[Music] [Music] We will call to order the planning commission meeting for Thursday, August 21st, 2025. Please stand and join us in 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.
>> Mr. Call >> Commissioner Knoblock >> here. >> Commissioner No >> here. >> Commissioner Treml >> here. >> Commissioner Casey >> here. >> Commissioner Smokey >> here. >> Commissioner Riaak >> here. Chair Schwarz >> here. Thank you. All right. Our first order of business this evening is to
adopt our agenda. >> Motion to adopt. >> Second. >> Motion by Smokeoky. Second by Nablock. Any additions? All in favor? >> I. >> Opposed? Any agenda adopted?
Next, we have the approval of the minutes of our July 17th, 2025 meeting. >> U move to approve. >> Second. >> Motion by Casey, second by Schmokei. Any
corrections or additions? Hearing none. All in favor? I >> I opposed. >> And the minutes are approved. All right. Next, we have planning commission case 25-8,
a planned unit development for Costco wholesale at 12547 Riverdale Boulevard and 12519 Riverdale Boulevard. Mr. Platner. Thank you, Mr. Chair, planning commissioners. So, I have before you tonight a request for a plan
unit development for the existing Costco uh at Main Street and Riverdale Boulevard, also fronting Northdale Boulevard. What they're proposing to do is to purchase the property that's currently occupied by the TGI Fridays, which is not open. Um combine it with
their property and demolish the TGI Fridays and use that site and the parking for that site for a new um 20 pump station gas pump area for the Costco. So what Costco would be proposing would be to move their existing gas pumps from the northeast
part of the site to the southwest part of the site and double the number of pumps on the site. U and they would be using the TGI Friday's property to do that. The reason why a PUD would be required in this case um is because in the regional shopping district as it currently stands um a gas station is not
a permitted use. Um this was not the case back in the year 2000 when Costco's gas station was originally um permitted or originally approved. Um however it became a not permitted use in the interim years. Um, so currently the gas station is uh legal non-conforming on
the site and staff recommended that the applicant apply for a PUB um with the thinking that the best way to approach this rather than have them request a zoning change or something that would affect the entire regional shopping site would be to have them reszone their site
to allow for um a gas station as a permitted use rather than a legal non-conforming use. And that would then allow them to expand the gas station if approved by the planning commission and city council. So that's why this is a PUD request and not just a site plan
request. Um so what the applicant would be proposing to do would be to remove the gas pumps from the northeast side of the site and add 128 new parking spaces to that side of the site. So the northeast part of the site fronting Northdale Boulevard would go from being a gas station and parking spaces to only
parking spaces. And then they would remove the TGI Fridays and their parking from the southwest side of the site and add their G fuel station to that part of the site. They would also be proposing to modify the um pseudo traffic circle
right at their entrance on Riverdale Boulevard. So, in kind of the southwest the southwest entrance to the site and turn that into um a an intersection which allows a U-turn for northbound traffic to turn south to become southbound traffic on Riverdale
Boulevard. And this is anticipating that more vehicles would be leaving the site from the southwestern exit. And because left turns out of that exit onto Riverdale Boulevard are not allowed, they would then be turning northbound and need to make a U-turn to get back onto Main Street. I'll get a little bit more into the detail of that, but that's
kind of the broad overview of the project that's being proposed. Um, the goal for Costco is to um allow for for more customers to get gas on the site um without increasing um traffic congestion. Um and based on the traffic study that the applicant provided, they
are they believe and the traffic study um supports the belief that the um increase in number of pumps would actually reduce traffic con congestion on site. Um staff understand that uh increasing the number of pumps on a gas station site may induce demand or will induce demand to a certain extent. But
the idea is that the increased number of pumps will also allow users to get through the um the gas station queue quicker, get gas quicker, and thus have more throughput with less traffic congestion. The proposal would also move
um gas station oriented traffic to the Riverdale Boulevard entrance to the site um which does have um a little bit easier um traffic movement compared to the Northdale Boulevard entrance. The two main reasons for this are one Northdale Boulevard allows left turns in
and out of the entrance. So there are these conflicting left turns where northbound traffic on Northdale is turning across traffic to get into the site and then traffic leaving the site intending to go northbound on Northdale are turning left across traffic. This would allow rightins only on Riverdale
Boulevard u and thus eliminate any direct left turn conflicts from the site. The applicant also proposes to add additional screening to the southwestern part of the site to screen the gas pumps as much as possible from Main Street and from Riverdale Boulevard. Um so a little
bit zoomed in here on the um the slideshow. You can see on the top right where the gas station is currently. That would become parking. And then on the bottom left where the TGI Fridays is currently, that would become the new gas pump area. What they're showing here are
20 different pump stations. So that's 40 different um fuel hoses. So one on each side of the 20 different stations. And they would have a traffic light system that shows anyone waiting in the queue for these pumps um which pumps are open. So you don't have a situation where
someone in the back is blocking the view of the pumps in front of them and making it unable for someone waiting in the queue to see that those pumps in front of them are available. they'll be able to see from the queue exactly which pumps are available and be able to to move their car accordingly. Um, and I
this has apparently been shown in other Costco sites with with a large number of fuel pumps to be effective. Um, and this is the parking lot. So really the main addition in terms of landscaping is this southwestern corner, the south along Main Street and the west
along Riverdale Boulevard adjacent to the gas pumps. and what they'd be showing. So, it's a little bit misleading here because the top view is in the spring before the trees are leafed out and the bottom view is showing summer. But, they would be adding some evergreen trees and and some additional um deciduous trees along Main
Street to u better screen the gas pumps from Main Street. And unlike the TGI Fridays, they would not have um you know a direct front entrance on Main Street. um it would be a fuel station that would be accessed from the west.
