Planning & Zoning Commission - Regular Meeting

Yeah, we do a bunch good ready. I will now call to order the June 9th, 2025 planning and commission meeting. The time is 5:47 p.m. Hillary, would you call the role, please? Samuelson Forst here. Eaton here. Henders Thompson. Stiger Reganator. Item number three is the approval of tonight. Any changes to this evening's agenda? Hearing nothing, I would entertain a motion and a second to approve tonight's agenda. Motion. All in favor say I. I. Item number four is the approval of the May 19th, 2025 minutes. Any changes to those minutes? Hearing nothing, I would entertain a motion to approve the May 19th, 2025 minutes. All I Zoom please mute mute your microphones. [Music] Wonderful.

Okay, there you go. I had everything turned on, but I didn't have it muted. It said it was automatically muted, so I didn't even look again. Okay, sorry. It was me. We got it figured. I'd like to welcome everyone that's joined us here in person and everyone that's on the Zoom tonight. Um would any members of the public who are in person tonight like to make a comment that it about an item that is not on tonight's agenda? And anyone on the Zoom who would like to make a comment about an item that is not on tonight's agenda. hearing nothing. Um oh um just a reminder for everyone um since we have a lot of guests with us tonight. Um if you would like to speak on any item, please come up to the microphone so you can be recorded. Please give us your name and your address when you come up to the microphone. Our first item is number six. Request from Michael Foods Inc. for approval of the site plan of Michael Food's pump house and water tank. Luke, would you brief us on this item, please? Sure, thanks. So, this is a site plan related to an accessory uh building of a pump house and water uh tank on the north side of the main Michael Foods building down along Delaware. Um, Michael Foods originally approved in 2018 and then a large expansion approved in 2023 uh with some office expansions approved last year. Um, so this is just more improvements at that space. Um, in your packet is the site plan layout. Um, you can see the location there on kind of northeast corner of everything. Um the only other substantive thing to of note

is that the uh tower or the tank is uh 45 feet tall. So in addition to getting PNZ approval for the site plan and location, uh there'll be a board of adjustment action related to the height of it. Uh staff doesn't see an issue with that given the industrial nature of it, but that's a a detail we need to go through for that. So if you want to add any thoughts to that for the BOA's uh consideration, uh this would be applicable as well. Take any questions. Would the applicant or the applicant's representative would like to make a comment on item number six? Any questions or comments from the commission? forward request something that they need added for their interest. Yeah, middle of the water tower might think it's acceptable. Um, if there's nothing further from the commission, I would entertain a motion um to approve the site plan of Michael Foods pump house and water tank. Four seconds. Larry, would you call the role please? Um, yes. And I would like to say that Hinders joined at 550. So, um, Hinders say something Thompson. Hi, Eaton. Rangator. Hi. Thanks everyone. Item number seven is a request from Main

Street School, Inc. for approval of the site plan amendment from Main Street School. Luke, would you brief us on this item, please? Yeah, kind of similar to that. Um, not industrial nature. Uh, this is a site plan for some improvements to the Main Street School. Um, just, uh, north of here on Main Street. Um, there's a couple accessory things and then a couple just site uh, specific things that they're wanting to do. Um, the main street's main building. Um and then they've acquired the property to the north that they are um actively beginning to work through a process to to turn that building into additional um school use space. Um but for now they're just doing some site work outside. Um primary things that this site plan is approving is a gazebo location um at the back of the northern lot that will be their new facility. Um and that's in the orange box. Um, and then the expansion of the deck off of the back. There's a current deck there. Um, and they're wanting to do some improvements to that to make it more functional. Um, further uses uh due to the kind of steep grade of everything. Um, and then paving of this kind of pink uh drive. It's it's existing right now as gravel um and they have uh discussed putting asphalt down on. So, um, most of the stuff on the current building is kind of, uh, non-conforming to code, uh, but legal non-conforming. So, the gravel we're from a staff happy to see that go to asphalt. Have a requirement for hard surface in town for things like that. Um, so it' be nice to get that gravel drive replaced. Um, as far as a gazebo location, um, there is a little bit of a wonkiness going on with that. Um, a school is considered a non-residential use that's allowed in a residential zoning district. Um, it does have uh

