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HomeMy WebLinkAbout221115 PZ full packet (1) ____________________________________________________________________________                                                                                                                                                                                           Page 1 of 1   Planning and Zoning Commission Agenda  Meeting – 5:30 p.m.  City Council Chambers  November 15, 2022      A G E N D A      Approve  Minutes of the October 18, 2022 meeting    Update  Past Planning and Zoning Commission items    Receive  General citizen comments  PZ‐22‐1101  Public Hearing   Minor Plat of the Cooke Subdivision  PZ‐22‐1102  Public Hearing  Variances – Blue Grama Solar, S Farnham St                          COMMISSION MEMBERS:   PLEASE NOTIFY ME IF YOU ARE UNABLE TO ATTEND AT 345‐3619.      cc: Mayor  Alderpersons (7)     City Manager  City Attorney/Administrative Services Director    Fire Chief  Deputy City Clerk  Director of Public Works  City Engineer    Information Systems Supervisor      Executive Secretary      Construction Inspectors (3)  File Copy  Buildings & Grounds  News Media (7)       Page 1 of 2 MINUTES PLANNING AND ZONING COMMISSION SPECIAL MEETING COUNCIL CHAMBERS OF GALESBURG CITY HALL Tuesday, October 18, 2022 at 5:30 p.m. MEMBERS PRESENT: Katina Cochrane, Bill Johnson, Ardennia Leahy, Steve McKelvie, David Uhlmann, 5. MEMBERS ABSENT: Mark Lee, Neil Thomas, 2. OTHERS PRESENT: Stephen Gugliotta AICP-Director of Community Development and Paul Mangieri – City Attorney. Chairman declared quorum present. Approve Minutes of the September 20, 2022 meeting Member Thomas moved to approve the minutes, seconded by Member Uhlmann. Minutes were approved by voice vote. Update Past Planning and Zoning Commission items • Variance of fence cut off, located at 1190 Florence Ave. The Commission approved the variance and a building permit was issued on September 21st to construct the fence. • Variance of side yard, located at 1545 E Losey St. The Commission approved the variance and a building permit was issued on September 21st for the carport. Receive Citizen Comment None Received. PZ-22-1001 Public Hearing Minor Plat of the White’s Acres Extension 1 The Commission members considered the following items: • The petitioner requested a waiver of the requirement to install public sidewalk. The nearest public sidewalk is approximately 13,600 feet away. • The subdivision is in compliance with the Development Ordinance • The Development Review Committee reviewed the proposed Minor Plat at their October 5, 2022 meeting and recommended approval. Member Thomas moved, seconded by Member Uhlmann to recommend approval of the Minor Plat with a waiver of sidewalks. Page 2 of 2 Roll Call #1 Ayes: Cochrane, Johnson, Leahy, Thomas, Uhlmann, 5. Nays: None. Abstentions: None. Absent: None. Chairperson declared the motion approved. There being no further business, the meeting adjourned at 5:34 p.m. ________________________ Steve Gugliotta, Director of Community Development COMMUNITY DEVELOPMENT DEPARTMENT Operating Under Council – Manager Government Since 1957 ____________________________________________________________________________ Page 1 of 1 Planning and Zoning Commission Letter November 15, 2022 AGENDA ITEM: PZ-22-1101 Minor Plat of Cooke Subdivision. SUMMARY RECOMMENDATION: The Development Review Committee members reviewed the Minor Plat during their November 2, 2022 meeting and recommend approval, with the installation of public sidewalk along the west side of Holton St being delayed until such time a plan is developed for a future public park. BACKGROUND: This proposed subdivision is a 2-lot subdivision of 849 South Henderson Street. If approved, the west portion of the property remain under the current ownership. The east, approximately 2.74 acres, will be available for the City’s proposed purchase and potential future development of a public park. The property is currently zoned Institutional, and Parks and Playground is a Permissive use in this zoning district. It is anticipated this item would go to the City Council at their December 5th meeting for consideration. SUPPORTING DOCUMENTS: 1. Aerial map, general location 2. Minor Plat of the White’s Acres Extension 1 cc: File Copy KNOX COUNTY Zoning Land Use North R1B-Single Family and M1-Light Industrial