Mayor Lois called the Plan Commission meeting to order this Tuesday evening at 6:30 p.m. followed by roll call: Commissioners Thomas Vos, John Lynch Jr., Bill Milatz, John Thate, Al Schvetz, Town of Burlington representative Rick Fettes and Mayor Claude Lois. Commissioner Kevin Bird was excused. Also present were Administrator David Torgler, Building Inspector Patrick Scherrer, Fire Inspector Mike Boehmer and Mr. Patrick Meehan, Meehan and Company, Inc.

Approval of Minutes – Commissioner Lynch moved and Commissioner Thate seconded to approve the minutes of December 9, 2003. All were in favor and the motion carried.

Citizen Comments – None.

Mayor Lois opened the public hearing at 6:31 p.m.

There were no comments.

Commissioner Vos moved and Commissioner Thate seconded to close the public hearing. All were in favor and the motion carried. The public hearing was closed at 6:32 p.m.

None.

Mayor Lois opened the issue for discussion.

There were no comments.

Commissioner Milatz moved and Commission Vos seconded to approve the Conditional Use Application for the allowance of an insurance financial services tenant to occupy the office area of property located at 680 Maryland Avenue.

Mayor Lois opened the issue for discussion and reminded the Commission that this plan was strictly conceptual at this point.

Mr. Tom Stelling, Stelling & Associates Architects, Ltd., was at the meeting representing Mr. Errol Wilson on this project. Mr. Stelling informed the Commission that the site would include eight parking stalls with a one-way access into the site from Jefferson Street and a one-way exit out of the site onto Milwaukee Avenue. Mayor Lois asked if the Milwaukee Avenue access could be eliminated. Mr. Stelling stated that with the way the parking stalls are arranged the two access points would be needed. Commissioner Milatz questioned if there were functioning plumbing facilities in the building. Mr. Errol Wilson stated that as of last summer the water was running and the drains were draining just fine. Mr. Torgler informed the Commission that after looking into this site more the issue of the lighting should be addressed. He further stated that if the Commission would approve of the use for this site, the lights should be brought into compliance by installing full cut-off lights. Mr. Meehan stated that two parking stalls could be eliminated from the plan and still be within the zoning code requirements.

After much discussion on this issue, which included Mr. Patrick Meehan’s recommendations from his memorandum dated January 31, 2004, it was determined that this issue should come forward again to a future Plan Commission meeting for further consideration.

Mayor Lois opened the issue for discussion.

Mr. Stelling was at the meeting representing Mr. Rich Colano, owner of 440 South Pine Street. Mr. Stelling stated that Love Inc. is proposing to locate their drop off area in the back of Mr. Colano’s building behind the Golden Gecko and Curves. Commissioner Milatz confirmed that this area would only be used for materials to be brought in and separated, not to sell any items. Mr. Torgler stated that this was correct, and that this area was not to be used for any retail sales. Mr. Mike Boehmer, Fire Inspector, also informed the Commission that plans were going to the state in regard to the exiting for this portion of the building. Mr. Patrick Scherrer questioned if the parking lot was going to be asphalted. Mayor Lois stated that the City would look into paving the parking lot after one year, and it is determined that the drop off center will work in that location.

Commissioner Vos moved and Commissioner Lynch seconded to conditionally approve the Site Plan for the Donation Center for Love, Inc. subject to the following recommendations from Mr. Patrick Meehan’s memorandum dated February 4, 2004:

• The property owner indicates that: "Love Inc.’s parking requirements are 6-7 parking spaces in the rear or unpaved area [of the property]." However, Section 315-48(E)(1) of the City Zoning Ordinance requires that all parking areas in the M-1 District shall be improved with pavement of either asphalt or concrete. The proposed Site Plan does not meet this requirement. A note needs to be placed on the Site Plan indicating that the off-street parking lot is to be paved with either asphalt or concrete.

• Section 315-48(G) of the City Zoning Ordinance requires that all parking areas serving five (5) or more vehicles shall have all parking stalls permanently marked by painted lines or other approved material. The proposed Site Plan does not meet this requirement.

• For that portion of the subject property which is required to be paved to accommodate needed off-street parking and drive areas, the existing and proposed topography (such as a grading plan) needs to be indicated on the Site Plan.

