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HomeMy WebLinkAboutMinutes PLAN COMMISSION MINUTES February 5,2019 PRESENT: Ed Bowen, Steve Cummings, Thomas Fojtik, Michael Ford,Derek Groth,John Hinz, John Kiefer, Andrew Mott, Thomas Perry, Kathleen Propp. Robert Vajgrt EXCUSED: none STAFF: Darryn Burich, Planning Director;Mark Lyons, Principal Planner;Jeff Nau, Associate Planner;Kelly Nieforth Economic Development Services Manager; Andrea Flanigan Recording Secretary Chairperson Fojtik called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of January 15, 2019 were approved as presented. (Hinz/Cummings) I. FOUR-LOT LAND DIVISION/CERTIFIED SURVEY MAP AT THE SOUTHWEST CORNER OF HARRISON STREET AND E. PACKER AVENUE The petitioner is seeking approval of a four-lot land division/Certified Survey Map (CSM) from three existing lots located at the southwest corner of E. Packer Avenue and Harrison Street sizes of the proposed lots are as follows: Lot 1 = 112,059 sq. ft. (2.572 Acres) Lot 2= 121,195 sq. ft. (2.782 Acres) Lot 3=28,150 sq. ft. (0.646 Acres) Lot 4=67,080 sq. ft. (1.540 Acres) Mr. Nau presented the item,reviewed the site and surrounding area, discussed the current use of the property and the purpose of the land division. The purpose of the land division is to split the two storage buildings at 2705 Harrison Street from the rest of the parcel with the vehicle service building. The applicant is proposing an 80-foot wide by approximately 350 deep parcel with an 18-foot "jog" near the center of the parcel. The proposed lot also takes lands from the adjacent properties at 225 E. Packer Avenue and 2567 Harrison Street. The "jog' is required to avoid a storm water feature constructed on 2567 Harrison Street. The proposed lot does comply with the base UI District standards as do the other three lots. The proposed north lot line of Lot 3 is located ten feet north of the existing storage buildings which is compliant with the UI side yard setback requirement. The north side of the eastern building does have three overhead doors to maintain vehicular access, a cross access easement will be required between Lots 2 and 3. Also,it is assumed that Lot 2 will continue to utilize an existing driveway leading to Harrison Street further requiring the need for a cross access easement. The surveyor verified that city utilities are not connected to either of the two storage buildings negating the need for easements and/or lateral relocations. Power for the two buildings comes directly off of Harrison Street and will not cross Plan Commission Minutes 1 February 5,2019 the new lot lines. The Department of Public Works commented that they want the locations of all public and private utilities shown on the map. This has been conveyed to the surveyor and the utilities will be shown on the final map. Public Works is requested a 25-foot radius corner be dedicated at the corner of Harrison Street and E. Packer Avenue to follow subdivision requirements. This was shown on the map, therefore the first condition regarding the 25 foot radius right of way at the corner is removed. An official street dedication will need to be approved by Common Council at a later date. This division is being requested to allow the owner to sell the vehicle maintenance building separate from the two storage buildings. Mr. Hinz questioned why there was a jog in the property line on the north side of the property. Mr. Nau stated there is a minimum of an 80 foot lot width and it is the owner's preference to keep as little land as possible for the storage units. Motion by Vajgrt to approve the four-lot land division/certified survey map at the southwest corner of Harrison Street and E. Packer Avenue with the following condition: 1. Place all existing public and private utility location on the final certified survey map. Seconded by Propp. Motion carried 9-0. Mr. Bowen arrived at 4:07 PM. II. PUBLIC HEARING: ZONE CHANGE FROM HEAVY INDUSTRIAL (HI) TO HEAVY INDUSTRIAL WITH A PLANNED DEVELOPMENT OVERLAY(HI-PD) AND GENERAL DEVELOPMENT PLAN APPROVAL FOR INDUSTRIAL USE LOCATED NORTH OF THE RAILROAD TRACKS,EAST/WEST OF CLAIRVILLE ROAD AND STATE HIGHWAY 91 INTERSECTION. COMMONLY KNOWN AS THE SOUTHWEST INDUSTRIAL PARK The applicant requests a zone change from the existing Heavy Industrial District(HI) to Heavy Industrial with a Planned Development Overlay(HI-PD) and approval for a General Development Plan for the Southwest Industrial Park. Mr. Lyons presented the item, reviewed the site and surrounding area, land use and zoning classifications in this area. The intent of the proposed Planned Development is to aid in the development of the Southwest Industrial Park (SWIP). Since the completion of the transload facility the City has been an increased interest in rail related businesses inquiring about property located within the industrial park. In order to help facilitate that development