Residential and Office West R1B-Single Family Residential East R1B-Single Family Residential and parking lot South M2-Heavy Industrial Industrial AvenueAAvenueAW3rdSt AvenueASHendersonStW2ndSt SHendersonStW3rdSt W4thAve HoltonStW2ndSt AbingdonStW3rdSt AbingdonSt49.549.549.549.549.549.549.5202.75 49.949.9202 202 49.86674.2557.755050666649.58.258.2549.549.549.549.549.549.549.549.549.549.549.549.549.549.549.549.549.549.549.5371.25 156.75 132 132 132 198666666198198999945 45 45 4566.5666666202 173.2549.8132.13 132 49.549.5180 180 180 180180 180 180 18049.549.549.549.549.549.549.549.549.549.549.549.566 66 66 666666666666198 198 123.75189.7582.566247.5528 528 999966.2132.04 66666666666666666666198 198198198198666666.15 66.15 132.2366 666666198198198 198 99 99 6613282.582.582.599999999132 66 66 528 132.21132.2132.34 132.36 66.17 66.17 66666666666666666666666666198528 528 166.7 166.7 167.3 167.3555555555555666666 3 6 7 3 4 1 4 5 8 9 16 2 2 7 6 1 2 6 9 5 4 3 5 2 1 2 8 12 7 10 11 1 6 3 9 8 5 4 13 12 11 10 22 23 24 25 26 12 5 6 1 4 3 2 7 8 9 11 14 13 35 32 31 4 39 3 38 13 14 2 15 1 10 10 3 2 1 11 12 1 5 6 8 9 5 4 12 11 6 5 4 3 2 9 10 10 9 8 7 12 7 11 5 6 41 9 8 7 666 16 16 TRACT B VAC.801981981989999999982.554.544.59949.549.541.2541.25198 330 363 444444132396396198.5198.5132603636165288 240 200.05196196.2499396429462 188 188188 90 53 98 R-613.11 157.84 93.21 66666666 16 16 66 666689 103 1005 699198.3664.60 S HENDERSON STW FOURTH ST W SECOND ST W THIRD STAVENUE AABINGDON STHOLTON ST9915303003 745 S HENDERSON ST 9915303004 767 S HENDERSON ST 9915303006 785 S HENDERSON ST 9915303012690 WFIRST ST9915303013662 WFIRST ST9915303017 9915303018 9915303019 9915303020 777 S HENDERSON ST 9915303028 679 W SECOND ST 9915304009611 W SECOND ST9915304010609 WSECOND ST9915304014 764 ABINGDON ST 9915305004 849 S HENDERSON ST 9915306006 824 ABINGDON ST 9915306007 834 ABINGDON ST 9915306008 9915306009 9915306010 9915351002 9915351009 9915351010 9915351014 750 W THIRD ST 9915351015 9915352001 9916429012 768 S HENDERSON ST 9916429013 9916429014 9916429015 748 S HENDERSON ST 9916429023 745 AVENUE A 9916432003 9916432015 9916432017 872 S HENDERSON ST 9916432020 883 W THIRD ST 9916478004 947 AVENUE A 9916478005 9916478006 9916478012 9916478013 944 S HENDERSON ST9916478014 9916478015 950 S HENDERSON ST 9916501043 ÀM-1 ÀI ÀR-1B ÀM-1 ÀM-2 ÀI Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community October 25, 2022 / Location of Subdivision 120 0 120 240 36060 Feet Minor Plat Community Development Department Operating Under Council-Manager Government Since 1957 Cooke Subdivision COMMUNITY DEVELOPMENT DEPARTMENT Operating Under Council – Manager Government Since 1957 ____________________________________________________________________________ Page 1 of 1 Planning and Zoning Commission Letter November 15, 2022 AGENDA ITEM: PZ-22-1102 Variances for the Blue Grama Solar, LLC community solar project, located in the 1400 block of South Farnham Street, PIN 99-24-151-003. SUMMARY RECOMMENDATION: The Development Review Committee members reviewed the Variances during their November 2, 2022 meeting and recommend approval. BACKGROUND: Please refer to the thorough application package provided by Blue Grama Solar. Setback variance The property is within the AG, Agricultural district, which requires a 75-foot front yard setback and a 50- foot side and rear yard setback. Section 152.019 (B) (1) of the Galesburg Code of Ordinances does provide for the ability to request a variance of up to 30% of the required setback. In this situation, they are requesting a variance of the side (south) yard setback from 50 feet to 35 feet (a 30% reduction), a variance of the side (north) yard setback from 50 feet to 35 feet (a 30% reduction), a variance of the rear (east) yard setback from 50 feet to 35 feet (a 30% reduction), a variance of the front (west) yard setback from 75 feet to 52.5 feet (a 30% reduction). Fence height variance Section 152.033 of the Galesburg Code of Ordinances requires fencing in the required front yard to be at a maximum height of 4 feet and fencing behind the front yard can be no higher than 8 feet. In this situation, they are requesting the proposed fencing that would be within the required front yard setback to be increased from the allowable 4 feet to 7 feet to install a chain link fence around the perimeter of the project. Variance duration variance