MINUTES OF THE
TUESDAY, JUNE 14, 2005
Mayor Bolender called the meeting to order at 7:00 p.m. The following Commissioners were present at roll call: Commissioner Dickmann, Commissioner Jackson, Commissioner Rolling, Commissioner Siira, Commissioner Foeckler, Mayor Bolender, Commissioner Grabowski, Commissioner Correll, and Commissioner Peterson. Also present were Jeff Fortin, Planner, and Assistant Fire Chief George Krudop.
Commissioner Foeckler moved to approve the minutes of the May 10 and May 24, 2005 , Plan Commission meetings. Commissioner Grabowski seconds. Commissioner Dickmann asked for a correction to the May 24 minutes regarding the pole sign at the Meineke Car Care Center. First and second concur. Roll call, all vote aye. Motion carries.
Report on Significant Common Council Actions
Mr. Jeff Fortin, Planner updated the Commissioners on the actions that were taken at the June 7, 2005, Common Council meeting.
Plan Commission Consultation – Laurel Woods
Withdrawn by applicant prior to the meeting.
Plan Review – Java Grande Coffee Kiosk
150 W. Rawson Avenue
Tax Key No.: 734-9022
Mr. Jeff Forting, Planner, explained to the Commission the applicant was returning from the May 24, 2005 meeting where the Plan Commission asked for additional information about the proposed coffee kiosk. The applicant has addressed the issues and submitted signed statements.
Commissioner Grabowski questioned if the sanitary sewer connection issue was addressed. Mr. Ben Halverson, Java Grande, they will be hooking up to sewer and water prior to day one of opening.
Alderwoman Lampe questioned if the text amendment on the agenda was approved what would happen with this item. Mr. Fortin explained the coffee kiosk had applied before any proposed ordinance change.
Commissioner Dickmann motioned the Plan Commission approved the site, building, and landscaping plans subject to the following conditions:
1. That the applicant connects to municipal sewer and water as required under section 15.72 of the City’s Building Code.
2. That the final sewer and water plans are approved by the Water & Sewer Utility prior to the issuance of building permits.
3. That the business cannot open earlier or stay open later than the Citgo gasoline station.
4. That all building and fire code requirements are met.
5. That the landscaping on the Citgo property is installed as approved prior to the issuance of occupancy permits.
6. That the area of the property occupied must be restored to its original condition within sixty (60) days of Java Grande relocating or closing.
7. That a copy of the final lease agreement be given to the City when signed by all parties.
Commissioner Rolling seconds. Roll call, Dickmann; aye, Jackson; nay, Rolling; aye, Siira; aye, Foeckler; nay, Bolender; aye, Grabowski; nay, Correll; aye, Peterson; aye. Motion carries.
Site Plan Review – Diamond Express Parking Lot Expansion
9810-9840 S. Ridgeview Drive
Tax Key Nos.: 903-0010 & 903-0011
Mr. Jeff Fortin, Planner, explained to the Commission they approved the use of the properties at 9810 and 9840 Ridgeview Drive for a truck parking lot expansion for Diamond Express at the April 26, 2005 meeting. The applicant has revised the plan to only have space for 14 semi-trucks so they will not be required to have stormwater management on site.
Commissioner Rolling questioned the percentage of green space on the site. Mr. Fortin stated it was proposed at .3 acres of paved area and the remaining green space would be over one acre.
Commissioner Correll motioned the Plan Commission approves the site plan subject to the following conditions:
1. That the final landscaping plan is reviewed by the City Forester prior to the issuance of paving permits.
2. That the final grading plan is approved by the City Engineer prior to the issuance of paving permits.
3. That the applicant submits a Certified Survey Map to combine the two (2) parcels into one.
Commissioner Grabowski seconds. Roll call, all voted aye. Motion carries.
Plan Review – TCF Bank
8995 S. Howell Avenue
Tax Key No.: 859-9040
Mr. Jeff Fortin, Planner explained to the Commission the applicant was requesting site, building, and landscaping approval of a TCF Bank on the property at 8750 S. Howell Avenue, which is one of the Target outlots.
Commissioner Siira questioned the requirement for four drive-through lanes. Mr. Mike Peine, Integrated Building Solutions, it was part of the TCF prototype and their demographic and what they feel they will need to have on site to make it functional and maximize the effect of the building on the site.
Commissioner Siira questioned if there was any latitude on the drive-through lanes. Mr. Peine felt it would be explained through the presentation.
Mr. Mike Doble, Landcraft Survey and Engineering, explained to the Commission what they would like the site and building to look like and explain the site constraints and what the building would look like to address some of the issues brought up by Planning staff.
Mr. Mike Peine explained the layout of the bank internally and how the flow of traffic would work on the site.
Mayor Bolender questioned the parking on the site. Mr. Doble explained the cars would be screened from casual view by the retaining wall with a fence and some landscaping. The south isle would accommodate two-way traffic for customers who would like to the use the lobby of the bank and not have to go around past the drive-up lanes when they left.
