General

Thursday, June 12, 2025 Plan Commission Meeting at 6:00 PM PLAN COMMISSION MEETING AGENDA 1. Meeting Opening A. Call to Order B. Roll Call 2. Consent Agenda A. Approval of Minutes 3. Items Removed from the Consent Agenda 4. Staff Reports 5. Unfinished Business A. Rezone Site B 16th Avenue and Lynn Blvd B. Condo Plat for 16th Ave and Lynn Blvd 6. Business Items A. Public Hearing for Annex and Zone of Aldi lot 2 B. Loeten Commercial Subdivision Plat 7. Discussion 8. Adjourn The City of Sterling in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe and/or participate in this meeting or have questions about the accessibility of this meeting or facilities, contact the ADA Coordinator at (815) 632-6630 to allow the City of Sterling to make reasonable accommodations for these persons. Page 1 of 33 Plan Commission Minutes May 15, 2025 City Council Chambers On Thursday, May 15, 2025, at 6:30 p.m., Chair Rene Morris called the regular meeting of the Plan Commission to order. Roll Call. Present: Chair Morris, Gordon Harris, Carol Corwell, and Brian Carradus. Absent: Jamie Schwingle and Skip McCloud. Also present were City Planner Dustin Wolff, Building and Zoning Superintendent Amanda Schmidt, Attorney Tim Zollinger, Alderperson Wise, Alderperson Elston, and City Clerk Teri Sathoff. Brian Carradus made a motion to approve the minutes from March 20, 2025, as presented; seconded by Carol Corwell. Voting – Ayes: Corwell, Harris, and Carradus. Nays: None. Motion carried. Building and Zoning Superintendent Schmidt advised that the Council had passed the petition from Sundial Energy for Prairieville Solar. The City did request an annexation agreement for the property to be put in place. An annexation agreement for the small property that is not owned by the petitioner was not able to be obtained. Sundial agreed to an impact fee of $30,000 in lieu of this agreement. City Attorney Zollinger informed the Commission that the annexation agreement has been recorded, and once it becomes contiguous, it will be annexed into the City. The agreement is in place for twenty years. At 6:35 pm, Chair Morris opened the public hearing. City Planner Dustin Wolff stated the petitioner is requesting approval of a condominium plat for the development of five structures containing ten townhouses. The property is located on the Northeast corner of Lynn Blvd and 16th Avenue and is 1.47 acres. A rezone of this property from SR-4 to MR-10 is being requested. Wolff discussed the following findings of fact in detail. 1. The proposed Official Zoning Map amendment furthers the purposes of the Zoning Code as outlined in Sections 102-103. Wolff stated that the purpose of the MR-10 medium-density multi-family residential district is to accommodate a range of housing densities and a variety of housing types and styles, with a maximum density of approximately ten units per acre. This district is generally a transition from one and two-family development to non-residential development. The proposed townhouse development will provide an ideal transition from the well-traveled Lynn Blvd to the single-family homes to the north. It was the staff’s opinion that the change to allow for the MR-10 District furthers the purposes of the zoning code. 1 | P a g ePage 2 of 33 Plan Commission Minutes May 15, 2025 City Council Chambers 2. The proposed amendment to the Official Zoning Map maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property. The existing uses of property range from undeveloped farmlands to single-family to institutional uses. Townhouses are not incompatible with the existing development and provide a good transition from collector roads and the more intense civic uses. 3. The trend of development, if any, in the general area of the property in question, including changes if any which have taken place since the day the property in question was placed in its present zoning classification. The trend for the area is the development of vacant/undeveloped properties. The proposed zoning amendment will continue to promote development and investment in the area. 4. The designations of the Official Zoning Map should be brought into conformity with the Comprehensive Plan The Comprehensive Plan highlights the following Goals and Objectives: • Sterling will maximize the efficiency of its land use by transitioning to underutilized land uses. • Sterling will have a diversification of housing types and opportunities. The adopted Plan prioritizes the development of new housing on vacant or underutilized land in previously developed areas. Infill development uses vacant land or rehabilitating existing properties as opposed to greenfield development - which refers to new construction on land without existing structures or infrastructure. Amending the Official Zoning Map to MR-10 will bring it into conformity with the Comprehensive Plan. Based on an evaluation of the key “findings of fact”, Staff recommends that the Plan Commission approve this rezoning petition for the following reasons: 1. The proposed Official Zoning Map amendment will further redevelopment and investment in the area. 2. The proposed zoning map amendment is compatible with the trends for development in the area. 2 | P a g ePage 3 of 33 Plan Commission Minutes May 15, 2025 City Council Chambers 3. The proposed MR-10 District zoning for the property in question conforms to the goals expressed in Element 1: Community Assessment, Element 2: Land Use, and Element 3: Housing of the adopted Comprehensive Plan. 4. The proposed rezoning conforms to the goals