non-residential uses have setback requirements. Um, there's an intended non-residential use right now. Um, but as we read through the code and and rationalized where this could go right now, um, it made sense to treat it as a residential property still as that was the last use of it. Um, we did that because the non-residential use setbacks for that are 50 foot. So that would mean there'd be no place to put anything in the backyard of this lot. So rather than having to do an infill pud or going through board of adjustment, um, right now it's still a residential lot. That's what it was last used as. It'll stay residential lot till one of two things happens. One, two years pass when it was last used or a different use goes in there. So, since they're actively going to do that, it'll change at some point, but uh as we are today, um we can approve it residentially. That's what I've got. Take any questions. Would the applicant or the applicant's representative like to make a comment on item number seven? If you have any questions for us, be more than happy to answer them, but like Sure.

Thank you so much. Are there any drainage concerns with switching it from gravel to asphalt? No. I mean, runoff from gravel is pretty comparable to asphalt, so yeah, it'll be it'll be fine. Any other questions or deliberation from the commission? Hearing nothing, I would entertain a motion to approve the site plan amendment for Main Street School. A motion second. Hillary, would you call the role, please? Thompson. Forest. Hi, Eden. Hi, Hinders. Hi, Reganator. Hi. Thank you everyone. Item number eight is a request from DHC3 LLC for approval of the final plat of Blooming Heights Plat 4. Luke, would you brief us on this item, please? Sure. Uh, Blooming Heights Plat 4 is um kind of the last phase of the Blooming Heights development out there. um consists of 20 single acre or single family lots um and a piece of parkland that will be adjacent to the current Pine Needle Park that is part of uh Timber View and um Blooming Heights. So, um pretty standard single family stuff. Uh I come down here, you can kind of see the layout of it. It's essentially a culde-sac that comes off of Blue Bell Drive. Um it makes a turn there. Outlaw Z on the north is a park that'll get paired up with the existing parkland. So, um it'll be a good addition parkland to that area

to kind of keep building that out and that should probably be well it will be it's all boxed in now. So, that'll be the last park piece um to get added to that area. So we'll get about six acre park I believe out there all said and done. Would the applicant or the applicant's representative uh like to make a comment on item number eight? I'm here for questions. Okay. Thank you. questions or deliberation from the commission. Hearing nothing, I would entertain a motion to approve the final plat of Blooming Heights Platform. Thson seconds. Hillary, would you call the RO, please? Horst Eaton. Hi. Henders. Hi. Thompson Reaganator. Thanks everyone. Item number nine is a request from Hubble Realy Company for approval of the amended site plan of Callaway. Luke, would you brief us on this item, please? Yeah, this one's uh pretty simple as well. I'll just jump down here. Um, as we were walking through the um, permitting of everything and going through our building uh, building and fire review of the actual structures, um, there came some concerns on the, uh, size of these. They're called the AP units on the south. They were originally shown as uh, three 10 unit buildings. So 10 structure, 10 uh, town homes in a row in three structures. um that was putting us over some square footage requirements

and things. Um so we work with Hubble um to figure out a solution there which was to take this down to five six unit buildings. So still same number of units. Um there's a little bit of additional open space because of the setback between the uh structures now and that caused the dog park to get just a little bit smaller. Um but all in all pretty much the same layout as everything just changed. Would the applicant or the applicant's representative like to make a comment on item number nine? Almost here, but questions. Is the loss of the dog tarp square footage being made up somewhere else? Don't believe so. It is not. No, it's fine. Any other questions or deliberation from the commission hearing? Nothing. I would entertain a motion to approve the amended site plan of Callaway. Seconds. Hillary, would you call the role, please? Forest. Hi. Eaton. Hi. Henders. Hi. Thompson Reganator. Thanks everyone. Item number 10 is a request from Lone Tree Land and Development for approval of the preliminary plat of Maple Heights. Luke, would you brief us on this item, please? So, Maple Heights is a planned unit development that we've

