Plan Commission

Thursday, January 15, 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. Business Items A. Petition from Roger Hoffman for the Subdivision Plat at 1122229008 (Ives Subdivision) B. Whiteside County Petition for the Subdivision Plat fpr PIN 1013306004 (Sulouff - Deets Subdivision) 5. Discussion 6. 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 18 Plan Commission Minutes November 21, 2025 City Council Chambers On Thursday, November 21, 2025, at 6:30 p.m., Rene Morris called the regular meeting of the Plan Commission to order. Roll Call. Present: Rene Morris, Jamie Schwingle, Carol Corwell, Ryan Nares, and Brian Carradus. Absent: Skip McCloud and Gordon Harris. Also present were City Planner Dustin Wolff, Building and Zoning Superintendent Amanda Schmidt, Attorney Tim Zollinger, Alderperson Elston, Alderperson Przysucha, City Manager Shumard, and City Clerk Teri Sathoff. Carol Corwell made a motion to approve the minutes from August 21, 2025, as presented; seconded by Jamie Schwingle. Voting – Ayes: Corwell, Morris, Schwingle, Nares, and Carradus. Nays: None. Motion carried. Staff Reports Building and Zoning Superintendent Schmidt advised that the special use permit requested by the tattoo shop on Locust Street was approved by the Council. The business is open and appears to be going well. At 6:34 pm, Chair Morris opened the public hearing for the annexation and rezoning of PIN # 11-16-153-001 along W Lynn Blvd. Petitioner Nik Jakobs stated that they have outgrown Temple Shalom on 10th Street. They have decided to build a temple on the property located on Lynn Blvd. Mr. Jakobs stated it was important to him to have the temple located within the City limits, given the history of the Jewish community moving to Sterling. Mr. Jakobs would like the building to become a community asset. It will not only be a synagogue but a Jewish museum. Mr. Jakobs' grandmother was a holocaust survivor. She traveled to local middle schools to educate the children on the holocaust. The museum will be able to continue that education. City Planner Dustin Wolfe stated that if the property is annexed, it will be zoned SR-4, which allows institutions by right. The request does align with the strategic plan. The public hearing was closed at 6:51 pm. Jamie Schwingle made a motion to recommend to the City Council to approve the petition for the annexation and rezone, for the following reasons: 1. The proposed annexation and zoning of the property to SR-4 Single-Family Residential-4 1 | P a g ePage 2 of 18 Plan Commission Minutes November 21, 2025 City Council Chambers District conforms to the goals and recommendations expressed in the 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 single- family residential uses and related institutional uses. 5. The land use category for the annexed parcel is amended to be Institutional, consistent with the lands to the east. Seconded by Brian Carradus. Voting – Ayes: Corwell, Nares, Schwingle, Morris, and Carradus. Nays: None. Motion carried. Discussion on the sale of hemp-based and marijuana based products and on-site consumption of cannabis. Superintendent of Building and Zoning Schmidt advised that we had a citizen, Andrew Knapp, approach the City about opening a smoke shop business that would sell paraphernalia and then expand into a smoking lounge. Mr. Knapp was present and advised the commission that he would like to see if it was possible to open a smoke shop and smoking lounge. He stated that he is fully aware of the recent changes in the legislation. He said that the patrons would purchase their cannabis from a dispensary and would be able to consume it in the lounge. City Planner provided a history of the current cannabis ordinance and how it was put in place. City Attorney Zollinger stated that the State of Illinois allows municipalities to decide if cannabis-based products can be consumed on-site. To have an on-site smoking lounge, the business must either be a dispensary or have a tobacco license. The City currently has an ordinance on the books stating that the sale of drug paraphernalia is prohibited; this is outdated, as marijuana is now legal. The Commission would like the Council and staff to look at updating this ordinance. 