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HomeMy WebLinkAboutMinutes PLAN COMMISSION MINUTES SEPTEMBER 2, 2003 PRESENT: William (Lee) Bettes, David Borsuk, Jon Dell’Antonia, Steve Gehling, Jack Heinemann, Don Pressley, Kathleen Propp, Cathy Scherer, Patrick Weston STAFF: Darryn Burich, Principal Planner; Darlene Brandt, Recording Secretary The meeting was called to order at 4:00 pm by Chairman Lee Bettes. Roll call was taken and a quorum declared present. The minutes of August 19, 2003 were approved as distributed. I. CONSENT AGENDA A) DEDICATE STREET RIGHT-OF-WAY; ACCEPT PERMANENT EASEMENT /N. EAGLE STREET The Plan Commission is being asked to accept street right-of-way for N. Eagle St. from Evergreen Manor, south of Maple Ave., and dedicate City-owned property adjacent to the E. Davis Children’s Home on N. Eagle St., south of Oshkosh Avenue. The Plan Commission is also asked to accept a permanent pavement, sidewalk and utility easement on the west side of N. Eagle St., adjacent to Evergreen Manor. Motion by Borsuk, seconded by Dell’Antonia, to move approval of the consent agenda. Motion carried 8-0. (Jack Heinemann arrived at this time.) II. CONDITIONAL USE PERMIT; PLANNED DEVELOPMENT REVIEW; ACCESS CONTROL VARIANCE – WESTOWNE AVE., BETWEEN 2270 AND 2360 WESTOWNE AVE. Kent Kowalik, petitioner, Waterfront Properties, owner, is requesting a conditional use permit/development plan review for a proposed commercial development with a drive-thru. The petitioner is proposing to construction 2 buildings on the site in phases. The eastern most building, proposed at this time, will be approximately 6,500 sq. ft. with space for two tenants. Due to the location of the proposed drive-thru and traffic patterns, staff has concerns with the potential for a stacking problem. The submitted building elevations provide for a structure that will have different exterior building materials that includes stone, brick and EIFS with the roof lines broken in many places. Staff is recommending that the east elevation be modified as well as the roof line of the north elevation. An access control variance variance is also being requested for lateral clearance because traffic will be able to move laterally on the site prior to 75 ft. of clearance from the curb line. Ms. Scherer inquired if there are restrictions on architecture and design in this area? Plan Commission Minutes Page 2 September 2, 2003 Mr. Burich noted the Zoning Ordinance only addresses properties within the Hwy. 41 Corridor Overlay district which this property is not within. However, with the planned development overlay, the City could require additional restrictions/design guidelines if it were appropriate for the area. Mr. Burich also noted he has discussed this item with the City’s Transportation Director who reviewed the submitted site plans and did not see a problem with what the applicant has requested. Mr. Kent Kowalik, 21375 Belgren Rd., Waukesha, noted he has discussed staff’s concerns with Mr. Burich and will modify the building elevations as requested. He also noted he is willing to work with the City on concerns about the drive-thru. He noted the driveway is not flared, but can be. Mr. Borsuk inquired about a refuse storage area? Mr. Burich noted it is on the north side of the building. Mr. Borsuk stated there is a lot of asphalt proposed and from an aesthetic standpoint, is concerned about the area along Hwy. 21. Is additional landscaping being proposed? Mr. Kowalik noted there is 9,100 sq. ft. of buildable area. This is only ten percent coverage and less than any other sites in this area. He noted they have been flexible on development in this area, and will work with the City to make this a quality development. Mr. Burich noted that landscaping would need to comply with Zoning Ordinance requirements. Mrs. Propp felt there is too much variation in building materials. Other buildings in the area are more uniform. Mr. Kowalik noted the market is very diverse and to compete, we need more of a separate look for a strip mall. Tenants like to have their own rental space identity. Mr. Dell’Antonia noted this is the last piece of property in this area and the proposed plans will preclude any future larger developments. Mr. Kowalik replied that is correct. He noted they have limited themselves to the amount of building area to make this an attractive development. Mr. Bettes inquired if there is any cross access? Mr. Kowalik replied no there is no cross access; all parcels are owned individually. Mr. Bettes was concerned that several years from now, Westowne Ave. could be a main artery for this area. Should it be considered that the proposed driveway for this site be across from the Menard’s driveway in case of a future street light in the area? Ms. Scherer noted she was concerned about the proximity of the proposed building on the west of the site and Culver’s outside sitting area and the visibility of their building/business. Have alternative building locations been considered? Plan Commission Minutes Page 3 September 2, 2003 Mr. Kowalik did not believe this should affect Culver’s. Culver’s is closer to Hwy. 21 than any other building along this strip; their visibility should not be impacted. Mrs. Propp inquired if a tenant has been obtained for the store area with the drive-thru? Mr. Kowalik replied not at this time, however, they did not foresee it being a major retailer; probably more on the line of a dry cleaners or pizza take out, etc. Mr. Borsuk stated he is uncomfortable with the stacking issue. He was also not pleased with the overall development layout. He believed the site is better suited for one building versus two. He felt this item should be laid over until all concerns discussed today have been addressed. Mr. Dell’Antonia was also concerned