expressed development of the East Lincolnway Commercial District outlined in the adopted Comprehensive Plan. 5. The proposed development is compatible with the City’s intent to encourage redevelopment of underutilized and vacant property within the City. 6. The Two-Family Residential land use category is assigned for the lands on Map 3.3: Future Land Use of the adopted Comprehensive Plan Gordon Harris asked if these townhouses would be built similarly to the ones west of this property. Mr. Pignatelli advised these would be similar in style, design and square footage. The current code now requires wider hallways and doors than the ones to the west. Schmidt advised that the City has met with the petitioner multiple times before this. The petitioner has complied with all of the requests that have been made by the City. Carol Corwell asked the petitioner if this would be a rental property or if they would be owner- occupied. Mr. Tarlton stated that it would be a combination of both; they are focusing on workforce housing. This will accommodate people who can’t own a property, it will be a rent- to-own property. Carol Corwell asked if there would be an HOA for rules for uniformity. Mr. Pignatelli stated that yes, there will be bylaws. Schmidt indicated that publications have been made and fees will be invoiced. The notification requirements were not met due to time constraints. The public hearing was closed at 6:58 pm. Gordon Harris made a motion, contingent on notifications, to approve the rezoning of proposed condominium plat, with a formal/final vote on it at the June 12, 2025, Plan Commission meeting, with the following conditions: 1. Rezoning of the lands from the SR-4, Single-Family District to the MR-10, Multi-Family District. 2. Compliance of all condominium plat instruments with the requirements of the Illinois Condominium Property Act 3. Provide Condominium Declarations and Bylaws for Staff and Attorney review prior to action by the City Council. 4. Relocate the building footprint in the northeast corner of the plat to comply with a 30- foot setback from the north property line. 5. Provide a construction detail and cross-section for the access drive to illustrate it can 3 | P a g ePage 4 of 33 Plan Commission Minutes May 15, 2025 City Council Chambers accommodate emergency service and maintenance vehicles. 6. Any technical corrections required by the City Engineer and Whiteside County. Seconded by Carol Corwell. Voting – Ayes: Corwell, Harris, and Carradus. Nays: None. Motion carried. City Planner discussed the Condo Plat for the property. He stated MR-10 zoning requires 35% of the property to be green space; this property is at 42%. Strand and Associates will work with the petitioner to ensure that stormwater management requirements are met. Access to the property will be off 16th Avenue, the private drive will be constructed to support emergency services vehicles. Each unit will have one garage stall and one driveway stall for parking. Utility plans have not been provided at this time. The water and sanitary main will be located under the private road, and each townhome will have individual water and sanitary service. Garbage will be picked up at the residences, and each unit will have containers. The condominium declarations and bylaws have not been submitted for Staff and Attorney Review. Specifically, the declarations should ensure the City is not obligated to address any issues above and beyond the zoning code. Wolff reiterated the willingness of the developer to work with the City’s requests. Carol Corwell made a motion to approve the proposed condominium plat and recommend the same to the City Council, with a formal/final vote on it at the June 12, 2025, Plan Commission meeting, with the following conditions: 1. Rezoning of the lands from the SR-4, Single-Family District to the MR-10, Multi-Family District. 2. Compliance of all condominium plat instruments with the requirements of the Illinois Condominium Property Act. 3. Provide Condominium Declarations and Bylaws for Staff and Attorney review prior to action by the City Council. 4. Relocate the building footprint in the northeast corner of the plat to comply with a 30- foot setback from the north property line. 5. Provide a construction detail and cross-section for the access drive to illustrate it can accommodate emergency service and maintenance vehicles. 6. Any technical corrections required by the City Engineer and Whiteside County. 4 | P a g ePage 5 of 33 Plan Commission Minutes May 15, 2025 City Council Chambers Seconded by Gordon Harris. Voting – Ayes: Corwell, Harris, and Carradus. Nays: None. Motion carried. Amanda Schmidt advised that there will be a plan commission meeting on June 12, 2025 at 6:30 pm. These two items will be revisited and there will be an annexation and replat for the property located near Aldi and the Club Carwash. With no further business to discuss, the meeting was adjourned at 7:08 p.m. Teri Sathoff City Clerk 5 | P a g ePage 6 of 33  Agenda Item Background Item: Rezone Site B 16th Avenue and Lynn Blvd Meeting Date: June 12, 2025 Public Content: Recommended Action: Attachments: 1. PC Application (7) 2. RZ-Pignatelli 16th Ave to MR-10_2025 05 12 3. Project B-Proposed Preliminary Design-REV-4-1 4. CP-Pignatelli 16th Ave Condo Plat_2025 05 12 Page 7 of 33  APPLICATION FORM PROPOSED AMENDMENT TO ZONING ORDINANCE (Submit to Planning Commission) Date Application Filed: _____/_____/_____ Fee Paid $ Receipt No: Check # ______________________________________________________________________________ This Section to Be Completed By Applicant Part I PLEASE PRINT OR TYPE Applicant Name: Tarlton & Pignatelli LLC Applicant Mailing Address: 102 East Rock Falls Road Suite 1 Rock Falls, Illinois 61071 Applicant’s Phone Number: 815-626-0500 815-626-0500 Home Work ______________________________________________________________________________ Part II Type of Application: Amend the text of the Zoning Ordinance Rezoning-Change in Map ______________________________________________________________________________ Part III (Complete this part if you propose to amend Text of Zoning Ordinance) Type of amendment proposed: (Not Applicable) Amend text within a Section that proposes a new requirement or specification be added Amend text within a Section that would delete a present requirement or specification Delete an entire Section or Article Add a new Section or Article 815-632-6624 | 212 Third Ave | Sterling, Illinois 61081 Page 8 of 33  APPLICATION FORM PROPOSED AMENDMENT TO ZONING ORDINANCE Page 2 of 3 What specific Section(s) or Article(s) of the Zoning Ordinance would be affected by the proposed amendment? Not applicable. How will the amended or new Section(s) or Article(s) read: (include additional sheets if necessary) Not applicable. Part IV (Complete this Part if you are proposing to rezone a property). Legal description of property to be rezoned: See attached legal description. Is the applicant the present owner of the property? Yes No If the applicant is not the present owner of the property, what is the present owner’s name and complete mailing address? Owner’s Name: Tarlton & Pignatelli LLC _________________________________________________________ Owner’s Address: 102 East Rock Falls Road Suite 1 Rock Falls, Illinois 61071 Owner Signature ____________________________________________________________ If the applicant is not present owner of the property, the applicant much provide sufficient evidence to demonstrate a proper interest in having the property rezoned . 815-632-6624 | 212 Third Ave | Sterling, Illinois 61081 Page 9 of 33  APPLICATION FORM PROPOSED AMENDMENT TO ZONING ORDINANCE Page 3 of 3 Present Zoning of affected property: Exempt 0090 Requested Zoning for the affected property: MR-10 (Medium Density Residential) Explain the purpose or intent for rezoning the property including a description of both the present and proposed use(s) of the property. Subject parcel is currently classified as “Exempt 0090” and does not fall under a standard zoning district. The applicant proposes to rezone the property to a residential zoning classification that permits the development of five (5) two-unit townhomes, for a total of ten (10) single-family residences. Each unit is depicted with zero lot line division, to be divided into ten parcels each of which will be sold individually to private homeowners, with the overall goal of supporting affordable homeownership and infill development within the city. The submitted site plan outlines setbacks, driveways, garages, separation distances, and other layout specifications consistent with a compact residential subdivision. The proposed rezoning will enable residential construction in alignment with nearby uses and the City’s goals for sustainable housing expansion. The applicant proposes to rezone the subject 1.47-acre parcel to MR-10 to allow for the construction and sale of five (5) two-unit townhomes, totaling ten (10) fee-simple single-family residences. The MR-10 district supports this use with appropriate density, flexibility, and design compatibility. The site plan demonstrates compliance with MR-10’s minimum lot area per dwelling unit (4,000 sq ft), greenspace, setbacks, and building separation standards. While TR-6 and MR-6 could permit two-unit configurations, the TR-6 designation requires 7,200 sq ft per unit, exceeding the parcel’s total area. MR-6, while closer, still offers less flexibility and less future adaptability for similar projects. MR-10 provides the most practical, code-compliant pathway to develop the site without needing variances while also supporting the city’s goals for compact, high-quality, owner-occupied infill housing. The proposed development brings added housing options to Sterling in a manner that is architecturally cohesive and neighborhood-oriented, without placing pressure on city infrastructure or traffic flows. Has a site plan been prepared for the proposed use of the property? Yes No IF YES, PLEASE ATTACH A COPY OF THE SITE PLAN WITH THIS APPLICATION . Site Plan Attached: “Project B: Proposed Preliminary Design – REV-4-1.pdf” Part V I attest and swear, to the best of my knowledge, that the information provided with this application is correct and that I have reviewed the applicable sections of the City of Sterling Zoning Ordinance prior to submitting this application. 