PLAN COMMISSION
March 9, 2006
Members present: Breault, Koch, Yoerg, Gilbert and Bieraugel
Others present: Brian Hinz, David Robson, Brian Zeller, Matt O’Brien, Denny Darnold and others
The meeting was called to order at 7:02 p.m.
Moved by Gilbert, seconded by Koch to approve the meeting minutes of 2/23/06. Motion carried.
Concept development plans, River Bluffs Business Center, 35,424 sq. ft. office and warehouse facility, 2721 Harvey Street, lot 3, St. Croix Business Park – River Bluffs Business Center, LLC / John Wold. Darnold reviewed the general location being in the St. Croix Business Park west of T. W. Vending and north of Johnson Controls on Harvey Street. Darnold introduced Brian Hinz, project architect to further review the proposed facility and site improvements. Hinz explained that the proposed building will be in the initial phase 35,424 sq. ft. with seven (7) individual units of 5,000 sq. ft. each and with a proposed 15,000 sq. ft. addition to the north. The building will be constructed using pre-cast tip concrete panels with accent bands. Loading docks are proposed on the west side of the building with employee parking on the east side. Darnold asked if the easterly façade may change if someone used more than one unit. Hinz commented that the façade and entrances would not change.
Yoerg asked about the amount of off-street parking that is proposed. Darnold commented that he reviewed the development as if one-third of the individual unit area will be used for office use. Under that premise the amount of off-street parking is compliant. Darnold suggested that the final development plans should show potential parking, proof of parking, on the north side of the building, if needed in the future.
Moved by Yoerg, seconded by Bieraugel to approve the concept plan for the River Bluffs Business Center, 35,424 sq. ft. office and warehouse facility at 2721 Harvey Street as proposed by River Bluffs Business Center, LLC with the incorporation of the city engineer’s and fire department’s recommendations into the final development plans and proof of parking shown on the north side of the building. Motion carried.
Request to review signage proposal by Ban Tara, LLC to consolidate signage onto two freestanding (pylon) signs for the overall development in lieu of individual lot signage – Ban Tara, LLC. Darnold commented that Ban Tara, LLC had presented this proposal to him and that he felt it had sufficient merit for discussion. Darnold explained that each parcel can have one freestanding sign of 45 feet in height and 135 sq. ft. in area. Also the overall development can have one sign up to 120 sq. ft. in area identifying
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the development. Darnold explained that Ban Tara is requesting to be able to have two freestanding signs to be placed along Carmichael Rd. in lieu of the individual freestanding signs per parcel which could total ten (10). Brian Zeller, representing Ban Tara, LLC stated the proposed signs would not exceed 135 sq. ft., nor be higher than 45 feet. Zeller reviewed a rendering of the proposed signs and a site plan of the development showing potential locations of the signs. David Robson, Ban Tara, LLC noted that they may want one on the northern area of the development and one south of Center Drive. Darnold explained that one way to enforce this proposal would be to require deed restrictions to be recorded.
Zeller noted that they do not own two of the lots and could not speak for those property owners; however, he will ask if they may be interested in participating in the proposal.
Darnold commented that it was discussed that each lot would be allowed to have one monument sign per lot.
Gilbert expressed concern that the monument signs, if this concept is approved, would be limited in height, say six feet and square footage area allowance of a monument sign. Koch noted that perhaps the businesses should be able to get signage for one or the other, but not both. Zeller commented that is possible as not all the businesses may want to be on the freestanding signs near Carmichael Rd.
Bieraugel commented that he liked the concept of reducing the amount of freestanding signs, but questioned how it may be allowed. Darnold noted that it would require a change in the sign ordinance because it has to do with off-premise signage.
The commission asked Darnold to prepare a change in the sign ordinance that would address the signage proposal with the following general understanding:
- Maximum two freestanding signs.
- Locations to be determined.
- Parcels must choose either to be on the one or two freestanding signs or have a
monument sign on the parcel which will be limited to sign and height.
- The sign proposal must be approved by the Common Council after review and
recommendation by the plan commission.
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Traffic analysis, status report, comparison of development / traffic proposed at the time that the traffic analysis was submitted and what developments have been reviewed and approved to date – Community Development Director. Darnold presented a report which identified the overall development within the Ban Tara commercial development per lot for what was projected at the time the traffic analysis was completed and what has been proposed to date for development plan review approvals. Darnold noted that there were minor building area changes for lot 1 and lot 4 and that the proposed lot 7 (at the time of the traffic analysis, but was not developed and that had identified a 4,000 sq. ft. commercial facility). Darnold also noted that the lots easterly of Center Drive were proposed for a 41,000 sq. ft. medical office facility and that is now not likely to occur. A 102 room hotel has been discussed as a possible development.
Darnold stated that he will continue to monitor the proposals as they are submitted.
Yoerg commented that this commercial development will continue to increase in customer use / vehicle trips as the residential areas within and outside of the city continue to develop.
Off-street parking requirements for commercial developments – Community Development Director. Darnold reviewed the summary report commenting that he felt the required standards for office and restaurant are okay, but that the retail uses may need to be further reviewed particularly for:
- Commercial developments with heavy turnover traffic, potentially requiring more stalls or larger stalls near the entrances.
- Big box commercial developments, require less parking after the first 15,000 to 20,000 sq. ft. of the building and requiring some of the required off-street parking to be developed in green space or with pervious surfaces.
- Increasing the general retail standard from 1/200 sq. ft. of net (useable area) area to 1/500 sq. ft. of net (useable area) area.
Koch expressed concern about using existing building areas in the downtown commercial district to accommodate expanded parking opportunities. Darnold noted that some downtown parking concerns may be addressed by lots for employee parking on the perimeter of the downtown district.
Darnold noted that he would continue to work on the potential ordinance amendments.
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Other matters for discussion purposes only or placement on future agendas. Darnold noted that he is working on a re-review of the wastewater treatment plant (WWTP) capacity. Yoerg questioned how much additional capacity may be developed at the existing site. Darnold stated it is his understanding that the existing plant can probably be doubled in capacity, but related issues are the capacity of the trunk mains to the WWTP.
Moved to Gilbert, seconded by Yoerg to adjourn. Motion carried. 8:10 p.m.
Respectfully submitted,
Dennis Darnold