselves to high speed traffic in such a way that allows for safe merging and exit from an interstate. The multiple uses also create the need to more square footage of signage to be allowed. Petitioner asks that the following signs be allowed.


(a) Hi-Rise Signs
a. One 9’2” x 24’ internally illuminated Pilot cabinet
b. One 7’3” x 20’ internally illuminated PJ Fresh Marketplace cabinet 
c. One 6’5” x 21’ Sunshine LED pricer 
d. Each Hi-Rise Sign may be built with an overall height up to 100' with a total square feet of 560.7

(b) Street Sign
a. One 9’5” x 27’ internally illuminated Pilot/PJ Fresh/Sunshine digital pricer goalpost sign

(c) DEF Canopy Pricer
a. One 6’5” x 6’5” DEF LED Sunshine pricer to be mounted on diesel canopy of truck approach

(d) Directional Signs
a. Five 5’ x 3’2” internally illuminated directional signs

(e) Building signs
Front Elevation 
a. One 10’6” x 4’ internally illuminated Pilot wall sign
b. One 9’2” x 3’ internally illuminated PJ Fresh Marketplace sign
c. One 15’ x 10’ food graphic sign
d. One 8’6” x 1’ Welcome channel letters
Rear Elevation
a. One 10’ x 10’ food graphic sign
b. One 16’ x 1’ Welcome Drivers channel letters

(f) Cat Scale Signs
a. One 5’ 4½” x 20’ internally illuminated Cat Scale sign 
b. One 2’ X 3’ internally illuminated Cat Scale sign

Staff feels that since the petitioner has provided documentation of all requested sign variances and previous variances have been granted to other businesses near I 39 along Route 38 such as Petro, with a 100’sign with additional signage and Road Ranger with an 80’ sign and additional signage, (see attached list for additional references) the Planning and Zoning Commission should consider approval of the requested variances. The high traffic marketing creates a unique and diversified market approach that the cities current sign ordinance does not address entirely. The proposed signage is not in the City avigation easement and the building meets the proper setbacks required in the International Building Code under heights and areas. The proposed variances are 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 consider approval of the requested sign variances.

Case No.: PZC 8-19 Pilot East Tract - Preliminary & Final Plat of Subdivision
Owner/Developer: Richard Quest Owner/Pilot Flying J Lessee
Address: TBD, Parcel #25-16-300-003

Pilot Flying J along with City staff have developed a proposed annexation agreement with the City of Rochelle that will contain a preliminary and final plat of subdivision for 11.995 acres, Zoning for B-2 Commercial Highway, City utilities (Water, Sewer, Electric) to the easterly edge of the property, and public road improvements to Route 38 as permitted by IDOT.  City staff and the Planning and Zoning Commission have reviewed the preliminary and final plat of subdivision for conformance with the comprehensive plan, the provisions hereof, and all other applicable ordinances of the Rochelle Municipal Code. Pursuant to 65 ILCS 5/11-12-8, the Planning and Zoning Commission shall deny or recommend approval of the preliminary and final plat of subdivision within 60 days of the acceptance of the annexation agreement.

The petitioner has proposed to enter into an annexation agreement with the City of Rochelle that meets all the standards provided in the Rochelle Municipal Code, staff has reviewed the proposed preliminary and final plat of subdivision, land improvements have been proposed, a guarantee for completion of improvements have been met per the Rochelle Municipal Code, section 86, easements have been dedicated, and a development in this area will provide a gateway of growth for the community of Rochelle. 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 consider recommendation of approval of the preliminary and final plat of subdivision to the City Council.

Case No.: PZC 9-19 Pilot West Tract - Plat of Annexation & Re-Zone
Applicant: Richard & Francis Quest
Address: TBD, Parcel #25-17-400-006

Pilot Flying J is proposing a plat of annexation to enter into an annexation agreement for 50.40 acres with the City East of I-39 on Route 38, West of the East tract being annexed, which will be re-zoned as Rural Development with the extension of utilities through this property. The property is fronting Route 38.

Staff feels that the petitioner has proposed to enter into an annexation agreement with the City of Rochelle that meets all the standards provided in the Rochelle Municipal Code, that the request for zoning is such that allows this use, and that the extension of utilities through this property will allow for potential future development in this area. 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 consider recommendation of approval of the plat of annexation and to re-zone the property to Rural Development to the City Council.

Case No.: PZC 10-19 - Plat of Annexation for an Anticipated Conditional Use
Applicant: SunEast Development
Address: Southwest corner of Twombly Rd., Parcel #25-18-100-005

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 proposed extension road adjacent to the RMU power substation to develop a solar farm on the 91.4 acres to produce 13 Mega Watts of renewable energy. And use the RMU substation to transfer the power back for distribution.  Rochelle Solar is proposing a plat of annexation to enter into an annexation agreement for 91.4 acres with the City of Rochelle at the Southeast corner of Twombly Road, which will be re-zoned as Rural Development with an anticipated conditional use for a solar farm.

The petitioner has proposed to enter into an annexation agreement with the City of Rochelle that meets all the standards provided in the Rochelle Municipal Code. 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 consider recommendation of approval of the plat of annexation and anticipated conditional use to the City Council.

Case No.: PZC 11-19
Applicant: City of Rochelle
Address: 420 N. 6th Street

Currently within the zoning code there is no location identified for an allowable use, or with a conditional use, for a dog training facility. Recently, the City of Rochelle was approached with the request for a business registration for a dog training facility within an I2 General Industry Zoning District; however, dog training was not found within the zoning in any district.

The Planning and Zoning Commission can recommend to the City Council a text amendment to expand or alter the official zoning code district classification list to allow dog training facilities within an I2 General Industry district with a conditional use.

Staff feels that by adding the use for a dog training facility to the zoning code district classification list with a conditional use that this will establish an appropriate district for such facilities while allowing staff and the Planning and Zoning Commission to review each dog training facility on a case by case basis. The proposed text amendment 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 consider recommendation of approval of the proposed text amendment to the City Council.