General

Thursday, March 26, 2026 Plan Commission Meeting at 6:30 PM PLAN COMMISSION MEETING AGENDA 1. Meeting Opening A. Call to Order B. Roll Call 2. Consent Agenda A. Approval of Minutes 3. Staff Reports 4. Unfinished Business A. Petition from Roger Hoffman for the Subdivision Plat at 1122229008 (Ives Subdivision) 5. Business Items 6. Discussion 7. 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 16 Plan Commission Meeting Minutes January 15, 2026 Meeting Opening Acting Chair Carol Corwell called the Sterling City Plan Commission meeting order at 6:30 PM on Thursday, January 15, 2026. Present: Acting Chair Carol Corwell, Commissioner Jamie Schwingle, Commissioner Brian Carradus, Commissioner Ryan Nares. Absent: Commissioner Gordon Harris. City Manager Scott Shumard, City Attorney Tim Zollinger, Superintendent of Building and Zoning Amanda Schmidt, and City Clerk Teri Sathoff were also present. Consent Agenda Commissioner Schwingle made a motion to approve the minutes as presented; seconded by Commissioner Carradus. Voting: Ayes – Carol Corwell, Jamie Schwingle, Brian Carradus, Ryan Nares. Nays – None. Staff Reports Superintendent Building and Zoning, Amanda Schmidt, reported the petition for the annexation and rezoning of PIN # 11-16-153-001 along W Lynn Blvd has not been presented to the City Council. The petitioner, Nik Jakobs, has chosen to wait until the building plans and site plans are completed before presenting it to the City Council. Schmidt estimated the plans would be completed in the next few months and it will be presented to the City Council in the summer of 2026. Business Items At 6:36 pm, Acting Chair Carol Corwell opened the public hearing for the petition from Roger Hoffman for the subdivision plat at PIN 112222908. The petitioner was not present. City Planner Dustin Wolff reported the petitioner has submitted a Plat to subdivide 0.98 acres from the northwest part of parcel PIN 11-22-229-008 and attached it to parcel PIN 11-22-229- 006 (Boss Roofing) to create one lot totaling 1.95 acres. The parking lot on the land is allowed in conjunction with an operational business, such as the Roofing Company. However, the parking lot is non-conforming in that it does not comply with the current zoning regulations for design, screening, and setbacks from property lines. Planner Wolff expressed concern over the site not having access from E. 5th Street, which is Page 2 of 16 Plan Commission Meeting Minutes January 15, 2026 Page 2 currently blocked off at the end of the ROW to prevent cut-through traffic. The City would need to remove the barriers and allow access to the roadway. Staff recommends that the Plan Commission recommend approval of the petition for the Plat to the City Council, provided the following conditions are met: 1. Provide a Building, Site, and Operation Plan for development of the parking lot on the site in compliance with per Section 102-924. 2. Landscaping and buffer plan as required per Section 102-227 Off Street Parking Standards and Section 102- 520 Landscape and buffer regulations. 3. Simultaneously apply for a Special Use for outdoor storage of equipment and materials on the site. 4. Revise Plat to show building setback lines that conform to the CB District—10-foot front, 20- foot, and 5-foot side setbacks. 