been working on the last couple years um through PUB process. Most recently did a PUD amendment with it. Um and city's working on a city project to bring sewer and water from the south up to the area. Um and so this is a prelim flat that is conforming with that PUD. Um it essentially is establishing um several outlots which will be further developed uh under site plans and subdivisions for different town home and residential products. Um some commercial lots that'll develop and then all the single family is being shown right now in this freedom flat. Um scroll down here. Um you can see there it's essentially uh 120 acre 340 acre parcels. Um the road network is not a great uh overall of the entire layout, but essentially two uh road network stubs that come in off of 50th. Uh one kind of on the north side of the development, which is that top image, and then one kind of on the south side, and then that snakes through and then eventually goes north of the pond. Um it's a single family being created uh is all along the south and then kind of uh up this side road. um you can see better there. And then uh when you get to the east end of the development, um there's a larger single family piece. Um again, this is a preliminary plat, so we're mainly looking at the road and sewer and water layouts and utilities and lot configuration. Um I would anticipate uh usually with a preliminary flat this large, it'll be chunked up in the smaller final plat documents. Um we will likely see a road extended one of these uh roads kind of go all the way back to the development. Um sewer kind of comes in on the far east side of the development. Water comes in on the west side and obviously uh roads have to come in on the west side. So um phasing of

it'll be kind of interesting once we get to that point. Um but for now this is the layout. Again it conforms with our uh amended PUD and uh kind of meets what we expect. So happy to answer any questions. So the entry points are off of off of 50th not county line. Yep. 50th. Yeah. The the development property doesn't go all the way up to county line. There's like one layer of properties that are above it. Um it does include uh you know road network stubs kind of to everywhere. So you being the first piece in you know making sure that we've got good connections to those other properties. Would the applicant or the applicant's representatives like to comment on item 10? I'm Brandon Stubs with Stubs Engineering. I'm here to answer any questions and the developer is online as well. Thanks, Brandon. to page n. Oh, sorry. Um, nine. Nine. The number of the PDF. Gotcha. Yep. I got you there. This one. I believe some of these on the south can be and as I look at them they might actually be uh laid out as duplex lots.

There were um Yeah, because the zoning for those areas allowed for either a single family or a duplex. So, there's a mix of those types. Oh, I that's correct. Those are twins along that south side of that street. Okay. Look, would you be able to pull up like the master plan map? See what from the PD? Yeah. Just I guess Well, just what else is around here? What it's zoned as? Oh, you want to like look at the uh the city's land use plan? Yes, please. Gotcha. Um, that one's going to be a second longer. Got it somewhere on my desktop. Let's see. Exciting that something is finally going on that side of town. Oh, I flew right past it. thought there for a second. There it is. Okay. So, give me a second. I gotta zoom cannot see this right now. Okay. So now everybody can see it. So yeah, so we are um the loan tree project is like kind of this thing.

So from our high level land use, there was a commercial 40 acre piece and then a central medium density 40 acre piece and then a um on the far east side a single family. And so while this isn't exactly that, they've got commercial along their frontage in the PUD. Um they've got this mix of multi of uh medium density and then kind of that single family on the far east side. So, um takes a little bit different form than that, but in general it kind of follows that progression. Um then to the north you've got a commercial corridor. Um and then more residential to the south and to the east. So there questions or deliberation from the commission. Nothing. I would entertain a motion to approve the preliminary plat of Maple Heights. Motions second. Hillary, would you call the role, please? Forest. Eaton. Hi Henders. Hi Thompson. Hi Ringander. Hi. Thanks everyone. Thanks guys. Thanks Brandon. Item number 11 is a request from JPJ Acquisitions LLC for approval of the site plan of Culver's Norwalk. Luke, would you brief us on this item,

please? Sure. So, this Culver site plan um is sitting right north of the Hyper Energy Bar that we approved uh a few meetings back and south of the uh Sunset Gordon Avenue retail center. Um the general layout of it is kind of similar to the Hyper Bar. Um the drive-thru being on the west side of the building um and then circling around to the south um where you have your pickup windows. Um they do have a drive connection that comes off of the Hyper Energy Bar site. Um they two users were good working together trying to make sure that this kind of was arranged correctly so that it would work for both properties. Um we kind of learned of this uh Culver site. We wanted to make sure that that happened. And then they're also coming off of the Gordon Avenue retail site. They've acquired easements for that um to be able to have two access points into the site though no direct access to Hughes Drive for them. So um they're sharing those drives with other folks. Um I think the other main things are parking. Let me go back up to our thing. We were a little short on um parking uh rec requesting the waiver to I'm sorry, it was uh the parking setback along the western property line asking for that to be reduced to five feet. Um, so you can see here on the far west side, if I could zoom in, um, just there's a couple locations because that uh that property on the side, Sunset doesn't diagonal, and then this property line is uh not necessarily parallel to Sunset. Um, you end up with some uh wonky things even though the