815-632-6624 | 212 Third Ave | Sterling, Illinois 61081 Page 10 of 33  APPLICATION FORM PROPOSED AMENDMENT TO ZONING ORDINANCE Page 2 of 3 By: ________________________________________ Applicant Signature Date: / / 815-632-6624 | 212 Third Ave | Sterling, Illinois 61081 Page 11 of 33 memorandum To: Sterling Plan Commission From: Dustin Wolff, AICP, City Planner Cc: Amanda Schmidt, Building and Zoning Superintendent Scott Shumard, City Manager Tim Zollinger, City Attorney Date: May 12, 2025 RE: Rezoning to MR-10 Multi-Family Residence District LOCATION: Parcel 11-15-251-017; NE Corner of 16th Avenue/E Lynn Blvd (See Figure 1) REQUESTED ACTION: Rezone property from SR-4, Single-Family to MR-10 Multi-Family District. BACKGROUND: The petitioner is proposing the development of five structures containing 10 townhouses on the 1.47-acre property. A condominium plat for the property accompanies this rezoning. Figure 1: Aerial of the proposed development site with zoning districts illustrated. LAND USE AND ZONING: Direction Land Use Zoning Future Land Use On-Site Vacant SR-4, Single-Family Residential Unassigned North Residential SR-4, Single-Family Residential Single- Family South Institutional SR-4, Single-Family Residential Institutional East Vacant SR-4, Single-Family Residential Agricultural West Institutional SR-4, Single-Family Residential Institutional \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Rezoning\Pignatelli 16th Ave Rezone to MR-10\RZ-Pignatelli 16th Ave to MR-10_2025 05 12.docx 1 Page 12 of 33 Duplexes and townhouses are permitted by right in the MR-10, Multi-Family District. While there is a single-family residence located to the north of the subject property, the proposed development site has a church and fire station adjacent to the south and west. Figure 2 illustrates the adopted Future Land Use Map for the subject property and surroundings. The subject property has an unassigned future land use category, and the surrounding properties are dominated by Institutional uses due to their location on collector roads such as 16th Avenue and Lynn Boulevard. Rezoning of the lands to accommodate townhouses is not incompatible with surrounding development, especially as this is a corner property Figure 2: Clip of the adopted Future Land Use Map showing the subject parcel with an unassigned land use category. REZONING EVALUATION: The following are Staff comments based on the key “findings of fact” to consider when reviewing a request to rezone a particular property, as listed in the City’s zoning ordinance: 1. The proposed Official Zoning Map amendment furthers the purposes of the Zoning Code as outlined in Section 102-103. The purpose of the MR-10 medium density multi-family residential district is to accommodate a range of housing densities and a variety of housing types and styles, with a maximum density of approximately ten units per acre. This district is generally a transition from one- and two-family development to non-residential development. The proposed townhouse development will provide an ideal transition from the well travelled Lynn Blvd to the single-family homes to the north. It is staff’s opinion that the change to allow for the MR-10 District furthers the purposes of the zoning code. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Rezoning\Pignatelli 16th Ave Rezone to MR-10\RZ-Pignatelli 16th Ave to MR-10_2025 05 12.docx 2 Page 13 of 33 2. The proposed amendment to the Official Zoning Map maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property. The existing uses of property in the rezone area are range from undeveloped farmlands to single-family to institutional—church and fire station—uses. Townhouses (two-unit buildings) are not incompatible with the existing development and provide a good transition from collector roads and the more intense civic uses. At 6.8 units per aces, the density of the proposed development is very similar to the density of the adjacent single-family residential that is zoned SR-4 and SR-6 allowing 4 until and 6 units per acre. Traffic impacts will be less than the adjacent church and the fire station. And the location of the proposed development will have direct access to collector roadway, thereby minimizing impacts to single-family development. The new development will be connected to public water and sanitary sewer, ensuring there are no adverse impacts on public infrastructure. 3. The trend of development, if any, in the general area of the property in question, including changes if any which have taken place since the day the property in question was placed in its present zoning classification. The trend for the area is the development of vacant/undeveloped properties. There are a considerable number of such properties and new development is desired by the City in this area. The proposed zoning amendment will continue to promote development and investment of the area. 4. The designations of the Official Zoning Map should be brought into conformity with the Comprehensive Plan The Comprehensive Plan highlights the following Goals and Objectives:  Sterling will maximize the efficiency of its land use by transitioning underutilized land uses. o To provide housing that meets the needs of its future residents, Sterling must begin to look at transitioning some of its single-family land use to denser forms. o Promote Planned Mixed Use to diversify land uses. o Promote residential infill in areas already platted for it.  