PLAN COMMISSION

July 27, 2006

                                                                                                           

Members present:  Jack Breault, Fred Yoerg, Don Mailloux and Bob Bieraugel

 

Other present:  Michael Zwifel, Doug Sahler, Dan Routson, Jay Andrews, Dennis Lovold, Chris Anderson, Dave Holt, Curt Kluznik, Steve Cross, Denny Darnold and others.

 

The meeting was called to order by Chairman Breault at 7:02 p.m.

 

Moved by Mailloux, seconded by Yoerg to approve the June 22, 2006 and July 14, 2006 meeting minutes.  Motion carried.

 

Conditional use permit, hearing and consideration by Caribou Coffee to amend the conditional use permit for a planned commercial development issued to Marketplace LLC / Reliance Development to develop a drive-though service window and modify off-street parking on the north side of Marketplace East, 101 – 117 Carmichael Rd.  Michael Zwifel, Caribou Coffee, Director of Construction explained that Caribou Coffee desires to relocate to the north end of the Marketplace East facility.  The overall effect of the proposed drive-through service lane is the loss of one off-street parking stall. Zwifel stated that he would respond to the city engineer’s comments. Zwifel suggested that the number of cars that use this drive-through will be less than typically experienced at many fast food, drive-through facilities.  Caribou Coffee proposes to provide stacking for four cars and that the greatest demand for drive-up service is before 11:00 a.m.  Zwifel noted the city engineer’s concern of the width of the drive lane at the radius, being 20 feet, but noted that is the existing driveway width.  In regards to the landscaping on the west side of the building, the existing tree can be removed if it will block visibility for vehicles exiting the drive-through.

 

Breault noted that several persons responding to a recent city survey noted that they were concerned about the off-street parking at Marketplace East.

 

Doug Sahler, Midwest Properties noted that they are the owner of the property and that they support the proposed drive-through service lane.  Sahler noted that the property owner must always be concerned about the use of the parking area by the customer.  He noted that according to Caribou Coffee that 70% of the daily business volume occurs before 11:00 a.m.  Sahler commented that Caribou Coffee has been a good tenant and Midwest Properties would like to reasonably accommodate their needs.  Sahler opined that the drive-through lane may actually free-up some off-street parking spaces that would otherwise be used by customers that would need to park and go into the building for their orders.

 

 

 

 

 

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Breault noted that the business that re-occupies Caribou Coffee’s present location may also be a high traffic generator.

 

Yoerg expressed that he felt that Caribou Coffee had not tried to adjust plans to accommodate the city staff comments.

 

Darnold noted that an e-mail had been received from Eileen Reardon, MD voicing support of the proposed project.

 

Moved by Yoerg, seconded by Mailloux to close the public hearing.  Motion carried.

 

Darnold commented that he and Shelly Johnson, BRAA transportation engineer reviewed the proposal on-site with Mike Zwifel and that they could not recommend approval of the conditional use permit to allow the drive-through service because of the short amount of stacking, traffic flow and general congestion within the area. 

 

Doug Sahler stated he and Mike Zwifel would welcome an opportunity to meet with city staff to discuss concerns about the proposal and to see if plans may be able to be modified to address the staff’s concerns.  Darnold stated he is agreeable with meeting with the owner and Caribou Coffee to further discuss the proposal.

 

Moved by Mailloux, seconded by Yoerg to postpone a decision on the Caribou Coffee conditional use permit request until city staff has an opportunity to discuss and review alternative considerations.  Motion carried.