Section 152.019 (D) requires project activity or a construction permit application, whichever is applicable to the situation, must commence within 3 months from the date a variance is granted. In this situation, the project requires an interconnection study between the applicant and Ameren, which will take some time to complete. They are requesting a variance of the time limitation from 3 months to December 31, 2024. SUPPORTING DOCUMENTS: 1. Aerial – General location 2. Application cc: File Copy Zoning Land Use North AG – Agriculture Agriculture West R – Rural Residential (County) Agriculture (will be commercial solar) East R – Rural Residential (County) Agriculture (will be commercial solar) South R – Rural Residential (County) Agriculture (will be commercial solar) ChamberlainSt E5thSt SFarnhamStMcMastersAve NewcomerDr SFarnhamStMcMastersAve Newcomer Dr 150 LOMBARD STS FARNHAM STEAST AVE NEWCOMER DRMICHIGANAVE WISCO N SI N AVE BAIRD AVEOHIO AVELOCUST STMCMASTERS AVE E FIFTH ST £¤150 0923200008 0923400001 0923400002 0924126004 2500 GRAND AVE 0924151004 0924176001 0924251001 0924300001 0924400005 09 2 4 5 0 2 0 0 1 09 2 4 5 0 2 0 0 299134530022356 GRANDAVE9914454014 99144770011319 EFIFTH ST9914477011 1487 E FIFTH ST 9924101010 9924102005 9924102007 1247 S FARNHAM ST 9924151003 9924151005 992420201009 1 3 5 0 2 0 0 1 0923200008 BLACKBERRY SOLAR, LLC/LESSEE 0923400002 PEDERCINI JOAN FRANCES TRUSTEE 0924126004 2500 GRAND AVE JH HOLDINGS INC 2825 PARKWAY CT GALESBURG IL 61401 0924151004 BLACKBERRY SOLAR, LLC/LESSEE 0924176001 BLACKBERRY SOLAR, LLC/LESSEE 0924251001 TOMLINSON CHAS W III 0924300001 BLACKBERRY SOLAR, LLC/LESSEE 09 2 4 5 0 2 0 0 1 09 2 4 5 0 2 0 0 2 99 1 4 5 0 2 0 1 7 9924102005 INNESS LISA K TRUSTEE 9924102007 1247 S FARNHAM ST FAITH BAPTIST CHURCH 9924151003 BLACKBERRY SOLAR, LLC/LESSEE 9924151005 INNESS LISA K TRUSTEE ÀI ÀI ÀAG ÀM-2 ÀB-2ÀM-1 ÀI ÀR-3A ÀI ÀB-2 ÀM-1 ÀR-1B ÀR-1B Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community December 15, 2021 / Cadastral City of Galesburg 1400 blk S Seminary St 400 0 400 800 1,200200 Feet Variances of setback, fence height & variance duration Community Development Department CITY OF GALESBURG Operating Under Council-Manager Government Since 1957 Blue Grama Solar, LLC 3 MWac Solar Project Galesburg Setback, Fencing, and Duration Variance Application Submitted October 19, 2022 2 EXECUTIVE SUMMARY Blue Grama Solar Blue Grama Solar, LLC is developing a 3 MWac community solar project on an approximately 16-acre tract of agricultural land located in the City of Galesburg, Illinois. The Blue Grama Solar, LLC solar project (the “Solar Project”) will be located on parcel 99-24-151-003, which is located within the jurisdiction of the City of Galesburg (“Project Parcel”). Blue Grama Solar, LLC (the “Applicant”) is a limited liability company indirectly owned by Trajectory Energy Partners, LLC (“Trajectory”). The Solar Project is described in more detail on the Site Plan set forth in the attached Exhibit B. The Applicant is submitting this application for a setback, fencing, permit duration variance pursuant to Section 152.019 of the Development Ordinance of the City of Galesburg, Illinois. Once installed and commissioned, the Solar Project will require periodic maintenance. The performance of the Solar Project will be continuously monitored, and engineers and maintenance technicians will visit the Solar Project a few times a year for routine maintenance and any required repairs. Post-construction, the Solar Project will generate minimal traffic, solely in connection with this ongoing operations and maintenance. About Trajectory Energy Partners, LLC Blue Grama Solar, LLC is a wholly owned indirect subsidiary of Trajectory Energy Partners, LLC. Trajectory Energy Partners, LLC brings together communities, organizations, and land owners to develop clean energy projects that are integrated into the local landscape and community. 3 CONTENTS I. SUMMARY OF APPLICATION ................................................................................................................ 4 II. SETBACK VARIANCE .............................................................................................................................. 4 III. FENCING VARIANCE .............................................................................................................................. 