2 | P a g ePage 3 of 18 Plan Commission Minutes November 21, 2025 City Council Chambers With no further business to discuss, the meeting was adjourned at 7:35 p.m. Teri Sathoff City Clerk 3 | P a g ePage 4 of 18  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 18 Page 6 of 18 Page 7 of 18 Page 8 of 18 Page 9 of 18 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: January 9, 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 01 09.docx 1 Page 10 of 18 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 illustrates the future land use of this area Figure 2: Subdivision area with current zoning districts illustrated. Note 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, Ingle-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 01 09.docx 2 Page 11 of 18 Parking Lot Use & Storage of Equipment 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 Figure 4. Further, outdoor storage for all commercial and industrial land uses shall be permitted by special use. The following regulations must be followed: • Outdoor storage shall not be permitted in a required yard. • Outdoor storage 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 is requirements shall apply to outdoor storage adjacent to or potentially visible from public streets and publicly accessible areas o An opaque fence or solid masonry wall or 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 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. Figure 4: Newly developed parking lot for Majeski Motors that complies with setbacks and screening requirements. Similar requirements will be required for this site. 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 5. The City would need to remove the barriers and allow access to the roadway. This likely will not be done until a plan is provided that illustrates improvements to the parking lot that would continue to prevent cut-through traffic. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Huffman - Boss Roofing Subdivision\M-Huffmann E 5th Street Subdivision_2026 01 09.docx 3 Page 12 of 18 Figure 5: 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 easement 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. 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. Figure 6: 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 01 09.docx 4 Page 13 of 18 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. 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 01 09.docx 5 Page 14 of 18  LEGEND FINAL PLAT PLAT OFFICER'S CERTIFICATE COUNTY RECORDER'S AS OF JANUARY 1, 2025, CERTIFICATE Norw SET IRON ROD WITH CAP#35-3943 State of Illinois ) NORWEST SURVEYING SERVICES, INC. es t State of Illinois ) ) SS SOLD THEIR ASSETS TO r ve ) SS OF Su Se r FOUND 3/4" IRON ROD OR AS NOTED County of Whiteside ) ABBITT SURVEY & DEVELOPMENT, PLLC. vi y ing County of Whiteside ) PROPOSED AREAS ce , SET MAGNAIL I nc s . Approved this ____day of ___________, 2025 C.E. RESERVED FOR Filed for record this ___ day of ____________, 2025 C.E. SULOUFF-DEETS SUBDIVISION 323.59' MEASURED DISTANCE (323.59') RECORD DISTANCE SEWAGE ABSORPTION BOUNDARY LINE 11,000 SQ. FT. at ___ o'clock __M., as Document No. ___________. PROPERTY OR RIGHT OF WAY LINE _________________________ BUILDING SETBACK LINE Suzan Stickle, AICP ________________________ EASEMENT LINE Whiteside County Plat Officer TO HOPKINS TOWNSHIP Kendra Kophamer Bush UNDERLYING LOT LINE Whiteside County Recorder SECTION LINE PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 13, SURVEYOR'S