Mayor Bolender expressed concern for seeing cars from Howell Avenue and would like to see more of the building and suggested turning the building. Mr. Doble explained the way the site was currently laid out it provided for on-site circulation and traffic segregated. There would have to be traffic on the Howell side of the building because of the nature of the business. It would be logical in this case you would not see the mass of cars and across the street the parking is right up on Howell Avenue. The first parking space is 60 feet back. The landscape screening and the fence would screen the cars.
Commissioner Grabowski questioned the possibility of reducing the total number of drive-through lanes. Mr. Doble would look into it but it would be difficult because of staffing. The number of cars stacked in the drive-through lanes could be controlled more efficiently with four lanes serviced by two tellers.
Mr. Richard Thiermann, TCF Bank, commented the key thing at the branch is where is the business going? Recent studies have shown that drive up activity is overtaking the walk up activity. The trend at this time is in drive up transactions.
Commissioner Correll commented visually three or four drive through lanes did not make much of a difference. The building in the rendering, architecturally, looks nice as well as the landscape screening. It looks better than any other business in the area as far as landscaping. He did not see how the drive-through on the west side would work.
Mr. Fortin commented there was not enough fire clearance on the northwest side of the drive. Assistant Fire Chief George Krudop would prefer the entire picture was shown on the site plan that would include the Target parking lot and the additional outlot so that a clear picture could be given of the traffic problems that could occur with such a configuration between the lots.
Commissioner Peterson questioned the cueing at the ATM. The line at the ATM would be the longest and cause the most problems. Mr. Doble explained the ATM was located so far to the back because of the need for the bail out lane. It should provide for a queuing of five cars comfortably.
Commissioner Grabowski questioned if there was a possibility of reconfiguring the building size or shape to accommodate the site. Mr. Peine stated this was the size building they would need to have to perform the functions at this site.
Mr. Doble showed the Commission some alternative site plans that he felt would create a hazardous situation on the access road. The Howell side is not a logical side for the drive-through. It does not look nice nor does it present a nice face to the building and traffic circulation wise it does not work. The south side of the building could work but there would be a circulation problem with the traffic. All of the traffic would have to drive buy each other and would drive around to just one side. It also would not be screened very well by the natural landscaping. The safest and most efficient side to have the drive-though would be on the north side.
Commissioner Siira felt the tower would be better suited on the southeast corner.
Commissioner Jackson had recommended turning the building but the traffic flow reasons seem to make sense with the current configuration of the building and drive-through lanes. He would prefer to see the drive-through lanes on the back of the building.
Commissioner Grabowski expressed concern for the amount of drive-through lanes. She would like to see the front of the building on the Howell Avenue side as much as possible.
Commissioner Dickmann commented the site configuration was similar to the Culver’s site and did not agree with the queuing situation on the site.
Commissioner Correll commented he liked the tower in its current location and there was currently drive-through banking across the street that was right on Howell Avenue. He did not have a problem if there were three or four drive-through lanes.
Alderwoman Lampe commented the drive-through configuration would be a problem and did not provide traffic safety. She suggested an agreement with the parking lot to west for employee parking to open up the employee parking for queuing.
Commissioner Grabowski would not be supportive of the queuing coming out onto the east elevation.
Commissioner Foeckler suggested some architectural upgrades on the north side of the building such as adding a second window.
Mayor Bolender directed the item held until the traffic situation was addressed.
Plan Review – Qdoba Multi-Tenant Center
8750 S. Howell Avenue
Tax Key No.: 860-9996
Mr. Jeff Fortin, Planner explained to the Commission the applicant was requesting site, building, and landscaping approval for a multi-tenant building located at 8750 S. Howell Avenue. The property was rezoned from B-3, Office & Professional Business to B-2, Community Business by the Common Council at the June 7, 2005 meeting. The proposal has space for four (4) tenants. The center will be anchored by a Qdoba restaurant and it is anticipated that a coffee shop will also be located in the center.
Commissioner Grabowski questioned how delivery trucks would be addressed. Mr. Robert Rowe, Architect, there were not many deliveries and it would be by smaller cargo trucks and not semi-trailers.
Commissioner Correll motioned that the Plan Commission approve the site, landscaping, and building plans, subject to the following conditions:
1. That the dumpster enclosure is relocated off of the shared access drive to a location subject to approval of the Community Development Department.
2. That the final landscaping plan is approved by the City Forester.
3. That all building and fire code requirements are met.
Commissioner Grabowski seconds.
Commissioner Dickmann suggested removing condition number one. First and second concur. Roll call, all voted aye. Motion carries.
Assistant Fire Chief George Krudop informed the applicant the City of Oak Creek has additional fire prevention code requirements that exceed that of State of Wisconsin and provided the applicant with those requirements.