 

Conditional use permit, vehicle sales lot, 806 Dominion Drive (former Perkins site) – Routson Investments.  Dan Routson noted that he is 100% owner in Routson Investments which proposes the outdoor vehicle sales lot.  Routson reviewed his history in the automobile sales business since 1981.  He explained that the proposal in Hudson is an opportunity to expand his auto sales business, but also that the Stillwater facility will be disrupted by the proposed Hwy 36 improvements and that Hudson is a good business town to locate a facility.  Routson emphasized that the appearance of the facility will be neat and kept in an orderly fashion and the new facility will be state of the arts.  Routson compared this proposal to the development of the Stillwater Ford sales facility near Hwy 5 / 36 in that an AmericInn motel was developed in that neighborhood after the car dealership was constructed and later followed by law offices and food establishments.  Routson noted that there were some expressed opinions that this site is better suited for a restaurant, but he commented that three restaurants were in the general area in the past and two have relocated nearer to Exit 2.

 

 

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Routson explained that the type of vehicles to be sold will be highline import and domestic vehicles, generally $10,000 to $40,000 and that much of his business is done through the internet.  Routson felt the existence of the auto dealership will not be negative on the property values of the neighborhood.  The lighting standards proposed will be limited to 20 feet in height and will utilize box fixtures and a timing mechanism to dim the lights at 9:00 p.m.  Routson noted that noise is an issue that also has been raised.  He explained that there will be no outdoor paging system utilized as the sales personnel have individual pagers.  The service area doors can be left closed until noon, except for maneuvering of vehicles to and from the building.

 

Routson noted that seven service technicians will be working and that the general hours of operation will be 6:30 a.m. through 9:00 p.m.  As to the issue of signage, Routson noted that they will propose signage within the zoning and sign ordinance requirements and that all of their signage will have a professional appearance.

 

Routson explained that he did have an opportunity to visit with neighboring property tenants Chris Anderson and Sam Cari and extended an offer through Chris Anderson to meet with other neighboring properties, but that offer was not accepted.  Routson raised the question as to what is compatible.  Routson offered the tire service and auto sales will be compatible with the existing neighborhood businesses.

 

Jay Andrews noted that it is not the intent of their businesses to ruin the neighborhood, that they have been willing to discuss concerns and want to be a good neighbor.  Routson also clarified the issue that they do own the property.

 

Mailloux asked if on-street parking is allowed on Dominion Drive.  Darnold answered that it is allowed.  Mailloux explained that he did not want cars to be parked on the street either for the tire or auto sales businesses.  Mailloux noted that there are only 10 spaces reserved for customers.  Andrews noted that they have two work shifts for the tire technicians.

 

Mailloux asked what kinds of signage may be allowed.  Darnold answered that a 45 foot high and 135 sq. ft. freestanding sign would be permitted.  Andrews reiterated that it was their intent to propose signage that would be within the requirements of the city sign regulations.  Breault asked if a lower sign may be considered, such as 20 feet.  Mailloux questioned if a freestanding sign may be necessary if the auto sales would utilize the internet for sales.

 

 

 

 

 

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Yoerg inquired about where would the old tires be stored.  Andrews noted that on the south side of the building there is a wall that extends out from the building and the old tires would be stored inside a container, screened by the wall.

 

Bieraugel noted that he felt that this is a good use of the property; that the noise issue can be addressed by closing of the south service doors as necessary; that they have provided a good landscaping buffer; the lights will be restricted in height and dimmed after hours, but that the lights should be lowered to 12 to 14 feet in height.

 

Moved by Bieraugel, seconded by Yoerg to approve the conditional use permit for the outdoor auto sales with the following conditions:

-         The number of vehicles displayed for sale outdoors shall be limited to 28 and displayed in designated areas as shown on the development plans, including four on the north side of the building.

-         Vehicles for sale cannot be displayed on the lawn areas or in the public street right-of-way.

-         A Wisconsin motor vehicle dealer license must be maintained current and the site maintained with compliance with the state standards.

-         On-site lighting shall include box lighting fixtures which reduce flooding of light to the adjacent properties, maximum height of 14 feet.  A timing mechanism shall be included in the light system to dim the lights at 9:00 p.m. remain dimmed until business hours the next day.