CERTIFICATE State of Illinois ) TOWNSHIP 21 NORTH RANGE 6 EAST OF THE 4TH P.M. WHITESIDE COUNTY, ILLINOIS County of Whiteside ) ) SS 2025 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 described hereon, I have surveyed, subdivided, and platted the land shown hereon to be hereafter known as "SULOUFF-DEETS SUBDIVISION", Part of the West Half of the 2 3 13 LOT 3 DEETS SUBDIVISION Southwest Quarter of Section 13, Township 21 North, Range 6 East of the 4th P.M., Whiteside County, Illinois, bounded and described as follows, to wit: S 87°27'35" E T LO LO T T SU KO LO BEGINNING AT THE SOUTHEASTERLY CORNER OF BLOCK 6 OF OVER & CAROLUS ADDITION, TO EMPIRE (NOW EMERSON), ALSO BEING A POINT ON THE WEST LINE OF LOT BD ST IVI ER SIO 123.32' 3 OF THE SUBDIVISION OF THE SOUTH HALF OF SECTION 13 PER DOCUMENT NUMBER M.F. 10111-06; THENCE, ALONG THE WEST LINE OF SAID DOCUMENT NUMBER, LO N 2 SOUTH 32° 53’ 31” EAST, A DISTANCE OF 72.47 FEET, TO A FOUND IRON ROD; AT THE SOUTHWEST CORNER OF SAID DOCUMENT NUMBER; THENCE, ALONG THE SOUTH T T 3 LO ISIONST LINE OF SAID DOCUMENT NUMBER, NORTH 57° 00’ 09” EAST, A DISTANCE OF 69.94 FEET, TO A FOUND IRON ROD AT THE SOUTHEAST CORNER OF SAID DOCUMENT S 10°8013.9' 8' 1 RT IV E 12 OC NUMBER, ALSO BEING A POINT ON THE WEST LINE OF DOCUMENT NUMBER 2024-03773; THENCE, ALONG THE WEST LINE OF SAID DOCUMENT NUMBER, SOUTH 32° 51’ 14” K 4 T PA UBD THWRTER 13 EAST, A DISTANCE OF 76.12 FEET TO A SET IRON ROD AT THE SOUTHWEST CORNER OF SAID DOCUMENT NUMBER; THENCE, ALONG THE SOUTH LINE OF SAID DOCUMENT BL LO S OU A N RS LO T S QU TIO NUMBER, NORTH 10° 43’ 32” EAST, A DISTANCE OF 317.99 FEET, TO A FOUND IRON ROD AT THE SOUTHEAST CORNER OF SAID DOCUMENT NUMBER, ALSO BEING A POINT 10" W C SE ON S ON THE WEST LINE OF LOT 3 OF DEETS SUBDIVISION; THENCE, ALONG THE WEST LINE OF SAID LOT 3, SOUTH 87° 27’ 35” EAST, A DISTANCE OF 123.32 FEET, TO A EM E RI FOUND IRON ROD AT THE SOUTHEAST CORNER OF SAID LOT 3; THENCE, SOUTH 10° 03’ 10” WEST, A DISTANCE OF 81.98 FEET, TO A SET IRON ROD; THENCE, ALONG AN 4 OF GH D 3 ARC CONCAVE WESTERLY, A DISTANCE OF 234.25 FEET, SAID ARC HAVING A RADIUS OF 400.00 FEET, A CHORD BEARING OF SOUTH 31° 43’ 41” WEST, AND A CHORD T EE T T LO 11 LO ISIONST DISTANCE OF 230.92 FEET, TO A SET IRON ROD; THENCE, SOUTH 48° 30’ 18” WEST, A DISTANCE OF 55.99 FEET, TO A FOUND IRON ROD; THENCE, SOUTH 32° 51’ 14” OF TS AG 6 1 E CK LO K RT IV E EAST, A DISTANCE OF 20.93 FEET, TO A SET IRON ROD; THENCE, SOUTH 48° 05’ 04” WEST, A DISTANCE OF 542.17 FEET TO A FOUND IRON ROD; THENCE, SOUTH 54° C PA UBD THW TER 13 VIL T WA RO 56’ 12” WEST, A DISTANCE OF 55.11 FEET, TO A FOUND IRON ROD; THENCE, NORTH 71° 42’ 16” WEST, A DISTANCE OF 49.77 FEET, TO THE CENTERLINE OF MILL STREET; 5 LO 317.99' L BL LO O B S OU AR N THENCE, ALONG SAID CENTERLINE ON AN ARC CONCAVE WESTERLY, A DISTANCE OF 191.51 FEET, SAID ARC HAVING A RADIUS OF 187.77 FEET, A CHORD BEARING OF Y AD T ON S QU TIO ITI SO NORTH 10° 55’ 21” WEST, AND A CHORD DISTANCE OF 183.31 FEET TO THE INTERSECTION OF SAID CENTERLINE WITH THE SOUTHWESTERLY EXTENSION OF THE SOUTH LINE N VA C D SE AD OF SAID BLOCK 6; THENCE, ALONG THE SOUTHERLY LINE OF SAID BLOCK 6 AND IT’S SOUTHWESTERLY EXTENSION, NORTH 50° 27’ 15” EAST, A DISTANCE OF 486.56 EMER RI 1 E L US LO T FEET, TO THE POINT OF BEGINNING, CONTAINING 3.20 ACRES, MORE OR LESS. RO OF N 10°43 CA 10 AG FOUND FOR THE ABOVE DESCRIPTION THE SOUTHERLY LINE OF SAID BLOCK 6 HAS AN OBSERVED BEARING OF NORTH 50° 27’ 15” EAST. 6 E LO T & GRAPHIC0 SCALE ER '32" E VIL LO T L C.I.R.# OV 60 60 Containing 3.20 acres, more or less. 35-2584 2 LOT ( IN FEET ) 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. P.O.B. 1 inch = 60 ft. I Also Certify, The subdivision is in Flood Zone "A", according to F.E.M.A. F.I.R.M. Panel 17195C0225E, which bears an effective date of February 18 2011. N 57°00'09" E ARC LEN.