Planning & Zoning Agenda 07-01-2019

AGENDA
CITY OF ROCHELLE
PLANNING & ZONING COMMISSION

Monday, July 1, 2019 @ 6:00 PM



I. CALL TO ORDER

II. ROLL CALL

III. APPROVE/ACCEPT MINUTES pdf 06/03/2019 (204 KB)

IV. PUBLIC COMMENTARY

V. COMMISSIONER COMMENTS

VI. BUSINESS ITEMS

1. 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)

2. PZC 14-19 Rochelle Solar/SunEast Development, Southwest corner of Twombly Rd. Petition for Preliminary and Final Plat of Subdivision. (Public Hearing and Action)  pdf Reference Document 1 (699 KB) ; pdf Reference Document 2
(625 KB)

3. PZC-12-19 Flagg Rochelle Park District SE Corner of Jones Rd. & 9th St. Petition to Re-zone from R1 to B2 Commercial Highway. (Public Hearing and Action)

4. PZC 13-19 Flagg Rochelle Park District SE Corner of Jones Rd. & 9th St. Petition for a Variance of Setbacks from 50’ to 20’, variance of 30’. (Public Hearing and Action)   pdf Reference Document (416 KB)  

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.: PZC 10-19 
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 14-19
Owner/Developer: SunEast Development
Address: Southwest corner of Twombly Rd., Parcel #25-18-100-005

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 (RMC). 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 or future land improvements have been proposed, a guarantee for completion of land improvements have or will be posted per the Rochelle Municipal Code prior to recording of the final plat per section 86 of the RMC. Furthermore, road right of way and/or easements have been dedicated on the final plat. 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.: 12-19
Applicant: Flagg Rochelle Park District
Address: SE Corner of Jones Rd. & 9th St. 

The property located at the SE corner of Jones Road and 9th Street is currently owned by the Flagg Rochelle Park District and consists of two parking lots and green space. This property was formerly the home of the Rochelle Township High School. The Flagg Rochelle Park District plans to construct a community center at this location, which is currently zoned R1 Single Family Residential and does not allow for the proposed use.  The property is surrounded by R1 Single Family Low Density Residential except on the East side where there is B2 Commercial Highway zoning. Across Jones Road from the subject property are the public tennis courts and Helms Field.  The petitioner is requesting to rezone the property from R1 Single Family Low Density Residential to B2 Commercial Highway. Under Section 110-121 this chapter may be amended, changed or altered only by a favorable majority vote of the Rochelle City Council and only after a public hearing has been duly advertised and held by the Planning and Zoning Commission.  After a duly noticed public hearing, the City of Rochelle Planning & Zoning Commission will consider all the relevant evidence presented at said hearing on July 1, 2019.

Staff feels that 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 consider recommendation of  approval to rezone the property from R1 Single Family Low Density Residential to B2 Commercial Highway.

Case No.: 13-19
Applicant: Flagg Rochelle Park District
Address: SE Corner of Jones Rd. & 9th St. 

The property located at the SE corner of Jones Road and 9th Street is currently owned by the Flagg Rochelle Park District and consists of two parking lots and green space. The Flagg Rochelle Park District plans to construct a community center at this location. The Park District is requesting a variance of setbacks from the required 50’ to 20’, a variance of 30’, on the frontage side facing 9th Street. The reason for the variance request is because the community center has been designed to be an “unlimited building area” facility. An unlimited building area is a necessary requirement for all fieldhouse buildings because without this designation they cannot have large open spaces under roof. This building classification requires the building to be at least 60 feet from the nearest property line which in this case is the property line of the neighboring properties on Tilton Park Drive. Without meeting this distance from the nearest property lines, the fieldhouse cannot be built without firewalls that would eliminate all recreation uses in the fieldhouse. When designing the facility this requirement dictated the location of the west wall of the building. 

Staff feels that the proposed variance of setbacks 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 consider recommendation of approval of the proposed variance of setbacks.