MINUTES OF THE
TUESDAY, FEBRUARY 28, 2006
Mayor Bolender called the meeting to order at 7:00 p.m. The following Commissioners were present at roll call: Commissioner St. John, Commissioner Sokol, Commissioner Siira, Mayor Bolender, Commissioner Grabowski, and Commissioner Peterson. Commissioners Dickmann, Foeckler and Correll were excused. Also present were Jeff Fortin, Planner and A.C. George Krudop.
Commissioner Siira moved to approve the minutes of February 14, 2006 Plan Commission meeting. Commissioner Grabowski seconds. Roll call, all voted aye. Minutes were approved as submitted.
Report on Significant Common Council
Mr. Fortin informed the Commission there were no Plan Commission items at the Common Council meeting on February 20, 2006.
Conditions and Restrictions – Central Bark Doggy Day Care
1075 W. Northbranch Drive
Tax Key No.: 735-9028
Mr. Fortin explained to the Commission at the February 14, 2006 meeting, the Plan Commission recommended that the Common Council grant a conditional use permit to allow for an animal boarding kennel for the property at 1075 W. Northbranch Drive. The conditions and restrictions for this conditional use permit have been prepared by staff for the Commissions review. If the applicant would like to expand its space in the future they would need to have the conditions and restrictions amended. The maximum number of dogs (43) and the hours that dogs can utilize the outdoor play area have also been restricted.
Commissioner St. John questioned the procedure of receiving information at the meeting. Mr. Fortin informed Commissioner St. John the additional references were given to the Commissioners from the applicant before the beginning of the meeting.
Commissioner Grabowski questioned the number of dogs staying over night. Ms. SueAnn McCotter could not answer that questioned but explained the service would be limited to customers that used the facilities during the day.
Commissioner Peterson moved that the Plan Commission recommend to the Common Council that the conditions and restrictions are adopted as part of the conditional use permit after a public hearing.
Commissioner Siira seconds. Roll call, all voted aye. Motion carries.
Certified Survey Map – Guardian Credit Union
7801 & 7821 S. Howell Avenue
Tax Key No.: 782-9048, 782-9047 and 782-9050
Mr. Fortin explained to the Commission the applicant was requesting approval of a certified survey map that would combine the two parcels at 7801 & 7821 S. Howell Avenue along with an outlot used for stormwater management into one 4.09 acre parcel. The applicant is requesting this to allow for future development that will require a larger parcel. Staff would like it noted for the record that there be an appropriate buffer between the stormwater facilities of this lot and the adjacent property to the north.
Alderwoman Kopplin questioned if Mrs. Walters was notified of this when staff was doing their review because of the stormwater issue.
Mayor Bolender questioned Mrs. Walters if she was notified of the meeting. Mrs. Walters stated she was notified of the meeting.
Mayor Bolender questioned if the water problem had been addressed. Commissioner St. John stated they were well aware there were stormwater issues out there but this was a re-accumulation of lots and has nothing to do with development.
Mr. Fortin explained the applicant was not able to explain in greater details at this time what the building would look like other than its size would necessitate the proposed CSM.
Commissioner St. John explained at this point they are not sure where the applicant is proposing to place the stormwater but Engineering will mandate that it goes in the same place as the original outlot.
Mr. Joe Menorick, La Macchia Group, was asking that the two lots and the outlot be put into one lot. Guardian Credit Union will occupy the entire parcel. They will have the building as a branch with some offices in it. They understand the stormwater requirements as it relates to this lot and are prepared to work with staff in the development. There would be berms and landscaping buffers as indicated by staff.
Mayor Bolender suggested that Mrs. Walters situation be taken into consideration when developing plans for the site.
Commissioner St. John questioned why they were doing the CSM because they could build on the two lots. Mr. Menorick was under the understanding that you could not build over a property line. Mr. Fortin stated that was not the case.
Mr. Menorick showed the Commission a preliminary drawing of the building and how it may look at plan review.