=234.25' 7 PIN 10-13-326-005 9 LO LO 15 E RADIUS= 400.00' 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 Compiled Statutes; 1" T 69.94' T 3 ' 3'3 OT that all monuments and markers exist as shown hereon; and that all dimensional and geodetic details are correct as shown hereon. Dimensions are in feet and CH. BRG.= S 31°43'41" W ADDRESS: 2°5 .47' L decimals of a foot. Bearings or angles are in degrees, minutes and seconds and are referenced to an assumed datum. RI L FOUND CH. LEN.= 230.92' Mill Street GH M AL S 3 72 ' C.I.R.# Sterling, IL 61081 In Witness Whereas, I have hereunto set my hand and seal this ___ day of __________, 2025 C.E. T ILL 8 EY 15 35-2584 OF S LO T Y TOTAL ACREAGE: 3.20 ACRES WA TRE LE RIGHT OF WAY ACREEAGE= 0.16 ACRES E . M L I S Y ET F 6 A ' NET ACREAGE= 3.04 ACRES T SOUTH LINE E S 48°30'18" W T 4 CK O VA T .56 L C LO O BLOCK 6 D BL S 32°51'14" E 55.99' S 35-3943 3 _____________________________ T RI 45 PROFESSIONAL ES IT ION 76.12' S 32°51'14" E APPROXIMATE Scott E. Misfeldt LAND DD FOUND ZONE A Illinois Professional Land Surveyor SURVEYOR A FOUND C.I.R.# 20.93' FLOOD LINE No. 35-3943 STATE OF 1 F LUS 5 C.I.R.# License Renews November 30, 2026 C.E. ILLINOIS T O RO T 35-2584 35-2584 M O CA LO IL 6' O L GE ON RR .5 & I SON , LA RS VIL EME ER 6 OV 48 OWNER'S CERTIFICATE E 5 " 48. APPROXIMATE State of Illinois ) 7'1 6 WETLAND ACKNOWLEDGMENT ) SS OT 15' RI L °2 LINE County of Whiteside ) OT 2 IE 50 20' AR EA State of Illinois ) L ET AR N 65. ) SS Pursuant to Chapter 765 ILCS 205/1 & 2 of the Illinois Complied Statutes, we, Betty Sulouff, Doris Conroy, & Ann Benson, Owners of the land platted hereon, located RE V N IO . BETTY SULOUFF, DORIS CONROY, ANN BENSON County of Whiteside ) entirely within the boundaries of Sterling Unit No. 5, and to be hereafter known as "Sulouff-Deets Subdivision" do hereby certify that I have caused said land to be 1 PT . FT ST AY SOUTH LINE R .48 ' PARCEL# 10-13-326-005 surveyed, subdivided, and platted by Scott E. Misfeldt of Abbitt Survey & Development, PLLC, an Illinois Professional Land Surveyor and do hereby acknowledge and BLOCK 6 SO SQ LOT 1 DOCUMENT# 10493-09 I, _____________________, Notary Public in and for the State adopt the same under the style and title hereon indicated. LL W AB 00 87 MI OF E 0 3.20 ACRES and County aforesaid, do hereby certify that, Betty Sulouff, personally AG 11, known to me to be the same person(s) whose names are subscribed T SE W APPROXIMATE 7' to the foregoing certificates and plat, appeared before me this day in GH ZONE A 2.1 person and signed and delivered said certificate and plat for the use Betty I. Sulouff Doris Conroy Ann Benson S 75 .1 2 ' FLOOD LINE 54 and purposes therein set forth as his or their free and voluntary act. 408 Maple Ave. Apt C105 Morrison IL, 61270 34581 Calle Loma Capistrano Beach, Ca., 92624 P.O. Box 183 Viola, WI., 54664 8' 7 5.0 W Given under my hand and notarial seal 4" ' DEETS FAMILY FARMS LLC .00 PARCEL# 10-13-306-004 33 5 '0 this ___ day of ___________, 2025 C.E. _______________ _______________ _______________ DOCUMENT# 2012-06300 ARC LEN.=224.82' ° 0 RADIUS= 220.77' 48 _______________________________ _______________ _______________ ______________ CH. BRG.= N 10°52'41" W S Notary Public DATE DATE DATE CH. LEN.= 215.23' ARC LEN.=191.51' PROPOSED ENGINEER & OWNER'S CERTIFICATE Y RADIUS= 187.77' UTILITY EASEMENT LE CH. BRG.= N 10°55'21" W ACKNOWLEDGMENT ACKNOWLEDGMENT AL BUILDING State of Illinois ) CH. LEN.