HomeMy WebLinkAbout230620 PZ full packet REVISED
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Planning and Zoning Commission Agenda
Meeting – 5:30 p.m.
City Council Chambers
City Hall, 55 W Tompkins St
June 20, 2023
REVISED A G E N D A
Approve Minutes of the April 25, 2023 meeting
Update Past Planning and Zoning Commission items
Receive General citizen comments
PZ-23-0601 Public Hearing Minor Plat 2200 Henderson, LLC
PZ-23-0602 Public Hearing Variances – Trajectory Energy Partners, 1200 block of E Fifth
Street PINs 99-14-454-009 and 99-14-454-014.
PZ-23-0603 Public Hearing Variances for sign – Open Bible Church, 521 W Losey 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)
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MINUTES
PLANNING AND ZONING COMMISSION MEETING
COUNCIL CHAMBERS OF GALESBURG CITY HALL
55 W TOMPKINS ST, GALESBURG, IL
Tuesday, April 25, 2023 at 5:30 p.m.
MEMBERS PRESENT: Katina Cochrane, Bill Johnson, Mark Lee, Steve McKelvie, Neil Thomas,
5.
MEMBERS ABSENT: Ardennia Leahy, Carla Markwart, David Uhlmann, 3.
OTHERS PRESENT: Stephen Gugliotta AICP-Director of Community Development.
Chairman declared quorum present.
Approve Minutes of the January 10, 2023 meeting
Member Thomas moved to approve the minutes, seconded by Member Lee.
Minutes were approved by voice vote.
Receive Citizen Comment
None Received.
PZ-23-0401 Public Hearing Amendment to Preannexation Agreement to modify access
from N Seminary and Zoning Districts, located at property
in the 2000 block of N Seminary St.
The applicant, Graham Medical Group, was present. Bob Senneff, President & CEO, Jake Green, Sr
Director of Business Development and Val Ramirez, Project Manager for PJ Hoerr.
Mr Senneff stated the project will include an approximate 13,000 sq ft out-paitent facility with about a
$6 million dollar investment, they will have 5 providers each day and 9 to 10 specialites, they will see
100-120 patients per day, the will not be open weekends or at night.
Ken Springer, Knox County Area Partnership, stated his organizations support for the development and
that healthcare access is a quality of life issue for the community.
Steve Cheesman, stated he attended the neighborhood meeting Graham held and felt they addressed
the questions and concerns of the residents and was supportive of the project.
Naomi Law, stated there was a concern from neighbors about being able to exit from Circle Dr onto N
Seminary St due to increased traffic. Also a concern about people accidentally going into the residential
subdivision and driving fast through their neighborhood.
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Member Lee suggested the City consider the installation of a No Outlet sign at Circle Dr if there is not
one there already.
Val Ramirez stated he was on the Planning and Zoning Commission in his community when Graham
proposed to build a clinic adjacent to a residential area. They also held a meeting with neighbors and
addressed concerns and landscaping just as they are doing in Galesburg.
Brenda Patterson stated she is concerned about drainage. Currently a lot of water drains off the field
onto her property. It was explained the drainage from the development will be directed to the retention
pond and the raised dirt currently on the site will be lowered, these actions will reduce the drainage
from the field that goes toward her property.
Naomi Law mentioned it was quite traumatic for many in Galesburg when Cottage closed wondering
where they were going to go and commends Graham for bringing their services to Galesburg.
The Commission members considered the following items:
• The Development Review Committee reviewed the proposed Amendment to the Preannexation
Agreement at their April 5, 2023 meeting and recommended approval.
Member McKelvie moved, seconded by Member Thomas to recommend approval of the amendments
to the Preannexation Agreement.
Roll Call #1
Ayes: Johnson, Lee, McKelvie, Thomas, 4.
Nays: None.
Abstentions: Cochrane, 1.
Absent: Leahy, Markwart, Uhlmann, 3.
Chairperson declared the motion approved.
PZ-23-0402 Public Hearing Zoning Amendment of approximately the south 360 feet of
Lot 4 of the Benny Schachtrup Subdivision Phase II, from
Single Family (R1C) to Institutional (I).
The applicant, Graham Medical Group, was present.
Mr Senneff stated that since they opened at their other facility in Galesburg they have had 3,850 citizens
and 7,100 visits.