with the drive-thru and felt it could perhaps be eliminated. He did not have any issues with the proposed two buildings. Mr. Gehling noted there has been a lot of discussion about drive-thru designs. He believed the last issue to to come before the Plan Commission with a potential stacking problem was a car wash by Target and there isn’t a problem there. The Plan Commission must rely on staff to review these issues and present the best alternative. He did not feel it is the Plan Commission’s position to tell a developer how to develop their property. Ms. Scherer noted she liked the idea of moving the driveway across from the Menard’s driveway but the design does not look like it will be feasible. Mr. Burich noted that when he discussed the driveway issue with the Transportation Director, he recommended the driveways be as far apart as possible. This seems to eliminate traffic conflicts at the driveways. Mr. Kowalik stated he would be agreeable to moving the driveway 30 ft. to the west which should eliminate concerns regarding stacking. Motion by Propp, seconded by Dell’Antonia to move approval of a conditional use permit/planned development review and a lateral clearance variance on Westowne Ave. as submitted with the following conditions: 1) The east and north elevations be improved in appearance with modifications to be approved by the Dept. of Community Development. 2) The drive-thru facilities be designed to prevent conflicts with traffic circulating through the parking lot. Any use that creates stacking problems to the public street may be required to eliminate or redesign the drive-thru. 3) Site is limited to one pylon sign for the development. 4) Sidewalk to be installed along the Westowne Ave. frontage in accordance with Dept. of Public Works regulations. 5) The driveway be moved approximately 30 ft. to the west to align with the western parking tree with final location of driveway to be approved by the Department of Community Development. Plan Commission Minutes Page 4 September 2, 2003 Mr. Gehling inquired if the Transportation Director would approve of moving the driveway to the west? Mr. Burich believed so as that was one of the alternatives they had discussed. Motion carried 9-0. III: CONDITIONAL USE PERMIT; PLANNED DEVELOPMENT REVIEW /1965 OSHKOSH AVENUE Father Martin Carr is requesting a conditional use permit/development plan review for the construction of a one story 5,900 sq. ft. medical clinic in the southwest portion of the site at 1965 Oshkosh Avenue. The proposed building material and setbacks appear to meet the requirements of the Zoning Ordinance; however, there is an opportunity to upgrade the appearance of the building elevations on the west, north and south. Staff has concerns with the amount of parking being provided based on the applicant’s notation that residents of the site are transient and the majority do not own vehicles but rely on public transportation. As such, staff is recommending that 41 parking spaces along Oshkosh Ave. in front of the proposed clinic be eliminated and return about 6,600 sq. ft. of area to green space along the perimeter of the right-of-way and this area be landscaped. Mr. Duane Helwig of Ganther Construction appeared to answer questions. Motion by Pressley to move approval of a conditional use permit/development plan review for a proposed medical clinic at 1965 Oshkosh Ave. as submitted with the following conditions: 1) The proposed clinic building’s north, south, and west elevations be improved in appearance with architectural modifications to be approved by the Department of Community Development. 2) The owner provide the City with a 4 foot permanent sidewalk easement along N. Koeller Street. 3) The sidewalk that will be constructed to serve the Holy Villa be extended to connect with the proposed medical clinic. 4) Any dumpster enclosure constructed to serve the medical facility be constructed with materials to match or complement the materials used in the exterior of the clinic building. Materials and dumpster location to be approved by the Department of Community Development. 5) A total of 41 parking spaces to be eliminated along N. Koeller Street and Robin Avenue with those areas being returned to landscaped open space as required by the Department of Community Development. Seconded by Borsuk. Motion carried 9-0. IV. ELECTION OF VICE-CHAIRPERSON Mr. Burich noted the term will run concurrent with that of the Chairperson and will expire in November 2004. Chairman Bettes opened the floor for nominations for Vice-Chairperson. Plan Commission Minutes Page 5 September 2, 2003 Mr. Borsuk nominated Mrs. Propp. Seconded by Gehling. Mr. Dell’Antonia nominated Mr. Gehling. Seconded by Pressley. Mr. Gehling declined due to demands at his job. There being no other nominations, Chairman Bettes closed the floor. A voice vote was taken and Mrs. Propp was unanimously elected Vice-Chairperson. OTHER BUSINESS Mr. Bettes noted that staff and the Plan Commission are deep into the Comprehensive Plan update process. A lot of concerns that are being noted by Commission members are being discussed and addressed in the update process. Mr. Bettes urged Commissioners to attend these meetings which are held the third Wednesday of each month. Commissioners do receive copies of the meeting notices. Mr. Borsuk requested that within the next month staff hold a workshop with the Plan Commission that will identify threshold corridors and possible guidelines for development. He did not feel it was a good idea to wait until the Comprehensive Plan was updated to to address this issue. This affects the community as a whole and needs to be addressed now. There being no further business, the meeting adjourned at approximately 5:06 pm. Respectfully submitted, DARRYN BURICH Principal Planner