City of Collinsville Planning Commission met March 11.
Here is the minutes provided by the commission:
ROLL CALL:
Chairman Rayho Calls the meeting to order with the following members present and answering roll call: Bechtle, Illies, Jackstadt, Moss, Popov, Hellige, Rayho.
Absent: Forneris
INVOCATION:
Delivered by Pastor Nicely from Jerusalem Lutheran Church.
PLEDGE OF ALLEGIANCE:
Recited
SPEAKERS FROM THE FLOOR:
None
APPROVAL OF MINUTES:
Motion to approve the minutes from the February 11, 2021 Planning Commission meeting made by Bechtle, seconded by Popov.
Vote: All Ayes (7-0). Motion Approved.
PUBLIC HEARINGS:
RZ 21-01 Exodus Truck Mart (Rezoning)
Motion to open Public Hearing made by Illies, seconded by Hellige
Vote: All Ayes (7-0). Motion Approved
Community Development Director Taylor presents a request by Exodus Truck Mart to rezone properties located at 2013 and 2020 Mall Street, and Bellevue Drive from “P-CP-1” Planned Commercial Park District to “P-CP-2” Planned Commercial Park District in order to permit the operation of a used tractor truck dealership.
Taylor gives a brief history of the property, the proposed use and permitted and prohibited use limitations. Associate Planner Hardin then reviews the zoning analysis, detailing each item.
Hardin speaks about the 2005 Future Land Use Map, 2015 Maag property annexation (111 acres annexed and zoned in at CP-1 Commercial Park District), Southwest Corridors TIF Redevelopment Plan, 2016 Future Land use Map Amendment, and additional future land use considerations, and the 2015 EJ Equipment Inc. rezoning application. Hardin then advises Staff requests Denial of the rezoning application.
Jackstadt asks for clarification of wholesale versus retail and what that impact is on the use of the property. Hardin and Taylor explain the difference. The Commission members and Staff discuss NAICS Land Use classifications.
Steve Zuber is sworn in via zoom, stating his name and title. He states the property has been on the market for over a year and is not a stretch from what was present before. He speaks about retail and Mall Street, the Maag land, the exposure of the land, and states if the land does not sell, it will go into foreclosure.
CD Taylor notes that Zuber addressed Collinsville Crossing versus this property, stating Staff has to follow land use. The Commission discuss retail in the area, objections for the property owners (none) Gateway RV’s intention and approval to connect to Bellevue.
David Staley responds to the podium and is sworn in stating his name and address. He advises he owns the property at the end of Bellevue. He speaks about the flooding and drainage on Bellevue, his concern for wholesale trucks, and oil draining into the water. He states if approved, he would like a big privacy fence around it preventing from site.
Chris Byron and Justin Venvertloh are sworn in stating their names and addresses. Byron advises he represents Exodus and the previous owner. He speaks about the previous redevelop plan, that was to correct the water drainage alongside the City, stating it was never done and that this application will resolve the drainage issues at the site. He speaks about the Maag property, stating there is no intention of selling it. He speaks about the previous business, the proposed site plan, stating it is compliant with everything the City has asked for. Justin then addresses Staley’s concerns. He then discusses regional drainage, advising it will improve the drainage for businesses along Bellevue and Mall Street. He discusses retail versus wholesale, and a traffic analysis showing reduction in traffic from Gateway RV’s.
Illies and Hardin discuss parking on the Site Plan. Jackstadt asks for a description of what the business does.
Pedro Toll is sworn in via zoom, stating his name and address. He advises that the business sells used trucks. He states the business will be a showroom, minimal cleaning, and cosmetic duties. Major mechanical repairs are outsourced. Operations are M-F 9-5. Hellige asks about the location of repairs to the trucks. He advises truck repairs will be done inside. Illies asks for intentions of waste disposal. Toll states there will not be a pile of parts out the outside of the building. Staley asks for clarification of the business. Toll and Byron respond.
Associate Planner Rice asks for clarification of the proposed use of the parking spots on the site plan. Byron states no trailers will be there, only tractors.
Michael Hardin is sworn in via zoom, stating his name. He discusses retail versus wholesale.
Bechtle advises he agrees with Hardin but states he does not understand the retail issue Staff is referring to. Taylor explains. Zuber speaks about this business location and use of the site.
