Planning & Zoning - Regular Meeting

Okay. Call the January 12th, 2026 Planning and Zoning Commission to order. Please stand and say the pledge of allegiance. I pledge algiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Roll call. Uh [clears throat] we have everybody present except Wran for tonight's meeting. Right. Next item, consent agenda, which includes the approval of minutes from the December 8th meeting and the innovation fifth plat final plat. Move to approve the consent agenda. Second. Um all in favor? All oppose. All right. Motion carries. New business. [laughter] [gasps] um for a innovation fourth plat lot 7 Hoffman custom homes site plan.

Yeah, the packet's a little bit lengthy. I'm going to scroll down to that real quick. Okay, that page there. So, um Hoffman Custom Homes proposes to construct a 5800 foot building and associated signals on lot 7, Innovation 4th Plat. in uh that's a southeast portion of Innovation Business Park. Uh Prej the uh indoor sports train facility and chiropractic is kind of across the street just a little bit to the east. Um so this would be the second um project in the fourth plat area that we have. Um the address there is 910 Premier Drive. Building includes gray metal siding with stone veneer Wayne Scott along the front of the building and around the entrance doors. Also is a canopy out in front of the building with wooden posts and a stone veneer Wayne's got around the post as well. Kind of a nice touch there. Um there's a six foot tall cedar fence that will be constructed along the east side of the building in front of the garage door and around the trash enclosure. So the trash enclosure is kind of at the southeast corner of the uh fenced in area. So there'll be a gate for access beyond a cedar fence enclosure. The innovation board of trustees have reviewed and approved the project. Staff recommends approval of the innovation for plat lot 7 custom home site plan with the following conditions. One, submit revised drawing if necessary. Two, innovation board of trustees approval which we have received prior to tonight. Three, city engineer approval of site plan revisions and any changes, modifications or alterations required by the same to the site plan revisions. Four, submit a DNR land disturbance permit if required. Those are required if uh site grading exceeds an acre. Five, install and maintain submit road controls during construction. Six,

install a key boxes required by the Carne Fire and Rescue Protection District. Seven, submit a building permit application prior to construction. Eight, submit a sign permit prior to installation of signs. and nine, develop the project in compliance with all codes, conditions, requirements, plans, and payment of fees and taxes application before the board of alderman for their consideration pending planning zoning recommendation. Um, Ron Caler is in the audience with AGC engineers. He's here on behalf of the mayor's here as well. Yes. Thank you. Is this is it a public meeting?

That's public meeting, not a public hearing. It's a site plan, not a res. Yeah, typically that's for a reasoning. It's it's not resing, just switch to the elevation sheet, too. So, any questions, discussion? I'll make a motion to move that the planning zoning commission recommend to the board of alderman approve innovation fifth plat final plat with conditions as recommended by staff.

Second. That's It's lot seven. The site plan for lot seven of [clears throat] Yeah. Oh, yeah. You're on the That's the consent one. Sorry. That's okay. There's a lot in there. They tricked They tricked me up when I was pre-looking through it all. I was like, "Wait, there's some animation." You want me to do it? Go for it. I move that the planning zone commission recommend the board of alderman approve lot seven innovation fourth class site plan with the conditions recommended by staff. I'll second. Any discussion? All right. All in favor? I. All opposed?

Motion carries. That takes us to 4B. Shops at Carney lot 2D Chipotle site plan.

This is probably pretty popular. There we go. Um, so Star Development represented here tonight by Ron Calgary. Ron Calgary had run the entire packet this evening proposes [clears throat] 2600 square foot Chipotle with drive-thru and associated site improvements including parking, sidewalk connection from the street up to the building, signage, landscaping on lot 2D of shops at Carney. The site's currently the grassy area out in front of Price Chopper and Jimmy John's. Typically, you you'll see fireworks stand in that location. Recent update to the site plan added a monument sign and bailout lane in the drive-thru area. You see that on sheet four. So, one of the first pages you'll see includes the bailout lane and a monument sign out front. Um, those were not have not yet been added to the rest of the packet. So, we ask that they update uh update the site plan packet and resubmit those to us so that they pictures of the proposed building are in your agenda packet. Actually, the pictures I think do a little better at describing the project than the elevation sheet does. includes brick along the geese drive-through wall with ephas and pre-finished metal panels on the remaining sides of a patio area out front with a railing so that there's outdoor seating which is typical of some Chipotle that I've been to before. Um copy of the site plan of building elevations are also attached. Um adding Chipotle increases compliance with the tiff agreement. The tip agreement requires at least 80% of the square footage, be retail use uh or sales tax generator or some other uses like the hotel, the grocery store, things like that. Adding Chipotle, it'll be about 85 almost 86% compliant. So that's we'd like to see that. Um, there was I didn't I wasn't clear in the uh staff report,