So in full bloom, these trees would be screening the um fuel pumps more than the existing trees are screening the TGI Fridays. And going back, they would also be removing the green parapet from on top of the um fuel pump canopy. So aesthetically, that's the primary
change. Otherwise, the fuel canopy would look similar to the existing Costco fuel canopy. So the traffic study that the applicant provided shows um I have three different uh images of of vehicles using the gas pumps and queuing for the gas pump. So
this is existing north is on the left here. So this is turned um 90° but this is the existing fuel pump. So on the top would be Northdale Boulevard and then folks would be turning in from the top which is the east to get into this um the queue for these fuel pumps. So there
are 10 fuel pumps right now with hoses on each side. So 20 possible spots for for getting gas. And this is showing um the the maximum observed Saturday midday peak hour vehicle queue. So what they're seeing is at maximum you'd have 23
vehicles queuing while 20 vehicles are in fueling positions. The new gas station at the same time what they're projecting would be um at maximum 40 vehicles in fueling positions, 15 queuing vehicles. Um what's being shown
here is of course probably more orderly than what it actually looks like on the ground, but this is um based on Costco's observations on similar gas stations elsewhere in the country. Um generally the number of cars would be queuing at peak hours. Um and what the the traffic study uh
claims is that the expansion would reduce um peak cues and reduce weight times rather than increasing those due to induced demand. And then at very peak demand, so I'm thinking probably Thursday and Friday evenings in the summer for um cabinbound, northbound
traffic, um maybe a few times a year uh would be probably well, let me let me rephrase that. What's being shown here is the maximum number of cars queuing that are supported by the by the site. the
applicant does not think that this would ever occur even at very maximum times um cabin weekend northbound travel evenings. So what's being shown here is the maximum number of vehicles that could be supported without um creating
backup issues. And so this would be up to 84 vehicles um with I think it's 44 queuing vehicles and 40 vehicles in fueling positions. So, moving on to the um changes to Riverdale Boulevard. So,
Riverdale Boulevard is a private street. So, it's generally owned I think the entirety of it is owned by um the Riverdale Shopping Center. So, um they are proposing adding a right turn lane northbound Riverdale Boulevard. So, coming from Main Street, there would be
a right turn lane which would add an extra lane for vehicles turning into Costco and turning into the fuel pumps, keeping the left two lanes free for northbound traffic. And then with the the pseudo roundabout that we have right now, which is really just a bulge in the road, there's no um intersection or
turning movements currently allowed. A U-turn turning movement would be allowed for northbound traffic to turn southbound. So there would be a third lane in the left would be a turn lane only and it would allow for a left turn. It wouldn't function as a roundabout, meaning north or southbound traffic on
Riverdale Boulevard would not need to yield to U-turning traffic. the U-turning traffic would need to they would have a yield sign and they would need to wait for southbound traffic on Riverdale Boulevard to clear before they could make that turn. And then they're showing truck
turnarounds using this um roundabout or pseudo roundabout system which would allow um trucks and and fire trucks to make that turn without crossing into the westernmost southbound lane. So they would be able to stay in one lane southbound which for a standard U-turn
um is not possible. Trucks need to use generally all four lanes. They need to make that left turn from the northbound right lane and then all the way into the southbound opposite lane in order to make that turn. So this eases the turning situation for trucks. So that's all I
have in terms of a presentation. I do have a recommendation here which is that staff do recommend um that the planning commission recommend approval of the proposed PUD um with the primary condition being that the applicant um combine the two sites. the TGI Friday site and the Costco site before u any
building permits would be able to be approved. Otherwise, the conditions are standard conditions for any site plan. So, that's all I have in terms of a presentation. I know the applicant also has um slides that they'd like to show if it pleases. So, if the um chair decides to have the
applicant up to to deliver their presentation, it'll just be on the same slideshow. Thank you. >> Thank you. Right now, let's forego any questions for Mr. Paxner and have the petitioners
pres make their presentation. >> Good evening. >> Good evening, >> chair, plan commission. My name is Larry Gerjek. I'm a Costco real estate manager working out of the Midwest office. Our office is 1955 Raymond Drive in Northbrook. We're about
30 miles north of Chicago. Um, by the way, Max did a great presentation. He covered a lot of topics. Um, he basically gave a good overview of what our proposal is for tonight. Um, one thing that he hasn't
touched on is safety. And my main focus and a lot of Costco's real estate managers are looking at properties throughout the Midwest and I'm primarily focused on projects in the Midwest and it's safety. It's it's looking at
existing couple decades old like we have here in Rapids warehouses with older gas facilities. Um we know Costco's business is doing quite well. Sales transactions are up, memberships have been
increasing, um gas sales have increased, but we're going back and taking a look at how do these plans work, how does traffic work, how did the members interact with the perimeter and um thorough affairs around the properties.
And what we noticed here was a lot of congestion off of Northdale. Northdale, as you come in, there's a lot of confusion. You have the gas queue that basically blends in with that drive aisle, with the east west drive aisle. And um I spent a couple hours today, as
a matter of fact, driving around and I got gas. I went through it and I noticed people come in and they stop. They're not really sure what to do. Should I get g? If you're not sure if you're getting gas, you may stop and not really sure where you're going. What we like about this plan is that we're picking up the
gas and we're relocating it and it's on the same property as Max indicated that we'll we'll combine the TGI Friday property with our property, but we're separating now parking from gas and that's really how this plan works. We have a a area on the property that will
be strictly for gas. It works quite well and it's separate from parking. So, now we've cleaned up Northdale and with our improvements on Riverdale with the right turn lane and with the modification of the U-turn. Um, I think we have a really stunning plan and and we're really
excited to get started on this and we're if we approvals go well, uh, we're looking at construction in the spring of next year. Um, as Max said, we had a presentation tonight. I I really there's not much more that I
would like to add to it. Um, I could go back to the first slide and it's the overall slide. Let's see. Um, Max, maybe what I could look at is the landscaping along uh Main Street.
So, we are increasing the landscaping. I know there was some concern about the buffering and the screening of the canopy. Um Costco has no problem screening or buffering the canopy. When you're a member, you know where the gas is. You'll find you'll find it. If you don't know where the gas is, all you have to do is drive around the parking
lot. So screening and buffering um for the benefit of the community, we have no problem doing that. And the renderings that Max presented that we prepared, these are after about 3 to five years of growth. I would have to say closer to
five to seven if if I were to be more exact. So, um and there's a mixture there's a mixture of canopy and evergreen trees as well. Um and one thing um that wasn't mentioned is that there's a small screen wall that's in front of the loading dock area. We're
going to extend that screen wall in front of our gas as well. I think it shows up on our plan here. Yes, it's kind of a sawtooth uh screen wall. So, we're going to extend it's about 36 inches in height. So, our our goal there
is just to cut down on the amount the headlights at night and it's going to basically buffer the the you know probably twothirds of the car at that distance from from Main Street. So, I think our landscape plan looks great. Um we use a landscape architect uh based
out of the Chicagoland area that does all our landscape plans for the Midwest. Um and she really has come up with a great great plant pallet here. Um, and then in terms of that right turn lane, we will have to remove some trees in the parkway, but we'll replant them just to
the east. And we're going to relocate the sidewalk to the east as well. Um, and I think there's a couple street lights uh that we're working with the with the developer um on and the developer happens to be the seller as well. So, we are under contract uh with the seller for the TGI Friday uh
property. Um, I think I covered everything I wanted to cover. I think Max did a great job again with with his presentation. With me tonight, I do have our civil engineer. Um, Tom Meyer with Landform is our local
civil engineer. And Adam Bergdoff is our national traffic consultant. He handles all our traffic throughout North America basically. and uh he and I work really hard with with staff with Kurt uh for several months now on the design of Riverdale. So we be happy to answer any
questions you may have. >> Thank you commission. Um >> I have some questions if one is ready. Mac, should we do the public hearing before we do any questioning of any
kind? Or >> Commissioner Schwarz, that's up to you. I think you can do the public hearing now if you'd like. >> All right. I will at this time reopen the public hearing on planning case 25-8,
the planned unit development for Costco wholesale, 12547 Riverdale Boulevard and 12519 Riverdale Boulevard. Anyone wish to speak to this public hearing? Anyone wish to speak?