Illies asks Toll to elaborate about the expected amount coming in and out of the site. Toll advises he expects to see 8-12 trucks in and out a month. Byron and Justin speak about traffic/engineering report.
Popov states that facilities like this were intended north of Horseshoe Lake Road, advising he is struggling with this stating it would be counterproductive to approve it.
Rayho speaks about previous precedence and preference to defer to it. Commission members, Staff and the applicants speak about the property and business. Zuber speaks about the previous failed businesses at this location in comparison to what is being proposed.
Hugo Beltrain is sworn via zoom, stating his name and address. He thanks everyone, then discusses his reasoning for choosing this area for logistics. He discusses Exodus and other dealerships similar to his proposal.
Illies asks about metrics for customers being owner/operators. Staff and Commission members discuss what was planned for the site, versus the reality for it, spot zoning, and precedence. They discuss the Maag property and the Comprehensive Plan.
Taylor asks to have the chairman to move on with questions. Byron advises that he hopes the commission will overlook the Staff report and approve the request.
Taylor advises that Staff report stands, and no changes will be made.
Motion to close Public Hearing made by Bechtle, seconded by Popov.
Motion Approved.
Moss advises that he is disheartened to see the site as it is. He thinks this is a viable use for it. He speaks about Staff’s argument, stating he does not agree with it and he will be voting to approve it.
Illies asks for clarification of NAICS being written into the CP-2 versus CP-1. He explains the distinction to Moss.
City Engineer Turner speaks about the road leading up to the business, stating it would not accommodate the weight of tractor after the turn off to Walmart.
Motion to recommend approval of the rezoning pending the site plan made by Bechtle, seconded by Jackstadt. Roll Call Vote: Ayes - 5 (Bechtle, Illies, Jackstadt, Moss, Hellige) Nays - 2 (Popov, Rayho).
Motion Approved.
Chairman Rayho releases the commission for a break for battery change at approximately 8:55 p.m. for 10 minutes.
SUP 21-01 CARite (Special Use Permit)
Motion to open Public Hearing made by Popov, seconded by Bechtle.
Vote: All Ayes (7-0). Motion Approved.
Associate Planner Rice presents a request for approval of a Special Use Permit to permit a change of use to an automotive dealership. She gives a brief history of the property and discusses Staff’s zoning analysis. Items include acreage required, and traffic study requirements. Rice advises Staff is recommending approval.
Bechtle and Staff discuss the zoning of the property versus using special use permit.
John McCracken is sworn in via zoom, stating his name and address. Paul Hardison is sworn in via zoom, stating his name and address. Hellige asks about the amount of parking spaces on the parking lot. Hardison states he is out of town and does not have the Site Plan with him.
Motion to close Public Hearing made by Jackstadt, seconded by Illies.
Vote: All Ayes (7-0). Motion Approved.
Motion to recommend approval made by Bechtle, seconded by Popov.
Roll Call Vote: All Ayes (7-0).
Motion Approved.
PLAN 21-01 Official Zoning Map Adoption
Motion to open Public Hearing made by Hellige, seconded by Popov.
Vote: All Ayes (7-0). Motion Approved.
Community Development Director Taylor presents a City-Initiated request for adoption of the amended Official Zoning Map of the City of Collinsville (2021). He also mentioned this will likely become an annual request.
Motion to close Public Hearing made by Popov, seconded by Hellige.
Vote: All Ayes (7-0). Motion Approved.
Motion to recommend approval made by Bechtle, seconded by Illies.
Roll Call Vote: All Ayes (7-0).
Motion Approved.
TA 21-01 Accessory Structures (Text Amendment)
Motion to open Public Hearing made by Jackstadt, seconded by Popov.
Vote: All Ayes (7-0). Motion Approved.
Associate Planner Hardin advises that Staff is recommending continuing Public Hearing to the next Planning Commission meeting.
Motion to continue Public Hearing to the next Planning Commission meeting made by Illies, seconded by Bechtle. Vote: All Ayes (7-0). Motion Approved.
TA 21-02 Fence Regulations (Text Amendment)
Motion to open Public Hearing made by Hellige, seconded by Jackstadt.
Vote: All Ayes (7-0). Motion Approved.
Associate Planner Hardin advises that Staff is recommending continuing Public Hearing to the next Planning Commission meeting.