Cathy Woodward asks if the commercial zoning would be adjacent to their residential area. It was
explained they are seeking an Institutional Zoning, which is typically what other clinics, hospitals,
government buildings and parks are zoned.
The Commission members considered the following items:
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• Proposed amendment is consistent with the 2019 Comprehensive Plan which shows this area to
be Regional Commercial
• The city and other service providers will be able to provide adequate public facilities and services
to the subject property, while maintaining adequate levels of service to existing development;
• The Development Review Committee reviewed the proposed Zoning Amendment at their April
5, 2023 meeting and recommended approval.
Member Thomas moved, seconded by Member McKelvie to recommend approval of the Zoning
Amendment.
Roll Call #2
Ayes: Cochrane, Johnson, Lee, McKelvie, Thomas, 5.
Nays: None.
Abstentions: None.
Absent: Leahy, Markwart, Uhlmann, 3.
Chairperson declared the motion approved.
There being no further business, the meeting adjourned at 6:05 p.m.
________________________
Steve Gugliotta, Director of Community Development
COMMUNITY DEVELOPMENT DEPARTMENT
Operating Under Council – Manager Government Since 1957
____________________________________________________________________________
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Planning and Zoning Commission Letter
June 20, 2023
AGENDA ITEM: PZ-23-0601 Minor Plat of the 2200 N Henderson LLC subdivision.
SUMMARY RECOMMENDATION: The Development Review Committee members reviewed the
Minor Plat during their June 7, 2023 meeting and recommend approval and concur with the
request to waive the installation of public sidewalk along Centel Dr and N Henderson St.
BACKGROUND: This proposed subdivision is a 2-lot subdivision of Property Identification Number
99-04-226-010, located at the north west corner of W Carl Sandburg Dr and N Henderson St. If
approved, the property will be developed in two phases.
Lot 1, which is approximately 1.21 acres will be developed first. Lot 2, which is approximately
1.12 acres will be developed at a later date.
It is anticipated this item will go to the City Council at their May 1st meeting for consideration.
SUPPORTING DOCUMENTS:
1. Aerial map, general location
2. Application for Minor Plat
3. Subdivision plat
cc: File Copy
KNOX COUNTY Zoning Land Use
North B2, General Business Phone company
West CPD, Comprehensive Planned Development Hotel
East B2, General Business Auto Dealer
South CPD, Comprehensive Planned Development Auto Dealer
292.16
269.16
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248.31
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9904226013929 W CARLSANDBURG DR9904276010
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February 21, 2023
/
Zoning
Zoning Districts
Agriculture (AG)
Neighborhood Commercial (B-1)
Commercial (B-2)
Central Business (B-3)
Comprehensive Planned Development (CPD)
Estate Residential (ER)
Institutional (I)
Light Indiustrial (M-1)
Heavy Industrial (M-2)
Office (O)
Single Family (R-1A)
Single Family (R-1B)
Single Family (R-1C)
Two Family (R-2)
Multi-Family (R-3A)
Multi-Family (R-3B)
2200 N Henderson St
75 0 75 150 22537.5
Feet
2200 Henderson LLC
Community Development Department
Operating Under Council-Manager Government Since 1957
Minor Plat
1 inch = 30 ft.GRAPHIC SCALEA SUBDIVISION OF A PART OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 4, TOWNSHIP11 NORTH, RANGE 1 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN KNOX COUNTY, ILLINOIS.KEITHWETENDORFS TATE OF ILLINOISPROFESSIONAL LAND SUR V E Y OR
