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HomeMy WebLinkAboutMinutes Plan Commission Minutes 1 July 3, 2007 PLAN COMMISSION MINUTES JULY 3, 2007 PRESENT: David Borsuk, Ed Bowen, Meredith Scheuermann, Paul Esslinger, Kathleen Propp, Jeff Thorkildsen, John Weinsheim, Jon Dell’Antonia STAFF: Darryn Burich, Director of Planning Services; David Buck, Principal Planner; David Patek; Director of Public Works; Darlene Brandt, Recording Secretary Chairman Dell’Antonia called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of June 19, 2007 were approved as presented. I.A. LAND DIVISION /1724 HICKORY STREET Frueh Consulting Services, petitioner, Gary & Peter Dubester, owners, request approval of a 3 lot land division at the southeast corner of Hickory St. and E. Murdock Avenue. Mr. Buck noted there is a proposed 5 ft. offset in the size of proposed Lots 1 and 2. Mr. Buck noted the proposed lots meet or exceed subdivision requirements, but staff feels the proposed offset has the potential to create confusion of lot line locations in the future. Also the additional 5 ft. added to proposed Lot 2, a corner lot, would help with setback issues associated with corner lots. Mr. Buck pointed out that these concerns do not have an affect on the proposed land division, but the Plan Commission may want to consider these types of concerns when updating the subdivision regulations. Mr. Borsuk inquired if staff discussed this concern with the applicant? Mr. Buck replied yes. Mr. Gary Dubester, 1724 Hickory St., stated the proposed buyer and himself are aware of the lot line locations and there are no boundary line disputes. Mrs. Propp inquired why the offset? Mr. Dubester stated the buyer suggested the offset. He is not sure why, but the proposed lots meet the code and minimum requirements so there should not be a problem. Ms. Kris Villars, 1325 Kensington, with ReMax, stated the property has been in the family for a long time and the 5 ft. offset gives more cushion on the north lot line of proposed Lot 3. I.B. ACCESS CONTROL VARIANCE /2840 BRADLEY STREET Rick Fisher, Fisher & Assoc., petitioner, Gallup Creek LLP, owners, request an access control variance to permit 4 driveway openings. Mr. Buck noted there are currently 3 driveways serving the property – one leading to the north side of the building, one leading to the loading bays/parking area, and one leading to a parking lot/storage yard. Mr. Rick Fisher, Fisher & Associates Architects, Kimberly, distributed a revised site plan moving the proposed new southern most driveway 22+ ft. to the north (said plan on file at the Planning Services Division office) and increasing the driveway width to 22 feet. Mr. Fisher noted there is an existing light pole they want to avoid and would like to keep both southern driveways consistent at 22 ft. wide. Plan Commission Minutes 2 July 3, 2007 Mrs. Scheuermann inquired if the revised site plan complies with staffs recommendation except for the driveway width? With only a quick review, Mr. Buck felt the only modification may be to remove 2 or 3 parking spaces adjacent to the new southern most driveway. Motion by Borsuk to divide the consent agenda and vote on the items separately. Seconded by Thorkildsen. Motion carried by voice vote. DISCUSSION – I.A. LAND DIVISION /1724 HICKORY STREET Mr. Borsuk stated he understands what the petitioner is saying, but things happen over time and people do not remember. Property owners change, lot line stakes get moved. Mr. Borsuk stated he would prefer to see 5 ft. added to the length of Lot 2 to square it off. Mrs. Propp stated she agrees. What are the Plan Commission's options? Mr. Burich stated there would have to be a finding as to why the land division does not comply with the subdivision regulations, which as proposed, the land division does comply. Mr. Weinsheim stated if that lot line is moved, there will not be much separation between a proposed structure on Lot 2 and the existing structure on Lot 3. Mr. Borsuk stated the Plan Commission can make the observation, but cannot deny the request because it does comply with the Ordinance. Discussion ensued on criteria for land divisions. Chairman Dell'Antonia stated the Plan Commission would move to item I.B. DISCUSSION – I.B. ACCESS CONTROL VARIANCE /2840 BRADLEY STREET Motion by Propp to move approval of the access control variance to permit 4 driveway openings with the following conditions: 1) The existing southern most driveway become ingress only and be a maximum 22 ft. wide. 2) The new southern driveway be egress only and be a maximum 22 ft. wide. 3) Installation of directional signage at the two southern