Motion to continue Public Hearing to the next Planning Commission meeting made by Bechtle, seconded by Popov. Vote: All Ayes (7-0). Motion Approved.
NEW BUSINESS:
SP 21-01 Exodus Truck Mart (Site Plan)
Associate Planner presents a request by Exodus Truck Mart for Site Plan approval to permit the operation of a used tractor truck dealership. She states that Staff’s recommendation is to deny, due to the recommendation for denial of the rezoning request. She states that if the Commission votes to approve the Site Plan, Staff will amend the recommendation that if commission also decides to approve the Site Plan, what conditions will need to accompany it.
She discusses the site plan and landscape plan. She states it meets the points for landscaping requirements and will be irrigated. Hardin states that Staff recommends denial due to recommendation for denial of rezoning. However, if commission recommends approval, Staff asks that it includes minor corrections, city engineer requests traffic study and elevation.
Staff, Commission, and the applicant discuss the traffic study and impact on the portion of mall discussed earlier. Trash enclosure, storm water detention. Drainage calculations will be submitted. Hardin advises the applicant is requesting a deviation on the entrance side, stating the maximum is 35 feet, proposed 87 feet due to the size of the trucks. They discuss lighting stating the existing poles are getting replaced.
Motion to approve Site Plan with the following conditions:
1. Traffic study to insure stability of the drive lane;
2. Drainage calculations for property water retention;
3. Placement of the trash enclosure moved to the southeast corner close to retention pond;
4. Any outstanding requirements of the City Engineer;
5. Any further items required as a result of the traffic study to be worked with the City Engineer.
Motion made by Bechtle, seconded by Jackstadt.
Roll Call Vote: All Ayes (7-0).
Motion Approved.
SP 21-02 CARite (Site Plan)
Associate Planner Rice presents a request by CARite for Site Plan approval in order to permit the operation of an automotive dealership. She discusses the Site Plan analysis.
She advises that lighting will be replaced, and the trash enclosure is existing in the rear.
Motion to approve made by Illies, seconded by Popov.
Roll Call Vote: All Ayes (7-0). Motion Approved.
SPACK 21-03 Subway (Sign Package)
Associate Planner Rice presents a request for Sign Package approval in order to permit the installation of one-flush mounted sign.
Motion to approve made by Bechtle, seconded by Hellige.
Roll Call Vote: All Ayes (7-0). Motion Approved.
OLD BUSINESS:
None
STAFF REPORT:
CD Taylor advises the Zoning Practice Report included in this month’s packet is reference Practice Environmental Justice.
COMMENTS FROM COMMISSION MEMBERS:
Chairman Rayho updates the Commission members on information he learned at recent City Council meetings. Items include: Farmyard-Stormwater mitigation project funded over 75% from other sources; City invests 1 million in insurance to protect our assets, personnel; City is doing key performance indicators; Gateway Center’s impressive Covid vaccination process; Gateway Center is hoping to put out virtual non-partisan candidates’ forum on March 22nd.
ANNOUNCEMENTS:
Chairman Rayho discusses his monthly announcements: Farmers to Families distributing food boxes every Saturday morning at 9 a.m. at Collinsville Aqua Park; Drive-Thru Egg Mania on March 16th at 6pm at Collinsville Aqua Park; City wide garage sale April 23rd and 24th from 7-3 p.m.; Adult Egged Scramble March 19th at 26th; Dog Pictures with the Easter Bunny on March 27th 2-3:30 p.m.; Bunny Box Deliveries March 27th,28th and April 3rd 8-12 p.m.; 2021 Mayors’ fitness challenge February 15 – April 12; monthly safety slide reference Tornado and Road Safety.
ITEMS FOR THE NEXT AGENDA:
Community Development Director Taylor updates the Planning Commission members with items for the next meeting: Fence Regulations Text Amendment; Accessory Structures Text Amendment; and Townhomes at Westview Rezoning and Site Plan
He advises that the Planning Commission meetings will be moving back to City Hall next month.
ADJOURNMENT:
Motion to adjourn made by Illies, seconded by Bechtle.
Vote: All Ayes (7-0). Motion Approved.
Adjournment at 10:23 p.m.
https://collinsville.granicus.com/DocumentViewer.php?file=collinsville_4fa16c02d621ce4201faaaf8bb864785.pdf&view=1
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