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THE ATTACHED PLAT PARTICULARLYDESCRIBES, GIVES, AND SETS FORTH THE LENGTHS, WIDTHS, AND NUMBER OF EACH LOT THEREIN, THE NAMES AND WIDTHS OF THESTREETS AND I HAVE PLACED 5/8-INCH BY 24-INCH IRON PIPES AT ALL LOT CORNERS AND TWO CONCRETE MONUMENTS AS SHOWNON THE PLAT AS PERMANENT MONUMENTS FROM WHICH FUTURE SURVEYS CAN BE MADE.I FURTHER HEREBY CERTIFY THAT THE FOREGOING PROPERTY FALLS WITHIN THE CORPORATE LIMITS OF THE CITY OF GALESBURG,WHICH HAS ADOPTED A CITY PLAN AND IS EXERCISING THE SPECIAL POWERS AUTHORIZED BY DIVISION 12 OF ARTICLE 11 OF THEILLINOIS MUNICIPAL CODE. IN ACCORDANCE WITH S.B. 908-P.A. 85- 267, I FURTHER CERTIFY THAT NO PART OF THE PROPERTYCOVERED BY THIS SUBDIVISION IS LOCATED WITHIN A SPECIAL FLOOD HAZARD AREA AS IDENTIFIED BY THE FEDERAL EMERGENCYMANAGEMENT AGENCY. AS SHOWN ON FIRM MAP 17095C0260E, COUNTY PANEL NO. 170349, WITH AN EFFECTIVE DATE OF AUGUST 2,2011.DATED THIS 10th DAY OF MARCH, 2023 AT DOWNERS GROVE, DUPAGE COUNTY, ILLINOIS.KEITH A. WETENDORFILLINOIS PROFESSIONAL LAND SURVEYOR #3703LICENSE TO BE RENEWED 11/30/2024SS}SS}SS}SS}SS}ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ
COMMUNITY DEVELOPMENT DEPARTMENT
Operating Under Council – Manager Government Since 1957
____________________________________________________________________________
Page 1 of 1
Planning and Zoning Commission Letter
June 20, 2023
AGENDA ITEM: PZ-23-0602 Variances for the Trajectory Energy Partners community solar project, located
in the 1200 block of E Fifth Street, PINs 99-14-454-009 and 99-14-454-014.
SUMMARY RECOMMENDATION: The Development Review Committee members reviewed the variances
during their June 7, 2023 meeting and recommend approval.
BACKGROUND: Please refer to the thorough application package provided by Trajectory Energy Partners.
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 7 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) has time limitations that apply to variances. 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, 2026.
SUPPORTING DOCUMENTS:
1. Aerial – General location
2. Application
cc: File Copy
Zoning Land Use
North R1B – Single Family RR tracks & Residential
West R1B – Single Family Residential
East I – Institutional Youth detention facility
South R – Rural Residential (County) Agriculture
LOCUST STDAY STMCMASTERS AVE
NEWCOMER
DRROBERTSON AVEOAK STS ELM STS FARNHAM STLOMBARD STINDIA
N
A
C
T
CLAY DR
OHIOAVEE PROSPECT ST S WHITESBORO STMAIDEN LN
CHAMBERLAIN ST INDIANA DRCLAY ST
WEBSTER ST
SKINNER ST
PINE STE
S
E
C
O
N
D
S
T
E FIFTH ST
E FOURTH ST
E THIRD ST
E SECOND ST
09
1
3
5
0
2
0
0
1
0923200008
09
2
4
5
0
2
0
0
19914378026991440500199144540099914454014
9914476023
9914476024
1014 S
FARNHAM ST
9914477001
1319 E
FIFTH ST
9914477009
1401 E
FIFTH ST
9914477011
1487 E
FIFTH ST
99
1
4
5
0
2
0
1
6
99
1
4
5
0
2
0
1
7
9923126022820 EFIFTH ST9923126031
1278 DAY ST
9923126047
1252 DAY ST
9923126049
1342 DAY ST
9923127007
1267 DAY ST
9923127010
1299 DAY ST
9923127011
1335 DAY ST
9923127017
1287 DAY ST
9923127018
1391 DAY ST
9924102005
9924102006
1265 S
FARNHAM ST
9924102007
1247 S
FARNHAM ST
ÀI
ÀI
ÀIÀM-1
ÀI
ÀAG
ÀI
ÀR-3A
ÀI
ÀR-1B
May 31, 2023
/
Project Location
Zoning
Zoning Districts
Agriculture (AG)
Neighborhood Commercial (B-1)
Commercial (B-2)
Central Business (B-3)
Comprehensive Planned Development (CPD)
Estate Residential (ER)
Institutional (I)
Light Indiustrial (M-1)
Heavy Industrial (M-2)
Office (O)
Single Family (R-1A)
Single Family (R-1B)
Single Family (R-1C)
Two Family (R-2)
Multi-Family (R-3A)
Multi-Family (R-3B)
290 0 290 580 870145
Feet
Variances of fence height and variance duration
Community Development Department
Operating Under Council-Manager Government Since 1957
1200 Block E Fifth St
Southside Community Solar, LLC
2 MWac Solar Project
City of Galesburg Variance Application
Submitted May 30, 2023
2
EXECUTIVE SUMMARY
Southside Community Solar
Southside Community Solar, LLC (the “Applicant”) is developing a 2 MWac community solar project on an
approximately 15+/- acre tract of agricultural land located in the City of Galesburg, Illinois. The Southside
Community Solar, LLC solar project (the “Solar Project”) will be located on parcels 99-14-454-009 and 99-
14-454-014, which are located within the jurisdiction of the City of Galesburg (“Project Parcels”) on land
zoned in the R1-B district. The Project Parcels are owned by Farmers and Merchants State Bank of
Bushnell, Illinois, as Trustee of the Mary J. Panther Gst. Separate Trust & Mary J Panther (the
“Landowner”). Southside Community Solar, LLC is a limited liability company indirectly owned by
Trajectory Energy Partners, LLC (“Trajectory”). The Solar Project is described in more detail on the
Preliminary Site Plan set forth in the attached Exhibit B.