most driveways. Seconded by Scheuermann. Motion carried 8-0. II. AMEND CONDITIONAL USE PERMIT /REVISE DEVELOPMENT PLAN – 3401-3413 LOGAN DR Mr. Bowen inquired if the proposed garage/storage building would affect drainage? Mr. Buck replied the Engineering Division has reviewed the request and there should not be a problem. Motion by Weinsheim to amend the previously approved conditional use permit and approve the revised development plan to permit construction of a garage/storage building with the following conditions: 1) Base standard modification is granted for placement within the front yard area. 2) Addition of a window and landscaping on the south façade of the storage structure. Seconded by Borsuk. Motion carried 8-0. Plan Commission Minutes 3 July 3, 2007 BACK TO ITEM I.A. LAND DIVISION – 1724 HICKORY STREET Referring to Section 30-71(M)(5) Land Division Criteria of the Zoning Ordinance, Mr. Burich noted the criteria the Plan Commission needs to use to determine if a proposed land division can be approved, denied or revised. One of those criteria is being compatible with surrounding land uses and patterns. Mr. Dell'Antonia asked the owner if he approved of moving the lot line 5 ft. to the south? Mr. Dubester replied no. He felt moving the lot line could create a conflict between property owners in the future. He would prefer to see the 16 ft. buffer from the existing structure on Lot 1 to proposed Lot 2. Discussion ensued regarding lot layouts in the immediate area. Mr. Thorkildsen inquired about setbacks off Murdock Avenue? Mr. Buck replied proposed Lot 2 is a corner lot and will require a 25 ft. setback from Murdock Ave. and Hickory St., with 7 ½ ft. setbacks off the other two lot lines. Mr. Borsuk felt the alignment of properties would be the best for long term planning in this area. Motion by Borsuk to approve the land division with the following condition: 1) Move the southern lot line of Lot 2, 5 ft. to the south to align with the depth of Lot 1. Seconded by Thorkildsen. Mr. Weinsheim stated if you look at the rest of the block, the lots do not line up in the neighborhood. If you align the lot lines with others, there may not be sufficient lot size, and you still have a jog. He did not believe this will help the situation. Roll call was taken. Motion lost 4-4. (Ayes: Borsuk, Esslinger, Thorkildsen, Dell'Antonia. Nays: Bowen, Scheuermann, Propp, Weinsheim) Motion by Weinsheim to approve the land division as submitted. Seconded by Scheuermann. Motion carried 6-2. (Ayes: Bowen, Scheuermann, Esslinger, Propp, Thorkildsen, Weinsheim. Nays: Borsuk, Dell'Antonia.) III. PROPERTY ACQUISITION /120 JACKSON ST City Administration requests approval of the acquisition of the Chamber Building at 120 Jackson Street for street improvement purposes. The City owns the land; the Chamber owns the building and an adjacent parking lot. Mr. Burich noted a letter was hand delivered today just before the Plan Commission meeting from City Center raising questions, in part, on how the acquisition affects ingress/egress for the tenants at City Center; effect on the storm water load and the Center; other options (said letter on file at the Planning Services Division office). Mr. Bowen inquired about a time line for improvements? Mr. Patek noted the bridge reconstruction project would be similar to the Wisconsin Street bridge currently under construction. The Jackson St./Oregon St. bridge is a 1950's bridge, and the State tries to get 75 years out of a bridge. So we would be looking at 20-25 years yet for replacement. There are no plans for the bridge at this time. Mrs. Scheuermann stated that the City wanted to do this in 2002 but didn't. Plan Commission Minutes 4 July 3, 2007 Mr. Kinney stated Strand & Associates was retained in 2002 to address the intersection needs. City staff met with Chamber staff in 2003, but Chamber staff indicated they were not in a position to do anything at that time. Mrs. Scheuermann stated traffic will increase with the development of the riverfront area and this will have an impact on this intersection. Mr. Patek noted that this project is similar to what happened with the Wisconsin Street bridge and the Deltox property. When the City purchased the Deltox property, no one knew what would happen 20 years later. By owning the Chamber Building, the City would be planning for a better bridge in the future. Mr. Kinney stated that acquisition of the Chamber property is for long range circulation improvements, but will also address short term needs. The riverfront development along Marion Road will increase traffic in this area. Alternative 1 was selected from the