Sterling will have a diversification of housing types and opportunities. o Support diversification of housing types to allow for a wide array of options for all current and future Sterling residents (Young Families, Workforce Housing, Young Professionals) o Support infill and redevelopment practices to encourage housing development within existing city limits and particularly in strategic areas to help diversify the community’s housing supply. The adopted Plan prioritizes the development of new housing on vacant or underutilized land in previously developed areas. Infill development uses vacant land or rehabilitating existing properties as opposed to \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Rezoning\Pignatelli 16th Ave Rezone to MR-10\RZ-Pignatelli 16th Ave to MR-10_2025 05 12.docx 3 Page 14 of 33  greenfield development - which refers to new construction on land without existing structures or infrastructure. Residential infill represents an opportunity to use land, infrastructure and services more efficiently than physically expanding the boundaries of the city. The architectural style of infill development in the form of two- family and multi-family buildings can blend in with existing single-family buildings when it mimics the character of the surrounding neighborhood in architectural style and building massing. The proposed project achieves these specific goals and objective to improve the neighborhood and provide much needed housing for the community. Rezoning the lands to MR-10 enables a variety of housing types— specifically townhouses—which are underserved in the city. Dispersing development such as this at appropriate locations throughout the City, rather than creating large concentrations, avoids negative impacts to surrounding development. Amending the Official Zoning Map to MR-10 will bring it into conformity with the Comprehensive Plan. RECOMMENDATION: Based on an evaluation of the key “findings of fact” addressed above, Staff recommend that the Plan Commission approve this rezoning petition for the following reasons: 1. The proposed Official Zoning Map amendment will further redevelopment and investment in the area. 2. The proposed zoning map amendment is compatible with the trends for development in the area. 3. The proposed MR-10 District zoning for the property in question conforms to the goals expressed in Element 1: Community Assessment, Element 2: Land Use, Element 3: Housing of the adopted Comprehensive Plan. 4. The proposed rezoning conforms to the goals expressed development of the East Lincolnway Commercial District outlined in the adopted Comprehensive Plan. 5. The proposed development is compatible with the City’s intent to encourage redevelopment of underutilized and vacant property within the City. 6. The Two-Family Residential land use category is assigned for the lands on Map 3.3: Future Land Use of the adopted Comprehensive Plan. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Rezoning\Pignatelli 16th Ave Rezone to MR-10\RZ-Pignatelli 16th Ave to MR-10_2025 05 12.docx 4 Page 15 of 33  S89° 39' 40.03"W 98.00' S0° 32' 17.53"W 96.78' KEY PLAN 16th Ave S89° 56' 14.51"W 234.99' N0° 27' 10.93"E 256.21' S0° 21' 07.25"W 123.91' PROJECT LOT 11-15-251-017 64068.29 SQ FT LEGEND 1.47 ACRES 33.00' N89° 38' 27.63"E S3 6° ' 8" .35 0.3 16th Ave 6203' 1 E 50.43' S89° 47' 45.96"E E Lynn Blvd E Lynn Blvd Owner Name : Project Name : Title : Site Plan Property : Site B_Lynn blvd Sheet No.: CITY OF STERLING Scale : Description : Date : Revision : 4 Postal Address: Drawn By : Page 16 of 33  S89° 39' 40.03"W S89° 39' 40.03"W 48.11' 49.89' S0° 32' 17.53"W N0° 00' 00.00"E 96.78' PROPERTY : 9 PROPERTY : 25 100.00' 4857.06 SQ FT 8539.59 SQ FT 0.11 ACRES 0.20 ACRES KEY PLAN 16th Ave S0° 27' 10.93"W N0° 27' 10.93"E S89° 56' 14.51"W S89° 56' 14.51"W S89° 56' 14.51"W S89° 56' 14.51"W 201.91' 3.22' 37.43' 35.70' 30.76' 115.00' 57.50' 31.73' N89° 40' 04.51"E N89° 40' 04.51"E S0° 00' 19.03"E N0° 00' 36.76"W N0° 00' 39.14"W N0° 00' 38.53"W N0° 00' 38.53"W 37.42' 55.20' 55.26' 55.33' 55.39' PROPERTY : 29 PROPERTY : 28 PROPERTY : 27 20806.55 SQ FT 3183.26 SQ FT 3666.50 SQ FT 0.48 ACRES 0.07 ACRES 0.08 ACRES S0° 00' 10.24"E LEGEND 101.42' S0° 21' 07.25"W S89° 59' 56.90"W S89° 59' 48.05"W N90° 00' 00.00"W N89° 59' 57.33"W S89° 59' 56.87"W 123.91' 12.36' 57.50' 57.50' 57.50' 54.13' 43.10' 57.50' 57.50' 57.50' 23.39' N90° 00' 00.00"E N90° 00' 00.00"E N90° 00' 00.00"E N90° 00' 00.00"E N90° 00' 00.00"E S0°S0° 00'00' 00.00"E 00.00"E 0.10' 8.65' 25.00' 34.91' S89° 32' 49.07"E S89° 32' 49.07"E S0° 00' 00.00"E S0° 13' 07.21"E S0° 00' 00.00"E S0° 00' 00.00"E 83.73' N0° 27' 10.93"E 33.00' 94.12' 93.98' 90.83' PROPERTY : 20 PROPERTY : 21 PROPERTY : 22 N89° 38' 27.63"E 54.30' 5384.96 SQ FT 5405.14 SQ FT 5327.68 SQ FT 0.12 ACRES 0.12 ACRES 0.12 ACRES PROPERTY : 16 6897.55 SQ FT ' E .73 .38" 0.16 ACRES 49 0 '1 03 6° 16th Ave S3 6° S3 12 03 ' .62 ' 50.43' .3 10 S89° 47' 45.96"E 8" E E Lynn Blvd Owner Name : Project Name : Title : Subdivision Parcel Property : Site B_Lynn blvd Sheet No.: CITY OF STERLING Scale : Description : Date : Revision : 4 Postal Address: Drawn By : Page 17 of 33  S89° 39' 40.03"W S89° 39' 40.03"W 48.11' 49.89' 76' 20' 17'-4" 10' KEY PLAN S0°S0°00' 00.00"E 30' N0° 00' 00.00"E 32' 17.53"W 96.78' PROPERTY : 9 PROPERTY : 25 100.00' 4857.06 SQ FT 8539.59 SQ FT 0.11 ACRES 0.20 ACRES 5' 20' 10' GARAGE GARAGE 12' 16th Ave S0° 27' 10.93"W N0° 27' 10.93"E S89° 56' 14.51"W S89° 56' 14.51"W S89° 56' 14.51"W S89° 56' 14.51"W 201.91' 3.22' 37.43' 35.70' 30.76' 115.00' 57.50' 31.73' N89° 40' 04.51"E N89° 40' 04.51"E S0° 00' 19.03"E N0° 00' 36.76"W N0° 00' 39.14"W N0° 00' 38.53"W N0° 00' 38.53"W 37.42' 55.20' 12' 55.26' PROPERTY : 29 20806.55 SQ FT 55.33' 7'-6" PROPERTY : 28 3183.26 SQ FT 55.39' PROPERTY : 27 3666.50 SQ FT LEGEND 0.48 ACRES 0.07 ACRES 0.08 ACRES 7'-6" 24'-4" 125' S0° 00' 10.24"E 101.42' S0° 21' 07.25"W 21' S89° 59' 56.90"W S89° 59' 48.05"W N90° 00' 00.00"W N89° 59' 57.33"W S89° 59' 56.87"W 123.91' 12.36' 57.50' 57.50' 57.50' 54.13' 43.10' 57.50' 57.50' 57.50' 23.39' N90° 00' 00.00"E N90° 00' 00.00"E N90° 00' 00.00"E N90° 00' 00.00"E N90° 00' 00.00"E S0°S0° 00'00' 00.00"E 00.00"E 6'-5" 7'-6" 0.10' 8.65' 7'-6" 25.00' 34.91' S0° 00' 00.00"E 51'-10" S89° 32' 49.07"E S89° 32' 49.07"E S0° 00' 00.00"E 44' S0° 13' 07.21"E S0° 00' 00.00"E 83.73' N0° 27' 10.93"E 33.00' 4'-6" 94.12' 93.98' 90.83' 8'-7" PROPERTY : 20 PROPERTY : 21 PROPERTY : 22 N89° 38' 27.63"E 54.30' 5405.14 SQ FT 5327.68 SQ FT EASEMENT 5384.96 SQ FT 0.12 ACRES 0.12 ACRES 0.12 ACRES PROPERTY : 16 6897.55 SQ FT N90° 00' 00.00"E S3 6 0.16 ACRES 6 S338 42'-2" °0 3' 5° "E' S4 ' .73 .3820 16th Ave 49 10 12 . E0.3 Owner Name : 73"' 1 62 ' 50.43' .