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 the ongoing operations and
maintenance.
Application
Applicant is submitting this application for a fencing and permit duration variance pursuant to Section
152.019 of the Development Ordinance of the City of Galesburg, Illinois. The figures and information
contained in this application are based on the best available information from desktop and field analyses
performed to date, and may be subject to change (within the bounds of applicable laws and permit
conditions) based on the final siting of the solar arrays and associated facilities and the ultimate
procurement of the Solar Project’s equipment.
About Trajectory Energy Partners, LLC
Southside Community 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.FENCING VARIANCE ............................................................................................................................... 4
III.PERMIT DURATION VARIANCE............................................................................................................... 4
IV.STANDARDS FOR GRANTING VARIANCES .............................................................................................. 5
Exhibit A: Variance Application Form
Exhibit B: Preliminary Site Plan
Exhibit C: Landowner Acknowledgment Letter
4
I.SUMMARY OF APPLICATION
Southside Community Solar, LLC is applying for fencing and permit duration variances on the Project
Parcels to allow for the development, construction, and operation of a 2 MWac community solar project
on the Project Parcels. The Project Parcels are located in the R-1B Single Family Residential District of the
City of Galesburg (“City”) and are currently used as farmland. Applicant is submitting this variance
application pursuant to Section 152.019 of the Development Ordinance of the City of Galesburg, Illinois
(“Development Ordinance”) for the following:
1.Fencing Variance. Pursuant to Section 152.019(B)(8) of the Development Ordinance, Applicant
requests variances from the fencing requirements for all borders of the Solar Project on the
Project Parcels.
2.Permit Duration Variance. Applicant requests a variance from the permit duration limitations of
Development Ordinance Section 152.019(D).
II. FENCING VARIANCE
Fencing requirements for the Project Parcels are set forth in Section 152.033 of the Development
Ordinance. Pursuant to Section 152.019(B)(8) of the Development Ordinance, Applicant requests a
variance on the fence height limit of four (4) feet that applies to the front yards of the Project Parcels,
thereby allowing Applicant to install an approximately 7-foot chain link fence around the perimeter of the
Solar Project in compliance with the fencing requirements.
This fencing variance is necessary for the Solar Project to comply with National Electric Code requirements
on fencing.
III. PERMIT DURATION VARIANCE
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, 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, Applicant requests a
variance from the permit duration limitations of Development Ordinance Section 152.019(D). If granted,
Applicant requests that the fencing variance permit expire no sooner than December 31, 2026, provided
that Applicant may petition the City for an extension of the permit for good cause shown.
5
IV.STANDARDS FOR GRANTING VARIANCES
According to Section 152.019(C) of the Development Ordinance, the City’s standards for granting
variances are as follows:
(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.
Applicant would be unable to develop and finance the proposed Solar Project on the Project
Parcels 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, Applicant would not be able to construct
the Solar Project, and the Landowner would not be able to lease its land to 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.
Applicant would be unable to develop and finance the proposed Solar Project on the Project
Parcels 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 Parcels because the Project Parcels are 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.