-         Landscape screening will include a minimum of 12 coniferous trees, with a minimum of eight (8) feet in height and planted approximately 20 feet off-center, on the southern lawn area and on the eastern lawn area between the south two driveways.  Nine (9) of the coniferous trees will be planted on the south lawn and three (3).  The overall landscape plan shall conform to the landscape standards per municipal code, Section 255-34.

-         The existing four mature overstory trees, two on the north side of the building and two along the east property line will be retained.  Pruning of the lower branches of the trees will be permitted to improve the visibility of the display of the vehicles and building.

-         Final development plan approval by the plan commission and Common Council.

-         Review of the conditional use permit is required one year after occupancy of the facility.

-         Hours of operation from 6:30 a.m. to 9:00 p.m.

-         Freestanding sign to be no greater than 20 feet in height.

 

 

 

 

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Darnold requested an opportunity to review two issues raised by Hotels of Hudson with the city attorney and to be able place the proposed conditions in a written form so that the plan commission could re-review the conditions to be sure that all of the conditions have been included.

 

The motion was withdrawn by Yoerg and Bieraugel to provide Darnold an opportunity to prepare the conditions in writing and consult with the city attorney.

 

Façade and entrance improvements, County Market, 2310 – 2312 Crest View Drive – Learsi Hudson, LLC / Jerry’s Foods / County Market.  Curt Kluznik, Kraus Anderson Construction stated that Learsi Hudson and County Market propose to reconstruct the front and north facades of the shopping center / grocery facility to soften the big box theme.  The façade improvement project will extend from County Market on the north to southerly including the retail shops and restaurant.  Key feature is the relocation of the main entrance of County Market south 55 feet, proposal of a 56 foot high tower, increase the sidewalk area in front of the store by five feet and provide additional landscaping in the front of the store with the planting of six trees.  Breault raised the issue of the north driveway access.  Kluznik noted that engineer review comments regarding entrance were to reroute the traffic behind the store or move the entrance 15 feet to the east.  Darnold noted that in discussions with the engineers that moving the entrance lanes raised a concern only in that the stacking distance for west bound traffic turning left into the development would be reduced by one vehicle.

 

Yoerg asked about the potential loss of off-street parking spaces.  Kluznik noted that perhaps up to three stalls may be lost.  Yoerg and Mailloux both expressed concern of traffic flow within the development and that is an issue that the developer must address.

 

All members expressed their support with the proposed façade improvements, but asked that the developer continue to work with city staff to work on the access issues and internal parking lot issues.  Yoerg suggested that the driveway between County Market and Home Depot be better defined with landscaping improvements.

 

Moved by Mailloux, seconded by Bieraugel to recommend approval of the façade improvement project as proposed by County Market and Learsi Hudson, LLC and reserve approval for access and parking lot modifications until the city staff has more opportunity to work with the developer.  Motion carried.

 

 

 

 

 

 

 

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Review and consideration of extension of a conditional use permit for the storage of flammable or combustible liquids, Grammer Inc., 2700 Harvey Street.  Darnold reported that there have been no issues regarding this previous approval and recommended extension.  Moved by Mailloux, seconded by Yoerg to recommend extension of the conditional use permit to Grammer Inc. for storage of up to 1,320 gallons of flammable and combustible liquids as identified in their original application and amended per their letter of 7/15/04 for a period of three years (August 1, 2009) with the same conditions required in the original approval.  Motion carried.

 

Concept development plans, 6,000 sq. ft. propeller repair and retail shop, 1820 Webster Street – Propulsion Associates / David Monahan.  This item was held over because the developer or representative was not present to discuss.

 

Other business for discussion purposes only or placement on future agendas.   Darnold noted the next scheduled meeting is August 10th, but that he will be on vacation that week and asked to be able to move the meeting back one week to August 17th or within that week.  The plan commission advised Darnold to not have a plan commission meeting on August 10th and to use his discretion and schedule a meeting on the 17th if necessary.

 

Moved by Yoerg, seconded by Bieraugel to adjourn.  Motion carried.  8:33 p.m.

 

Respectfully submitted,

Dennis Darnold, Secretary