5. Revise the Plat to illustrate any cross-access easements on the site. 6. Subject to all technical corrections as required by Whiteside County. Dr. Tom Jensen, 2002 East 5th Street, stated the new lot would be a relief for his business, as parking and traffic have been a bit of a problem. Dr. Jensen stated he would like to see the petitioner and the new owner acquire the special use and abide by the requirements set by the commission. Commissioner Corwell and Schwingle both stated they did have questions for the petitioner and would like to have the petitioner present to answer the questions prior to making a recommendation. With no further questions or comments, Acting Chair Corwell closed the Public Hearing at 7:08 pm. Commissioner Schwingle made a motion to table the petition from Roger Hoffman for the subdivision plat at 1122229008, seconded by Commissioner Nares. Voting: Ayes – Carol Corwell, Jamie Schwingle, Brian Carradus, Ryan Nares. Nays – None. The Commission received a Whiteside County petition for the subdivision plat for PIN 1013306004 off of Mill Street in Emerson. The petitioner is requesting to subdivide 3 acres from a 70-acre parcel. City Attorney Zollinger explained that this property is not in the City, but it is within 1.5 miles of the City limits, so the City does have authority to review the petition and make a recommendation to the City Council to send a letter of objection or no objection. City Planner Wolff reported that access to the proposed property is from Mill Street. Only part of the Mill Street ROW has been dedicated, and the plat illustrates only 33 feet of the land in Page 3 of 16 Plan Commission Meeting Minutes January 15, 2026 Page 3 front of the proposed parcel to be dedicated. Wolff stated he is recommending that the additional land containing Mill Street be dedicated to the Emerson Road right-of-way at this time. A 30-foot-wide ROW on Mill Road should be dedicated to Emerson Road, and similarly for all parts of the parent parcel along Emerson Road. Commissioner Carradus made a motion to recommend to the City Council to send a letter of no objection to Whiteside County for the petition for the subdivision plat for PIN 1013306004, subject to the following conditions: Dedication of 30-feet of right-of-way for Mill Road extended from the proposed parcel to be created out to Emerson Road. 1. Dedication of 30-feet of right-of-way for Emerson Road for all parts of the parent parcel along Emerson Road. 2. Add notation to the plat specifying the Base Flood Elevation (BFE) and the floor elevation of the existing building. Seconded by Commissioner Nares. Voting: Ayes – Carol Corwell, Jamie Schwingle, Brian Carradus, Ryan Nares. Nays – None. Discussion Superintendent of Building and Zoning, Amanda Schmidt, informed the Commission that Chair Rene Morris and Commissioner Skip McCloud have both resigned their positions. There are two openings, and the chair position will need to be appointed. Adjourn The meeting adjourned at 7:40 pm. Teri Sathoff City Clerk Page 4 of 16  FINAL PLAT COUNTY RECORDER'S CERTIFICATE AS OF JANUARY 1, 2025, Norw es t NORWEST SURVEYING SERVICES, INC. LEGEND SOLD THEIR ASSETS TO Su r State of Illinois ) ABBITT SURVEY & DEVELOPMENT, PLLC. S er v ey OF ) SS vi ce i ng , I nc s FOUND 3/4" IRON ROD OR AS NOTED County of Whiteside ) . EAST 5TH STREET SUBDIVISION 323.59' MEASURED DISTANCE Filed for record this ___ day of ____________, 2025 C.E. (323.59') RECORD DISTANCE BOUNDARY LINE at ___ o'clock __M., as Document No. ___________. PROPERTY OR RIGHT OF WAY LINE ________________________ BUILDING SETBACK LINE EASEMENT LINE TO STERLING TOWNSHIP Kendra Kophamer Bush Whiteside County Recorder LOT 1 AND PART OF LOTS 2-4, IVES SUBDIVISION, CITY OF STERLING WHITESIDE COUNTY, ILLINOIS SURVEYOR'S CERTIFICATE State of Illinois ) 2025 County of Whiteside ) ) SS I, Scott E. Misfeldt, hereby certify that I am a Professional Land Surveyor in the State of Illinois, and that at the request of the owner(s) of the land LOT 2 CHARLES SMITH ADDITION PARCEL# described hereon, I have surveyed, subdivided, and platted the land shown hereon to be hereafter known as "EAST 5TH STREET SUBDIVISION" Lot 1 and 1122227027 Part of Lots 2-4, Ives Subdivision, City of Sterling, Whiteside County, Illinois, bounded and described as follows, to wit: LOT 1 LOT 3 LOT 4 LOT 5 FOUND 1" DOCUMENT# 10 LOT 6 LOT 7 IRON PIPE 2010-02245 LOT 1 AND PART OF LOTS 2-4, IVES SUBDIVISION, CITY OF STERLING, WHITESIDE COUNTY, ILLINOIS, MORE PARTICULARLY T P.O.B. DESCRIBED AS FOLLOWS: LO FOUND 3/4" N 89°21'03" E 339.26' (339.56') IRON ROD X X X X X X X X X X X X X X X X BEGINNING AT THE NORTHWEST CORNER OF LOT 1 IN SAID IVES SUBDIVISION; NORTHWEWST ' EXISTING FENCE IS CORNER LOT 1 10 THENCE, ALONG THE NORTH LINE OF SAID LOT 1 AND ITS EASTERLY EXTENSION, NORTH 89°21’03” EAST, A DISTANCE OF IVES SUBDIVISION X 0.5' SOUTH OF PROPERTY LINE 339.26 FEET, TO A FOUND IRON PIPE AT THE SOUTHEAST CORNER LOT 7 IN CHARLES SMITH ADDITION; PARCEL# LOT 6 PROPOSED PARCEL# THENCE, SOUTH 07°28’20” WEST, A DISTANCE OF 97.60 FEET, TO A FOUND IRON ROD AT THE NORTHERLY MOST CORNER OF 97 1122229008 S 07°28.6'200' X UTILITY 1122229008 DOCUMENT# THE LAND CONVEYED IN DOCUMENT NO. 2019-00734; 9 EASEMENT DOCUMENT# 2010-02245 THENCE, SOUTH 49°50’03” WEST, A DISTANCE OF 188.29 FEET, TO A FOUND IRON ROD AT THE WESTERLY MOST CORNER OF T 2010-02245 X LO " W SAID DOCUMENT NO. 2019-00734, ALSO BEING A POINT ON THE NORTHEASTERLY LINE OF BLOCK 15 OF EAST BROADWAY ADDITION; X LOT 1 LOT 1 N 3. 6' 42,905 SQ. FT. LOT 5 THENCE, NORTH 40°25’55” WEST, ALONG SAID NORTHEASTERLY LINE AND IT NORTHWESTERLY EXTENSION, A DISTANCE OF 281.64 FEET, TO THE POINT OF BEGINNING, CONTAINING 0.98 ACRES, MORE OR LESS. 8 0.98 ACRES X T 40°25 LO EXISTING FOR THE ABOVE DESCRIPTION THE SOUTH LINE OF CHARLES SMITH ADDITION HAS AN OBSERVED BEARING OF SOUTH 89° 21’ FENCE 03” WEST. '55 W AY " FOUND 5/8" Containing 0.98 acres, more or less. X D W IRON ROD R OA N 7 B IO 4 T 28 I Also Certify, that the land contained within this subdivision is within 1-1/2 miles of the corporate limits of any City, Village or Town. LO X T 1 OF DDI K 8 ') AL ST A LO C (2 BUILDING 2 IO N I Also Certify, The subdivision is in Flood Zone "X", according to F.E.M.A. F.I.R.M. Panel 17195C0241E, which bears an effective date of February 18 2011. 4' 8.0 LOT 4 ET Y S Y A B 1.6 SETBACK VI X LE E 8 DI I Further Certify, that to the best of my knowledge and belief, the foregoing plat is in compliance with Chapter 765 ILCS 205/1 & 2 of the Illinois E R A LINE '( 1 SU B Compiled Statutes; that all monuments and markers exist as shown hereon; and that all dimensional and geodetic details are correct as shown hereon. ST F W 1.8 9 Dimensions are in feet and decimals of a foot. Bearings or angles are in degrees, minutes and seconds and are referenced to an assumed datum. .2 X ' ES 88 0') 5 .0 H IV 5T T O 1 OT In Witness Whereas, I have hereunto set my hand and seal this ___ day of __________, 2025 C.E. L 18 W ST RIGH " A E ' '03 0') 0 E . M 9°5 ' I S 0 0 47 LOT 3 ET RES T F 6 . T E 41 4 O E L C (1 D S (14 R I _____________________________ S 35-3943 12 T ST VA 6 T Scott E. Misfeldt PROFESSIONAL LO 1') Illinois Professional Land Surveyor LAND OT H Y 2.3 SURVEYOR L No. 35-3943 4T WA STATE OF License Renews November 30, 2026 C.E. ILLINOIS 11 FOUND 5/8" LOT 2 A ST OF M O RR IL 0 ' T IRON ROD E HT I SON , 1 8. LO 15 FOUND 5/8" RIG OWNER'S CERTIFICATE PARCEL# OC K 1122229007 IRON ROD State of Illinois ) BL DOCUMENT# ) SS 19 County of Whiteside ) 10 ON ( 2019-00734 OT ITI 7' L D 9.1 Pursuant to Chapter 765 ILCS 205/1 & 2 of the Illinois Complied Statutes, I, RHK PROPERTIES LLC- ROGER HOFFMAN, Owner of the land platted hereon, AD located entirely within the boundaries of Sterling Unit No. 5, and to be hereafter known as "EAST 5TH STREET SUBDIVISION" do hereby certify that I AY 0') have caused said land to be surveyed, subdivided, and platted by Scott E. Misfeldt of Abbitt Survey & Development, PLLC, an Illinois Professional Land W 0.0 Surveyor and do hereby acknowledge and adopt the same under the style and title hereon indicated. 