6
(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
Parcels will bring benefits to the local community, including increased tax revenue, 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, 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
Application Form
[See Attached]
City Hall • 55 West Tompkins Street • Galesburg, IL 61401 • 309/345-3619
Last updated December 2022 Page 1 of 6
COMMUNITY DEVELOPMENT DEPARTMENT
VARIANCE APPLICATION
(Requires Public Hearing)
INTRODUCTION
This informal material provides a basic outline of the City’s requirements. Interested parties should refer
to the City’s municipal code for specific provisions regarding Zoning, Subdivision Regulations, Parking,
Landscape, Sign, Stormwater Drainage, Site Plan Review and other regulations. A copy of the municipal
code is available at the City Clerk’s office in Galesburg City Hall or on our website at
www.ci.galesburg.il.us. This information is not to be considered as a substitute for any Federal, State,
County or City law or ordinance. It is merely a guiding tool for the review process.
Variance applications may be made by any property owner or their authorized agent.
If you have any questions on the procedures or requirements of the City, the following may be contacted
to provide further assistance:
COMMUNITY DEVELOPMENT Planning, Zoning and Building Inspections 309/345-3619
FIRE DEPARTMENT Fire Prevention 309/345-3757
PUBLIC WORKS 309/345-3623
KEY DATES
APPLICATION
DEADLINE
PUBLICATION DATE
(LOCAL NEWSPAPER)
PLANNING AND ZONING
COMMISSION PUBLIC HEARING
Tues 1/3/2023 1/7/2023 1/24/2023
1/30/2023 2/4/2023 2/21/2023
2/27/2023 3/4/2023 3/21/2023
3/27/2023 4/1/2023 4/18/2023
5/1/2023 5/6/2023 5/23/2023
Tues 5/30/2023 6/3/2023 6/20/2023
6/26/2023 7/1/2023 7/18/2023
7/31/2023 8/5/2023 8/22/2023
8/28/2023 9/2/2023 9/19/2023
10/2/2023 10/7/2023 10/24/2023
10/30/2023 11/4/2023 11/21/2023
11/27/2023 12/2/2023 12/19/2023
Fri 12/29/2023 1/6/2024 1/23/2024
City Hall • 55 West Tompkins Street • Galesburg, IL 61401 • 309/345-3619
Updated December 2022 Page 2 of 6
PURPOSE
The variance process is intended to provide limited relief from the requirements of the Development
Ordinance in those cases where strict application of those requirements will create a practical difficulty
or particular hardship prohibiting the use of land in a manner otherwise allowed under the Development
Ordinance. It is not intended that variances be granted merely to remove inconveniences or financial
burdens that the requirements of the Development Ordinance may impose on property owners in general.
Rather, it is intended to provide relief where the requirements of the Development Ordinance render the
land difficult to use because of some unique physical attribute of the property itself or some other factor
unique to the property for which the variance is requested. In no event, however, shall the City grant a
variance which would allow the establishment of a use which is not otherwise allowed in a zoning district
or which would change the zoning district classification of any or all of the affected property.
AUTHORIZED VARIANCES
The following variances of the Development Ordinance regulations may be decided by the Planning
and Zoning Commission, in accordance with the standards set forth in the Development Ordinance:
a.To permit a setback less than the setback required by the applicable regulations, where such
reduction does not exceed 30%.
b.To permit the use of a lot of record (lot created prior to October 21, 1968) on the effective date
hereof for a use otherwise prohibited solely because of the insufficient area of the lot.
c.To reduce by not more than 30% of the required lot width.
d.To permit the same off-street parking spaces to qualify as required spaces for two or more uses;
provided that the maximum use of such facility by each user does not take place during the
same hours.
e.To increase by not more than twenty-five percent the maximum distance that required parking
spaces are permitted to be located from the use served.
f.To reduce the off-street parking requirements established in Sections 152.150 through 152.155
by a maximum of fifty percent of the requirement, provided it can be shown why the
established requirement is not applicable or appropriate.
g.Hear and decide appeals where it is alleged there is an error in any order, requirement, decision
or determination made by the Director of Community Development or his or her designee, in
the enforcement of the Development Ordinance.
h.To vary fence regulations where such variance will benefit the applicant and will not be
detrimental to the public health or to the use, enjoyment or value of the property in the near
vicinity.
i.To vary the outdoor lighting regulations as detailed in Section 152.032 of the Development
Ordinance .
j.To vary other provisions of the Development Ordinance.
AUTHORIZED VARIANCES FOR SIGNS
a.Hear and decide appeals where it is alleged there is an error in any order, requirement, decision
or determination made by the Inspector in the enforcement of the sign ordinance.
b.Variances from the requirement of the sign ordinance where the Inspector has denied granting a
sign permit as a result of noncompliance with the requirements of the sign ordinance. However,
no variance shall be considered for any off-premise sign regulation in 152.209.
