City of Belleville Planning Commission met April 5.
Here are the minutes provided by the commission:
MEMBERS:
Jim Kurtz, Chairman Present
Larry McLean Present
Don Rigney Excused
Don Rockwell Excused
Sara Rice Present
Neil "Skip" MacEwen Present
Tim Gregowicz Present
Alderwoman, Dr. Mary Stiehl Excused
Alderman Ed Dintelman Present
STAFF:
Clifford Cross, Director of Economic Development, Planning and Zoning Present
Penny Moore, Economic Development, Planning and Zoning Present
PUBLIC PRESENT: Brett Crawley, Brian Nickas, Dionicio Alvarez, Oscar Alvarez Chairman, Jim Kurtz opened the meeting at 7:00 PM with an introduction of members, staff, and guests. Cliff Cross explained emergency procedures. (7:01 PM)
PUBLIC PARTICIPATION: None
A motion was made by Larry McLean to approve the February 16, 2023 Special Meeting minutes. Neil "Skip" MacEwen seconded the motion. All present members voted in the affirmative. Motion carried 6-0. (7:03 PM)
NEW BUSINESS:
1. Dionicio Alvarez: Site Plan approval for the construction of an approximate 2,400 square foot storage building on an approximate 28,314 square foot lot within the C-2 (Heavy Commercial) district. (Parcel-08-23.0-303-168). Ward 7. (7:03 PM)
Mr. Cross explained the background of the case, as the applicant has received a Special Use Permit from City Council to operate a landscaping and concrete business in the C-2 Heavy Commercial District, as the accessory operations on site, such as trailers and equipment, are not defined in the Zoning Ordinance. Part of the final process, that the applicant committed to, is putting up a storage shed on the site to keep all the equipment and materials inside. The applicant is currently, very minimally, operating at the location. (7:04 PM)
Brian Nickas, Architect for the Applicant stated that he was unaware that a full presentation was expected and only provided the permit/construction set of drawings. Mr. Nickas described the lot as flat, set backs were discussed, and the addition of a landscape monument sign that will be eight (8) by four (4) feet. Mr. Nickas mentioned the ground includes existing concrete paving with rock back to the building. There are a few parking spots, including handicap parking. Mr. Nickas mentioned the foundation plan with the grading. Mr. Nickas described the building as a pole barn eight (8) people could fit in with wood posts and a concrete footing around it, concrete floor and metal, barn door, includes the building per the code. Mr. Nickas continued, the building has a metal, barn door, includes one (1) restroom and will have vertical, metal siding and a vertical, metal roof. The truss will be from Menards. Mr. Nickas added that he and his structural engineer co-stamped the drawings together. (7:08 PM)
Discussion regarding if floor drains were included in the drawings. Mr. Nickas said no because that would require a grease interceptor. Discussion regarding if the building would be open to customers. Mr. Nickas said no. Alderman Dintelman asked if there would be a break room where food would be prepared. Mr. Alvarez answered that he may have a small refrigerator but that would be all with no food preparation. Chairman Kurtz asked if any fuel or chemicals would be stored in the building. Mr. Alvarez said no chemicals would be stored except for fuel cans. Mr. Nickas added, it should be low hazard and sprinklers will not be required, as we have an exit light on the door and lighting outside. Chairman Kurtz asked if the Fire Department had reviewed the plans. Mr. Cross answered, they have seen the plans tentatively, as the Fire Department is going through a transition with site plan review process. Currently, site plan review is being outsourced, which is taking a longer time to complete. Mr. Cross continued, we have not received their comments but any approval recommendation from this Commission could be conditional upon a Fire Department final review and approval. (7:11 PM)
Mr. Cross mentioned, what he stresses when he sends projects to the City Council, this is approval of the concept, so that the project may proceed to the final construction review process. This in no way is trumping the administrative review process and codes of the Fire and Building Departments. Neil "Skip" MacEwen mentioned, City Engineer, Sal Elkott had reviewed the plans Cross agreed, mentioning that those concerns would need to be comment. Mr. Cross agreed, mentioning that those concerns would need to be addressed prior to final approval. Chairman Kurtz requested that his and Sal Elkott's comments be added to the minutes. (7:12 PM)
Discussion of impervious surface ratio, IDOT requirements, and improvements to the access drive occurred. Tim Gregowicz added, the driveway would need to be a hard surface per code requirements. Mr. Cross mentioned, there is no variance issued regarding the hard surface requirement for the driveway which will allow Mr. Cross to work with Sal Elkott administratively to adjust the impervious surface ratios. Tim Gregowicz shared that IDOT has their own rules and requirements regarding impervious surfaces and drainage that would also need to be addressed. Mr. Nickas shared with the applicant that he will have to concrete the driveway and address drainage concerns. (7:16 PM)
A motion was made by Neil “Skip” MacEwen to APPROVE the Site Plan approval for the construction of an approximate 2,400 square foot storage building on an approximate 28,314 square foot lot within the C-2 (Heavy Commercial) district. (Parcel – 08-23.0-303-168) with the stipulation of concept approval with final administrative review be completed. It was seconded by Tim Gregowicz. The motion passed with a vote of (6-0) with all present members voting in the affirmative. (7:18 PM)
2. St. Clair Service Company: Site Plan approval for a proposed Bulk Fuel Plant and Retail Gas Station Facility to be located at 1036 S. Green Mount Road within the C-4 (Commercial) district. (Parcel - 13-01.0-300-010). Ward 6. (7:19 PM)