Seeing none, we'll close the public hearing. And now, Commission questions. Uh, we'll start with Commissioner Renak. >> Okay. First of all, it looks like you're
stacking from the west to the east. >> Yes. The entrance is on the west side, correct? Yes. And even though you're adding more pumps, most of your pumps are from the east to the west, not vertically north south. >> So my experience with Costco is the
people are still going to stack and they have a not they don't have a tendency to pull ahead and pull into the vacant spot that's somewhere in pump number two, one number three, number four, which is vacated. They like to wait until they're all vacated, right? and they drive in.
So adding more pumps east to west isn't going to increase it greatly if unless you added pumps north to south which means you'd have less depth, more width. Uh that's one of my observations
here. The other thing is that you're going to be coming in. People are going to be coming in from the north, the east, and they're going to have to come down the pathway between the parking lots. They're not going to be able to come down on Riverdale
>> because there's not a left turn, >> right? From the north. Yeah. >> On Riverdale. So, they're going to have to enter from that spot where you have the entrance from Riverdale. They're coming down from the north. And then if you're coming from the east, you're probably going to
have to come in the same way too. >> Okay. So that's the other question I have and I didn't see in here is the environmental study on your existing station when you vacate it. Now you've been producing
petrol chemicals there for 24 years. >> Right. Right. >> Now Max, are we are they going to be doing environmental study for the ground? see if there's any pollution before they cover it up or develop it.
>> Commissioner Rek, these standards for uh fuel station um uh demolition and and fuel tank removal will need to be met by the applicant, but that is not something that we would generally o look over at a planning commission meeting. That's something that the fire department and the engineering department look at
usually at the time of building permit approval. Um, and I I know that they will be required to meet this whatever standards we do have for fuel tank removal >> because you realize there going to be a group of people that are going to be inquiring about that. >> Correct.
>> Thank you. >> Yes. No, I appreciate your questions. Um, that is our decommissioning process and we use a separate consultant, Barousen Associates, um, out of Seattle and we're well aware of the state statutes and the legal and local requirements. When we dig those tanks
up, we'll test the soil before we back fill. It's it's uh it's a very elaborate process and it takes quite some time. It's not simply just popping those tanks out and and back filling and away we go and build the parking lot. So, everything's inspected. Um the de
decommission could take 30 possibly 45 days of work to get that uh gas station down and approved by the state. So those are and we'll work with um with the city as well on all those uh local requirements. So um I have no concerns
about that and and we have uh interfaced with environmental groups too because that's always a concern about uh something that's been in the ground for 20 years. Um but in terms of one thing I didn't touch on with with our gas station is that this will be our new
standard. this um Costco has a gasoline operation group and for the last 20 years they have been studying and their main responsibility at Costco is to deal primarily on gas and so what we don't have at the current gas station is um
enough spacing between the pumps. So we're actually increasing the spacing between the pumps. So, when you're parked in pump one, you could still get around pump one and get to pump two or pump three or pump four um in that east west direction. And not only that, but
we've increased the lane width from I think we're at 9 ft and we're going to be at 10 ft. Our bypass lanes are I think 10 ft. They're going to 11t 9 in or 11t 6 in. So, it's gotten a little bit larger and it's and it's due to safety and just maneuverability to be
able to move around a parked car. >> That's one of the areas that I noticed in Costco there is a definite problem with >> Yes, with our older stations. That's true. But we're hoping we're we're slowly progressing uh warehouse to warehouse across the country and and doing these improvements and they're
much needed. Um and uh this this will be a much more efficient um cutting edge fuel station. Mr. Chair, >> uh, >> Commissioner Schmokei. >> Um, so this is this is really impressive. I do like it a lot. Um, I
appreciate the attention that's been given to the um, you know, the write ins, the write outs, things like that. I am curious looking at this particular um, uh, image here. It's like how much were there how many options did you consider for the configuration
incorporating that roundabout? I I asked the question because I like this, but my concern is that um is that it is a short distance to have to cross over and then make that Uturn. So, I'm I'm a little
concerned with the amount of um the amount of traffic that will elect to go out that um that way um to be able to maneuver over. And I was wondering if there was any consideration given to maybe entering the roundabout more
centrally um to get directly into a roundabout like you would see at a traditional roundabout where people are coming in from the four >> sections. I'm I'm just concerned about that. I know that that roundabout um the the lanes themselves, it does feel like
it's a little narrow today. Um I see people crossing the line. Every time they they come they approach the roundabout. It's kind of like they slow down. Um and if you have an opportunity to kind of go and observe it yourself since you said you've been kind of doing that. Um they kind of slow down. They
they maybe follow the lane that they're in or they cross over to the you know to the adjacent lane to then continue forward. And so that type of maneuvering and so forth, it concerns me that we're then adding um higher volume now merging in there as well. So I wondered if any
thought had been given to um moving it to the middle. I'm sure that affects parking um things like that, but I just want to make sure that we're not um creating um you know a problem. I'll let you guys address that. And I do want to talk about the other Northdale entrance and exit as well. >> Okay. Yeah. Why don't we address the uh
the and and um we it's it's I know you called it a roundabout, but it's really I think technically we've been calling it a U-turn or Correct. Right. Correct. >> But I'm going to have Adam answer a couple of your questions. >> Okay. Thank you. >> Uh thank you, chair and commission. Adam
Bergdoff, KDson and Associates, 143 North Woodland Boulevard, Dan, Florida, uh second floor. Um so yes the so this this um circular feature that is within the roadway um is
is you know while it's round it's it's it's generally not very conducive to becoming a roundabout and the reason for that is that the the north and south legs come in very straight. Um it wasn't designed to be a roundabout. Um, and I
believe it was it SRF that did a uh a study for the city um a few years ago where they kind of examined that and that's actually where this this concept came forward where they looked at you know putting in those type of U-turn lanes or they actually evaluated two and
only recommended the northern one which is consistent with the plan that we're providing here. Um if we were to tie in to the the eastern side of that, you know, bulge within the roadway, um that would effectively cause it to become a
roundabout and it would not be of sufficient design uh to manage speeds effectively. Um and also so it would have some operational issues at that at that intersection should that be there. And as you mentioned, there would also
be a parking impact um as well. And so, um, we we we did look at that, try to see could that potentially be if that was to be converted into a roundabout, what would be the scope of the, um, of of getting that done? And that's a massive construction project. Um,
essentially from the signal up to the hallway stop control and a lot of roadway, uh, realignment and also significant parking impacts on both sides of the roadway um, to the entire property. Now, we also understand that the existing right in right out driveway
which is proposed to be maintained in its its current location um is relatively close uh to you know that that bulge within the roadway um and and there was a concern. Staff shared this. We we we we received that and um and so
we ultimately ended up uh simulating this um this configuration using VSIM uh micro simulation software. Um, our typical softwares don't really allow us to, you know, you know, visualize how how vehicles would make that maneuver,
but this this software that we utilized, uh, does do that. And so, um, we we ran a simulation. We do have a video that we could share if if if needed today, um, that just kind of shows a snapshot of that. But upon examination of that