City Hall • 55 West Tompkins Street • Galesburg, IL 61401 • 309/345-3619
Updated December 2022 Page 3 of 6
APPLICATION PROCESS
The City has created this step-by-step process to help ensure that all reviews are performed fairly and
consistently. All applications/petitions shall be submitted to the City, on forms provided by the
Community Development Department.
1.Contact the Community Development
Department as soon as possible to discuss
your situation and obtain an application
form.
2.Applicant completes and submits the
application, along with 15 copies of the site
plan and $75 non-refundable filing fee.
Failure to do will constitute an incomplete submittal
and may result in a delay in processing the
application.
3.City staff shall compile the documents and
schedule a meeting with the Development
Review Committee (DRC).
4.The DRC is made up of City staff charged
with reviewing applications for
completeness and compliance with City
codes and regulations. The DRC shall
submit comments to the Planning and
Zoning Commission (PZ) based upon the
Standards for Granting Variances listed in
the Development Ordinance.
5.A public hearing will be held before the PZ,
which is required by Illinois State statute. A
notice of the public hearing shall be
published in the local newspaper not less
than 15 days, and a public notice sign will
be posted on the premise not less than 10
days prior to the public hearing.
All decisions of the PZ on variances arrived at the public hearing shall require a majority vote of
all members. Any decision made by the Planning and Zoning Commission on a variance
application may be appealed to the City Council. A written notice of appeal must be filed with the
Community Development Department within fifteen (15) days from the date of the Planning and
Zoning Commission’s action. Any request for appeal will be forwarded to the City Council for
their review and decision. The City Council may uphold, overturn or amend the action taken b y
the Planning and Zoning Commission. If the applicant fails to submit a written notice of appeal
within the fifteen day appeal period, the Planning and Zoning Commission’s decision shall be final.
Approval
Public Notification
Newspaper (15 days)
and Sign(s) (10 days)
Complete application is
filed with Community
Development Department
Development Review
Committee (DRC)
reviews and submits
comments to PZ
Public Hearing before
Planning and Zoning
Commission (PZ)
Findings/Decision Not less than 15 days Denial Approximately 35 Days Written appeal to City
Council within (15 days)
Denial Approval
Initial contact with
Community Development
Department
City Hall • 55 West Tompkins Street • Galesburg, IL 61401 • 309/345-3619
Updated December 2022 Page 4 of 6
STANDARDS FOR GRANTING VARIANCES
The Development Review Committee and Planning and Zoning Commission (PZ) shall use the
Standards for Granting Variances described in section 152.019 C, or Section 152.191 C for sign
variances, of the Development Ordinance as criteria when reviewing evidence presented for
consideration.
•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. Applicants
must submit evidence identifying the price paid for the property. Paying more for the property
than it is worth, purchasing it at a price which anticipates and obtains variances, or showing that
the property would be worth more if a variance is granted is not evidence of lack of a reasonable
return.
•The situation of the owner is due to unique physical circumstances of the property.
•The variance, if granted, will not alter the essential character of the neighborhood.
For the purpose of supplementing the above standards, the PZ, in making this determination whenever
there are practical difficulties or particular hardships, shall also take into consideration the extent to
which the following facts, favorable to the applicant, have been established by the evidence:
•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 conditions upon which the petition for variance is based would not be applicable generally
to other property within the same zoning classification.
•The purpose of the variance is not based exclusively upon a desire to m ake more money out of
the property.
•The alleged difficulty or hardship has not been created by any person presently having an interest
in the property.
•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.
•The proposed variance will not impair an adequate supply of light and air to adjacent property,
or substantially increase the danger of fire, or otherwise endanger the public safety, or
substantially diminish or impair property values within the neighborhood.
The PZ may require such conditions and restrictions upon the premises benefited by a variance as may
be necessary to comply with the standards to reduce or minimize the injurious effect of such variance
upon other property in the neighborhood, and to implement the general purpose and intent of the
Development Ordinance.
TIME LIMITATIONS
The following time limitations shall apply to variances issued by the PZ.
1.In cases where the use authorized by the variance requires a building permit, the applicant shall
have 3 months from the date the variance is granted to apply for a building permit. If the
application has not been made within that time, the variance shall expire and become null and
void.