= 183.31' 47' SETBACK LINE State of Wisconsin ) State of California ) ) SS ) SS ) SS County of Whiteside ) HOUSTON & VICTORIA SULOUFF 80' County of Richland ) County of Orange County ) PARCEL# 10-13-306-002 Pursuant to Chapter 765 ILCS 205/2 of the Illinois Complied Statutes, we, Betty Sulouff, Doris Conroy, & Ann Benson, Owners of the land platted hereon, and Jason DOCUMENT# 2019-01918 RIGHT OF WAY 10' I, _____________________, Notary Public in and for the State I, _____________________, Notary Public in and for the State Snyder, an Illinois Registered Professional Engineer, do hereby certify that, to the best of our knowledge and belief, the drainage of surface waters will not be changed DEDICATED WITH and County aforesaid, do hereby certify that, Ann Benson, personally and County aforesaid, do hereby certify that, Doris Conroy, personally by the construction of this subdivision or any part thereof, or, that if such surface water drainage will be changed, reasonable provision has been made for the collection and diversion of such surface waters into public areas or drains which the Subdivider has the right to use, and that such surface waters have been planned RECORDING THIS known to me to be the same person(s) whose names are subscribed known to me to be the same person(s) whose names are subscribed for in accordance with generally accepted engineering practices and so as to reduce the likelihood of damage to the adjoining property, because of construction of PLAT 0.16 AC. FOUND to the foregoing certificates and plat, appeared before me this day in to the foregoing certificates and plat, appeared before me this day in this subdivision. C.I.R.# person and signed and delivered said certificate and plat for the use person and signed and delivered said certificate and plat for the use ' 35-2584 and purposes therein set forth as his or their free and voluntary act. and purposes therein set forth as his or their free and voluntary act. 33.0 .77 Betty I. Sulouff Doris Conroy Ann Benson Jason Snyder, P.E. 0' 16 Given under my hand and notarial seal Given under my hand and notarial seal 408 Maple Ave. Apt C105 34581 Calle Loma P.O. Box 183 2117 State Street S 54°56'12" W this ___ day of ___________, 2025 C.E. this ___ day of ___________, 2025 C.E. Morrison IL, 61270 Capistrano Beach, Ca., 92624 Viola, WI., 54664 Bettendorf, Iowa 52722 55.11' FOUND _______________ _______________ _______________ _______________ EMERSON ROAD C.I.R.# _______________________________ _______________________________ License Renews November 30, 2025 C.E. RIGHT OF WAY VARIES N 71°42'16" W 35-2584 Notary Public Notary Public EASEMENT PROVISIONS 49.77' _______________ DATE _______________ DATE ______________ DATE _______________ DATE An, easement, as depicted on the attached plat, for serving the subdivision and other property with electric, communications, sewer, water and gas service, is hereby reserved for and to: COUNTY ENGINEER CERTIFICATE OF APPROVAL WHITESIDE COUNTY COMMONWEALTH EDISON COMPANY State of Illinois ) HEALTH DEPARTMENT AND ) SS FRONTIER TELEPHONE COMPANY County of Whiteside ) State of Illinois ) ) SS And the local franchised public and private utilities serving this property, as Grantees, their respective successors and assigns, jointly I, Russell Renner, PE, County Engineer of Whiteside County, do hereby certify County of Whiteside ) and severally; that all streets shown herein, if any, have been graded, drained and surfaced CITY OF STERLING and all drainage structures have been built, as required, or have been This is to certify that this plat for the tract of land described in the ACCEPTANCE RESOLUTION To install, operate, maintain and remove, from time to time, facilities used in connection with overhead and underground transmission provided for, to my approval. foregoing certificates has been reviewed by the Whiteside County Health Department and has been found adequate for the use of individual septic State of Illinois ) and distribution of electricity and sounds and signals in, over, under, across along and upon the surface of the property shown within Entrance Permit Applications are available from Hopkins Township or the systems. A central sewage treatment system will not be required. the dotted lines on the plat and marked “Easement”, the