video, uh, we believe that the proximity to the signal to the south and also the always stop intersection to the north, there are gaps that that are created that allow for this move maneuver to be um um made without uh additional
conflict. That's also one of the reasons that we proposed an additional northbound right turn lane in there. We wanted to separate out right turning traffic into the Costco development >> so that there's not confusion from an exiting vehicle knowing who's going through and who's turning right. You
know, if somebody forgets to put on a turn signal or leaves their turn signal on, they're they're now going to be physically separated in a different lane. So, that reduces the uh amount of time that they need to make that decision to be able to turn out and they'll know that they have a gap. And we believe that that right turn lane is
going to actually increase their gap acceptance. And the simulation did show that the outbound queuing actually reduces when we put in that northbound right turn lane. So we have looked at this in great detail. Um and we believe and we have seen through observations of
the simulation software which that was during a Saturday peak condition. You know we've got the remaining of the the shopping center um operating kind of in its peak and then also Costco operating in one of its higher peak you know traffic conditions. Uh so I believe
we've done a fairly conservative analysis to um to address that and um there was not in within the simulation that was based upon 10 different runs um we didn't see any of these of these issues and I believe again it's because of that
traffic signal down to the south it has phases and it creates gaps in that traffic for to allow for outbound traffic to flow well. >> So I think the right uh the the right in is great. So, I assume you're going to be widening the road then in order to create that.
>> That's correct. >> Right. Turn in. Um I'm still just trying to imagine though pulling out if there's if now I'm looking at people are do they have their signal on to come into that right turn lane. I have a middle lane to be concerned about and then um the far
lane, right? And I'm watching this watching the staggering um traffic and I know I need to get all the way over to that third lane in order to make my Uturn. it does still seem to me like that is an awfully short distance for people to be making that run um and
trying to get into that um to that U-turn lane. So, I I don't know um in terms of traffic studies, I know you you mentioned, Max, that that's all still being, you know, looked at and so forth. I just want to make sure that that is effectively addressed. Make sure that
it's like uh from the volume of traffic then now with three lanes um that you know that confusion coming out of there. I I don't know that it's it's sufficient. It's I appreciate the um you know the uh the uh AI I guess
simulations and so forth. I think that's great. I'm trying to just still imagine it myself though if I'm um especially around the holidays u with how busy that area is. Um that's probably one and I know it's it's only a couple months out of the year but it's still you know
significant and certainly Saturdays are very busy in that area um all throughout the year. Um, I can see from this image, you know, that it's like they're kind of they are forced to go right into that lane. So, there isn't, yeah, there isn't like a a separate lane
that they can move into and merge over. I don't know how helpful that would be, but I don't think that would solve the problem at all. And I'm not trying to solve for it. I'm just trying to call to the fact that I still am not I'm not very comfortable with that um positioning of the exit relative to that
U-turn. I do think it will be heavily used. Um, and I just don't know. Yeah. And and you brought up an excellent point about the traffic then coming from the um north side of the parking lot. That's also going to add, you know, more exit. That other exit
down further north is is pretty heavy as it is. I can see a lot of people coming to this exit um thinking that it might be quicker to get out. So, I think beyond the gas station uh traffic, you're going to see an influx of more
people coming to this exit as well. So, please look at this intersection more. I don't know what the right answer is. I'm not u I'm not that that background, but this still certainly seems to me like it could be problematic. Okay.
Um my other question is on the the other intersection though. Um could we do an image of that really quick? >> Yeah. Um yep you had it right there. Okay. >> So um I can see how you know so we we still have the the left in which is
great. Okay. Um people can immediately take a right to go into the parking spots there or continue forward. I see how the you know the islands kind of help to separate and so forth. I can tell you again firsthand though that um that very first right turn in that
people can also use then to make a left to get into the turn lane to make a right turn out of the parking lot that is also problematic. Okay. And so I don't see where this is going to be an improvement. I'd almost rather see that
um if that uh island from Northdale Boulevard where you have all the um the low landscaping over to the first island, it almost needs to be blocked all the way across. Okay? And make sure that people aren't coming down that very first. You need to give people more
time. That is a very short distance for the traffic then coming through um that are already queued up to go make that right turn out. um people trying to cross then to get into that queue to make that right turn out um is a problem as it is especially because you have
traffic coming in plus you're trying to get into that queue um that's a challenge. So if there is a better way of guiding the traffic there or um you know so that is very smooth you know in and out there that's critically important. So those are my two
observations. >> Yes. And and may I speak to to that one because I'd like to highlight an improvement. So, we we're sensitive to that and um we experience that when we are driving around the site as well. Um and part of that reason that that is
happening today is that the gas currently discharges north and when folks want to get back to Northdale, that's the that's the intersection that they have to use to continue on. And so what we've proposed is a a new ride in right out driveway um such that anybody
sort of you know parked in this northern area has a more easy way to get out um and they can be out in the roadway. And we believe that this this left turn and immediate right turn volume will will decrease significantly
um because they now have another option up here. >> And that's really good. I you know what I did not even see that when I was looking at it originally. I was so focused on the other area. So that is a a good improvement. I think that will help to take some of that making a left
to get into the queue. That might deter that a little bit and they might opt to go out the other way instead. >> Okay. Thank you for pointing that out. >> Yeah, Mr. >> Mr. Casey. Um, yeah, once they know about that, I didn't realize that either
that that could be a separate right in right out, that would alleviate a lot of that Northdale, you know, swirl there that you have to go to one side of the island and and whatnot. So that's a I'm glad to see
that. Um once people know it's there and and it it you know um when Mary was talking about that bulge in the road, it goes without saying and yet it needs to be said if if people used their blinkers
it would go a lot smoother of course. Um you know so you have a little lead time there. Um it is kind of a short short um lead time and I don't I don't use it in
hightra time. So I'm not as concerned. I you know I can afford to or I can stagger my trips to Costco to less traffic times. So I I understand your concern about that. And I had one other
concern about all the exits from these new gas pumps will go to the north. I mean, they'll come out of their pump stall. Um, and I have to say the, um, red and green X's you have on the
current, um, I I use those all the time. >> Those are valuable to let you know what's open, what isn't. Um, so if that's incorporated into this new design, that's great. >> It is. Yeah, absolutely. >> Yeah. So, all this traffic comes out of
the gas stalls and takes a left and exits through this north. >> Um, you have a little white area across it, but >> and then we'll all take that left or or
possibly go into the parking of of the main store. >> That's right. That's right. Okay. >> Yeah. >> Um, so that is the only way. And then you're saying this screening that you described, this 36 inch wall
that will be in front of people as they exit >> uh in front. >> Well, as they come out of the gas pumps, it's going >> We do have a a narrow island on the east side >> um that's planted, but those are lower shrubs, lower shrubs and perennials. The
higher material is along Main Street. Definitely along Main Street. >> Okay. The that extends from your loading docks, right? That's screen. Okay. That's all along Main Street. >> That's right. Yeah. We're extending the wall, that masonry wall. It's about 36 in. So, we'll we'll extend that wall.
