City of Belleville Planning Commission met June 8.
Here are the minutes provided by the commission:
Members: Jim Kurtz, Chairman Present
Don Rockwell Present
Sara Rice Present
Larry McLean Present
Don Rigney Present
Neil “Skip” MacEwen Present
Tim Gregowicz Present
Alderman, Ed Dintelman, Ward 5 Present
Alderman, Dr. Mary Stiehl, Ward 6 Present
Staff: Mayor Patty Gregory
Cliff Cross, Director of Economic Development, Planning and Zoning
Penny Moore, Secretary of Economic Development
Public present: Yosef Howley
Chairman Jim Kurtz opened the meeting at 7:00 PM with an introduction of members, staff, and guests.
Chairman Jim Kurtz explained emergency procedures.
Chairman Kurtz noted that Michael Velloff was listed on the June 8, 2022, Meeting Agenda as the City Engineer. Ms. Moore acknowledged that he would be removed and replaced with City Engineer Sal Elkott.
A motion was made by Tim Gregowicz to approve the December 1, 2021, meeting minutes. Don Rockwell seconded the motion. All present members voted in the affirmative. Motion carried 9-0. (7:02 PM)
PUBLIC PARTICIPATION: None. Chairman Jim Kurtz mentioned that there was no public present, therefore public participation procedures were not discussed. (7:02 PM)
NEW BUSINESS:
1. Tidal Wave Express Car Wash Development: Site Plan approval for the construction of an approximate 5,000 square foot Tidal Wave Express Car Wash, with 28 associated vacuum stalls on an approximate 76,495 square foot lot within a C-2 (Heavy Commercial) district. (Parcel – 08-18.0-305-018) Ward 8.
Cliff Cross explained the Tidal Wave Express Car Wash Development Site Plan, being in Belleville Crossing Shopping Center, across the street from Walgreens and adjacent to the Valhalla Cemetery in the C-2 zoning district. Mr. Cross added that the business is eligible as a permitted by right use, but per the process of 162.504, site plan review must be completed. Mr. Cross continued, internal site plan review was completed prior to bringing the request to Planning Commission with no comments from the Engineering, Wastewater or Fire Departments. Mr. Cross introduced Yosef Howley of CEDC. (7:03 PM)
Mr. Howley, Civil Engineer of the project, described the car wash proposal to the Planning Commission and staff. Mr. Cross commented the reasons this request is permitted by right is because of the distance from residential and the distance from a parking lot (not a parking area). Mr. Cross continued, in our ordinance a parking lots are considered a stand-alone, public parking area. Where a parking area is what you have with Office Max, therefore the fifty (50) feet separation does not apply. (7:05 PM)
Mr. Howley explained details of the project, impervious surfacing versus permeable surface as approximately forty percent (40%) pervious. Mr. Howley added, storm water from this development will go to an existing detention basin, located behind Target. Mr. Cross added the entire park was designed with an onsite detention area to accommodate the maximum impervious surface ratio for every lot developed within it. Mr. Howley continued, the development includes a five thousand (5,000) square foot building, mostly comprised of a car wash tunnel that is approximately one hundred forty (140) to one hundred forty-four (144) feet in length. The building also includes equipment and a small office area. The entry into the car wash tunnel includes three lane (3), each with a pay kiosk. Mr. Howley described the logistical flow of the vehicles into the car wash. (7:07 PM)
Mr. Howley added the site is connected to the public roadway in two (2) places. Concerns about entrance and exit were clarified and approved by Sal Elkott City Engineer. Additionally, there will be 14 (fourteen) vacuum stalls that are approximately 14 feet wide by twenty-two (22) feet in length wide a riser style vacuum. The lot will be minimally landscaped to allow for clearance views from the tunnel. There will be a small office building with elevations comprised of grey masonry units with some artificial stone. Other materials used on the exterior will be aluminum and paint. (7:09 PM)
Turbines will be located inside the tunnel to reduce the noise pollution. (7:11 PM)
Mr. Howley answered questions by the Committee. The hours of operation are planned to be 8:00 AM – 8:00 PM, seven (7) days a week and will be staffed with one (1) or (2) employees. Customers will stay in their vehicle when going through the wash. There is some water recycled, but Mr. Howley did not know the percentage. Adding, it is an effluent, environmentally friendly process. Mr. Cross reiterated the city’s approval of the process with a one-thousand five hundred (1,500) gallon oil/sand separator. Comments were made about the carwash in Glen Carbon and issues with a storm drain in the dumpster area being dumped into the storm sewer. If the design is similar, then there will be a need for a grease interceptor. Cliff stated it would be recorded in the minutes and will undergo administrative review. Additional concerns were raised about the landscape plan to ensure sight triangle requirements are met. Mr. Howley mentioned the vacuums would be turned off when the facility is closed. How close are the exit and entrance facing Walgreen’s? Discussion occurred regarding the entrance and exit.(7:19 PM)
A motion was made by Neil “Skip” MacEwen to APPROVE the Site Plan approval for the construction of an approximate 5,000 square foot Tidal Wave Express Car Wash, with 28 associated vacuum stalls on an approximate 76,495 square foot lot within a C-2 (Heavy Commercial) district. (Parcel – 08-18.0-305-018) Ward 8. It was seconded by Don Rigney with all present members voting in the affirmative. Motion carried 9-0.
OLD BUSINESS:
A question arose about the status of Freddie’s. Mr. Cross reported that Freddie’s is ready to proceed. They do not have a land disturbance permits but have permission to proceed and pull the necessary permits. He has been in contact with the building department to secure plans. They are working with the fire department to clarify a few items. The discussion then focused on the backside facades to include awnings. (7:24 PM)
DEPARTMENTAL UPDATES:
The mayor commented on the need for a hotel to accommodate large groups and is encouraging the development along the Route 15 corridor. To entice new commerce, the city is hosting an economic development breakfast on June 16, 2022, to include a tour of site locations for development. (7:27 PM)
Mr. Cross discussed the introduction of an Economic Development Strategy Plan. Requests for Proposals have gone out and submissions have been received. He will be asking for participation on the steering committee that will help identify a market analysis and develop a strategy to identify the key corridors within the city and work with specialists in marketing to promote the city. Unused TIF monies will be used to fund the plan. A five (5) year plan with goals for progress will be the focus. (7:30 PM)
Mr. Cross announced that funding has been acquired to begin the bid process for the demolition of the Executive Inn. (7:31 PM)
Additional new businesses coming are a Cannabis Dispensary with a craft grow in the Oncology Center on Route 15 and another dispensary is submitting an application. (7:32 PM)
A request was made to keep communication open with the committee members of all new and rezoned/usage businesses. Mr. Cross stated that the department would provide the committee with a monthly update. Discussion ensued about the structure of city committees and their function(s) and possible changes needed. Mr. Cross gave an update on the beginning of using Form Based Codes for architectural standards for Character Areas. (7:34 PM)
A discussion of the need for the Planning Commission to take back control of zoning from Zoning Board of Appeals. (7:49 PM)
MOTION TO ADJOURN: A motion was made to ADJOURN by Don Rigney. It was seconded by Neil “Skip” MacEwen with all present members by a vote of (9-0) in the affirmative.
Chairman Kurtz appreciated Mayor Gregory being present. Chairman Kurtz adjourned the meeting at 7:49PM.
https://www.belleville.net/AgendaCenter/ViewFile/Minutes/_06082022-2779
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