PLANNING & ZONING COMMISSION
MINUTES OF NOVEMBER 8, 2006
PRESENT:
Randy Hagerty, Chairman
John Witt, Vice Chairman
Glen Novinger, Jr.
Danny McDowell
John Buckwalter
Charles Giovannini
Jill McCord, Councilmember
Paul Frazier, Code Administrator
Mari Macomber, City Manager
ABSENT:
Doug Kollar
Dean West
CALL TO ORDER
Chairman Hagerty called the meeting of the Planning & Zoning Commission in the City Council Chamber to order at 7:00 p.m.
APPROVAL OF AGENDA
Chairman Hagerty asked for changes to the agenda. With no changes, Chairman Hagerty declared the agenda adopted.
APPROVAL OF MINUTES
Chairman Hagerty asked for changes to the minutes of September 13, 2006. With no changes, Chairman Hagerty declared the minutes adopted as published.
NEW BUSINESS
Public Hearing. Rezoning request for a parcel of land bounded by South Fourth Street on the West, West Normal Street on the South, West Scott Street on the North and the Railroad right of way on the East from General Special Residential to Central Business District Planned (CBD P). Chairman Hagerty opened the public hearing at 7:02 p.m.
Mr. Frazier reported that Charles Morris was requesting a change in zoning from R-4 Special Residential to CBD P to permit a self manned fuel service dispensing facility. Mr. Morris was required to submit a development plan for approval. Mr. Frazier stated that if approved, any substantial deviation from the plan would require another public hearing and notification of surrounding property owners. Mr. Frazier stated there were two entrances; one off Fourth Street and the other off Normal. To manage storm water drainage, there will be interior drain basins that will exit to a storm drain on Normal Street. Mr. Frazier stated the development plan is effective and complements the mix use of occupancy intended for that area. The storage tanks have been upgraded to meet state and federal requirements. Any substantial deviations like opening a convenience store would require another public hearing and approval; tearing down a building and rebuilding it, would not be considered as a substantial deviation. Mr. Frazier mentioned that the area would have low impact lighting and that they would make sure there would be no lighting issues.
PROPONENTS:
Charles A. Morris, 210 Suburban Drive, Kirksville, MO – Mr. Morris stated he purchased the property in 2005 and cleaned it up.
Mr. Buckwalter asked what pattern he expected pump users to follow. Mr. Morris stated most would enter off Normal Street, make a loop, and exit back on to Normal Street. Mr. Novinger asked what type of clientele he expected to attract. Mr. Morris expects to attract some clientele from the University, Hospital and truck traffic.
Henry Setser, A.T. Still University, Kirksville, MO – Mr. Setser asked if the area at the corner of Fourth and Scott Street would be included in rezoning and if there would be any other entrances along Scott. Mr. Frazier stated it was not included and all entrances were off Normal Street.
OPPONENTS:
Ron & Susan Rogers, owners of rental property at 601 South Fourth, Kirksville – Mrs. Rogers stated she was told a small house beside their rental property would be torn down to make way for an entrance or exit that would go between their house and adjacent house. Mrs. Rogers owns a duplex and is concerned that the noise and smell from semi trucks using the entrance beside her house and lighting would be a problem for their renters. Mr. Rogers stated he would be against drive way being allowed. Mrs. Rogers stated that aside from the drive way, she was opposed to the diesel traffic the proposed business would generate.
The Commission asked Mr. Morris if this was correct. Mr. Morris stated he had purchased the house and was considering making an entrance into the north part of the development. Councilmember McCord asked what hours the pumps would be operational. Mr. Morris stated it would be a 24/7 operation. Mr. Frazier stated that adding another entrance would be a substantial deviation to the current plans and would require re-notification of neighbors and another public hearing. Chairman Hagerty asked how often large trucks would be delivering to the area. Mr. Morris answered they currently receive one to two transports per week, but have had as many as three to four per week. He did not anticipate there would be any more diesel traffic than is currently in the area.
Jim Rogers, 201 State Hwy 11, Kirksville, MO – Mr. Rogers said he was concerned about increased traffic noise.
With no further input, Chairman Hagerty closed the public hearing at 7:20 p.m. Chairman Hagerty entertained a motion. Vice Chairman Witt made a motion to approve the rezoning request. Mr. Giovannini seconded the motion. The motion was approved by the following vote: Hagerty, aye; Witt, aye; Novinger, aye; McDowell, aye; Buckwalter, aye; Giovannini, aye; McCord, aye. Absent: Kollar, West.
North Baltimore Traffic Study Report by John Buckwalter
Mr. Buckwalter reported that one year ago the Airport and Transportation Commission and Staff discussed the issue of traffic congestion and the speed limit along Highway 63 north of Route 6. MoDot and the City of Kirksville entered into a joint traffic study of this area. George Butler and Associates (GBA) was hired to do a corridor study on Highway 63 from Route 6 to Brewington Avenue. They did physical observation in January 2006 and reviewed traffic data that had been collected for a number of years. Mr. Buckwalter stated that a report had been given in March of 2006, but was revised because the data did not reflect the additional traffic generated by Home Depot. A revised report from October 2006 shows current traffic rates and projected rates for 2010 and 2025. Mr. Buckwalter further reported the 2010 numbers are the most important numbers to consider; the 2025 numbers assume the bypass of Kirksville has been completed and that everything on the north end of town has been developed. Current and projected traffic rates for north and south bound traffic during peak hours are: current: 624 northbound, 487 southbound; in 2010: 946 northbound, 822 southbound; in 2025: 1,996 northbound and 1,907 southbound. Mr. Buckwalter reported that since this was a MoDot corridor, GBA made the recommendations to MoDot for their consideration. For existing traffic they recommend combining or eliminating drives along the corridor where possible and constructing a southbound left-turn lane at Charles Street. The cost of constructing the southbound left turn lane at Charles Street would be around $300,000, which would be the responsibility of MoDot. By 2010 they recommend MoDot construct a third turning lane the entire length of the corridor; that the city begins developing reverse frontage road systems parallel to the corridor; that the city construct Emmet Street to intersect with US-63, which is already planned for the next construction season; extend Cable Street west to connect with existing Cable Street, which is in the five-year transportation sales tax plan. By 2025 they recommend making the entire length of the corridor five lanes; review signal warrants at the intersections of Charles Street, Cable Street/Suburban Drive and Brewington Avenue with US-63. Mr. Buckwalter finished by saying that there has been no cost estimates submitted for these changes. GBA recommended planning for the future in regards to reverse frontage rolls and that the city exercise control for access management along US-63.
Vice Chairman Witt asked when the bypass was expected to be completed. Mr. Buckwalter stated it was not in the five year plan, but possibly in six to eight years. Chairman Hagerty asked about the development of the parcel of land north of Home Depot and the development of a frontage road for access if it was developed by smaller businesses. Mr. Buckwalter replied that before anything could be built, it would need to be subdivided, and working with developers to encourage building a frontage road.
COUNCIL AND COMMISSION INPUT
None
ADJOURNMENT
With no further input, Chairman Hagerty adjourned the meeting at 7:40 p.m.
Teresa Dorris
Recording Secretary