And we're planting in front of it and behind it. >> Okay. I'll take a better look at this site now that next time I go, there's lots more to see. >> Sure. Um, but I too was very impressed with the landscaping that you're going to incorporate.
Um, it'll just mask the the automotive end of it, I guess, although we all use that automotive end. Um, but it's it's impressive that when you like you say five years that it will be
>> very noticeable. So, >> absolutely. Thank you. That's my comments. Yeah. Chair Schwarz, >> Commissioner Nablo, >> I just have uh two quick points to make for the applicant. Um do you does uh
Costco with all the numerous locations with the current layout and situation to your knowledge? Do you have any other similar sites in comparison to the situation being presented today? >> In our proposed condition, do we have
something similar? Yes. Throughout the nation that that you've encountered this same situation. >> Um well, let's see. Adam, can you think of any? >> Yeah, it's in Arizona. Um what's the name of the city? >> Was it Buckeye?
>> Buckeye. Well, yeah, Buckeye, Arizona. We have a 20 or a 40 uh dispenser station that works very similar, but we have two under construction right now outside of Detroit in Commerce Township. And um and um we have um a uh 4x4. So we
have we have a 16 pump that's up and running in Shelby, Michigan as well. So um this is a newer model. >> Um and we're building these now in the Midwest. Um and the one that we have in Arizona is is a great model that we could take a look at to see how with
with the you know the 40 dispensers, how cars actually move through it. Um but it's it's all been very positive. It's great to hear. The reason I asked is just so that it's it this is more confidence building that it's not a a
new um proposal or a new concept. And then the second question I have is um as you mentioned just with Commissioner uh Casey about the dividing wall, the
screen that provides along Main Street, >> right? And that's a wonderful idea. And then the um providing the the expansion in the the canopy and the different types of foliage to provide some cover
there that will develop in the next few years. My question is along the main street side. I believe that is the loading and the stocking part. My only question is is how is this
um gas station development on the TGIF Friday site is that going to in any way affect the flow and the supply of of the trucks to >> no >> no >> no no not at all no two separate
components absolutely there's there's if you look at the plan where the loading docks are >> there we have not decreased the distance whatsoever from what it's today. >> Excellent. >> It's exactly the same way it's designed today. So, we're we're basically
building the gas on TGI Friday's parcel. It's about 2 and a half acres. >> Okay. And and just that's wonderful. I just and the last thing is um the consideration which you've put a lot of emphasis on is the northale and where
the current gas is um that turning into the gas stations at the current setup has always concerned me and so any development away from that current situation I think is only going to be
more safer um more satisfaction action for customers cuz I find that to be an extremely necessary but a very scary >> yes >> situation. So thank you for this >> commissioner. We would agree completely agree with that statement.
>> Thank you. All right. Uh I have a couple questions. Do you have a can you give us an estimate of what the distance is from that driveway on Riverdale
to to the U-turn? >> Um, so our so our entrance and exit on Costco's to the um U-turn, what the distance is? >> Um, Adam, do we have that distance? I don't have a scale plan. It's 50 to 60
ft. >> 50 to 75. >> Probably around 75 ft, chair. Okay. Cuz your scale there at the bottom shows was 40
40 feet for an inch. Are you >> in in our our paper drawings? >> Oh, on the drawing. Um >> I think we're looking at one of Tom's drawings. Tom, do you have I have like 90 ft or 30 to 35 m.
[Applause] >> It certainly isn't an inch. Must be 40 ft for a half inch. Maybe all my plans are reduced. Or are we measuring to the entrance of the U-turn? Right. From Okay. From top.
So, >> give us a minute. We're actually looking on our on our computer here. We'll give you an exact >> roughly 40T. >> 40T. >> Yep. That's to the beginning of the taper. Correct. >> To the Yes. >> Oh, so that's to the taper, not to the
actual uh turn. Well, Tom, what would it be to the uh turn? >> So, full lane width that's 75 ft. >> Okay. >> And then there's an exclusive lane and then it wraps around to the north side of the circle. >> Mhm.
>> Right. >> All right. And then onto a different topic. Do you have any images or information on the attendance uh facility, the building,
>> the uh kiosk, we call it the Costco gas kiosk. Um I believe in our initial submitts drawn. We should have had the kiosk drawn as well. [Applause] That should have been in your uh packet.
Max, do you recall if that was in the packet? >> It should be in the packet. I believe the elevations were included as part of the packet. Um, let me see if Wait, I'll try and find them and see. >> We'd like to match exactly what's out there today in terms of what it looks
like. I mean, that's absolutely necessary to have that that structure. That's where our electrical gets tied into. Um, >> is there any room to place a restroom somewhere out there?