actual distance from Sunset Drive will be um pretty decent. um you have uh some requests there to limit that uh setback. Um and then the queueing spaces our code requires I think we were five that's what we were five short on was queuing spaces. Let me get back up to here tell you the specifics. Um, we require 12 drive-thru. Are we No, we required 15. Um, is that right? Sorry. Reduce required drive-through queuing spaces from five per drive-through lane to three. So, uh, it was five that we required. Um, so, uh, requested to reduce that. And you can just see from the site plan layout that um the actual queue space behind the pickup um or behind the order windows gets a little uh choked down because of the need to have obviously parking and have people back out of the parking spaces. So um that would be the request there. Thanks. Any questions? Would the applicant or the applicant's representative like to speak on item number 11?

Yeah, it's it's really related up to this kind of corner spot where it kind of jumps up. It's if I can uh let me this real quick a little clear. If I go out to beacon, um there's these uh sliver parcels that are remnants from other things that exist to the uh to the west of the Culver site. So it technically makes the majority of the Culver site have a rear yard which the setbacks are fine from. Um so it's uh so this line this red spot is considered rear setback. And then and then it's this green one that was causing some issues because it's technically adjacent to the rightway. So it technically needs to be considered a front setback, which is weird. I don't know why this lot has this little chunk. Um but that's what we're looking at so that this um parking jump back over to the site clan can kind of jut out there. You can see that square out there. So, you're really just talking about a little bit of it down there um at the

corner. So, I'm just thinking out loud, but we're counting the five is the three from those window spaces. And the cars that you see in front of that are like when I think of going to folders, they say, "Okay, here's your number." Pull up. You know what I mean? I guess I took it as where you're ordering. There's only room for the three instead of five, right? So you're counting the five backwards. Is that correct? Yeah. But but you have all that space in front of you. Yeah. To to have all those cards that are shown. Is that accurate? Yeah. So the the requirement is these uh two that are kind of by the box. Those will be like your order window or your order locations. And then you have one, two, three, and one, two, three at the back. And then this is like where you get your number. Okay. I I I'm oriented to it now. I see where we're counting the five versus the three from. So you alluded that it was similar to the one in Grant. Is that the one by that high sports flex that's up there? We were just up there for my nephews and I didn't even think to look. We saw covers as we drove by. Have you noticed because it is right next to a sports complex traffic or backups that this might cause a concern here?

Just want to make sure like you hadn't got any complaints like you know people write in to corporate or something like hey we waited in line right not to a point okay. Y and with the with the that be we use these eight spaces both on the north and the south and then the middle middle one can be for passing vehicles. Yes. Yeah, I mean this is pretty similar to how that location is set up. How do you know the hours that it would be? Like would it be bright? Like I know that the some of the folks that had when Arby's came some of the complaints where it was noisy from the the ordering standpoint and then the the lights of Arby's like are we going to have that situation? I I would expect it to be less intense just due to the distance from residential, you know, rates and

people's backyards. So, but you know, it's highway commercial, so anything's possible. Well, should we assess each of the specific requests individually? You bring that up. I did in your packet. We didn't get the elevations in there. Um, we were waiting on those. We didn't get those today. They're compliant with our code, but you can see there it's a brick building with some stone accents um class as required. So, probably like any other colders you've seen. So that's all I've got. I don't have any issue with the foot reduction given that you had an issue with that. I mean that seems to be more a product of the design of the actual bot. Yeah. you know except right versus three. I feel nervous just given if multiple games exit, you know, are done at the same time and people just pull into the drive-thru on their way home, that could possibly cause an issue. Um, but that's why I asked about the Grimes to be somewhat comparable because it's right next to