Plan Review – Market Day
330 E. Mahn Court
Tax Key No.: 766-9023
Mr. Jeff Fortin, Planner explained to the Commission the applicant was requesting approval of minor site and building modifications for the tenant build out for Market Day in the Bax Global building at 330 E. Mahn Court.
Commissioner Dickmann questioned which way the trucks would be coming and going. Mr. Dickmann stated the trucks have the ability to go both ways.
Commissioner Dickmann motioned the Plan Commission approve the site and building plans for the Market Day tenant space subject to the following conditions:
1. That all building and fire code requirements are met.
2. That the two southernmost parking spaces at the northwest portion of the property are eliminated and replaced with a landscaped parking island that meets the fire access requirements, subject to review and approval by the Department of Community Development and the City Forester.
Commissioner Grabowski seconds. Roll call, all voted aye. Motion carries.
Sign Plan Review – Taco Bell & Long John Silver’s (Howell Oaks Retail Center)
8201 S. Howell Avenue
Tax Key No.: 811-9009-004
Mr. Jeff Fortin, Planner explained to the Commission they approved the site, building, and landscaping plans for the Howell Oaks Retail Center, which included a Taco Bell and Long John Silver’s restaurant. The applicant is requesting approval at this time for one monument sign to be placed along S. Howell Avenue, which will feature the logos for both restaurants. There will also be one wall sign and logo for each of the restaurants on the east elevation and a “drive-through sign on the south elevation. The applicant is also proposing smaller signs above the entrances.
Commissioner Grabowski questioned if the bells in the windows were counted as signs. Mr. Fortin explained the City does not issue permits for window signs if they are not illuminated and they would not be part of the approval.
Commissioner Correll he would like to see the “Hungry” and “Welcome” signs removed.
Ms. Sue Smars, 8270 S. Howell Avenue, expressed concern for the light from the sign and garbage from the restaurant. Mr. Rowe commented Taco Bell cleans the site everyday.
Commissioner Peterson motioned the Plan Commission approve the signs for Taco Bell & Long John Silver’s, subject to the signs that say “Hungry?” and “Welcome” being removed from any elevation.
Commissioner Grabowski seconds. Roll call, all voted aye. Motion carries.
Sidewalk Plan Review – Carrollville Crossing Subdivision
8781 S. 5th Avenue
Tax Key No.: 865-9999
Mr. Jeff Fortin, Planner explained to the Commission the applicant was requesting the Plan Commission and Common Council consider alternatives to the original sidewalk plan approved during the preliminary plat approval. The applicant would prefer not to disturb the woodlands in this area and has provided three alternative placement options.
Mr. Mike Doble, Landcraft Survey and Engineering, explained the different alternatives to the Commission and the reasoning behind the requested change.
Mayor Bolender stated he did not want to see the woods destroyed for the sidewalk and he was opposed to any alternative that would go through the woods.
Commissioner Grabowski questioned the location of the sidewalks that were proposed to be removed at this time. Mr. Doble explained they were proposing to provide a pathway from Cooper Court north to the end of the stormwater pond and west to connect with S. 6th Street and set aside the money for future sidewalks.
Alderwoman Lampe was against setting money aside for the sidewalks because putting off putting in the sidewalks may loose the perspective of its importance later on.
Commissioner Foeckler questioned the asphalt instead of concrete. Mr. Doble explained the portion of the trail across outlot one would be temporary. The asphalt would follow the terrain and get a connection and it would be removed when outlot one is constructed.
Commissioner Dickmann motioned the Plan Commission recommend to the Common Council that sidewalk Alternative 3 be approved with a sidewalk and $32,000 being place in escrow and there be a two year sunset for the delayed path construction.
Commissioner Grabowski seconds. Roll call, all voted aye. Motion carries.
Zoning Text Amendment – Definition of Drive-in/Drive-through restaurant
Mr. Jeff Fortin, Planner explained to the Commission Alderwoman Kopplin was requesting a zoning text amendment to 17.1402 of the Zoning Ordinance changing the definition of Drive-in/Drive-through restaurant. The definition change would only allow drive-in and drive-through if they were part of an establishment with an indoor dining area. It would not allow establishments to have a drive through window if they did not provide an indoor dining area.
Commissioner Foeckler expressed concern for future development and what may come up.
Commissioner Grabowski felt this issue was something they may want to consider in the future but not at this time.
Commissioner Correll commented the drive-through only concept would be the trend in the future and the City would be limiting themselves with the text change.
Mr. Fortin questioned if the Commission wanted the item to go forward to Council for discussion. Mayor Bolender stated if Alderwoman Kopplin wanted it to move forward she could request that.
Commissioner Foeckler motioned the Plan Commission not recommend to the Common Council that the proposed amendment to Section 17.1402 of the Zoning ordinance changing the definition of drive-in/drive-through be approved.
Commissioner Grabowski seconds. Roll call, all voted aye. Motion carries.
Commissioner Grabowski motioned to adjourn. Commissioner Rolling seconds. Roll call, all voted aye. The meeting adjourned at 9:15 p.m.