and be considerate of the properties surrounding the SWIP, the Department of Community Development is proposing to rezone the remaining City owned property to include a Planned Development Overlay and establish a baseline General Development Plan. Mr. Vajgrt stated the second condition should read "rear yard" and not "year yard". Plan Commission Minutes 2 February 5,2019 Ms. Propp questioned where the rail spurs would go off from the main line. Ms. Nieforth stated Watco which operates the railroad has a master plan for the area and there are also a lot of requirements that need to be followed when putting in rail spurs. Most of the spurs will be on the parcels closest to the tracks. There will be a lead industrial track branching off from the main line and spurs will come off of the lead industrial track. Ms. Propp questioned if Watco was working with staff on the spurs and that it makes sense for the industrial park. Ms. Nieforth stated they are working with Watco to limit road crossings and ensure safety requirements are being met. Motion by Vajgrt to approve a zone change from Heavy Industrial (HI) to Heavy Industrial with a Planned Development overlay(HI-PD)and General Development Plan approval for industrial use located north of the railroad tracks, east/west of Clairville Road and State Highway 91 intersection, commonly known as the Southwest Industrial park, with the following conditions: 1. Base Standard Modification to reduce the front yard setback for access drives from 30'to 20'. Any development which chooses to utilize this reduction shall increase the required Street Frontage landscaping from 30 points per 100'of frontage to 40 points per 100'of frontage. 2. Base Standard Modification to allow rail spurs within the side and rear yard setbacks. 3. Final landscaping plans shall be approved by the Department of Community Development and the Department of Community Development shall have the authority to reallocate the required landscaping points to those areas needed to mitigate possible impacts on adjacent properties or right of way. 4. The Department of Community Development shall be permitted to waive the required Specific Implementation Plan (SIP)for any development which meets all the above requirements in conjunction with all other base code requirements. Seconded by Hniz. Motion carried 9-0. III. GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR AN AUTO SALES /SERVICE FACILITY AND STORAGE FOR PROPERTY LOCATED AT 2175—2185 S. KOELLER STREET The applicant requests approval of a General Development Plan and Specific Implementation Plan to allow for Auto Sales/Service and Storage Facility located at 2175—2185 S. Koeller Street. Mr. Lyons presented the item, reviewed the site and surrounding area, land use and zoning classifications in this area. The petitioner is proposing to redevelop the existing 62,435 sq. ft. commercial structure to accommodate a new location for Extreme Customs. Extreme Customs is presently located at 3420 Jackson Street and has outgrown that location. Extreme Customs is an automotive customization company specializing in aftermarket tires and wheels. They also offer accessories for all types of trucks and cars. The business is a mixture of online sales and walk-in Plan Commission Minutes 3 February 5,2019 business. The applicant plans to renovate the existing building to include a retail showroom, office space, vehicle service space and warehouse space. In conjunction with the interior renovation the applicant will also be upgrading the building exterior to include a new front facade customer entrance and updating the overall facade. The applicant is also proposing a special event space on the east side of the property line. Mr. Hinz stated it looks like on the east facade they are trying to cover up the former doorway with the logo. In this circumstance on such a large building the logo breaks up the building and looks better than having nothing there. Mr. Lyons stated 371 square feet is a lot of signage. Reducing the size of signage to 150 square feet per sign on the east side of the building would allow them to have both signs. Mr. Perry agreed with Mr. Hinz and the size of the logos fit the building. If the building was developed into 3 different businesses, it would be two or three big signs. Mr. Lyons stated the total square footage would be unchanged. The sign ordinance is based on linear square footage of the building. Mr. Kiefer stated if the logo covering the door was just a variation in color that would break up the building. Mr. Lyons stated if the logo was removed it would not be signage. Mr. Vajgrt inquired if the entrance is being removed where the logo is. Mr. Lyons replied the entrance is being removed. Mr. Perry questioned if the applicant would need to come back with a specific sign plan. Mr. Lyons stated if the signage met code the applicant would not need to come back. Adam