1 OA D 22 LOT C. 9 R ALLE L . L. LO T B Dated this ___ day of ______________, 2025 C.E. E S 06 OF Y I 0 (3 E RT 29 AS T RKH PROPERTIES LLC Ronald Hoffman 2 .0 2 T 00 OP 122 E R 709 Hoffman Drive LO 0') P 1 8 Rock Falls, IL 61071 ME EL# OT C L TRE AR FOUND 1" _______________ X P IRON PIPE GRAPHIC0 SCALE E 40 40 3 T 7 ENGINEER & OWNER'S CERTIFICATE LO ET RES T LO State of Illinois ) ( IN FEET ) E 0') TR VAI 1 inch = 40 ft. ) SS . 0 S County of Whiteside ) PT. PIN 11-22-229-008 41 H Y T 4 (1 4T WA Pursuant to Chapter 765 ILCS 205/2 of the Illinois Complied Statutes, I, RHK PROPERTIES LLC- ROGER HOFFMAN, Owner of the land platted hereon, and Curtis D. Cook, an Illinois Registered Professional Engineer, do hereby certify that, to the best of our knowledge and belief, the drainage of surface LO ST OF ADDRESS: waters will not be changed by the construction of this subdivision or any part thereof, or, that if such surface water drainage will be changed, East 4th Street A reasonable provision has been made for the collection and diversion of such surface waters into public areas or drains which the Subdivider has the Sterling, IL 61081 E HT right to use, and that such surface waters have been planned for in accordance with generally accepted engineering practices and so as to reduce the RIG likelihood of damage to the adjoining property, because of construction of this subdivision. TOTAL ACREAGE: 0.98 ACRES 5 T Dated this ___ day of ______________, 2025 CE. LO 6 RKH PROPERTIES LLC Curtis D. Cook, P.E. Ronald Hoffman 6832 Stalter Drive, Suite 100 L OT 709 Hoffman Drive Rockford, IL., 61108 Rock Falls, IL 61071 EASEMENT PROVISIONS CITY OF STERLING ACKNOWLEDGMENT _______________ _______________ PLANNING & ZONING APPROVAL An, easement, as depicted on the attached plat, for serving the subdivision and other property with electric, communications, sewer, State of Illinois ) water and gas service, is hereby reserved for and to: STATE OF ILLINOIS } ) SS } SS County of Whiteside ) COMMONWEALTH EDISON COMPANY COUNTY OF WHITESIDE } CITY OF STERLING I, _____________________, Notary Public in and for the State ACCEPTANCE RESOLUTION AND THE PLANNING AND ZONING COMMISSION FOR THE CITY OF STERLING, and County aforesaid, do hereby certify that, RHK PROPERTIES LLC- FRONTIER TELEPHONE COMPANY WHITESIDE COUNTY, ILLINOIS, HEREBY APPROVE THE SUBDIVISION SET FORTH ROGER HOFFMAN, personally known to me to be the same person(s) State of Illinois ) HEREON. whose names are subscribed to the foregoing certificates and plat, ) SS And the local franchised public and private utilities serving this property, as Grantees, their respective successors and assigns, jointly appeared before me this day in person and signed and delivered said County of Whiteside ) and severally; DATED THIS _______ DAY OF___________, 2025 C.E. certificate and plat for the use and purposes therein set forth as his or their free and voluntary act. Whereas, The Owner(s) of the land shown heron, have caused the same to be To install, operate, maintain and remove, from time to time, facilities used in connection with overhead and underground transmission ____________________________________________ subdivided and platted as shown hereon and: Given under my hand and notarial seal and distribution of electricity and sounds and signals in, over, under, across along and upon the surface of the property shown within PLANNING & ZONING CHAIRMAN the dotted lines on the plat and marked “Easement”, the property designated in the Declaration of Condominium and/or on this plat Whereas, the said land lie within the corporate limits or within one and this ___ day of ___________, 2025 C.E. one-half (1-1/2) miles of the City of Sterling, Illinois. as “Common Elements ”, and the property designated on the plat as a “Common area or