• The delineation of off-street parking spaces, location, and total number of off-street parking spaces proposed to accommodate Love, Inc. needs to be noted on the Site Plan.

• Stormwater runoff associated with the required paved off-street parking and drive area needs are to be addressed including the provision of calculations and the indication of direction of flow. All such facilities need to meet the requirements of the City’s stormwater management ordinance.

• If any outdoor lighting is contemplated to serve the off-street parking lot, outdoor lighting data needs to be submitted which indicates the location, type, and illumination level (in footcandles) of all outdoor lighting proposed to illuminate the site. It is recommended that total cut-off luminaires be used throughout the site meeting the requirements of Sections 315-137(C)(25) of the City Zoning Ordinance.

All were in favor and the motion carried.

Mayor Lois opened the issue for discussion. He informed the Commission that this addition was to house and cover their fertilizer area.

There were no comments.

Commissioner Lynch moved and Commissioner Vos seconded to approve the Site Plan Application for Cooperative Plus Inc. subject to the following recommendations from Mr. Patrick Meehan’s memorandum dated February 2, 2004:

• Existing and proposed topography (such as a grading plan) needs to be indicated as may be required by the City Engineer.

• Stormwater runoff associated with the proposed additions and paving area needs to be addressed including the provision of calculations and the indication of direction of flow. All such facilities need to meet the requirements of the City’s stormwater management ordinance.

• Architectural plans and elevations need to be submitted to the City.

All were in favor and the motion carried.

Mayor Lois opened the issue for discussion. He informed the Commission that the parking lots would be blacktopped and striped. Mayor Lois also noted that Mr. Meehan had previously had issues with adequate parking for the area, however the items that are being constructed are ones that are updating the ones that are there now (i.e. gym and locker rooms). Mr. Tom Stelling, Stelling & Associates, Ltd. was at the meeting representing St. Mary’s Catholic Parish on the issue.

Commissioner Thate questioned when the house that was on the property was going to be taken down. Mr. Stelling stated that the house, which has been vacant since January 2004, would be taken down when the fill that was put there two years ago has had more time to consolidate.

Commissioner Lynch questioned if the new gym was strictly for the grade school. Mr. Stelling stated that this gym would be used by both the grade school and the high school, as it would be the only other regulation for sporting events.

Mr. Torgler informed the Commission that because the City has not required other churches and commercial properties to have curb and gutter for their parking lots it would not be required here either. However, the concrete curb and gutter needs to be kept at the entryways and at the driveway curbcuts.

Commissioner Milatz questioned if there was a way to eliminate parking on one side of McHenry Street to help with some of the congestion on that road. Mayor Lois stated that with the parking lot being paved and striped there would be more spaces in the lot and less taken up on the street.

Commissioner Vos moved and Commissioner Lynch seconded to approve the Site Plan subject to staff review of Mr. Torgler’s recommendation regarding installing concrete curb and gutter at the entryways and at the driveway curbcuts and subject to Mr. Patrick Meehan’s recommendations as follows:

• Off-Street Parking: Section 315-48(D)(1) of the City Zoning Ordinance requires that parking areas be located " . . . a minimum of eight (8) feet from the street right-of-way line . . . The area between the parking lot and the adjacent street right-of-way and property lines shall consist of landscaping." The proposed site plan meets this requirement.

• Section 315-48(D)(5) of the City Zoning Ordinance requires that all parking areas which serve 10 vehicles or more shall " . . . be provided with evenly dispersed landscape areas within the interior of parking areas totaling not less than five (5) percent of the surfaced area." This requirement does not appear to be met since there is no indication of landscape planting islands.

• Section 315-48(E)(1) of the City Zoning Ordinance requires that all parking areas in the I-1 District shall be improved with pavement of either asphalt or concrete. The proposed Site Plan does not meet this requirement. A note needs to be placed on the Site Plan indicating that the off-street parking lot is to be paved with either asphalt or concrete.

• Section 315-48(F) of the City Zoning Ordinance requires that all parking areas which serve 10 vehicles or more shall provide concrete curb and gutter and that: "This requirement shall also apply to the expansion of any existing off-street parking lot where the number of off-street parking spaces is increased by twenty (20) spaces or more." The proposed Site Plan does not meet this requirement. A note needs to be placed on the Site Plan indicating that the off-street parking lot is to be provided with concrete curb and gutter.