property designated in the Declaration of Condominium and/or on this plat Whiteside County Highway Department. ) SS as “Common Elements”, and the property designated on the plat as a “Common area or areas”, and the property designated on the ______________________________ County of Whiteside ) plat for streets and alleys, whether public or private, together with the right to install required service connections over or under the Also, the requirements, if any, of the Whiteside County Detention Ordinance Whiteside County Health Department Date surface of each lot and common area or areas to serve improvements thereon, or an adjacent lots, and common area or areas, the have been satisfied by information provided to me separately or by Whereas, The Owner(s) of the land shown heron, have caused the same to be information stated on this plat. subdivided and platted as shown hereon and: REVISIONS right to cut, trim to remove trees, bushes and roots as may be reasonably required incident to the rights herein given, and the right No. DATE DESCRIPTION BY to enter upon the subdivision property for all such purposes. Obstruction shall not be placed over grantees’ facilities or in, upon or Signed this ____day of _________, 2025 CE. COUNTY CLERK'S Whereas, the said land lie within the corporate limits or within one and over the property within the dotted lines marked “Easement” with the prior written consent of grantees. After installation of any such TAX CERTIFICATE one-half (1-1/2) miles of the City of Sterling, Illinois. facilities, the grade of the subdivided property shall not be altered in a manner so as to interfere with the proper operation and maintenance thereof. ____________________________ State of Illinois ) Whereas, The Said Owner(s) have complied with the applicable ordinance of Russell Renner, PE ) SS the City of Sterling, Relating to the layout and pertinent dimensions of the The term “Common Elements” shall have the meaning set forth for such term in the “Condominium Property Act”, Chapter 765 ILCS Whiteside County Engineer County of Whiteside ) Subdivision: ABBITT SURVEY & DEVELOPMENT, PLLC. 605/2(e), as amened. Now, Therefore be it resolved, by the City Council of the City of Sterling, that 100 EAST KNOX STREET This is to certify that I find no delinquent or unpaid current taxes or special MORRISON, IL 61270 assessments against the tract of land described in the foregoing certificates. the plat heron be accepted and approved, subject to all improvements if any, 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 Surveyor's Notes: being constructed in accordance with the provisions and applicable PH. 815-772-7179 reserved in whole as an appurtenance to the separately owned lots, parcels or areas within the planned development, even though Dated this ___day of ______________, 2025 C.E. subdivisions ordinances of the City. such be otherwise designated on the plat by terms such as, “outlots”, “common elements”, “common ground”, “parking and common The use of heavy equipment and/or the placement of fill on or over the area DATE: 11-4-2025 SCALE: 1" = 60' DRAWN BY: JLR CHECKED BY: SEM area”. reserved for sewage absorption is prohibited. ____________________________ Karen J. Stralow Signed this ____day of _________, 2025 CE. PREPARED FOR: SULOUFF KOSTER CONROY FARM FIELD BOOK:FILE The terms “common area or areas” and “Common Elements” includes real property surfaced with interior driveways and walkways, but Existing buildings within the Setback area are "non-conforming", all new Whiteside County Clerk ATTN: LORI MUNTEAN PAGE: 1 OF 1 2502 DEETS ROAD excludes real property physically occupied by a building, Service Business District or structures such as a pool or retention pond, or construction must conform to the Platted & current code setbacks at the ____________________________ STERLING, IL 61081 JOB No.: mechanical