their sports complex out there. Does uh where where does that weight where do they it extends out past their property the line extend around the street? Is that what you're saying? I mean it would back up and block some of those. that would block their parks and likely what and I mean it will happen right like right you know and it's just a function there'll be a time when it's busy and there'll be one or two cars parked in front of a couple of these uh parking stalls um not parked but uh waiting you know it's an intermittent problem um from a staff perspective we view these things as kind of like it's not going to have a negative input on the public way to like what Howard mentioned, you know, we're not concerned about it backing out onto the street. If Culver's has the opinion that they're willing to take that risk and potentially cause some headache for somebody that is parked there, you know, that's that's their prerogative and ask for that waiver. So, we we don't have from a staff perspective have a problem allowing it with the caveat of saying that I know that, you know, we could have five there and it would that would happen, right? because there'll be a time when there's after a ball game there's 12 people in line. There's going to be um can't make that long enough, you know, if we do we're in a make the Walmart parking lot for Black Friday situation. We don't want that. Well, I still say more of like McDonald's has that separate line, but you are stuck in there. Yeah. But and then at that point like it's I think somebody mentioned it's a functional a lot then at that point like you're just you're trying to put it in the space that you have. So well and to their point, you know, they're they're business operations more so get them get them through that part quicker and then the weight on the back. I think they've done a nice job building for that. I mean again both in these eight spaces and then like you said if you need to going over to Hughes Drive and then it just becomes the employees, you

know, walk out. But I think again filtering them through it's not the ordering that's going to take long. It's Yeah. But I think they've got good spaces for that. And it's like he said, it's their business model to incentivize them to do a salary. Yeah. Are the parking spaces right next to the building requirement to have that there? It's not required. It's just the staff lay out of it like Yeah. the they need the parking. They use much parking. That might be a requirement for Culver to put it in that spot. That's not a requirement. We just have a hard number and I don't have there's also a lane to get by that if there are a park at home to get by around. So there's escape there. People get frustrated or whatever want. There's been some adjustments made operationally those first three stalls in the drive. Uh sometimes those go to staffing otherwise staffing western side of the site the least convenient or the southern side of the site um pretty pretty big. So um that's one thing that's a lot of times when you come to a group uh a call see you do see cars back at a peak time it's quicker and we see that a lot of people running to go to go orders at peak times off the people of car happens quite a bit so we love the idea site being back at peak times. We think this is going to be a peak time market. Um there are going to be staffing and operational things.

That's what this is. Culver's been looking at for years complex time right now. You considered overall parking from the complex and I can't find a spot but over is right next door. park there and not that that's a conversation for this. We have we have not had any discussions that an issue that you guys might run into. There has been employee parking certain markets. Yeah. comfortable with it. You know, seeing that it's worked in West location and sounds like next sports complex. the agreement. I would um entertain a motion to approve the site plan of Culver's Norwalk um including the waiver of the setback from 15 to 5. Yes. and the parking or the waiting from 5 to three. So moved. Hinders

seconds. Hillary, would you call the role, please? Eaten Hinders. Hi. Thompson. Forest. Hi. Reginator. Hi. Thank you guys for all that information. Um, George, any update for us tonight? Actually, no. Yeah, everything's going well. Yeah. Um, I don't think Holly joined us on this. Uh, Luke, any update for us from community development? Um, I don't have much. Um, obviously we were a pretty busy uh meeting tonight with lots of good stuff going on. Um, so excited to get those through and moving. Um, city council was cancelled for July 3rd. So, I've not had a chance to sit down with Elliot and look at what our next P&Z meeting would be. Um, but we'll kind of do an evaluation where we're at with things. Um, that may be a meeting where we don't need to fall. Just have a bigger meeting uh mid July uh prior to the July 17th council meeting. Uh so we'll see. We'll keep you up to date on that. Um and then I know Elliot had mentioned in a few of his uh updates that he was doing the Better City Film Festival that was on Saturday. Um I went it was pretty good. There was about 70 people there. I thought the the videos uh that they showed were pretty interesting and discussion worthy. So that was good. I talked to him some today and said, "Hey, I don't know if any of those like are on YouTube or anything, but uh we're going to see if we can source those. If anybody's interested, we'll send them out as an email and you can watch them at your leisure if you want to." Awesome. You um like Luke mentioned, uh we may or may not have our next meeting on June 23rd, so keep an eye on your email. Um I would now entertain a motion and a second to adjurnn.

Four seconds. All in favor say I. I. You're at 6:31 p.m. Thanks for joining us, Brent. Thanks everybody. Thanks so much. Thank you. Have a great night. Two busy one. I'm going to