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HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 November 4, 2014 PLAN COMMISSION MINUTES November 4, 2014 PRESENT: Ed Bowen, Jeffrey Thoms, Thomas Fojtik, John Hinz, Kathleen Propp, Gary Gray, Donna Lohry EXCUSED: David Borsuk, Steve Cummings, Robert Vajgrt, Karl Nollenberger STAFF: Darryn Burich, Director of Planning Services; David Buck, Principal Planner; Jeffrey Nau, Associate Planner; Deborah Foland, Recording Secretary Chairperson Fojtik called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of October 21, 2014 were approved as presented. (Hinz/Bowen) I. OFFICIALLY MAP-FARMINGTON AVENUE TO CHRISTIAN DRIVE City administration is requesting to officially map public right-of-way beginning at the east terminus of the existing Farmington Avenue running east, then south, then west to connect with the existing terminus of Christian Drive. Mr. Buck presented the item and reviewed the site and surrounding area as well as the zoning and land use in said area. He discussed the history of site development and street construction as both roadways were terminated without appropriate turnaround features such as a cul-de-sac due to the anticipation that the these roadways would continue to the east. As this did not occur, a cul-de-sac would be required at the terminus of Farmington Avenue if additional lots were to be developed which would take a considerable portion of one of the lots which was discussed during review of a three-lot certified survey map in 2010. The official mapping of the roadway extensions would alleviate the need for a cul-de-sac and was discussed with the property owners who did not have any objections to this concept and would assist in conceptual lot configurations for future development. Mr. Thoms arrived at 4:05 pm. Mr. Buck reviewed the site plan for the official mapping proposed as well as a conceptual site plan of how the area could be developed with additional residential lots with the connection of these two roadways. He explained that the official mapping would preserve this area as future right-of-way but the area could be adjusted in the future if development patterns and traffic circulation would change. Mr. Gray questioned why these two roadways would not be extended to Jackson Street instead of the connection of the two to the east. Mr. Buck responded that the lots to the east fronting Jackson Street are zoned for commercial use and extending these roadways to this point would not be beneficial for the residential area as it would increase traffic in the neighborhood. This concept would also have to be discussed with the Wisconsin Department of Transportation as access points to Jackson Street are limited due to its highway designation. He reiterated that the official mapping could be changed at a later date if desired. __________________________________ Plan Commission Minutes 2 November 4, 2014 Mr. Gray then questioned why the roadway connection would not be extended to the commercial lots on Jackson Street. Mr. Buck replied that this layout would allow for the best scenario for residential lot development in the remaining area that is not zoned commercially. Motion by Bowen to approve the official mapping of public right-of-way from the east terminus of existing Farmington Avenue to connect with the existing terminus of Christian Drive. Seconded by Hinz. Motion carried 7-0. II. REZONING FROM C-2/HWY 41 DISTRICT TO C-2/HWY 41-PD AND CONDITIONAL USE PERMIT/DEVELOPMENT PLAN REVIEW FOR A RETAIL/COMMERCIAL DEVELOPMENT WITH AUTO SERVICES AT 2105 SOUTH KOELLER STREET The applicant is requesting three actions within this petition: A. Rezoning from C-2/Highway 41 District to C-2/Highway 41 with a Planned Development; B. Conditional Use Permit for automobile service uses in a C-2 District; and C. Planned Development approval for the establishment of a 136,000 square foot retail warehouse club with fuel station. Mr. Buck presented the item and reviewed the site and surrounding area as well as the zoning and land use in said area. He discussed the development on the site currently and the proposed uses for the site with this development. He explained that the accessory automotive service and fueling station would require a conditional use permit however all other uses are permitted by-right. He discussed the benefit of adding the Planned Development Overlay to this site and reviewed the site plan for the development which will result in less impervious surface than currently exists. He also discussed the base standard modification for the south side yard setback and reviewed the parking lot layout which exceeds the limit by code but would be allowed with a base standard modification which staff was in support of due to the decrease in impervious surface and the generous amounts of internal landscaped islands. He discussed the traffic circulation patterns, the loading dock area, and the vehicular access points which are proposed to be two drive accesses, one a Class II driveway and one a Class III driveway. He also discussed the base standard modification necessary for the reduced lateral clearance and the cross access easements necessary for the south side of the site to allow traffic movements from one site to the other without accessing the public roadway. He reviewed the pedestrian access and other amenities proposed for this development including the signage which was less than code requirements allow for both the wall signage and