5 IV. PERMIT DURATION VARIANCE ............................................................................................................. 5 V. STANDARDS FOR GRANTING VARIANCES ............................................................................................. 5 Exhibit A: Variance Application Form Exhibit B: Site Plan Exhibit C: Landowner Acknowledgment Letter 4 I. SUMMARY OF APPLICATION Blue Grama Solar, LLC is applying for setback, fencing, and permit duration variances on the Project Parcel to allow for the development, construction, and operation of a 3 MWac community solar project on the Project Parcel. The Project Parcel is located in the AG District of the City of Galesburg (“City”). The Applicant is submitting this variance application pursuant to Section 152.019 of the Development Ordinance of the City of Galesburg, Illinois (“Development Ordinance”). 1. Setback Variance. Pursuant to Section 152.019(B)(1) of the Development Ordinance, Applicant requests variances from the AG District setback requirements for the east and south parcel lines of the Project Parcel. 2. Fencing Variance. Pursuant to Section 152.019(B)(8) of the Development Ordinance, Applicant requests variances from the fencing requirements for the west, north, south, and east borders of the Solar Project on the Project Parcel. 3. Permit Duration Variance. Applicant requests a variance from the permit duration limitations of Development Ordinance Section 152.019(D). II. SETBACK VARIANCE Setback requirements for parcels in the City’s AG District are as follows: • Front yard not less than 75 feet; • Side yard not less than 50 feet; and • Rear yard not less than 50 feet. See Section 152.065 of the Development Ordinance. Pursuant to Section 152.019(B)(1) of the Development Ordinance, the Applicant requests a maximum setback variance of 30% of the above-listed requirements for the following: • Side yard (south side of the Project Parcel), reducing the 50-foot setback requirement to 35 feet (a 30% reduction); • Side yard (north side of the Project Parcel), reducing the 50-foot setback requirement to 35 feet (a 30% reduction); • Front yard (west side of the Project Parcel), reducing the 75-foot setback requirement to 52.5 feet (a 30% reduction) and 5 • Rear yard (east side of the Project Parcel), reducing the 50-foot setback requirement to 35 feet (a 30% reduction). These setback variances would provide for a larger solar panel array area on the Project Parcel. III. FENCING VARIANCE Fencing requirements for the Project Parcel are set forth in Section 152.033 of the Development Ordinance. Pursuant to Section 152.019(B)(8) of the Development Ordinance, the Applicant requests a variance on the fence height limit of four (4) feet that applies to the front yard of the Project Parcel, thereby allowing the Applicant to install a 7-foot chain length fence around the perimeter of the Solar Project (i.e., around the west, north, east, and south borders of the Solar Project). This fencing variance is necessary for the Solar Project to comply with National Electric Code requirements on fencing. IV. PERMIT DURATION VARIANCE The Applicant entered into an Interconnection Agreement with Ameren Illinois regarding the interconnection of the Solar Project to Ameren’s electric distribution system. The Point of Interconnection (“POI”) is expected to be located on an existing 12kv circuit controlled by Ameren Illinois adjacent to the Project Parcels as depicted on Exhibit B. The interconnection process with Ameren Illinois presents timing uncertainties with respect to the development of the Solar Project. As such, the Applicant will not be able to move forward with constructing the Solar Project until it has received all required agreements and approvals from Ameren Illinois and until weather and ground conditions are favorable for installation. For this reason, the Applicant requests a variance from the permit duration limitations of Development Ordinance Section 152.019(D). If granted, Applicant requests that the setback and fencing variance permit expire no sooner than December 31, 2024, provided that the Applicant may petition the City for an extension of the permit for good cause shown. V. STANDARDS FOR GRANTING VARIANCES According to Section 152.019(C) of the Development Ordinance, the City’s standards for granting variances are as follows: 6 (a) The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located. The Applicant would be unable to develop and finance the proposed Solar Project on the Project Parcel without the variances requested above. (b) The situation of the owner is due to unique physical circumstances of the property. Solar energy systems are by their nature a unique circumstance with respect to the structure’s relationship to the property. Without the requested variance, the Applicant would not be able to construct the Solar Project, and the Landowner would not be able to lease its land to the Applicant. (c) The variance, if granted, will not alter the essential character of the neighborhood. The Solar Project will comply with all other applicable requirements of the Development Ordinance meant to preserve the essential character of the locality. Solar energy systems are consistent with the essential character of the locality, as described above and as depicted on the Site Plan included on Exhibit B. Section 152.019(C)(2) establishes supplemental standards to guide the City on granting variances “whenever there are practical difficulties or particular hardships”: (a) The particular physical surroundings, shape or topographical conditions of the specific property involved would bring a particular hardship upon the owner as distinguished from a mere inconvenience if the strict letter of the regulation were to be carried out. The Applicant would be unable to develop and finance the proposed Solar Project on the Project Parcel without the requested variances. (b) The conditions upon which the petition for variance is based would not be applicable generally to other property within the same zoning classification. The variances are requested on the specific Project Parcel because the Project Parcel is particularly well suited for the placement of a community solar project in the City, given the local topography, ability to interconnect to the electrical grid, road access, surrounding uses, and the alternative productive uses of the land. (c) The purpose of the variance is not based exclusively upon a desire to make more money out of the property. In addition to the rental income to the Landowners, the development of the Solar Project on the Project Parcel will bring benefits to the local community, including increased tax revenue, 7 economic benefits from construction and operation, and clean energy that will avoid the pollution associated with other forms of power generation. (d) The alleged difficulty or hardship has not been created by any person presently having an interest in the property; The difficulty or hardship has not been created by any person presently having an interest in the property. (e) The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located; and The granting of the variances and the construction of the Solar Project would not be materially detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. The Solar Project will be constructed with solar panels and other electrical equipment with long-term warranties and very low expected rates of replacement, and the components of the Solar Project will comply with the current edition of the National Electric Code and will be UL listed or meet a comparable safety standard. The Solar Project will be designed to integrate into the local landscape. Where feasible, the Applicant will prioritize pollinator-friendly landscaping, vegetation maintenance that limits runoff, and other management practices that are in keeping with the community, adjacent uses, and the local ecosystem. (f) That the proposed variance will not impair an adequate supply of light and air to adjacent property, substantially increase the danger of fire, otherwise endanger the public safety, or substantially diminish or impair property values within the neighborhood. As discussed herein, the proposed variances will not impair an adequate supply of light and air to adjacent property, substantially increase the danger of fire, otherwise endanger the public safety, or substantially diminish or impair property values within the neighborhood. EXHIBIT A Variance Application Form City Hall • 55 West Tompkins Street • Galesburg, IL 61401 • 309/345-3619 Updated December 2021  Page 5 of 6 VARIANCE APPLICATION PETITION/DEVELOPMENT NAME (if applicable): PETITIONER INFORMATION: Primary contact name Mailing address City, State, Zip Phone Fax Email OTHER APPLICANTS