So, that's a very good question. Um, when we've looked at these fuel relocations, our general rule of thumb is over 700 ft or so, we've been looking at a restroom um to the front of the store. if we're
greater than that. Um I I believe we're under that 700 foot distance. So we we really did not consider a restroom in this case. Um we just didn't think it was necessary for the gas attendant. I mean most of these are just for our gas attendants, not a public restroom. Uh I
don't believe out of the 700s throughout the country, we have a outdoor restroom open to the public. It would only be for our guest attendant or employees. But uh can >> Yes. >> Cuz yeah, I was thinking more along the lines of a public restroom.
>> And then where where is your delivery service? Where's is the refill truck >> park and and fill the tanks? >> That's on the on the far north side.
So you see there's a striped area. So, the trucks come in off of Riverdale and swing around and they will drop. They'll fill up the tanks and then they will go around the building. So, they will make the maneuver around the building. That's that's this uh the
travel pattern that we've worked out with the warehouse and with Costco gas operations. So, it's a very easy drop. It's on the north side. Won't interfere with any traffic going in the east, west, or north south directions. So, it's totally away from the from the cars.
>> That's correct. >> Vehicles filling gas. >> That's correct. That's why we like the orientation of this. Somebody asked me about how many different concepts have we looked at. We've looked at turning this north, south, east, west, and uh this is the best location orientation wise to make sure that fuel truck gets
in and out. And then uh at least for now my final question, I know that it's not available or at any of your current stores that that I've
been to. Have you had any thought or ideas on posting a sign with price? your your competitor Sam's Club down University Avenue, for example, they they have a sign that shows price.
>> Mhm. >> Does Costco have any objections to putting a sign? >> Um, in terms of object, I just know historically speaking, we don't advertise price for gas because it well, it fluctuates so much. And of course you
could say why not put a digital billboard up and it would fluctuate with the market or whatever the gas price is. Um I there is not one uh facility in the country with with any sort of pricing. We just um I I don't believe that we
would do something like that. Um I could I could ask um but I I don't believe we would um actually entertain putting up a sign. Um if you've noticed Costco doesn't advertise. Um, we don't, the only signage we have is on the building
and we have a small Costco wholesale on the fuel facility, which by the way has changed. It used to say Costco gasoline and now it just basically says Costco wholesale. Um, but there's no monument signs were never added to the overall shopping center
signage. Um, it's it's very discreet and it it makes sense, right? It's a membership-based business, so we just don't advertise with with signage. And I I don't believe we would put up a sign with with pricing price. >> Well, like I say, your
I guess I can call him your competitor, >> Sam's Club. >> Sure. >> Has a digital sign up on the top of the canopy. >> Yes. No, I'm well aware. I'm well aware of it. And yeah, it's something um that would have to be approved by the CEO. if
that were to happen. >> Mr. Chair, >> Commissioner Schmol, >> I guess I'd just like to comment. I'm um you know, if they were to consider something that I I'm afraid that would take away from some of the landscaping that they're proposing. So then that
would actually expose it more. I'd rather have the landscaping than a sign. I don't I don't see how a electronic sign on a on the side of the canopy affects landscaping whatsoever.
>> I see. I was think I was assuming you wanted to see it from the road. >> No. >> Okay. >> Well, I mean, you would see it from Riverdale as you drove by, >> but All right. >> I got a question. Commissioner Rak,
>> what's the uh distance from the landscaping to the front of the pump where you're stacking? >> Um, so we kept the same distance as the current building, the TGI Friday building, and I think we're actually increasing that a little bit more. It's
a very generous setback. I think we're uh do we have Tom? Do we have a dimension to the back of curb from the property line >> or how many cars can you stack is the other question. How many cars can we stack in? >> 40 behind
>> about 20 foot of 20 feet a car. >> If you walk from the pumps back to the west, that distance there determines how many cars you can stack in there. >> Let's take a look at a plan. Let's see. One more.
>> Yep. >> This one here. >> Y. So these vehicles are drawn in on this graphic. Um they're they're drawn in at uh 25 ft. Uh assume 25 ft per vehicle. And so we have one, two, three,
four, and change um vehicles kind of nose tonose behind each four vehicles out and then space behind them to get >> That's correct. >> Alongside Yep. >> Thank you. Max.
>> And if this doesn't work, Max couldn't be direct traffic over there. >> Mr. Chair, >> Commissioner Casey, >> um I had one more uh thought when they
brought up the the uh filling the gas, you know, refill >> um tanks on the on the north side. And then does that mean that the trucks will and you don't have the graphic up here anymore, but it would go continue on and
go around the building toward the front of Costco. Is that what >> No, no, it would go around the backside and to the far east side and then exit on Northdale. >> Oh, >> you can't get around the front of >> around them. So, >> yeah, we try to avoid any sort of truck traffic in front of the building.
>> Yeah, those would be big big uh rigs. Yes, we >> they would just continue along where the um >> the loading docks are, so to speak. >> That's right. >> And come around that way. >> Yes. >> Thank you, >> commission. Any other thoughts,
questions, concerns? motions. >> Oh, are we going to do >> are we going to do a I guess I thought we we would still have the just the commission >> discussion. >> Oh, sure. All right.
>> So, this I'm I'm assuming this was the part where we just have the questions for the petitioner. All right. Okay. Thank you. All right. >> Thank you. >> Okay. Thank you very much. >> Thank you. All right, commission. Any additional thoughts, concerns,
questions? Chairman, >> commissioner, >> I do like the I do like the idea of taking the pressure off of Northdale Boulevard. >> Um especially when the cars are stacked
up almost crossing Main Street. So, um, yeah, I think that's a good idea. >> Cheers Schwarz. >> Commissioner Nolan, >> I like the idea of um making some good use out of where the current TJ Friday's
building is. I'm really pleased that you're having more distance between the pumps and ways between them because I know that's always been an issue that I've seen. Um, I share the concerns of Commissioner Smokeoky about that as I drove the other day, that quick egress
into that um, U-turn. Um, hopefully those stop signs and stop lightss can make that effective. But I I do appreciate the new ingress egress on the north side. I think that's going to change things up and not bottleneck it so much.
Um, that being said, I would recommend in planning case 258 that we approve the proposed plan unit development with the conditions as listed in our packet. >> Second. Motion by no, second by Nlock. Any
further discussion hearing? None. All in favor? I >> opposed. I >> uh motion passes. This is a recommendation by the planning commission. We had a 6
to1 vote with Commissioner Schmokei opposed. This is a recommendation by the planning commission with a decision by the city council at their September 2nd meeting. >> Good luck. >> Well, thank you very much.