Commissioner St. John moved that the Plan Commission recommend to the Common Council that the certified survey map for the properties at 7801 & 7821 S. Howell Avenue be approved subject to any technical corrections being made prior to recording.
Commissioner Siira seconds. Roll call, all voted aye. Motion carries.
Plan Commission Consultation – Fitzsimmons & Shepard Subdivision
560 E. Fitzsimmons Road and 9865 & 9905 S. Shepard Avenue
Tax Key No.: 907-9035, 907-9973-001 and 923-9005-001
Mr. Fortin explained to the Commission the applicant was requesting Plan Commission comments and input on a proposed residential development that would create up to 11 parcels in the Rs-3, Single Family Residential zoning district. At the July 12, 2005 meeting, the Plan Commission held a certified survey map for the property at 9865 S. Shepard Avenue because the applicant did not want to construct the segment of E. Fitzsimmons Road that ran along the south side of the property. No action will be taken on this item.
Commissioner St. John commented given the infill character of this particular development there are not a whole lot of choices and this is as good as it can be.
Mayor Bolender commented it would definitely match the neighborhood and like the way it was going to look in relation to the rest of the area.
Ms. Terry Wallschlaeger, 9905 S. Shepard Avenue, questioned the need for a subdivision plat and would like to submit this project as CSMs not a subdivision plat. Mr. Fortin explained he spoke with one of the applicants and explained to them the best way to go about this project would be under a subdivision plat it could be done with CSMs but a development agreement would need to be done in order to put the road in and it may be easier to do one development agreement for the road. Ms. Wallschlaeger stated there were only two parties involved at this time because of land sales.
Commissioner St. John stated the only problem he sees with the CSMs would be dividing into five lots. Ms. Wallschlaeger stated she has two parcels and would not need to divide into five lots. It would be two separate CSMs to create the parcels. Commissioner St. John explained they would sign the development agreement jointly and they would hold the CSMs until the work was complete.
Mr. Fortin commented he was not aware that there were only two parties involved at this point and they could do the project with CSMs.
Mr. Don Pionek, construction engineer, stated he has been trying to determine if there were any wetlands on the property as it exists at this time. There was some fill done with a permit in 1991 and the letter from the Army Core of Engineers stated the entire wetland could be filled at that time and we don’t believe there are any wetlands on the property at this time. He is in the process of checking to confirm this situation. The City maps do not reflect any wetlands on the property nor does DNR and SEWRPC maps. Commissioner St. John stated they should get someone to certify that the area is clean and that will be the end of it.
Ms. Wallschlaeger questioned the need for sidewalks on both sides of the street. It would be a sidewalk to nowhere because there are not any sidewalks on Shepard Avenue from Oakwood Road all the way to Arthur. Commissioner St. John stated that would be a determination for the Plan Commission and the Council. In the high density we thought carrying the two sided sidewalk was the appropriate thing to do.
Mayor Bolender commented it was a question for another day. This was a consultation and we thought it was the thing to do.
Ms. Wallschlaeger commented that most new subdivisions only have sidewalks on one side and she did not understand why they would be required to put it in on both sides. Commissioner St. John commented he would have to look at the Rs-3 development section but it was the call of the Plan Commission and the Council.
Commissioner Grabowski stated she understood where Ms. Wallschlaeger was coming from and from a good planning perspective just putting on one side would be more than adequate at this time. Mr. Fortin stated it would serve the same purpose and the thinking behind this decision was there was a whole subdivision developed with two sidewalks and they are trying to do infill development to fit in with the neighborhood that it would logically make sense to have two sided sidewalks within the neighborhood. They would be an extension of the neighborhood.
Commissioner Grabowski also questioned if street lighting would be on both sides or one side? Commissioner St. John stated it was always on one side.
Commissioner Sokol questioned the layout of the street and where it would be leading to. He commented that the rest of the neighborhood had two sidewalks and it would be leading to the school and he would see no reason to grant exception for this project.
Mayor Bolender commented the sidewalks may not be going any place at this time but the City is not going to stop growing and eventually they will lead someplace.
Commissioner Sokol stated she would need to put sidewalks on both sides or it would create a sidewalk to nowhere.