equipment. time of permit application. Mayor City of Sterling, Illinois 25-490-SULOUFF KOSTER Relocation of facilities will be done by Grantees at cost of Grantor/Lot Owner, upon written request. DRAWING TITLE: FINAL PLAT CONROY FARMS Page 15 of 18 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: January 9, 2026 RE: Suloff-Deets Subdivision REQUESTED ACTION: Recommendation to Whiteside County on Subdividing Land LOCATION: PIN 10-13-326-005 along Emerson Road and Mill Street in Hopkins Township BACKGROUND: The petitioner has submitted a Plat to subdivide 3.2 acres from the 71.9-acre parent. See Figure 1. Because the parent parcel lies within 1.5-miles of the City’s corporate limits, the City has review authority. The parcel to be created is located exactly 1.5-miles from the city limits. Figure 1: Plat create a 3.2-acre parcel outlined in RED from the 71.9 acre parent parcel outlined in YELLOW. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Suloff-Deets Subdivision\ETJ-Suloff Deets Subdivision_2026 01 09.docx 1 Page 16 of 18 ANALYSIS: Zoning & Land Use All of the lands are zoned A-1 in the Town of Hopkins and are subject to Whiteside County zoning regulations. There are some existing structures on the parcel to be created, but they are not illustrated on the plat. It cannot be determined if the structures comply with setback requirements. See Figure 2. The City Comprehensive Plan illustrates this area as Agricultural, a long-term growth area for the City until utilities are available. Figure 2: Google StreetView image of the lands to be subdivided. Access & Right-of-Way Dedication Access to the proposed property is from Mill Street. Only part of the Mills Street ROW has been dedicated, and the plat illustrates only 33-feet of the lands in front of the proposed parcel to be dedicated. Staff is recommending that additional lands containing Mill Street be dedicated out to the Emerson Road right-of-way at this time. See Figure 3. A 30-foot wide ROW of Mills Road should be dedicated out to the Emerson Road and similarly for all parts of the parent parcel along Emerson Road. The will likely never be another time to get this land dedicated in the future. Floodplains & Wetlands Much of the parcel to be created is located in Flood Zone A and also contains wetlands. Figure 3: Detail of the plat area showing the lands proposed to be dedicated (RED) and the reocmmendation of staff for additional lands to be dedicated (YELLOW). \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Suloff-Deets Subdivision\ETJ-Suloff Deets Subdivision_2026 01 09.docx 2 Page 17 of 18 Zone A is considered a High-Risk Zone, and buildings are allowed, but the lowest occupied floor must be elevated to or above the Base Flood Elevation (BFE)—the expected height of floodwater in a 100-year event. The existing building does not appear to have a basement, but the floor elevation in relation to the BFE is not provided. This information should be indicated on the plat. Figure 4: Proposed Plat as submitted. RECOMMENDATION: Staff recommends that the Plan Commission and City Council support the petition for a plat to create a 3.2-acre property from parent parcel PIN 10-13-326-005. The City Council should provide a letter of No Objection regarding this matter to the Whiteside County Plan Commission, with the following conditions: 1. Dedication of 30-feet of right-of-way for Mill Road extended from the proposed parcel to be created out to Emerson Road. 2. Dedication of 30-feet of right-of-way for Emerson Road for all parts of the parent parcel along Emerson Road. 3. Add notation to the plat specifying the Base Flood Elevation (BFE) and the floor elevation of the existing building. \\corp.meadhunt.com\sharedfolders\entp\1953300\113830.01\TECH\rpts\Project\Land Divisions\Suloff-Deets Subdivision\ETJ-Suloff Deets Subdivision_2026 01 09.docx 3 Page 18 of 18