°90 S89° 47' 45.96"E 8" E CITY OF STERLING E Lynn Blvd Project Name : E Lynn Blvd Site B_Lynn blvd 10' 76' MIN. ACCESSORY BUILDING SEPARATION 20' Title : Proposed Preliminary Design Property : 15' MIN. PRINCIPAL BUILDING SEPARATION 10' Sheet No.: 76' 30' 20' 10' 20' Scale : Description : 2 Units 12' Garage 5' Front Porch 10' Back Porch 30' 5' Date : GARAGE GARAGE 20' 10' Revision : 4 Postal Address: 12' Drawn By : Page 18 of 33 memorandum To: Sterling Plan Commission Amanda Schmidt, Building & Zoning Superintendent From: Dustin Wolff, AICP, City Planner Cc: Scott Shumard, City Manager Tim Zollinger, City Attorney Date: May 12, 2025 RE: Condominium Plat REQUESTED ACTION: Condo Plat Review/Approval LOCATION: Parcel 11-15-251-017; NE Corner of 16th Avenue/E Lynn Blvd BACKGROUND: The petitioner is requesting approval of a condominium plat for the development of five structures containing 10 townhouses on the 1.47-acre property. A rezoning of the property to MR-10, Multi-Family Residential accompanies this plat. Figure 1: Aerial of the proposed development site. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Condo Plat\Pignatelli 16th Ave Condo Plat\CP-Pignatelli 16th Ave Condo Plat_2025 05 12.docx 1 Page 19 of 33 LAND USE AND ZONING: Direction Land Use Zoning On-Site Vacant SR-4, Single-Family Residential North Residential SR-4, Single-Family Residential South Institutional SR-4, Single-Family Residential East Vacant RH, Rural Holding West Institutional SR-4, Single-Family Residential Duplexes and townhouses are permitted by right in the MR-10, Multi-Family District. While there is a single-family residence located to the north of the subject property, the proposed development site has a church and fire station adjacent to the south and west. PLAT EVALUATION: Density Ten total units are proposed on the 1.47-acre property resulting in 6.8 units/acre. The MR-10 district requires 4,000 SF per unit allowing 10 units/acre. The development complies with the Code requirement. Setbacks The following setbacks are required in the MR-10 District: 25-feet from front ROW, 15-feet for street side ROW, 10-foot for side yards, and 30-feet for rear yard. All of the units exceed the 25-foot setback from the Lynn Blvd ROW, and the 15-foot setback from the 16th Avenue ROW. All buildings meet the required side setbacks. The building at the northeast corner is only 17’ from the rear lot line. It will need to be moved to the south the comply with the 30-foot rear setback. Impervious Surface Based on the following breakdown, 58-percent of the site will be impervious surface, with 42-percent greenspace. This exceeds the minimum greenspace requirement of 35-percent. Building Footprint 13,780 SF Patios/Porches/Walk 1,772 SF Driveways 2,400 SF Access Road 9,013 SF Total 26,965 SF Access and Right-of-Way Access will be provided to 16th Avenue and no properties will access Lynn Boulevard. This will be a private road and all maintenance will be the responsibility of the condominium association. The road will be 25-feet wide with a hammerhead at the east end and constructed to accommodate emergency service and maintenance vehicles. A construction detail and cross-section for the access drive shall be provided with the condominium instruments for review and approval. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Condo Plat\Pignatelli 16th Ave Condo Plat\CP-Pignatelli 16th Ave Condo Plat_2025 05 12.docx 2 Page 20 of 33 Parking Each unit will have one garage stall and one driveway stall for parking. The code required 2 stalls per unit, one of which must be enclosed. The development complies with the code. Utilities Detailed utility plans have not been provided at this time. A water and sanitary main will be located under the private road and each until will have individual water and sanitary service. Refuse Each until will have individual residential refuse containers. Condominium Declarations and Bylaws The condominium declarations and bylaws have not been submitted for Staff and Attorney Review. Specifically, the declarations should ensure the City is not obligated to address any issues above and beyond the zoning code. RECOMMENDATION: Staff recommends the Plan Commission approve the proposed condominium plat and the Plan Commission recommend the same to the City Council, with the following conditions: 1. Rezoning of the lands from the SR-4, Single-Family District to the MR-10, Multi-Family District. 2. Compliance of all condominium plat instruments with the requirements of the Illinois Condominium Property Act 3. Provide Condominium Declarations and Bylaws for Staff and Attorney review prior to action by the City Council. 4. Relocate the building footprint in the northeast corner of the plat to comply with a 30-foot setback from the north property line. 5. Provide a construction detail and cross-section for the access drive to illustrate it can accommodate emergency service and maintenance vehicles. 6. Any technical corrections required by the City Engineer and Whiteside County. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Condo Plat\Pignatelli 16th Ave Condo Plat\CP-Pignatelli 16th Ave Condo Plat_2025 05 12.docx 3 Page 21 of 33 Page 22 of 33 x Page 23 of 33 Page 24 of 33 memorandum To: Sterling Plan Commission Amanda Schmidt, Building & Zoning Superintendent From: Dustin Wolff, AICP, City Planner Cc: Scott Shumard, City Manager Tim Zollinger, City Attorney Date: May 8, 2025 RE: ALDI Subdivision Lot 2 Annexation & Rezoning LOCATION: PIN # 11-14-276-004 along E Lincolnway/35th Avenue Figure 1: Proposed annexation parcel and area lands. BACKGROUND: Cities annex land primarily to expand their boundaries and gain control over adjacent areas for several strategic, economic, and administrative reasons. Annexation allows cities to incorporate areas with valuable resources, commercial developments, or industrial zones, increasing tax revenue from property, sales, or business taxes. By annexing land, cities can regulate zoning, land use, and development standards, ensuring consistency with their urban planning goals and preventing uncoordinated growth in nearby unincorporated areas. Cities can extend utilities like water, sewer, and transportation systems to annexed areas, optimizing infrastructure use and reducing costs compared to fragmented systems in unincorporated regions. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Annexations\Lot 2 ALDI Subdivision-35th Street\ANNEX RZ-Lot 2 ALDI Subdivision_2025 05 08.docx 1 Page 25 of 33 REZONING EVALUATION: The following are my comments based on the requirements as outlined in Section 102-103 and 102-915 to consider when reviewing a request to rezone a particular property: Zoning of Lands to be Annexed During the process of annexation, any territory (properties) brought into Sterling must be placed into a zoning district. The rezoning of each property will depend on its location, current use and the City’s Comprehensive Plan. The closest City-equivalent zoning is being considered to ensure that properties are legal and conforming with the code based on their current use and operations. These vacant lands are zoned B-2, Retail and Service District, in the County. See Figure 2. Figure 2: Annexation area with current County zoning districts illustrated. The City will rezone these lands to Regional Business (RB) District concurrent to the annexation public hearing process. The purpose of the RB District is to provide locations along arterial corridors for shopping centers, business, and light industrial uses that draw patrons from not only Sterling, but from the surrounding communities and the broader region. Development within the RB district should be designed in a coordinated manner with an interconnected street network that is consistent with the City's Comprehensive Plan. Because this district is primarily at high-visibility locations, quality building architecture, landscaping and other site improvements are required to ensure superior aesthetic and functional quality. 2040 Comprehensive Strategic Plan The adopted Plan prioritizes the orderly and efficient annexation of land to the City that will result in providing a complete range of public services and public facilities for the annexed territory and to ensure consistency with the adopted Plans and Codes for the City of Sterling. Annexing land already served by City roads will aid the efforts to have both sides of the roadway located within the corporate limits and the enable properties to be served by \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Annexations\Lot 2 ALDI Subdivision-35th Street\ANNEX RZ-Lot 2 ALDI Subdivision_2025 05 08.docx 2 Page 26 of 33 public utilities. The Future Land Use Map recommends the area for Planned Mixed Use. See Figure 3. This land use category allows flexible re-use and encourages the development of vacant parcels within the Regional Business District. This category allows for flexibility for the City to consider traditional regional business uses as well as light-manufacturing, assembly, and processing on the east side of Sterling. The land use plan recommends the area for continued regional business uses, consistent with the current use of adjacent properties. The general area is an important retail and employment center for the community, and this will continue. The proposed annexation and zoning to the RB District are consistent with the goals and recommendations for the adopted 2040 Comprehensive Plan. Figure 3: The adopted Future Land Use shows the lands to be annex—outlined in YELLOW—and surrounding properties for Planned Mixed Use. This category allows flexible re-use and encourages the development of vacant parcels within the Regional Business District. RECOMMENDATION: Based on an evaluation of the key “findings of fact”, staff recommends that the Plan Commission recommend approval this annexation and rezoning petition to the City Council for the following reasons: 1. The proposed annexation and zoning of the property to RB, Regional Business District conforms to the goals and recommendations expressed in adopted Comprehensive Strategic Plan. 2. The proposed amendment to the Official Zoning Map maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the area of the subject property 3. The proposed zoning map amendment is compatible with the trends for development in the area. 4. The proposed rezoning is compatible with the City’s intent to maintain the area for retail and employment uses. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Annexations\Lot 2 ALDI Subdivision-35th Street\ANNEX RZ-Lot 2 ALDI Subdivision_2025 05 08.docx 3 Page 27 of 33 memorandum To: Sterling Plan Commission Amanda Schmidt, Building & Zoning Superintendent From: Dustin Wolff, AICP, City Planner Mike Lewis, AICP Cc: Scott Shumard, City Manager Tim Zollinger, City Attorney Date: June 12, 2025 RE: ALDI Subdivision Lot 2 Land Division REQUESTED ACITON: Combine two lots via subdivision. LOCATION: PIN 11-14-276-030 and 11-14-276-004 along E Lincolnway/35th Avenue Figure 1: Proposed 2-lot subdivision and area lands. BACKGROUND: The petitioner has submitted a Plat to combine two lots (PIN: 1114276030 & PIN: 1114276004) to create one lot totaling 1.75 acres. PIN: 1114276004 will be annexed into the City as part of this subdivision. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Loethen Commercial Subdivision (Aldi Lot 2)\M-Lot 2 ALDI Subdivision_2025 06 12.docx 1 Page 28 of 33 ANALYSIS: LAND USE AND ZONING ON SURROUNDING PROPERTIES: PIN: 1114276030 (west) is currently within the City and zoned RB Regional Business district. PIN: 1114276004 (east) is being annexed into the City and is currently zoned B-2 General Commercial in Whiteside County. The new lot will be zoned RB Regional Business. Figure 2: Subdivision area with current County zoning districts illustrated. Direction Land Use Zoning On-Site Vacant RB, Regional Business Residential B-2, General Commercial, Whiteside County North Commercial RB, Regional Business South Commercial RB, Regional Business East Residential B-2, General Commercial, Whiteside County West Commercial RB, Regional Business Land Use. The Comprehensive Strategic Plan illustrates the future land use of this area for Planned Mixed Use development. This land use category allows flexible re-use and encourages the development of vacant parcels within the Regional Business District. This category allows for flexibility for the City to consider traditional regional business uses as well as light-manufacturing, assembly, and processing on the east side of Sterling. The land use plan recommends the area for continued regional business uses, consistent with the current use of adjacent properties. The general area is an important retail and employment center for the community, and this will continue. The proposed annexation and zoning to the RB District are consistent with the goals and recommendations for the adopted 2040 Comprehensive Plan. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Loethen Commercial Subdivision (Aldi Lot 2)\M-Lot 2 ALDI Subdivision_2025 06 12.docx 2 Page 29 of 33 Figure 3: The adopted Future Land Use shows the lands to be annexed and subdivided—outlined in YELLOW—and surrounding properties for Planned Mixed Use. Lot Sizes. The zoning code requires that parcels in the RB district have a minimum size of 1 acre. The proposed combined lot will exceed this requirement. Setbacks. Setback dimensions are provided in the Plat. The plat displays a 50-foot building setback line along the frontage of Lincoln Highway. The RB district mandates a minimum 10-foot setback from the right-of-way at the front property line. Additionally, 20-foot setbacks are indicated along the frontages of 35th Street and 25th Street. No building setback is displayed along the northeast property line, but an 8-foot setback is required for this boundary. Each setback line on the proposed Plat should be revised to comply with code requirements. Access and ROW Dedication. The properties will have access to from 35th Avenue. Access to Illinois Route 2 (E Lincolnway) is prohibited, as noted on the Plat. The plat illustrates the previous dedication of a 40-foot ROW to Illinois Route 2 (E Lincolnway) at the north end of the lot. An additional ~35-feet of land area should be illustrated for ROW dedication as shown in Figure 4. This area has been indicated to be dedicated on the draft site plan. This area must be labeled on the Plat as being dedicated to the Illinois Figure 4: Area to be dedicated to the City of Sterling. Department of Transportation (IDOT). Additionally, the triangle shaped area at the south end of the lot, adjacent to the 25th street right-of-way, must be dedicated to the City of Sterling and labeled as such on the Plat. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Loethen Commercial Subdivision (Aldi Lot 2)\M-Lot 2 ALDI Subdivision_2025 06 12.docx 3 Page 30 of 33 Figure 5: The lower illustration listed this an area to be dedicated to the DOT for Route 2. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Loethen Commercial Subdivision (Aldi Lot 2)\M-Lot 2 ALDI Subdivision_2025 06 12.docx 4 Page 31 of 33 RECOMMENDATION: Staff recommends the Plan Commission approve the petition for the Plat, and make a recommendation for same to the Council, with the following conditions: 1. Approval of the annexation of PIN 1114276004 and zoning of the property to RB, Regional Business District. 2. The Plat be revised to show building setback lines that conform to the RB district. 3. The Plat be revised to show the ROW dedication of the triangular area adjacent to the 25th St ROW, as illustrated in Figure 4. This area must be labeled on the Plat as being dedicated to the City of Sterling. a. Provide a metes and bounds description of the triangular area to be dedicated to the City of Sterling. 4. The Plat be revised to show the ROW dedication of an additional area, approximately 35-feet x 100-feet, as illustrated in Figure 5. This area must be labeled on the Plat as being dedicated to the Illinois Department of Transportation (IDOT). 5. Subject to all technical corrections as required by Whiteside County. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Loethen Commercial Subdivision (Aldi Lot 2)\M-Lot 2 ALDI Subdivision_2025 06 12.docx 5 Page 32 of 33 Page 33 of 33