Mayor Bolender stated the sidewalk issue was not going to be decided at this time and they could go on arguing this point forever.
Plan Review – Timber Ridge Apartments Storage Building
6930 S. 20th Street (Private Street address: 6935 Timber Ridge Lane)
Tax Key No.: 736-8004
Mr. Fortin explained to the Commission the applicant was requesting approval of site and building plans for a small 894 square foot maintenance building that would be located at the southeast corner of the property over existing asphalt parking spaces. The applicant has indicated the building will be used for storage of equipment and supplies used for property maintenance.
Mayor Bolender questioned what would be stored in the maintenance building. Mr. George Kopez, property manager, the supplies for repairing things on the property would be stored in the building. Mayor Bolender questioned if there would be any vehicles stored in the building. Mr. Kopez stated there would not be any vehicles only snow blowers and a small John Deere tractor at this time. Mayor Bolender questioned the size of the building. Mr. Derrick Rose, 5402 54th Street, stated the building would be 42’ x 21’.
Commissioner Siira questioned if the building would be heated. Mr. Rose stated the shop portion would be heated which was about 2/3 of the building. Commissioner Siira questioned if the heating units would be contained within the building. Mr. Rose stated they would be contained within the building. They are proposing using a ceiling mounted heater.
Mr. Arden Degner, 8540 S. Pennsylvania Avenue, questioned how this building would match or detract from the clubhouse. Mayor Bolender explained they have added a dormer to the front of the building to break up the roof line and there also will be stucco board and brick on the building. It should blend in with the rest of the complex nicely.
Mr. Al Ulma commented he was opposed to adding anymore density to this already over crowded parcel of land. It would lower the value of the single family potential developments in the future. Adding more density would not be a prudent plan for the future. Mr. Fortin explained adding a maintenance building would not be considered adding density. Density means you would be adding additional living units.
Commissioner St. John commented the building backs up to the interstate.
Mayor Bolender stated Mr. Ulma’s property was west of this development on 20th Street and this building would be in the back of the development towards the interstate and he would not be able to see the building at all.
Mr. Alma wanted to go on record as being opposed to this building. Mayor Bolender explained if there were not a maintenance building they would have to start storing items outside and that would not look very attractive.
Commissioner Peterson moved the Plan Commission approve the site and building plans for the Timber Ridge Apartments storage building subject to the following conditions:
Commissioner Grabowski seconds. Roll call, all voted aye. Motion carries.
Plan Review – Oak Creek Water & Sewer Utility
170 W. Drexel Avenue
Tax Key No.: 782-9041
Mr. Fortin explained to the Commission the Oak Creek Water and Sewer Utility was requesting approval of an 8,600 square foot addition to their existing facility. The expansion are will contain approximately 3,950 square feet of office and 4,650 square feet of garage space. The addition will be onto the western end of the existing building.
Commissioner Grabowski commended the Water and Sewer Utility for putting funds away for this addition that allows them to go ahead with this project without borrowing any funds.
Mr. Arden Degner, 8540 S. Pennsylvania Avenue, questioned if the storage of vehicles and such shouldn’t be stored together with the Highway Departments equipment to consolidate. Mayor Bolender stated the Water Utility was a separate entity from the City.
Irene Walters 7777 S. Howell Avenue, questioned how far they would be expanding to the north. Mr. Mike Sullivan, Water and Sewer Utility stated they would not be expanding to the north. Ms. Walters also questioned the fill behind the Water Department adjacent to her property. Mr. Sullivan explained they use the area north of the building behind the outside storage for material they take out after a watermain break. The dirt is allowed to dry out and then they haul it off and level it out. Some material does accumulate and they are within the grading plan and he is not aware of this causing any drainage problems. If they are they will try and take care of that situation. Mayor Bolender suggested Ms. Walters meet with the Water Department and see if they can come up with some kind of conclusion.
