PLAN COMMISSION

November 5, 2009

                                                                                                                                                               

Members present:  Knudson, Yoerg, Selissen, Vance and Casanova

 

Others present:  Gordon Conard, Ryan Holberg, Mike Nare, Mike Hakes, Andy Kron, Denny Darnold and others

 

The meeting was called to order at 6:34 p.m. by Chairman Knudson.

 

A motion was made by Yoerg, seconded by Selissen to approve the October 22, 2009 meeting minutes.

Motion carried.

 

Review and consideration to extend the conditional use permits for Wiseway Motor Freight motor freight terminals at 1300 Industrial St. and 1400 Swasey St. and adjacent parking lots – Wiseway Motor Freight.  Darnold commented that these conditional use permits were initially approved in 1996, 1997 and 1999 with follow-up reviews (2000, 2001, 2003 and 2006).  Motion by Yoerg, seconded by Vance to recommend approval of the extension of the conditional use permits for Wiseway Motor Freight motor freight terminals at 1300 Industrial St. and 1400 Swasey St. and adjacent parking lots with the following conditions:

·         Next review required in November, 2014

·         Retention and maintenance of the required berm and landscaping on the north and west side of the site and required perimeter fencing

·         No on-street parking of cabs and trailers

·         No advertising of the sale or sales of trucks.

Motion carried.

 

Review and consideration to extend a conditional use permit for Mills Fleet Farm garden center, 1001 Industrial St. – Mills Fleet Farm.  Darnold noted that he recommended the extension of the Mills Fleet Farm conditional use permit.  A motion was made by Selissen, seconded by Vance to recommend approval of the extension of the conditional use permit for a garden center to Mills Fleet Farm with the following conditions:

·         Next review required in November,  2014

·         The garden center is allowed to be open from April 15 to July 15 of each year

·         Compliance with fire inspector’s memorandum of 1/20/03.

Motion carried.               

 

Final development plans for the remodeling and addition and consideration of waiver of off-street parking in B-3, Central Business District at 529 Second Street – Monarch Ventures, LLC / Andy Kron.  Darnold explained that the project will use the existing storm water main from the site to the municipal main in Locust Street.  If this drainage alternative cannot be implemented, alternative systems will need to be reviewed and approved by the city engineer and public works director, Darnold commented.  Darnold recommended approval of the final development plans and the waiver of nine off-street parking spaces.  Darnold commented if they wanted to add off-street parking to the site by razing the rear part of the building that a maximum of eight stalls could be developed.

 

 

 

Page 2, Plan Commission

November 5, 2009                                                                                                                          

 

Andy Kron noted that intended uses of the building are retail and office. Dean Knudson expressed concern that the waiver of off-street parking stalls may not be a significant issue at this time, but cumulative as other projects may be approved for waivers that there may become a shortage of parking.

 

Yoerg commented that the city should re-review the need to establish an off-street parking policy for the downtown area and the payment of a fee for payment of public parking for each parking stall waived. 

 

Vance stated this project should not be held up because the city wants to establish a new policy; and if a “pay in lieu” of policy is established, it should not become too expensive so that it becomes a disincentive for redevelopment.

 

Motion by Casanova, seconded by Selissen to recommend approval of the final development plans for the addition and remodeling project at 529 Second Street as proposed by Monarch Ventures / Andy Kron and to recommend the waiver of nine off-street parking stalls.  Motion carried.

 

Comprehensive plan update.  Knudson noted that one of the issues carried over from the last plan commission meeting was the review of proposed land uses along the Carmichael Road corridor from I-94 to Vine Street.  Darnold reviewed the proposed future land use designations that include a “mixed- use” classification which will allow the development of both commercial and residential uses.  The mixed use classification is proposed along the frontage of Carmichael Road except for the church property and the eastern side of Carmichael Road south of Deer Haven Drive that has been proposed as general commercial.

 

Yoerg inquired if these designations were based on potential street locations.  Darnold replied to some degree, but that it generally has been discussed that there will be three intersections between I-94 and Vine Street.

 

Vance questioned limiting the depth of the general commercial area and by removing the office area, it would offer more flexibility.  Darnold responded that the office designation would create a commercial use that is more compatible with the existing residential uses and would lend support to the general commercial area.  He also noted that storm water management for the northeast quadrant of Exit 2.

Vance stated that multiple developers may approach the city and the assembly of land is an issue.

 

Casanova commented that in concept the developments could be both general commercial and office.

 

Selissen commented that the general commercial designation offers more flexibility as office can be incorporated into a commercial development.

 

Knudson noted that he felt there was a consensus on the land uses proposed on the west side of Carmichael Road which comprised of mixed-use and one/two-family residential.  Knudson commented that the northeast quadrant needs to be further discussed, but that some of that area has been designated as general commercial since 1993.

 

 

Page 3, Plan Commission

November 5, 2009                                                                                                                          

 

The plan commission agreed that the land use designations on the east side of Carmichael Road including one/two-family residential, institutional, multiple-family and mixed-use; but did not agree to the extent of office and general commercial uses to be designated.  The area south of Deer Haven Drive has been designated general commercial and office.  The plan commission agreed to retain the general commercial designation for the area that had previously been designated general commercial in the 1993 plan.