• Off-street parking requirements set forth in Section 315-48(I) (Table 5) of the City Zoning Ordinance for high schools are as follows:

• 1 space per employee, plus 1 space per 7 students at ultimate school capacity or 1 space per 3 seats or 1 space per 30 square feet of floor area for seating, or 1 space per 5 feet of bench length in the auditorium, gymnasium, or other similar place of assembly, whichever is greater.

• Using the square footage data for the proposed addition (using only 5,603+/- square feet of proposed additional classroom areas, art studio, and library), in conjunction with the above stated off-street parking requirements set forth in Table 5 of the City Zoning Ordinance (calling for 1 space per 30 square feet of floor area for seating) a minimum total of 187 off-street parking spaces would be needed to serve the proposed additions but only 41 such additional spaces are proposed to be provided at some future date. [Note: Based upon the data submitted by the applicant, the complex currently provides 204 off-street parking spaces.]

• If the applicant intends to count existing off-street parking spaces [i.e., the 204 existing on-site spaces] towards those required for the new addition, the applicant needs to provide additional off-street parking and existing building square footage data (based upon the various uses at the building complex) as well as provide the City with building operational data in order to analyze the off-street parking situation and how much need there is for additional off-street parking spaces.

• Existing and proposed topography (such as a grading plan) needs to be indicated for both the proposed addition area of the site plan as well as the proposed off-street parking area.

• The total number of off-street parking area needs to be noted on the Site Plan and all calculations used to determine the off-street parking requirements need to be submitted to the City for review (see discussion under numbered item 5b above).

• All building and yard setbacks need to be indicated on the Site Plan in conformance with those required in the I-1 District.

• Stormwater runoff associated with the proposed addition and off-street parking lot needs are to be addressed including the provision of calculations and the indication of direction of flow. All such facilities need to meet the requirements of the City’s stormwater management ordinance.

• A detailed landscape plan for the site will need to be prepared indicating location, size, and type of all landscaping proposed and meeting all of the requirements of Sections 315-137(C)(18) and 315-138 "Landscape Plans" of the City Zoning Ordinance.

• If any outdoor lighting is contemplated to serve the off-street parking lot, outdoor lighting data needs to be submitted which indicates the location, type, and illumination level (in footcandles) of all outdoor lighting proposed to illuminate the site. It is recommended that total cut-off luminaires be used throughout the site meeting the requirements of Sections 315-137(C)(25) of the City Zoning Ordinance.

All were in favor and the motion carried.

Mayor Lois opened this issue for discussion.

Mr. Torgler stated that this ordinance has been presented to the Commission in an effort to aid in closing the gap on the minimum lot size of commercial properties.

There were no further comments.

Commissioner Lynch moved and Commissioner Thate seconded to recommend approval of this ordinance to the City Council for further action. All were in favor and the motion carried.

Mayor Lois stated that this issue was placed on this evenings agenda to update the Commission on the recent request from Robert & Betty Wilson to the Town Board to rezone their parcel from A-1 to A-2. He also stated that this change would have allowed for the sale of this new lot, however both the Town Board and Racine County denied the request.

1. Vazcom Communications, 588 North Pine Street, Sign Permit Application, as recommended by the Historic Preservation Commission.

2. Jose Aranda, 241 East Chestnut Street, Certificate of Appropriateness Application, as recommended by the Historic Preservation Commission.

Commissioner Milatz moved and Commissioner Schvetz seconded to recommend to the Common Council approval of the Historic Preservation items as presented. All were in favor and the motion carried.

Mr. Mike Boehmer, Fire Inspector, stated that RIVCO had some trouble with their fire sprinkler system, however the problem has been addressed.

Commissioner Milatz questioned if the issue of a tenant living in the apartment at 6055 South Pine Street had been resolved. Mr. Scherrer stated that after Mr. Boehmer inspected the apartment, he had written up a violation and given the tenant 90 days to vacate the premises. The tenant should be out of the apartment on March 15, 2004.

Commissioner Vos moved and Commissioner Thate seconded to adjourn the meeting at 7:12 p.m. All were in favor and the motion carried.

Adjorned at 7:12 p.m.

Recording Secretary - Angela M. Hansen