Strand report because it provided for the best traffic circulation pattern including improving pedestrian circulation from the planned riverwalk. Staff has presented pedestrian walkway improvements to the Plan Commission in the past. It would be proposed to have an enhanced trail walkway along the west side of Jackson St. to tie into the proposed riverfront riverwalk extended to the Wisconsin St. bridge. Mrs. Scheuermann inquired if staff talked to City Center about this proposed project. Mr. Kinney stated it did not occur to staff that City Center would object to improving the traffic situation/problem at this intersection. The City would work with City Center to rework their parking area and possibly incorporate the vacated portion of Division Street into their lot. Mr. Kinney noted this request would go before Council on July 26th to permit staff an opportunity to meet with City Center to discuss how this project could enhance their overall parking situation. Mr. Tim Rikkers, 301 N. Broom St., Madison, Wisconsin, from Akcess Acquisition Group, noted they will will be developing the riverfront in the Marion Rd. area. Mr. Rikkers stated that there will be a significant increase in people and traffic in this area when their development begins. From a holistic standpoint, he felt their development could link the University to the downtown. Mr. Rikkers stated that improving Jackson Street and this intersection will improve pedestrian and vehicle traffic for the whole community. Mr. Dennis Schwab, 601 Oregon St., stated he supports the realignment. Mr. Schwab stated that he owns several properties in this area and this is a congested area. He stated that the City should look at these issues as they arise and try to address them. He noted that the acquisition price will only increase and if the City has the opportunity, now would be the time to purchase the property. Mr. Borsuk stated the case has been laid out that this is good planning – traffic pattern needs improvement, pedestrian/traffic safety. He noted he would support the request if it didn’t have a negative impact on City Center. Mr. Esslinger inquired about the assessed value of the building and parking lot and that if it was $500,000 is that what it is assessed at? Mr. Kinney replied not necessarily. An appraisal is obtained on the property and that may not be in line with the assessed value of a property, but more in line with a fair market value of the property based on comparable sales. Mr. Dell'Antonia stated those questions are appropriate for Council but the Plan Commission does not look at purchase prices. He noted that the Plan Commission makes a recommendation to the Council from a planning and land use perspective. Mr. Esslinger felt it may be appropriate planning and acknowledged that it would help the intersection but was still concerned about removing the building and the loss of property tax revenue. Mr. Bowen stated he has worked at the City Center now for several years, utilizing the ramp, navigating through traffic and strongly supports the acquisition and improvements as requested. Plan Commission Minutes 5 July 3, 2007 Mrs. Scheuermann stated that she felt the intersection was bad and needs to be improved, especially given the fact that the Marion Road area will be undergoing redevelopment but would not be able to vote due to a conflict of interest. Mr. Dell'Antonia stated he will not be able to vote on the item because he is on the Chamber Board but noted that he supports the project. Mr. Esslinger stated the project would improve the intersection but felt it was irresponsible to spend the money for the acquisition and removal of the building from the property tax rolls. Mr. Weinsheim stated he supports the request and what he sees is the prospect for millions of dollars for redeveloping the riverfront which will be bolstered by having a smart intersection and a smart plan. He noted that taking one small building off the rolls to add what potentially could be tens of millions of dollars of tax revenue, is what he believes the right thing to do. Motion by Bowen to move approval of the acquisition of 120 Jackson St. and the adjacent parking lot. Seconded by Borsuk. Prior to roll call. Mr. Thorkildsen stated as a member of the Chamber Board he would need to abstain from voting. Roll call was taken. Motion carried 4-1-3 Present (Ayes: Borsuk, Bowen, Propp, Weinsheim. Nayes: Esslinger. Present: Scheuermann, Thorkildsen, Dell'Antonia) There being no further business, the meeting adjourned at approximately 5:32 pm (Thorkildsen/Bowen). Respectfully submitted, Darryn Burich Director of Planning Services