 

There was discussion in regard to the potential of “big box” development should be allowed.  Vance commented that the city should allow the possibility of larger retail development.  Casanova commented that the “big box” development may not add to the quality of life in the city, particularly from the perspective of traffic generation.  Vance questioned if the depth of the general commercial development is adequate to allow a large retailer to be developed.

 

Knudson commented that traffic is a significant issue and will need to be addressed. 

 

Knudson noted that there are two areas in the city that have general commercial designations – dog track and the southwest quadrant of STH 35 and Hanley Road.  Selissen noted that the area adjacent to STH 35 is a suitable location for “big box” development.  Vance expressed concern that the city allows additional commercial districts other than the downtown and “the hill” commercial area.

 

Knudson commented that the concept of form base zoning allows the form / size of buildings.  Knudson questioned if the city should be deciding where and what types of commercial zoning should be allowed.  Knudson commented that the city should consider the form base zoning and restriction of building size, or by the existing zoning construct new regulations that would restrict the size of buildings.

 

Selissen noted that traffic will remain a significant issue for any developer or developers.  Darnold commented that the annexation of property of this area will require a traffic analysis to be prepared for review by the city and the WisDOT.  Selissen commented that the traffic review would include the Carmichael Road corridor study.  Darnold agreed.  Yoerg commented that the plan commission reviewed an access control conceptual plan previously (November 2006) for the Carmichael Road corridor north of I-94.  Darnold commented that WisDOT has directed the intersection on the east side of Carmichael Road, now an extension of Coulee Road, will be required to be closed and the first access would be ¼ mile north.

 

 A motion was made by Casanova, seconded by Yoerg to approve the proposed land use designations between I-94 and Vine Street along the Carmichael Road corridor as proposed by the community development director with the modification that the area designated as general commercial in 1993 be retained.  Motion carried.

 

Darnold commented there were five or six areas that were discussed by the plan commission at the last meeting, but not acted upon:

-          The remnant parcel on the east side of STH 35 and south of Hanley Road.  Motion by Casanova, seconded by Selissen to designate as industrial similar to the larger parcel to the east.  Motion carried.

 

Page 4, Plan Commission

November 5, 2009                                                                                                          

 

-          Change the designation of the quarry site located west of the St. Croix Business Park to industrial to be consistent with the zoning of the property, except for the western perimeter that will remain as conservancy. Motion by Yoerg, seconded by Vance to amend the park designation to industrial for the quarry site north of Tower Road and west of the St. Croix Business Park, except for the western perimeter that will remain as conservancy.  Motion carried.  

-          South of Stageline Road and west of O’Neil Road to change the designation of the area currently existing as one-family residential from multiple-family residential to one- and two-family residential and also to change the designation of the bed and breakfast parcel from multiple-family residential to general commercial.  Motion by Casanova, seconded by Vance to change the designations to one- and two-family residential south of Stageline Road and west of O’Neil Road where the existing use is one-family residential and change the designation of the bed and breakfast parcel (southwest quadrant of Stageline Road and O’Neil Road) to general commercial.  Motion carried.

-          Two parcels located on the north side of Coulee Road across the street from one- and two-family residential to downtown commercial, this request was made by the current owners.

After discussion as to whether the designation should be downtown or general commercial a motion was made by Vance, seconded by Casanova to amend the designation of the two parcels on the north side of Coulee Road from one- and two-family residential to general commercial.    Motion carried.

-          Two areas that are currently designated as one- and two-family at the northeast quadrant of 11th Street and Vine Street and at the northwest quadrant of 11th Street and Cole Street were discussed for change to multiple-family residential.  No change was made and the designations will remain one- and two-family residential.

 

Knudson asked if there were any other suggested changes, such as the St. Croix County Government site at the northwest quadrant of Carmichael Road and Vine Street.  It was agreed that the plan commission desires to retain the designation for that area as public use.

 

Casanova asked if the plan commission should consider any changes to other properties near that downtown commercial area, particularly north of Second Street or east on Vine Street.  Casanova asked if there had been any inquiries of developers to expand the commercial area.  Darnold commented that the ATT facility and the land to the west on that block at the northwest quadrant of Second Street and

Elm Street to be redeveloped for senior housing as it is within a short walking distance of the downtown commercial neighborhood. 

 

Yoerg asked if, due to slopes, that area can be redeveloped.  Yoerg noted the slope of Elm Street.  Darnold opined that the slopes would not preclude that area to be redeveloped.

 

Knudson noted that the parcels at the southeast quadrant of Walnut Street and Third Street may be considered for downtown commercial versus the current designation as one- and two-family residential.

 

Darnold commented that the October 30 draft plan and the future land use plan as amended this evening would go to the public hearing scheduled for next week, November 12, 7:00 p.m.

 

 

Page 5, Plan Commission

November 5, 2009                                                                                          

 

Darnold inquired if the plan commission wanted to have a resolution recommending the plan for approval to the Common Council be considered.  The plan commission asked that a resolution be provided for consideration at the 11/12/09 meeting.

 

Other business for discussion purposes only or placement on future agendas.  It was agreed to place the issue of creating a payment in lieu of off-street parking for areas in the B-3, Central Business District on a future agenda.

 

A motion was made by Yoerg, seconded by Casanova to adjourn.  Motion carried.  8:12 p.m.

 

Respectfully submitted,

Dennis Darnold, Secretary