areas”, and the property designated on the plat for streets and alleys, whether public or private, together with the right to install required service connections over or under the Whereas, The Said Owner(s) have complied with the applicable ordinance of surface of each lot and common area or areas to serve improvements thereon, or an adjacent lots, and common area or areas, the _______________________________ the City of Sterling, Relating to the layout and pertinent dimensions of the right to cut, trim to remove trees, bushes and roots as may be reasonably required incident to the rights herein given, and the right Notary Public Subdivision: to enter upon the subdivision property for all such purposes. Obstruction shall not be placed over grantees’ facilities or in, upon or over the property within the dotted lines marked “Easement” with the prior written consent of grantees. After installation of any such Now, Therefore be it resolved, by the City Council of the City of Sterling, that facilities, the grade of the subdivided property shall not be altered in a manner so as to interfere with the proper operation and the plat heron be accepted and approved, subject to all improvements if any, COUNTY CLERK'S being constructed in accordance with the provisions and applicable maintenance thereof. TAX CERTIFICATE subdivisions ordinances of the City. The term “Common Elements” shall have the meaning set forth for such term in the “Condominium Property Act”, Chapter 765 ILCS State of Illinois ) ABBITT SURVEY & DEVELOPMENT, PLLC. 605/2(e), as amened. ) SS Dated this ____day of _________, 2025 CE. 100 EAST KNOX STREET County of Whiteside ) MORRISON, IL 61270 The term “common area or areas” is defined as a lot, parcel or area of real property, the beneficial use and enjoyment of which is PH. 815-772-7179 reserved in whole as an appurtenance to the separately owned lots, parcels or areas within the planned development, even though This is to certify that I find no delinquent or unpaid current taxes or special ____________________________ such be otherwise designated on the plat by terms such as, “outlots”, “common elements”, “common ground”, “parking and common Surveyor's Notes: assessments against the tract of land described in the foregoing certificates. Mayor City of Sterling, Illinois DATE: 10-28-2025 SCALE: 1" = 40' DRAWN BY: JLR CHECKED BY: SEM area”. Dated this ___day of ______________, 2025 C.E. Existing buildings within the Setback area are "non-conforming", all new REVISIONS PREPARED FOR: HOFFMAN BUSINESS HOLDINGS FIELD BOOK:FILE construction must conform to the Platted & current code setbacks at the 709 HOFFMAN DRIVE PAGE: 1 OF 1 The terms “common area or areas” and “Common Elements” includes real property surfaced with interior driveways and walkways, but time of permit application. ____________________________ No. DATE DESCRIPTION BY ROCK FALLS, IL 61071 excludes real property physically occupied by a building, Service Business District or structures such as a pool or retention pond, or Karen J. Stralow JOB No.: mechanical equipment. Whiteside County Clerk 25-219-STER-B-HOFFMAN Relocation of facilities will be done by Grantees at cost of Grantor/Lot Owner, upon written request. DRAWING TITLE: FINAL PLAT Page 5 of 16 Page 6 of 16 Page 7 of 16 Page 8 of 16 Page 9 of 16 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: March 19, 2026 RE: Huffmann E 5th Street Subdivision REQUESTED ACTION: Subdivide Parcel/Lot Combination via subdivision. LOCATION: PIN 11-22-229-006 and -008 along E Lincolnway/E 5th Street BACKGROUND: The petitioner has submitted a Plat to subdivide 0.98 acres from the northwest part of parcel PIN 11-22-229-008 (former Aarons) and attached it to parcel PIN 11-22-229-006 (Boss Roofing) to create one lot totaling 1.95-acres. Figure 1: Proposed Plat will add the 0.98-acres outlined in RED to the lands outlined in YELLOW to create a 1.95-acre parcel. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Huffman - Boss Roofing Subdivision\M-Huffmann E 5th Street Subdivision_2026 03 19.docx 1 Page 10 of 16 ANALYSIS: LAND USE AND ZONING ON SURROUNDING PROPERTIES: All of the lands are zone CB, Community Business. The added lands are proposed to be used for parking of trucks and storage of equipment and materials for the existing Boss Roofing operations. The Comprehensive Strategic Plan Figure 2: Subdivision area with current zoning districts illustrated. Note illustrates the future land use of this area the residential uses immedately adjacent to the north of the site. for Community Business. This category is defined as commercial, service, and office land uses that may be locally established and cater to the entire community. See Figure 2. Direction Land Use Zoning On-Site Parking Lot CB, Community Business North Residential SR-6, Single-Family Residential South Commercial CB, Community Business East Parking Lot CB, Community Business West Commercial CB, Community Business Adopted 20240 Comprehensive Plan Immediately adjacent to the lands-in- question are an established residential neighborhood and medical offices. These uses are much less intense than the roofing company operations, and the adopted Plan highlights the concern of the conflict between residential and non- residential uses; notably that Plan non- residential uses envelop residential uses, exposing them to a number of nuisances that impact property value, safety, and livability. See Figure 3. To minimize the impact of these existing conflicts, the Plan requires non- Figure 3: Photo of the site showing the existing residential immediately to the north. residential uses to provide appropriate screening and buffering, based on the intensity of the use. The zoning code serves as the guideline for implementation. Activating the dormant parking lot on this property with more intensive operations will require extensive screening. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Huffman - Boss Roofing Subdivision\M-Huffmann E 5th Street Subdivision_2026 03 19.docx 2 Page 11 of 16 Parking Lot Use & Storage of Equipment Staff has worked at length with the owner on parking and storage requirements. The parking lot on the lands is allowed in conjunction with an operation business, such as the Roofing Company. However, the parking lot is non-conforming in that it does not comply with the current zoning regulations for design, screening, and setbacks from for property lines. Note the recently developed parking lot for Majeski Motors located on E. 4th Street and adjacent to residences on 17th Avenue. See Figures 4 & 5. Figure 4: Aerial image of Majeski Motors newly developed parking lot that complies with setbacks and screening requirements. Figure 5: Newly developed parking lot for Majeski Motors that complies with setbacks and screening requirements. Similar requirements will be required for this site. Outdoor storage related to business operations is permitted by special use. The following regulations must be followed as were discussed: • Outdoor storage shall not be permitted in a required yard. • Outdoor storage not related to business operations shall not be permitted. • Outdoor storage related to business operations shall not be visible from any: o Public street or freeway o Existing or planned residential area o Publicly accessible open space area, parking area, access driveway, or other similar thoroughfare o Publicly accessible space of any public, quasi-public, commercial or industrial use; • Screening requirements as shown in Figures 6 & 7, shall apply to outdoor storage adjacent to or potentially visible from public streets and