PLAN COMMISSION
May 3, 2007
Members present: Breault, Burchill, Yoerg, Gilbert, Caruso and Bieraugel
Others present: Jay Andrews, David Magnuson, Ryan Cari, Pat Houlihan, Paul Gerrard, Dave Feist, Bob Pearson, Jenebelle Zappa, Mike Hafler, Dave Holt, Denny Darnold and others
The meeting was called to order at 7:03 p.m. by Chairman Breault.
Motion by Burchill, seconded by Yoerg to approve the 4/26/07 plan commission meeting
minutes. Motion carried.
Certificate of
compliance, auto service center,
Ryan Cari, representing Motels of Hudson noted that the motel does not propose to move forward with trying to purchase the property for a bar / restaurant. He expressed that the issue has become emotional for the present owners.
Patrick Houlihan, representing
Motels of Hudson noted that in consideration of the certificate of compliance
the city does not have to approve the proposed use and that the city reserves
the discretion to approve or deny. He
expressed concern about the potential long term impact on the neighborhood and
that approving the auto service center will have a negative impact on
surrounding properties. Houlihan noted that the neighborhood has changed as offices
and the senior housing project have been developed along
Cari provided a copy of a petition signed by nearby businesses, property owners and residents.
Dave Feist, Comfort Inn (adjacent property to the south) stated that he does not express his views in a vindictive nature, but only wants what is best for the neighborhood. He noted that the automotive service center is not compatible. Feist noted that he is opposed to the proposed use due to its incompatibility with the existing uses, potential view of service facility service bay doors, sounds of auto service, engines revving and that the hotel clients need quiet during the day time hours also. Feist expressed concern that the
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May 3, 2007
Super 8 and Comfort Inn motel facilities do not have as good
of accessibility since the Exit 2 off-ramp closed and that it is more difficult
to achieve their market share. He noted
that more of their business is with contractual stays for people that work at
night and need a place to sleep during the day time hours. He asked that the city give as much
consideration to this area as it is giving to downtown
Paul Gerrard, Gerrard Development stated he is representing the Boulder Point senior housing residents and that he is concerned that the city modified the city ordinances to permit the residential use and that he feels the use of the parcel should be high end commercial.
Bob Pierce, Boulder Point resident expressed concern that an auto service center is not compatible.
Jenebelle Zappa stated she wants
what is best for
Mike Hafler, project architect for TireProz stated that although a traffic study has not been conducted he felt that the amount of traffic created by the proposed auto service center would not be as great as most uses permitted in the commercial zoning district such as a bar / restaurant. He commented that the compatibility of use is considered by the zoning code. He further noted that he has designed hotels for Hilton and that his experience is that motels exist or are developed near many types of uses including industrial parks.
Bieraugel stated that he has reviewed the opinion of city attorney Catherine Munkittrick and agrees with her legal opinion. Bieraugel asked Darnold if he would review his opinion / recommendation. Darnold reviewed his recommendation to approve the certificate of compliance for an auto service center with the following conditions:
- The south facing bay doors remain closed during operating hours except when opened to provide access for deliveries and ingress or egress for vehicles to the service bays.
-
No on-street parking will be allowed on
-
Hours of operation are limited to ____________ a.m.
to _________ p.m. (The TireProz store in
- Annual review one year after the issuance of an occupancy permit is issued.
- Notify the city relative to the use of the future tenant, so the city may determine if the use is permitted or requires a review process.
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May 3, 2007
Bieraugel noted that people are often fearful of what may happen and in many instances those fears are not realized. He noted that the noise can be addressed by having the south doors remain closed except for periodic accessibility; that compatibility is enhanced with the proposed landscape plans and hours of operation proposed; that the setback is not being increased further than current conditions; a conditional use permit is not necessary; reasonable conditions have been suggested.
Moved by Gilbert, seconded by Yoerg
to recommend to the Common Council that a certificate of compliance for an auto
service center,
-
No on-street parking will be allowed on
- Hours of operation are limited to 7:00 a.m. to 7:00 p.m. Monday through Friday, 7:30 a.m. to 4:00 p.m. on Saturdays and closed on Sundays.
- Annual review one year after the issuance of an occupancy permit.
- Notification to the city relative to the use of the future tenant, so the city may determine if the use is permitted or requires a review process.
Motion carried. 5-0, Bieraugel
abstained.
Other business for
discussion purposes only or placement on a future agenda.
Darnold noted that there is only one review scheduled and if
it would be okay to schedule a morning meeting for Thursday, May 10th,
7:30 a.m. The commission agreed to meet
the morning of Thursday, May 10th.
It was also discussed whether a joint meeting of the plan commission /
Common Council may be scheduled for Monday, May 15th. Yoerg stated that the
city should consider conducting a traffic analysis in conjunction with review
of any redevelopment proposal for
Motion by Yoerg, seconded by Caruso to adjourn. Motion carried. 8:07 p.m.
Respectfully submitted,
Dennis Darnold, Secretary