Thank you. >> All right. Our next case is planning case 25-9, an ordinance amendment to create an LDR3 district, city code sections 11-601
and 11-607. >> Sorry, there was a problem with the act. >> Mr. Platner. >> Thank you, Mr. chair, members of the planning commission. So, I second case I have before you tonight is a request for an ordinance um to amend um the
residential section of the zoning code to um add a new zoning district, the LDR3 zoning district. So, we did discuss this at the work session back in July. Um the uh city council, we also had a work session, staff had a work session with city council on the proposed LDR3
district. Um and the city council was generally um amendable to what was being proposed um after the discussion with the planning commission. What's being proposed here is not substantially different than what was brought at the work session with the planning commission back in July. There are some
changes that I will make sure to go over, but just to give a brief overview of the LDR3 district again um as a refresher. So what this would be is a new zoning district within the lowdensity residential um land use guidance. So 3 to five units per acre
would still be the range of density for any new development within this district. Um the allowed uses would be single family homes and um accessory uses as well as some institutional uses that are generally allowed in residential districts such as churches
and schools. Um the um allowed uses would be almost exactly the same as what's currently allowed in the LDR2 zoning district. The only major exception being twin homes. The LDR2 district has a number of existing twin homes and duplexes. Um those are not
very commonly built these days. Um and the city staff does not see any reason to um begin allowing new twin homes again in single family residential districts. So that is not an allowed use uh in the proposed LDR3 district. Otherwise, it does match the LDR2
district in terms of allowed uses. Um, the new lot sizes that would be proposed for the LDR33 district would be a 7200 square foot minimum lot area, a 60 foot minimum lot width, and 120 foot minimum lot depth. And to be clear, u a developer proposing any new homes within
the LDR3 district, LDR3 district would be able to have larger lots, wider lots, deeper lots than the minimum allowed. This is only setting a denser um maximum density and a and a smaller minimum lot
size for these lots. Um notably um you would never have a development where every lot is 7200 ft, 60 ft wide, 120 ft deep. Um, and you also are very unlikely to have a maximum the maximum density um, with those lot sizes due to the need
for streets um, storm water ponding um, oddshaped lots, corner lots, etc. that are going to be larger than the minimum. So I do a little bit later in this presentation list some of the maximum densities that could be reached mathematically. Um, in theory these
would never be reached in in reality due to um, these factors. So, um the other changes being proposed as well as the lot sizes um are lot coverage. Um
so, staff recognize that it's difficult already to meet a 30% lot coverage. Uh when you're including buildings, uh including the home, accessory structures, and driveways in the LDR2 district. With smaller lots, it would be even more difficult. So, staff are proposing an increase in allowed lot
coverage from 30% to 50%. Um this would allow for um the 40 foot wide driveways etc that we currently allow in the LDR2 district in the LDR3 district. And staff are also proposing reduced setback requirements also to allow more of the lot to be utilized for structures and
driveways. Um, most of the 35- foot front and rear setback requirements in the LDR2 district would be 25 feet in the LDR3 district. And many of the 10- foot sideyard setbacks in the LDR2 district would be 7 and a half ft in the LDR3 district. Meaning that structures
on different lots would be um able to be 15t from each other rather than the 20 feet from each other that's currently allowed. And this is for living spaces in general. Garages are currently allowed to be five foot feet set back from the side lot lines, meaning they'd be 10 feet from each other in the LDR2
district. Um, just getting a look at the type of density that um is currently allowed by zoning code um and comparing that to what our range is in the comprehensive plan. So 3 to five units an acre is the
range that we allow developments to meet um in the lowdensity residential district of the comprehensive plan. The zoning standards for LDR1 and LDR2 um do make it difficult in some cases to meet that range. Um the maximum mathematically possible in the LDR1
district is actually below the minimum um in in our comprehensive plan. So there are some discrepancies between our zoning and land use. Um in certain infill lots, especially constrained ones, lots with um unique situations like the EL u the fire station 3 um
redevelopment lot that's um coming up uh that I did mention at the work session um which does have you know a deep sewer pipe going through the lot and it's an odd shaped lot. It has a street going through it. uh things like that. Um meeting the 3 to five units per acre u
in the land use with the LDR1 or LDR2 district is is very difficult to do. Um so the LDR3 district does have utility in that situation. Um I did go over this again at the work session. Um adjacent cities, Brooklyn Park and Andover both have similar
districts that allow um for smaller lot areas but only allow single family homes. um that would be um correlary to or would correlate to the LDR3 district that is being proposed. Um however, Rapids currently has allowed or in in
the recent past has allowed and other adjacent cities also have allowed PUDS that are single family residential only that have similar or even smaller lots than what would be allowed in the LDR3 district. Um and I will go over a couple of those. Um so the a couple existing
PUDS all of which were developed in the 80s in Rapids include Parkside second edition, Shannon Park and Eager Estates which have lot widths of um 60 feet at minimum and front setbacks of 25 or 30 feet as well as rear setbacks of 25 or 30 feet and then an image of Eager
Estates for any who have not driven that part of town. Um this is what that those 60 foot lot widths look like on the ground. Um, more recent developments, Ramsay did have the North Fork Meadows development approved back in 2020,
I want to say 2019, 2020. Um, many of these houses were built in 2021. And these are even smaller with 50 foot lot widths, 125 foot lot depths and um, 25 foot front setbacks. This is what that looks like on the ground. Um, so the
lots are a little bit smaller, the homes are a little bit larger compared to the lot size. and you have about for these about 10 feet between the homes whereas in the LDR3 district we're proposing 15 feet between the homes. A couple of other differences from LDR2 um which were added into the proposed
LDR3 district between the work session and now um one would be allowing living space that's directly over a garage to meet the garage setbacks. So the garage setback side setback would be 5T instead of 7 and 1/2 ft. Um staff are proposing allowing living spaces directly above the garage to meet that in order to
avoid the awkward 2 and a half foot step between the garage and the living space and allow um a building style that has um you know rooms directly over the garage which is um very common right now. Um removing the variable setback options. LDR2 district had a lot of
unique exceptions for front setbacks and things like that that I think would be inappropriate in the LDR3 district. Um we already having a 25 foot front setback. there isn't much need for um these kinds of unique front setbacks for entry rooms, foyers, um uh ramps leading
up to porches, things like that. Um these are usually pretty easy to meet uh with a 25 foot front setback. Uh a little more difficult to meet with a 35 foot front setback. And then as I mentioned earlier, two family residential uses. Um, so I do have a couple more slides that I can reach into
if um, there are questions about some of the specifics about this, but in terms of the presentation I wanted to go over, this is all I have. So staff do recommend that the planning commission recommend approval of the proposed ordinance. So, this would amend city code section 11-601, which would add
LDR3 to the use table and um allow all the same uses allowed in LDR2 except two family homes and create section 11-607 uh creating the LDR3 zoning district. That's all I have. Thank you. >> Thank you, Mr. Plasma. Commissioner, any
questions for Mr. Plasma? >> Mr. Chair, >> Commissioner, >> just one really quick just to clarify again. We're not making this change to make LDR3 the standard now going forward. This is for those unique circumstances
in order to be able to um take advantage of existing properties etc that might not be able to work in LDR2. Correct >> Commissioner Smokey. That's correct. The focus is on smaller infill lots where five, six, seven, maybe 20 homes would
potentially be able to be built, but not large developments or large tracks of land and definitely not replacing LDR2 is the standard. >> Great. Thank you, >> Commissioner Vak. >> Okay, I can see why you're doing this. I'm not a fan of reducing lot sizes. I I
think it you come to the suburbs, they have space and all we're doing is condensing it. We're putting the people tighter. Uh potential conflicts. Um I don't feel that
Toon Rapids should be going into a more densely packed neighborhoods. They're leaving the Twin Cities because of that. Now, as a developer, I can see why they like this. They're going to get more houses.