2.In cases where a building permit is not required, any construction activity or activity authorized
or required pursuant to the variance must commence within 3 months from the date the variance
is granted. In the event said construction or activity is not commenced within that time, the
variance shall expire and become null and void.
City Hall • 55 West Tompkins Street • Galesburg, IL 61401 • 309/345-3619
Updated December 2022 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.
msnittjer@trajectoryenergy.comlegal@trajectoryenergy.com
P.O. Box 310, Highland Park, IL 60035
Southside Community Solar, LLC
See attached application.
R1-B
15 +/-
Agriculture
312-882-3713
Molly Snittjer/Jon Carson
See attached application.
40.93446, -90.35202 99-14-454-014; 99-14-454-009
152.033 (C) - Fencing
152.019(D) - Permit Duration
City Hall • 55 West Tompkins Street • Galesburg, IL 61401 • 309/345-3619
Updated December 2022 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.
May 25, 2023
Exhibit B
Preliminary Site Design
[See Attached]
E 5th St
Bur
l
i
n
g
t
o
n
N
orthern
&
S
antaFe S Whitesboro StLombard St
E 5t h
S
t
E
5
t
h
S
tLombard St
Chamberlain St Locust StLocust St
E
5
t
h
S
t
E 5th StLocust St
4/25/2023
DateRevision
A-2
Zoning Site Design
Proposed POI
Equipment
Ameren Circuit
Improved 20' wide
access road
Property Line (P/L)
Proposed 7' high
perimeter fence
Min. 25' system
Setback to P/L (AHJ)
Min. 25' system Setback
to P/L (AHJ)
Min. 25' system Setback
from P/L (AHJ)
Min. 5' system Setback
to P/L (AHJ)
Min. 5' system Setback
to P/L (AHJ)
Min. 25' system Setback
to P/L (AHJ)
Vegetative screening buffer
Vegetative screening
Access road
POI equipment
Transformer
Solar array
Fence
Property Lines
Legend
County
Knox County
Project Location
40.93446°N, 90.35202°W
Southside Community
Solar
Exhibit C
Landowner Acknowledgment Letter
[See Attached]
COMMUNITY DEVELOPMENT DEPARTMENT
Operating Under Council – Manager Government Since 1957
____________________________________________________________________________
Page 1 of 1
Planning and Zoning Commission Letter
June 20, 2023
AGENDA ITEM: PZ-23-0603 Variance for a sign at Open Bible Church, located at 521 W Losey St.
SUMMARY RECOMMENDATION: The Development Review Committee members reviewed the
variances during their June 7, 2023 meeting and recommend approval.
BACKGROUND: The owner is seeking to install a new monument sign. The following variances
are being requested, variance of Section 152.217 (B) (1) to increase the electronic sign message
area from 50% to 52%, Section 152.231 (A) (2) to increase the maximum sign area from 32 square
feet to 54 square feet and a variance of Section 152.231 (A) (5) to increase the maximum
monument sign height from 5 feet to 10 feet 9 inches.
Zoning Land Use
North R1B, Single Family Residential
West R1B, Single Family Residential
East I, Institutional Bateman Park (City owned)
South R2, Two Family Residential
SUPPORTING DOCUMENTS:
1. Aerial – General location
2. Application
cc: File Copy
148.5 R82.549.549.549.513266181.5
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181.27 R
W LOSEY ST CLARK STMAPLE AVEJEFFERSON STMONROE ST9910177005
759 CLARK ST
ROGERS THOMAS
9910327050
551 CLARK ST
SHANER JENNIFER L
ÀI
ÀR-2
ÀR-1B
ÀR-1B
June 01, 2023
/
521 W Losey St
Zoning
Zoning Districts
Agriculture (AG)
Neighborhood Commercial (B-1)
Commercial (B-2)
Central Business (B-3)
Comprehensive Planned Development (CPD)
Estate Residential (ER)
Institutional (I)
Light Indiustrial (M-1)
Heavy Industrial (M-2)
Office (O)
Single Family (R-1A)
Single Family (R-1B)
Single Family (R-1C)
Two Family (R-2)
Multi-Family (R-3A)
Multi-Family (R-3B)
120 0 120 240 36060
Feet
521 W Losey St
Community Development Department
Operating Under Council-Manager Government Since 1957
Variances for sign