two pylon signs. He also reviewed the landscaping plans which the quantities exceed code requirements however staff was recommending adding landscaping to the south setback area and relocating some plantings on the site for screening purposes. He also discussed the addition of several landscape islands due to the stall aisle lengths exceeding 180 feet. He reviewed the storm water management plans including the location of the various detention areas and stated that formal plans had already been submitted and were being reviewed by the Department of Public Works. He reviewed renderings of the development as submitted as well as revised site plans and building elevations which he compared to the original submission. The revised plans addressed most of the features that staff was recommending enhancements to such as additional pedestrian walkways, architectural features, and adjustments to the landscape plans to make the building more aesthetically pleasing and improve functionality. He reviewed the revised renderings including these additional features as well as the fueling station, the three actions requested with this petition and the conditions recommended for this request. He noted that two of the original conditions had been removed relating to the building design as those concerns had been addressed with the __________________________________ Plan Commission Minutes 3 November 4, 2014 revised plans. He also passed around exterior color samples and building material samples for the Commission to review. Mr. Hinz questioned if there was only going to be one main drive access to the north with the secondary driveway to the south for access to the fueling station and loading dock, the reason that it was only proposed to be a Class II driveway with two lanes rather than a Class III driveway with three lanes. Mr. Buck responded that it was what the petitioner had requested and that both driveways would still provide access to the business. Mr. Hinz then questioned how close to the intersection the northern driveway would be located. Mr. Buck indicated that it would be about 300 feet which would meet code requirements. Mr. Gray inquired how delivery trucks would access the loading dock area. Mr. Buck displayed on the site plan the two accesses to the loading dock area which could be achieved by utilizing the drive aisle behind the building or how a truck would utilize the driveway to the south to maneuver to the loading dock area. Mr. Gray then inquired where the fueling station was located. Mr. Buck displayed on the site plan where the fueling station was depicted. Mr. Gray also inquired if the Commission would need to approve the driveway size. Mr. Buck responded negatively and stated that the driveway was 36 feet which was within code requirements. Mr. Thoms questioned if on the south side of the lot, it was intended to block off access to Penney’s and Rogan’s from this site as the landscape islands in this location appeared to create a barrier between the two developments. Mr. Buck indicated that the landscape islands in this location already existed and there were three access points between the two lots. Mr. Thoms questioned if the additional landscape islands referenced in the staff report should be added as a condition of approval. Mr. Buck replied that it would not be necessary as these features are part of standard code requirements. Mr. Thoms then questioned why we would allow the pylon sign on W. 20th Avenue and S. Koeller Street as this was a planned development and he did not feel this sign was appropriate. Mr. Buck responded that the proposed pylon signs were less in both height and area than code requirements and base standard modifications were not being requested or necessary. __________________________________ Plan Commission Minutes 4 November 4, 2014 Mr. Thoms voiced his opinion that the pylon sign at this intersection was not necessary as the other pylon sign would allow for visibility from Highway 41 and that the development would be obvious to residents and that a monument sign at this location could be utilized instead. Mr. Buck reiterated that the pylon sign proposed was not excessive in either height or area and was allowed by code requirements. Ms. Lohry commented that she was pleased with the landscaping proposed however she questioned if we have a list of the trees to be planted as many developments plant trees to meet the necessary quantities but that she felt were not large enough. Mr. Buck indicated that there was a list of trees contained in the landscape plan and there were also requirements built into the City’s code. He reviewed the list of trees to be planted according to the landscape plan which were a large variety of both species and size. Ms. Propp voiced her concern with if access would be adequate with only one three-lane driveway and the two-lane driveway to the north. Mr. Buck responded that the petitioner had submitted a traffic study which supports the drive accesses as proposed as the traffic counts should be less than what existed with the previous Aviation Plaza use. Ms. Propp inquired if customers would have to go through the fueling station to access the store if utilizing the driveway to the south. Mr. Buck responded negatively and displayed on the site plan the other drive lanes that would access the business from that driveway without going through the fueling station area. Mr. Thoms stated that he was not pleased with the final aesthetics for the building design and