but because there is a drive-thru, it's cons considered a motor vehicle orientated business, we did require a traffic report submitted as part of their submitt. They provided that to us, did not recommend additional uh improvements out on the site. It compared the addition of the Chipotle to the original traffic stud that was done for the entire shops development. Um the staff recommends approval of shops at caring lot 2B site plan for Chipotle with the following conditions. One, submit revised drawings reflecting the proposed drive-through layout and monument sign. Two, city engineer approval of site plan revisions and any changes, modifications, or alterations required by the same to the site plan revisions prior to consideration by the board of alderman. Three, submit a copy of the DNR land disturbance permit if required if the grading exceeds an acre. Four, install and maintain setup and erosion controls throughout construction. Five, install a key box if required by the Carne Fire and Rescue Protection District, which typically have a building permit. Six, submit a building permit application prior to construction. Seven, submit a signed permit application prior to sign installation. And eight, develop the project in compliance with all codes, conditions, requirements, plans, and payment of fees and taxes. application before the board of alderman pending a planning zoning commission recommendation and again Ron Cers in the audience if there are questions from the commission

nobody I had a couple questions hey Ron can you explain the rationale why we cited the building there as opposed a little further north to make better efficient use of the overall space. It just seems like there's a lot of unusable space now at the on the south end. If we move shifted the building a little further north, we could possibly open up another pad site for development and better efficiency.

Yeah, we love that idea. The the problem with that site was there was so much west to east fall across that. Um, and as we started grading in the ADA and the drive-thru ramp, um, because the drive-thru lane discharges out at the lowest point on the site, um, everything needed to keep pushing back to get those grades to be a little bit more mild. Um, so that was the reason that was not the original layout that we had, but as we got into detailed grading on it, stuff started to push back. And I figured there was a re explore that

is that is the bailout there on the east side require needed.

So that was actually as David pointed out the original submittal that came to city staff and that was reviewed by the city engineer um and that we received comments back on u did not have that. Um, the Chipotle architect took that to the review board and um, a lot of times those franchised utilities, those franchised um, retailers and restaurants have very specific needs and there's a review board that they go through. Review board A had approved everything the way it was submitted. review review board B that came in after we had submitted said that no they needed this bailout lane. So um and the the real reason I think the the operational procedure is a little bit unusual for most folks in that you don't pull up to a message board and place your order. It's all appd driven and they were the operational folks of Chipotle were concerned that people would get in the lane, queue up, then go, "Oh gosh, there's no menu board. We can't order. We want to get out of line." Um, and without the bailout, there was they would have to stay there. And Chipotle was concerned that they would start to upset folks until they learned that process. I I would guess that that bailout lane gets used three times a year,

right? It just seems awkward. It does. I I don't I can't disagree with you. Yeah, I'd much rather I mean, you don't have probably the grays there to just get two wide double wide lane. That's that was exactly the [clears throat and cough] uh that was the other alternative that we had investigated. And that there again, there's so much side slope on that that lot. It's just a retaining one, right? Yeah. Well, yeah. [laughter] Yeah, that's right. Concrete. That's true. Nothing a 10 [clears throat] holds. I mean, money solves everything, right? Yeah. Uh my David, what is the parking requirement for a restaurant? Uh quite a bit less than than theirs.

What's the calculation? Five per thousand per something like that. Yeah. This also the parking lot. So, just off to the west, kind of that standalone overflow parking out in in the uh that is a sea of parking. A lot of impervious that's not going to get used and not needed. Um Ron, you probably have better numbers local than I have, but it's about what $8,000 a stall to build parking. Well, you know, I've never broken it down that way. We could certainly get to that place, but it Yeah, that sounds probably about right. seeing about 8,000 for service parking. So there's And every time I say that, Shannon, it turns to eight turns to 10. So it might be 10 by now. It's better than structured.

Yeah.