AND INTERESTED PARTIES: Relationship Name Company Mailing Address Phone # Applicant Owner(s) Developer(s) Engineer Surveyor Agent/Attorney SITE INFORMATION: Acres Site address or location Property Identification Number (PIN) WHAT SPECIFIC ORDINANCE SECTION(S) ARE YOU REQUESTING A VARIANCE: ZONING INFORMATION: Current Zoning Existing Land Use EXPLAIN THE REASON FOR THE VARIANCE REQUEST: Description why the applicant is not able to comply with the code requirement. City Hall • 55 West Tompkins Street • Galesburg, IL 61401 • 309/345-3619 Updated December 2021  Page 6 of 6 I hereby affirm that I have full legal capacity to authorize the filing of this Petition and that all information and exhibits herewith submitted are true and correct to the best of my knowledge. The Authorized Signer invites City representatives to make all reasonable inspections, investigations and pictures of the subject property during the processing period of the application. I agree to pay all fees consistent with the City payment policies and comply with City codes. I understand these fees will include publication and processing expenses and are non-refundable. I understand that all correspondence from the City staff will be directed to the Primary Contact. It will be the Primary Contact’s responsibility to inform all other interested parties of any correspondence and the status of the application. Signature of owner or authorized agent Date CHECKLIST OF REQUIRED VARIANCE APPLICATION ITEMS: One original completed variance application form. Payment of a $75 non-refundable filing fee. Checks should be made payable to “City of Galesburg”. Fifteen (15) copies of the site plan addressing all required items as listed in subsection 152.134 C of the Development Ordinance. In general, subsection 152.134 C seeks to preserve existing trees, minimize cut and fill, avoid unnecessary impervious cover, prevent flooding and pollution, provide adequate access to lots and sites and mitigate adverse effects of shadow, noise, odor, traffic, drainage and utilities on neighboring properties. Authorized Signature Acknowledgement. If the owner(s) of the property in question will not be the primary contact or is not the applicant, then an acknowledgement must be signed by the property owner(s) designating an authorized agent for the petition. It shall state the authorized agent has the authority to deal with the property in all aspects with regards to the petition. Attachments such as building layouts or elevations, etc. depicting compliance with the standards for granting variances are recommended in order to provide accurate and sufficient information for consideration by the Development Review Committee and Planning and Zoning Commission. The petitioner(s) or authorized agent must be present at the Planning and Zoning Commission meeting to address any questions that may arise. EXHIBIT B Site Plan SFarnhamStarnhamSt0 210105 Feet 10/18/2022 Date: A-2 Revision: Variance Application Design Drawing Designation: Proposed POI Equipment Ameren Circuit Improved 20' wide access road Property Line (P/L) Proposed 7' high perimeter fence Min. 35' system Setback to P/L (AHJ) Min. 35' system Setback to P/L (AHJ) Min. 35' system Setback to P/L (AHJ) Min. 52.5' system Setback to ROW (AHJ) Transformer Solar array Property Lines Access road Fence POI equipment Legend Knox County Project County: 40.92878°N, 90.34347°W Facility Location: Blue Grama Solar, LLC Project Name: EXHIBIT C Landowner Acknowledgment Letter City of Galesburg, Illinois Community Development Department 55 West Tompkins Smet Galesburg, llllnois 61401 Steven M. Swanson 326 E First Smet Hinsdale, IL 60521 (630) 370-0102 s1ev~swanson l 26@gmoi l,co m Re : Landowner Acknowledgement and Authorization of Blue Grama Solar, LLC 's Variance Requests Related lo Parcel 99-U-/51.()03 Dear City of Galesburg Community Development Department, As the trustee of the owner of parcel 99-24-151-003 in the City of Galesburg, Illinois ("Project Parcel"), I authorize Blue Grama Solar, LLC to subm it a variance application on the setback, fencing, and permit duration requirements for the development, construction, and operation of a commercial solar energy project on the Project Parcel. Swanson Family Farm Land Trust dated November 29, 2012 By:,dr;:.U,~ Name: Steven M. Swanson Title: Trustee Date : / tJ -1 y . l L Sincerely, Steven M. Swanson