with Vision Architecture stated the area with the logo was not meant to be just another sign element.This area is the warehouse and the intent is to have a display space. There would be a false wall inside with glass on the facade to be able to create an artistic display area. Mr. Perry asked what the conditions are for special events. Mr. Lyons stated staff is asking for a formal plan for the special events intended for this site. Ms. Propp stated this site is in need of redevelopment. She questioned how this is a better use than storage facility that was turned down for this site. Mr. Lyons stated the storage is related to the retail business on site. This is a business that will generate traffic with customers stopping in daily. Plan Commission Minutes 4 February 5,2019 Mr. Fojtik stated he would describe this as inventory rather than storage. Tyler Riley, owner of Extreme Customs stated the special events intended for this site are car shows. The events would not be every weekend but they are looking for ways to get some of the car shows out of local parks or areas where they might be causing a nuisance. He stated the warehouse is for inventory and not storage. The inventory is turned over quickly. Motion by Ford to approve a General Development Plan and Specific bnpleinentation Plan for an auto sales/service facility and storage for property located at 2175-2185 S. Koeller Street with the following conditions: 1. Base Standard Modification to allow interior storage/warehousing. 2. Base Standard Modification to exceed the 125% parking maximum. 3. Maximum 25 vehicle display stalls for automobile sales and those stalls shall be limited to along the south property line as indicated on the proposed site plan. 4. Applicant shall provide additional information for frequency, size and duration of the special events to be held on site and shall be approved by the Department of Community Development. 5. Final storm water management plans shall be approved by the Department of Public Works. 6. All wall signage shall meet the SMU zoning standards and revised sign plans shall be provided and approved by the Department of Community Development. Seconded by Vajgrt. Mr. Hinz stated he was disappointed when the storage use for this site was turned down. He thanked the local business for choosing this site. Mr. Perry stated the developer should look at the signage because it is their brand. He believes the western facade of the building could use even more signage since it faces Highway 41. Motion carried 9-0. IV. AMEND FINAL PLAT AMENDMENT—FOURTH ADDITION TO CASEY'S MEADOW SOUTH Staff is requesting the Plan Commission to approve an amendment to the Fourth Addition to Casey's Meadow South that was approved by the Plan Commission on 12/18/18 with conditions. Specifically, staff is requesting to remove the proposed 20 foot midblock pedestrian crossing running between Casey Trail and Wyatt Way located on Lots 85, 86, 91, and 92. The pedestrian crossing is approximately 240 feet in length. Mr. Burich presented the item, reviewed the site and surrounding area, land use and zoning classifications in this area. It appears the proposed pedestrian way was placed on the subdivision plat in order to act as a midblock pedestrian crossing to access the future trail system to the south along Sawyer Creek due to the block being rather long. In further discussions at the city staff level, staff has raised concerns about future ongoing maintenance and reconstruction when needed. The Plan Commission Minutes 5 February 5,2019 pedestrian way to the north is more of "convenience" that is a local benefit to residents within the subdivision. The City may have difficulty compelling the adjacent property owners to maintain (clear of snow) the pedestrian way unlike other sidewalks where a property may be assessed for that service. Additionally, at the point where the pedestrian way needs to be replaced there is no mechanism to assess adjacent property owners for a pedestrian way. From a pedestrian circulation standpoint, eliminating the pedestrian way as proposed will not significantly alter a user's ability to access the regional trail. The basic premise is that the City doesn't want to be in the position of maintaining and improving local pedestrian ways like the one proposed between Wyatt Way and Casey Trail and recommends its removal of a requirement of the final plat. Ms. Propp stated she thought it was a good idea to remove the local pedestrian trail and still have the connection to the regional trail. Motion by Vajgrt to approve the amendment to the final plat for the fourth addition to Casey's Meadow South as requested. Seconded by Hinz. Motion carried 9-0. There being no further business, the meeting adjourned at approximately 4:46 pm. (Vajgrt/Hinz) Respectfully submitted, Darryn Burich Director of Planning Services Plan Commission Minutes 6 February 5,2019