So I see a lot of unne unneeded unnecessary parking here that is just going to cause additional storm water runoff over, you know, add to capacity issues downstream. Um and it's not needed, right? And how often do you have a planning board say, "Hey, let's cut out some tomorrow." [laughter] So, I would like to see look at what you actually need for parking. Um, you know, the southeast strip there just south of the entrance into the drive-thru probably all go away. Um, potentially some on that center strip, you could have a little bit more landscaping green space. Uh, decrease some of that impervious, help with your storm water numbers there.

Yeah. Yeah. I I I think I can't see what the number is there. There six stalls or so there along that southeast that Shannon had referenced. Um the other stalls were slated for Jopult Corporate wanted those other stalls. Um you know, and even though that that center island of existing parking is there, nobody gets excit There is. Yeah, there most definitely is. So, but no, nobody gets excited about that because everybody wants to be close to the door. I get that. But you know what? I'm not the only one that doesn't. [laughter] Yeah, I'm the guy that parks in the back. Exactly.

No one wants their their storm water to overflow either. No one wants the pollution downstream. So, you know, I mean, I get Chipotle corporate wants it, but we have it. Yeah. It's available. It's already there. So, um yeah, definitely get rid of the one on the southeast corner there, but Okay, that's my sub run. If you just north of the bailout lane, what is that? That's a storm flume. Oh, that little J hook thing.

Yeah. Yeah. There there's a there's several storm boxes, area inlets that that progress um from south to north up through there and then those discharge into the large detention basin that sets over in front of in price. So um so yeah, we're we're taking that water over to that flume and there's also some water that comes to one just south of the bailout plane as well that you don't see in that exhibit but in the green. Yeah. Is it under? That's right. Underground pipe through this dash line that goes I think it's a 24 or maybe even a 36 in storm there. So it's a big big storm. Oh, I see.

As well as a sanitary. Ron, what do you think the Chipotle corporate would think about on the north side? Those eight stalls there. Eliminate those along Watson Drive. Can you Yeah, please. So, uh, three of those stalls are actually set up for the order pickup. Um, I mean, they go to the south side. We still have plenty internal. Yeah. I don't want to redesign your site. I just I hate and you know more better than I do the amount of storm water we're creating here with just excessive Yeah. No, I mean every every ounce of pavement. So

now now I will say that we asked [clears throat] that we do a storm water report and it it was all anticipated as part of the project. In fact, it's it's actually less than what was anticipated. Yeah. I mean just any small incremental improvements we have along the road along the way would, you know, just benefit us in the future. is um yeah th this layout did come from corporate to us. So just like the quick trip corporation, they will do their internal layout and get it kind of sketched out and then they ship it out to consultants to to uh get into the weeds on. So this was their layout

in all respect to corporate. They don't dictate, you know, what they want. Sure. We want something better for our community. We're going to ask for it. Sure. Well, I don't disagree with Shannon. I also think you have to remember that those parking places aren't necessarily just for Chipotle. Therefore, all the businesses that are in that shopping center. And so when we had overflow several years ago, we were concerned about the overflow at the Mexican restaurant that we kept telling people you have to go across the street and park in those other you can't park on the grass. And so I think that's

I I understand what you're saying and I and I agree that storm water runoff is an issue, but I think you also have to understand that just because the businesses that are here today are maybe not using all of that Yeah. Yeah, I totally understand. So, David, if you're saying five is the number, five per thousand. I think it's five. I think it's five per thousand. That's 12 and a half stalls and we're providing 48 plus the overflow that's in the center there. So, I mean there's I don't know how many is in that overflow. What? Another 30 40. Mhm.

So, there's so much parking here even for overflow. Um it's just it's a lot. So, for a 2500 foot building, uh, 48 stalls is a lot. So, that's just my two cents. How much inside seating do they have?

Hi. Hey Rudy, can you hear us? Are you able to unmute and answer a question about internal? Yep. Yeah. Go for Can you hear me? Yeah. How much how much inside seating? Oh, I'm sorry. I didn't hear you. Uh I believe there's 40 seats on the inside and patio.

And patio. I can get you an exact number here. I don't need an exact number. One other concern with those southeast ones is that they're really close to that driveway entrance. Um, just a conflict I see there if someone's whipping in to the driveway and then someone's backing out at the same time. So, I'm good with, you know, if you guys think there's enough there, but I would really like to see that that row minimum eliminated.