publicly accessible areas \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Huffman - Boss Roofing Subdivision\M-Huffmann E 5th Street Subdivision_2026 03 19.docx 3 Page 12 of 16  o An opaque vinyl fence not more than eight feet high, architecturally compatible with the principal structure. o No storage may exceed the height of the screening wall or fence. o Screening landscaping in the street frontage yard, located in front of the wall or fence, to soften the view shall be required. o Screening landscaping in the bufferyard shall be located behind required fencing. o No screening wall or fence shall be located within a required yard. o Outdoor storage areas shall be located on a concrete or bituminous surface draining to an approved stormwater management system. • Screening requirements for buffer yard must be met as outlined in Section 102-520, including: o A minimum 12-foot average buffer area shall be required o An opaque vinyl fence six feet high and at least 75 percent opaque shall be constructed o Evergreens shall be planted within the buffer area at a minimum rate of ten per 100 feet Figure 6: Staff markups showing the required greenspace and buffer areas for the subject lot. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Huffman - Boss Roofing Subdivision\M-Huffmann E 5th Street Subdivision_2026 03 19.docx 4 Page 13 of 16 Figure 7: Staff markups showing the required greenspace and buffer areas for the lot at 19th Ave/E 4th St. Figure 8: Staff markup showing future improvements to the existing front parking lot to be considered. Site Access. The property will have access from E. 5th Street—which is currently blocked off at the end of the ROW to prevent cut-through traffic. See Figure 9. The landowner will replace with a secure gate. Pedestrian access through the lot will no longer be allowed. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Huffman - Boss Roofing Subdivision\M-Huffmann E 5th Street Subdivision_2026 03 19.docx 5 Page 14 of 16 Figure 9: East end of E 5th Street is currently fenced and blocked off. The City would need to removed the barriers and allow access to the roadway. Further, the plat does not illustrate any access to the site from the south and east. As such, any access to Illinois Route 2 (E Lincolnway) would have to be obtained through other private property agreements. The adjacent car wash (Express Care) also accesses the north of their site through this property. This will need to change with the development of the site for parking. The owner will need to have an agreement in place. Figure 10: Proposed Plat as submitted. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Huffman - Boss Roofing Subdivision\M-Huffmann E 5th Street Subdivision_2026 03 19.docx 6 Page 15 of 16 RECOMMENDATION: Staff recommends the Plan Commission recommend approval of the petition for the Plat to the City Council provided the outlined following conditions are met: 1. Provide a Building, Site, and Operation Plan for development of the parking lot on the site in compliance with per Section 102-924. 2. Landscaping and buffer plan as required per Section 102-227 Off Street Parking Standards and Section 102- 520 Landscape and buffer regulations. 3. Simultaneously apply for a Special Use for outdoor storage of equipment and materials on the site. 4. Revise Plat to show building setback lines that conform to the CB District—10 foot front, 20 foot, and 5 foot side setbacks. 5. Revise Plat to illustrated any cross-access easements on the site, if applicable, or provide an agreement with adjacent property owner. 6. Subject to all technical corrections as required by Whiteside County. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Huffman - Boss Roofing Subdivision\M-Huffmann E 5th Street Subdivision_2026 03 19.docx 7 Page 16 of 16