Uh they're going to make more money. Uh I'm just not a fan of reducing lot sizes. If they want to build a smaller house, fine. But I think people need more space between the houses. In fact, we ran into that issue over along the
Mississippi where we had that the guy wanted to build a house and the lot their house was right on the lot lines. You wanted to expand. She was worried about people looking in their living room. Uh so I'm just not a fan of reducing lot sizes, but I can see why
you're doing it. >> Mr. Chair, >> Mr. Smoking, >> I guess then a followup then for one other quick clarification. Anything that would become an LDR3 would still have to come through the planning commission because it would be a re zone then or
something from an LDR2 to an LDR3 or is this something that staff would have the abil so it does come by us right so we would have the opportunity to review it >> commissioner if I may yes that's absolutely correct um any reasonzoning would have to go through the planning commission the council as with any other
ordinance amendment uh just full disclosure the city is um planning to bring forward a request for reasonzoning for the fire station 3 property correct to LDR3 should the ordinance pass. >> Perfect. Thank you very much. >> Chair Schwarz. >> Commissioner,
>> uh a question for planner Patner. So in in your uh a professional opinion, you're estimating 10 to 20 cases perhaps a year.
Uh, Commissioner Nablak, um, I am looking at many of the infill lots in the city and seeing that there are lots of options for 10 to 20 homes in some of these lots. These that I'm basically describing the size of a lot of these infill lots as ones that could um,
support a number of homes, somewhere between five and 20 in a lot of cases. Obviously, there are some larger lots that may go up for development in the future. Um, that might allow for significantly larger number of homes or even some mixed uses. Um, but I definitely do not predict that there
will be 10 to 20 cases of development in um, infill lots per year. I think it would be much lower than that. >> Okay. So, uh, we're looking at a very small percentage of anything that would be coming before the planning commission or city council.
>> Correct. Okay. So, you would say less than 5%. >> Maybe. >> I think I think that's probably accurate. Yes. >> Okay. Thank you, >> Mr. Chair. Commissioner, >> first of all, thank you for adding the um the width on the culde-sac lots
>> as part of that. I saw it. That was that was nice. >> Um quick question on the minimum finished floor area above grade and I looked at LDR2 and it looks like it's the same one. Is 720 the standard that we're using as above grade finished?
>> Commissioner, no. That's correct. Yes. >> And it's very rare that we get homes that are that small, but it is our minimum. >> Okay. >> Any other questions? Commissioner Rak, >> is there a height uh requirement for
residential homes? Commissioner Ronak, the height limit for residential homes and I I don't have it memorized off the top of my head. >> I just Is there >> There is one. Yes, it's >> if you wanted to build over the garage. >> Correct. >> The height would not restrict that.
>> Correct. >> Okay. >> And Right. Yes. That's that's correct. >> Mr. Chair, >> Commissioner Kmoki >> in planning case 24-9. Um I recommend >> uh we need a public hearing. >> Oh, I apologize. There I go.
Any other questions from Mr. Cler? Thank you. All right. We need a public hearing in this matter. So, at this time, I will open a public hearing in planning case 25-9,
an ordinance amendment to create an LDR3 district city code sections 11-601 and 11-607. Anyone wish to speak to this public hearing? Anyone wish to speak to this public
hearing? Seeing none, we'll close public hearing. Limit comments to commission. >> Mr. Chair, >> Commissioner Schwoki, >> in planning case 24-9, I'll recommend approval of an ordinance amending city
code section 11-601 and creating city code 11-607 for the LDR-3 lowdensity residential zoning district. >> I'll second it. Motion by Schmoki, second by Nablock.
Any further discussion? Hearing none. All in favor? >> I >> I opposed. And that motion carries. This is a recommendation by the planning commission be introduced by the city council at
their September 2nd meeting and a decision by the city council at their September 16th meeting. Mr. PLER, other business. >> Thank you, Mr. Chair, planning commissioners. I did forget to add these to my slideshow. I apologize, but I do just want to go over really quickly what
we will be bringing forward at the September planning commission meeting. Um, so as I did mention during the last item, we will staff are proposing um a request to reszone and reguide the fire station 3 property to lowdensity residential and LDR3 um under the
assumption that um city council approves the LDR3 zoning district. Um so that's planned to go forward in September. And we also have two requests um for um one is for a conditional use permit and one is for use flexibility. Um so the conditional use permit request is for
former alloy brewing which they are requesting um to be allowed to do major auto repair for the purpose of doing transmission repair at that building. So that they would be requesting to bring that back into the fold of the RPG auto mall. Um that is a conditional use
permit requirement. So um the planning commission and city council would would have um some discretion over whether or not to allow that um based on conditions on site. And then there would be a request for use flexibility for the Holly Street industrial building. There's a tenant that is hoping to move
into that building that is a volleyball training facility. Um so it's youth and adult men's volleyball. Um and they would be proposing to use the entire building um as a training facility with volleyball courts, things like that. Um not really a spectator facility, not an
events facility, but mostly just training. Um, and because indoor recreation is not a permitted use in the Port Evergreen zoning district, um, that would require use flexibility. So, those are the items coming forward in September. And I think that's all I have for you. Thank you.
>> Which building was that? Did you say, Matt? >> That's it's Holly Street Industrial was approved last summer and they're working on the shell of the building right now. It's right next to IDC Spring um on Holly Street near Springbrook. >> Yeah. All right. >> Thank you. >> Thank you. Commission. Anyone have
anything for other business? >> Hearing none. >> Motion to adjurnn. >> Second. >> Motion by second by no. All in favor? >> I I adjourned.
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