That makes sense. Yeah. Thank you. [clears throat] And just following up, there's a total of 54 seats including the patio. Thank you. Yeah, you can see. Thank you. Imagine someone parked in that south right where the arrows at and then backing out at the same time. Someone's whipping in there, coming around that curve. See quite a bit of conflict right there. Just given the proximity to the driveway entrance and those stalls. Um, and if those are gratuitous and not needed, I'd really like to see those at the middle. Yeah, you talked about these right here, these stalls. Yeah. Yeah, I kind of agree with you. [clears throat]

Madam Chair, is it okay to pass the architect? He's worked with Chipotle way more than I have. Hey, Rudy. Rudy, are you hearing that comment about um [clears throat and cough] [snorts] the the push back on the num too many parking stalls? Sure. Um would Chipotle even consider that or is that a

Yeah, I mean I I I think that if if you know you as the city are [clears throat] asking to eliminate stalls. I mean obviously they are overparked. They do like more parking than um [clears throat] they do do like to get as much parking as they can. Um but uh I think that they would be amendable to losing a few stalls um to appease um your comments about storm water. I mean it is understandable and we can certainly ask the question

to reduce. That makes sense. So Shannon and I was talking about [clears throat] what about if we remove the south five stalls kind of gets rid of that impingement there. [clears throat] Is is that something that Chipotle would be

entertained? I think they could give [clears throat and cough] up way way easier than the ones up in front of on the north side of the I and I I would agree with that that that they would rather lose those stalls on the on the far south side of the building than the ones up front because I think that those will ultimately be used more by customers than than anything in the back. I mean, it's almost like [clears throat] your overflow is closer than those seven anyways to the front door, right? Plus, if you've got through the drive-thru, if it backs up any [clears throat] further and comes back this way, you're going to block those stalls. Yeah. Yeah. So, [clears throat] you can get rid of those without

any hesitation. Yeah. Thank you. Yeah, we just get rid of that whole. [snorts] Yeah.

Any other questions, comments? Do you want to make a motion that comments on the includes all the the things that work your magic, Jamie?

All right. Um, I move that the planning and zoning commission recommend to the board of alderman to approve the shops at Carney lot 2D site plan um with the conditions as recommended by staff amending with the amendment that they remove the seven stalls to the souththeast of the site there and evaluate the remainder to reduce as much as possible. Doesn't tie them to You have a reduction, but take a look at it, please. I'll second.

All Oh, any additional comments or questions? All right. All in favor? I. All opposed. Motion carries. That [cough and clears throat] just leaves what? Old business. That's it. I do have one. Uh, remind me who looks at dangerous intersections in town. Well, we public works department. Okay. Well, and the so the intersection at I think it's 18th Street. I should know because it's right by my house. And Jesse James Farm just there's like accidents after accidents.

It's on the hill. I know. We just watched a really bad one two weeks ago that was like so loud and this these I don't know what happened exactly but this crumpled up in the cars in the other person's, you know, in somebody's yard and they had to cut her out and it was really scary. Um, and it happens all the time and this is someone that's teaching my 16-year-old how to drive and they tell her about the intersection at least was very handy that we were like, "Hey, come here. This is why you pause." Um, so I don't know who, but we get a public works and have a share email. It might have to be the county too. Yeah. And because it's Jesse James Farm Road, it might that's what my question was. Jesse James Farm. Is that a county road or a city road?

Depends on where. So city limits. I think that's further north and city limits is on both sides down in that area. It probably needs to become like a three-way stop would be my guess. right there. Yeah. So,

might be able to do some signage there. Yeah. Maybe. Yeah. I mean, it could be even just signage. Mhm. That are three-way stop. Um, it'd be weird three-way stop there because there's also a driveway for a house that's out in the country. It comes like almost becomes like a farway. All right, that's all I have. Anything else for the good of the order? Who wants to make the magic motion? That we adjourn second. All in favor? I think this goes.

We'll wait until you get the everything. Yeah. So probably the first meeting in February.

Yeah, that's what I was like. Oh, there's that people this line and everything's built in. There's a there's a weird dip down in here. Yeah. And so you people usually what happens because this is not what happened that night is people turn out of here turn in here and they collide there. What happened the that night was these frustrating the hell out of me. People do hit that both of these. I mean that part this one was awful though. The person was must have been speeding this way and my guess is they just pulled out and Okay. Yes. And they they ended up all the way

here. [laughter] Hey, Ron.