Brett Crawley, CEO and General Manager of St. Clair Service Company, described the proposed bulk fuel plant and unmanned gas station's location at the corner of Route 15 and South Green Mount Road. The bulk plant is replacing the business' current bulk plant which will be ten (10), twenty-four thousand (24,000) gallon storage tanks with room for two (2) more tanks for possible future expansion. The tanks are located inside of a concrete dike, which is something St. Clair Service Company does not currently have. Mr. Crawley continued, they have an earthen dike, which was previously grandfathered. Some of their current storage tanks are larger than twenty- four thousand (24,000) gallons, as they have an assortment of sizes including thirty thousand (30,000) gallon tanks. The existing tanks would be decommissioned after the construction of the new bulk fuel plant. There will be a two (2) bay building for loading and unloading fuel. Expansion of the facility driveway will occur to allow access to the retail fuel site. There will not be a convenience store located at the retail fuel site, just diesel and gas pumps, with enough room for semi tractor trailers to be able to turn around. The project is approximated at three million dollars ($3,000,000.00). A proposed drainage Irvey was completed the day prior to this meeting. Mr. Crawley explained the location of a drainage ditch for run-off, which would lessen the run-off from what is currently there. (7:21 PM)
Questions from the Commission Members occurred. Discussion of setbacks, clarity on facility location, safety fencing, and how far off the road the facility is set. The unmanned fuel site would be a twenty-four (24) hour operation. (7:23 PM)
Tim Gregowicz mentioned that this facility is located on a St. Clair County roadway and asked if a traffic study had been performed. Mr. Crawley answered that their traffic study should be completed in the next couple of weeks. (7:24 PM)
Chairman Kurtz asked what the metal building would look like. Mr. Crawley explained, it is an open-bay building where the tanker trucks unload. The building will cover the truck and driver when loading and unloading fuel, which they currently do not have. The building will be provided as a convenience factor for their employees. Chairman Kurtz asked if it was more of a canopy than a building. Mr. Crawley answered, yes and will be open on both ends. (7:25 PM)
Discussion of the bulk tanks height of thirty (30) feet with another one (1) foot for ventilation occurred. Discussion of the total gallonage increase occurred. Mr. Crawley mentioned, the reason the company is making these improvements is that the bulk plant is out dated and currently can only load their trucks at fifty (50) gallons per minute with current industry standards being two hundred and fifty (250) gallons per minute. Additionally, repairs to the existing bulk tanks would be too costly. Whereby making the replacement and improvements more cost effective. (7:26 PM)
Discussion of the traffic study and on-site fire suppression occurred. Mr. Crawley answered that there would be fire extinguishers in the retail area. Additional questions occurred regarding the drainage study. Chairman Kurtz requested a copy of the drainage study to be entered into the record. Chairman Kurtz also requested elevations of exterior façade of the canopy. Discussion on the business operation occurred. (7:33 PM)
Discussion of when the project construction would begin occurred as being approximately August 1, 2023. Further discussion of the exterior façade occurred. Discussion of how the expansion will place the tanks closer to the road and much more visible to the public occurred. Discussion occurred regarding timelines of review and approval occurred, if the request was tabled. (7:39 PM)
A motion was made by Neil "Skip" MacEwen to TABLE the Site Plan approval for a proposed Bulk Fuel Plant and Retail Gas Station Facility to be located at 1036 S. Green Mount Road within the C-4 (Commercial) district. (Parcel 13-01.0-300-010) pending elevations and traffic studies be completed. It was seconded by Sara Rice. The motion passed with a vote of (6-0) with all present members voting in the voting in the affirmative (7:39 PM)
DEPARTMENT UPDATE:
Cliff Cross updated the Planning Commission Members on the following:
• Transition of the Department: This is planned to happen next week. When the transition occurs, it will allow our department to deliver the promised updates, communications, and more time to build the meeting packets in a better time frame. Additionally, the computer servers have crashed and died. (7:40 PM)
• Dispensaries: The Route 15 dispensary is ready to obtain their clearance through the State of Illinois.
• Executive Inn: The Executive Inn has now completely demolished. We are working on funding to get the front part of the facility demolished as well.
• Belleville Crossing:
• Freddie's is open and up and running
• The car wash is under construction
• Discount Tire is ready to move forward
• There are other projects in the works that will be discussed in the future
• Hofbräuhaus Side of Route 15:
• There is potential interest on the development of some of the property in the area.
• A Use Variance was obtained for the previous printing press building for a private entity, who intends to do light manufacturing, has purchased the property of thirty-two (32) acres. They plan to possibly subdivide the remaining portion of the property.
• Plasma Center:
• Building permits may have been pulled. Mr. Cross mentioned that he would follow up on that with the Building Department.
• Westfield Plaza:
• Efforts continue. More updates to follow in the future.
• Ben's:
• An individual made an offer on the property and are looking for incentives.
• Possible development may include commercial downstairs and condominiums upstairs.
• The project would include a significant amount of retail
• Consideration of the potential of adding a parking garage to the rear may be brought to this Commission for discussion, which will serve downtown and the private condo owners.
• Discussion of downtown expansion occurred
• Mapping:
• All of the shape files of our GIS were lost when the servers died
• Cliff is working with the Engineering Department to obtain maps to rebuild from TWM doing the GIS.
MOTION TO ADJOURN: A motion was made to ADJOURN by Neil "Skip MacEwen. It was seconded by Sara Rice with all present members voting in the affirmative by a vote of (6-0). (7:51 PM)
https://www.belleville.net/AgendaCenter/ViewFile/Minutes/_04052023-2979
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