questioned why they did not propose to construct something more architecturally attractive. Mr. Buck replied that the petitioner addressed staff’s concerns with adding enhancements to the building’s façade as well as enhancements to the support columns and adjusted the roof heights to provide a variation of three to four heights and that the only real difference between this proposal and the example provided from Peachtree City, Georgia, was the archway features. Mr. Gray questioned if the storm water management plan had been approved yet and if it should not be included as a condition of approval. Mr. Buck indicated that the storm water management plans were still being reviewed and that it was not necessary to add this as a condition as it was part of standard code requirements. Deborah Tomczyk, Reinhart Boerner Van Deuren of Milwaukee, stated that this would be a site that Sam’s Club would purchase and own and operate and inquired if condition #4 relating to the base standard modification for the reduced lateral clearance was still necessary. Mr. Buck responded affirmatively and stated that the lateral clearance was still substandard according to City code requirements. Ms. Tomczyk stated that they had submitted revised plans that address most of the City staff’s concerns with landscaping, building design, lighting, and pedestrian access. She distributed copies to __________________________________ Plan Commission Minutes 5 November 4, 2014 the Commission of the revised plans for review and discussed some of the landscaping and other features that had been revised to meet the requirements or enhancements recommended in the staff report. She also discussed the pylon sign at the intersection of W. 20th Avenue and S. Koeller Street as it was a necessary component for their development. Luke Payne, civil engineer for Sam’s Club, discussed the truck traffic for both Sam’s Club and the fueling station which will access the site from the southern driveway and explained how they will have more than adequate space to maneuver to the loading docks from this area. He also discussed the significant reduction of impervious surface on the site with this proposed development and the extensive storm water management plans that will exceed the City’s code requirements. Ms. Tomczyk discussed the addition of pedestrian walkways and their location which was also a recommendation by staff to address safety concerns for pedestrians traveling from the farther parking areas or automobile service area. She also commented that they would be meeting with the Westside Business Association next week to address any concerns they may have with this development. Mr. Hinz inquired if the two-lane driveway proposed for the north entrance was a concern the petitioner felt should be addressed. Mr. Payne explained their concept of the driveway entrance and how the layout of the parking lot would allow for plenty of room for stacking and that the two-lane drive access was not a huge issue. He further discussed the traffic flow and that a lot of their customers would access the site from the southern driveway. Ms. Propp commented that she was excited to see development on this vacant site and that she appreciated the petitioner working with staff to address concerns and produce a development that was adhering to all City code requirements as well as the willingness to enhance the development with additional features recommended. Mr. Thoms stated that he would support this request although he felt the aesthetics of the building design were not as good as they could be; however he felt that the landscaping plans would assist in enhancing the appearance of the site. He further stated that he appreciates the extra effort on the part of the petitioner to provide all the necessary plans and the material samples for review and that it was a good job by both staff and the petitioner in preparing and presenting this request. Motion by Gray to approve the rezoning from C-2/Highway 41 District to C-2/Highway 41 District with a Planned Development overlay and to approve a conditional use permit/planned development to allow the development of a retail/commercial development with auto services at 2105 S. Koeller Street with the following revised conditions: 1) Base standard modification for the south side yard setback, as proposed. 2) Base standard modification to allow the parking stall count overage, as proposed. 3) Extend the walkways from the main entrance area along the north and east building facades. 4) Base standard modification to allow reduced lateral clearance, as proposed. 5) Additional or relocated landscaping is placed at the southwestern corner of the lot to assist in screening the loading dock and along the south lot line to soften the southern perimeter of the site. 6) Approval by Planning Services staff of the screening wall materials and final landscaping prior to issuance of a building permit. __________________________________ Plan Commission Minutes 6 November 4, 2014 7) Base standard modification to allow a 36 foot wide Class II driveway on the north driveway on S. Koeller Street. Seconded by Propp. Motion carried 7-0. PLANNING DIRECTOR’S REPORT Mr. Burich reported that the conditional use permit and land use review for the Taco John’s establishment was approved at the last Common Council meeting. There being no further business, the meeting adjourned at approximately 5:00 pm. Respectfully submitted, Darryn Burich Director of Planning Services