Commissioner Siira questioned where the drive potentially going out to Guardian would come off of. Mr. Sullivan explained it was actually at the corner of Drexel and the Utilities driveway and curves off of that directly east into Guardians property. The arrangement will be entrance only for Guardian. Commissioner Siira also questioned what was happening with the mechanicals. Mr. Sullivan explained they currently have about three furnaces and would be replacing them with rooftop units for the whole building.
Mr. Arden Degner questioned where the sidewalks would be on Drexel Avenue to accommodate the additional pedestrian traffic with the grocery store. Mayor Bolender commented the building on Drexel would remain and the grocery store would be further south on Drexel and this was an addition to the building. They would discuss sidewalks at a later date by the full Council. Mr. Degner would like the situation looked into to go further with sidewalks on both sides of the street.
Commissioner Siira moved that the Plan Commission approve the site, building and landscaping plans for a building addition to the Oak Creek Water and Sewer Utility subject to the following conditions:
Commissioner Peterson seconds. Roll call, all voted aye. Motion carries.
Certified Survey Map – 2327 W. Ryan Road (Cousins Multi-Tenant Building)
2327 W. Ryan Road
Tax Key No.: 903-9029
Mr. Fortin explained to the Commission the applicant was requesting approval of a certified survey map that would revise access easements between this property and the property to the west at 2345 W. Ryan Road. This certified survey map will not create any additional lots or alter any property lines; it will only eliminate two restrictions on the face of the recorded certified survey map.
Mr. Arden Degner, 8540 S. Pennsylvania Avenue, questioned if there was a cross road to the adjacent property. Mr. Fortin stated there was a driveway connection to the new strip mall to the west. The restrictions on the current CSM would loosen some of the restrictions on this shared access.
Commissioner St. John moved that the Plan Commission recommend to the Common Council that the certified survey map for the property at 2327 W. Ryan Road be approved subject to any technical corrections being made prior to recording.
Commissioner Grabowski seconds. Roll call, all voted aye. Motion carries.
Mr. Mark Lambert, Crown Group, commented the access points are determined at this point but he would like a letter from the City stating the City approves the location. Mr. Fortin will provide Mr. Lambert with the letter.
Conditional Use Permit – Puppy Playground LLC
8411 S. Liberty Lane
Tax Key No.: 828-0001
Mr. Fortin explained to the Commission the applicant was requesting approval of a conditional use for an animal boarding kennel with outdoor play areas for the property at 8411 S. Liberty Lane. The Animal boarding kennels are listed as a conditional use in the M-1, Manufacturing District, so long as the outdoor play area is more that 300 feet from any residential district, which this will be.
Commissioner Grabowski questioned if the applicant was familiar with the City’s ordinance regarding kennels and grooming establishments. The applicant was aware of the ordinance. Commissioner Grabowski question the total amount of dogs anticipated at the facility overnight. Ms. Debra Lipstreuer was not planning any overnight stays at this time. Commissioner Grabowski questioned the distance of the nearest residence. Mr. Fortin stated it was about 500 feet away.
Commissioner St. John would like staff to make sure that the kennel applies if there is not any overnight stays. Mr. Fortin will double check the definition of kennel. Commissioner St. John would like to see the building pushed back further on the lot because there may be an opportunity to put another building in the front of the lot.
Commissioner Siira questioned why the dumpster was placed by the front door on the site plan. Mr. Lipstreuer explained the dumpster was placed in that area because the air conditioning unit was going outside on a slab and they thought they would put the whole works in that area surrounded by a privacy fence. Commissioner St. John felt the dumpster space needed to be by the gravel play area away from the entrance to the building.
Commissioner Peterson moved that the Plan Commission recommend to the Common Council that a conditional use permit for a animal boarding kennel for the property at 8411 S. Liberty Lane be approved after a public hearing and subject to conditions and restrictions that will be prepared for the Commission at the next meeting.
Commissioner Peterson amended the motion to change “animal boarding kennel” to “dog day care”.
Commissioner Siira seconds. Roll call, all voted aye. Motion carries.
Commissioner Siira moved to adjourn. Commissioner Grabowski seconds. All voted aye. The meeting adjourned at 8:35 p.m.