Second 2026 meeting of the plan commission to order.

We will start with the Pledge of Allegiance.

To the Republic for which it stands.

One nation under God with liberty and justice for all.

All right.

So it does look like we have a quorum tonight.

So we can move right along.

Are there any public comments?

All right.

Seeing none.

Approval of the minutes.

We actually have two sets of minutes.

Is there a motion to approve the minutes from the March 25th meeting?

So move.

All right.

Is there a second?

Second.

All those in favor, please say aye.

Aye.

All right.

Is there a motion to approve the minutes from the April 1st meeting?

Thank you.

Is there a second?

Thank you.

All those in favor, please say aye.

Aye.

Aye.

All right.

That passes as well.

All right.

Is there anything to be removed off of the consent agenda?

All right.

Then that means that the consent agenda does pass.

First up, we have a public hearing for the conditional use permit for 222 West St.

Paul Avenue.

Charlie, do you want to just kind of go over that real quick?

Yep.

Thank you.

All right.

So this is 222 West St.

Paul Avenue.

It is between North Street and St.

Paul Avenue near their intersection with each other.

As you can see, the the property extends all the way between the streets.

Paul Avenue is more utilitarian and it has been vacant for quite some time.

So here you can see the building from St.

Paul Avenue.

It has a brick first level and then metal siding on the upper level.

And they would also like to pave uh this parking lot and remove the uh the curb that uh is uh intended to prevent direct access to it and then remove the uh barriers uh between the the lot which faces St.

Paul Avenue and the one which uh faces towards North Street so that it can be used uh both lots can be used by the tenants of these spaces.

Um they also plan to add uh to to restore the siding uh along uh St.

Paul Avenue.

Uh this is uh um the proposal for the new siding, uh replace the windows, and then add a uh a new uh front entrance to the uh the commercial spaces there with uh um uh ramp for accessibility as well as uh new new um stairways, and this is what they've submitted for uh dividing up the space.

They have a number of of different suites, um and they they plan to add some landscaping along the front of the building, uh add one new uh garage and uh replace the the uh garage doors uh for the other existing uh overhead door entrances, as well as some of the uh the smaller uh man doors.

Um they had hoped to have uh both site plan and architectural review and the conditional use permit on this agenda, uh but unfortunately the site plan uh that they had submitted uh didn't contain uh quite enough detail uh for the um for the engineering review in particular.

Um just to note here that the the plan is to uh have access between uh both the the parking area facing North Street and the parking area facing uh St.

Paul, and they'll add some new some striped parking spaces there as well, and they will be using uh some of the uh the drive area on the adjacent property for that access.

Uh so they'll need to have a cross-access easement, and we'll need to see uh see that that's uh been recorded with the county uh prior to issuance of building permits there.

Um they also plan to add some curb and landscaping uh in the area that is currently gravel in front of the uh the parking lot.

Um so this particular tenant, they're able to go ahead with the conditional use permit uh, even though they weren't able to go for the uh final site plan review uh quite yet.

Uh, this particular tenant would be occupying space suite E.

Uh so as you can see St.

Paul Avenue would be along the uh the what is the right side of this uh of this floor plan.

Uh the tenant spaces closer to St.

Paul would be uh they expect to have more uh commercial or retail uh users, but uh this this space um they believe would be appropriate for uh more of a a construction type user.

So the uh the proposal is for um Jesus auto repair, uh which or auto detailing, uh, which would occupy that space.

As you can see, there's a large overhead door and then a smaller door uh to the left of it that's existing.

The the plan is to expand that smaller door and add a new uh a new overhead door in that space, and that will be the primary vehicle access to uh his use auto detailing, and then there'll be an a new um full light uh mandor added as well uh to into the uh the existing door frame.

Um Jesus auto repair will be auto detailing and minor repair service uh plus uh incidental sale of replacement park parts.

Uh they'll operate uh five to six days a week in that in that space.

Uh they hadn't uh identified hours of operation on their application, but there are some uh residential uh residential areas nearby, including uh I believe on the uh next door property.

Uh so staff would like to limit that to regular business hours, uh limit limit the uh auto auto repair work specifically.

Um they are expecting to have one to two employees, and they have stated that they won't be doing any repairs that would require uh loud power tools or or a lot of noise.

So they expect that the repair noise will be minimal.

Uh so staff recommends approval of the conditional use permit for Haze Use Auto Detailing at 222 West St.

Paul Avenue with the conditions that uh the vehicle repair work and cleaning will be done between uh the hours of 8 a.m.

and 6 p.m.

only um any office office work or related work could be done at other hours, but uh specifically repair and cleaning work will be in those hours.

Uh any vehicles stored outside must be licensed and operable, and uh at least two employee parking spaces and one customer space must be available for this business at all times uh in addition to spaces that would be required for uh other tenant businesses.

Uh no automobile sales would be permitted on the property, and uh any necessary alterations to the building and site must receive required city approvals, including site plan and architecture review, uh building permits and any associated permits, and all work must be completed and an occupancy permit must be approved before operations can begin there, and uh any signs must receive applicable sign permit approval prior to installation.

Great.

Thank you.

Um this is a public hearing, so we'll start.

Are there any comments or questions from the general public at this time?

All right, we will close out that public hearing and we will come back to that item when we get to action on public hearing.

Uh so we will move on to the public hearing uh regarding the conditional use permit for 330 Wisconsin Avenue.

Uh Doug, I think you've got that one.

Yes, I do.

Thank you.

Uh so this is a conditional use permit for 330 Wisconsin Avenue.

This is located right at the corner of uh Wisconsin and Clinton across from our library and Cutler Park.

And currently the Hebron House has been leasing this property and would like to purchase it for their uses.

Um they currently operate um housing facilities on the second level and have office space on the first level, and then there is an existing um apartment unit on the first level as well.

Um in the B2 central business district, which just falls under residential uses are allowed as a conditional use.

Um, the upper level and the apartment are have been existing there as uh residential uses for quite some time now.

Um but Hebron House is also looking to propose another residential unit on that first level.

Um so that's why they need to extend the conditional use for this site.

So here's a picture of the building if you're not familiar with it.

Um maybe it looks familiar now.

And the conditional use will be to extend some residential uses on that first level.

Um, with our conditional uses in the business district, uh it does require that the front 50% of the building remain in office use, and that is what their proposal is with this um project.

So there's currently one existing apartment in the uh, I guess the upper right hand corner of this floor plan.

And what they would like to do, the area highlighted in kind of orange color is where they would add the the second um apartment unit.

So there'd be one on each side in the back, and then the front would remain in office space and conference space for the Hebron House services.

Um they'd just basically create an all-new apartment unit right there.

The rest of it would remain office in the front and then existing apartment in the back.

Up on the second level, there'd be no changes to the use up there.

Currently, it's um in a rooming house style residential facility.

Um, so there's a couple of kitchens up there and bathrooms, and then uh several rooms lining the perimeter.

That use would remain the same.

Um, but with this, as Hebern House is going to be uh purchasing the property, they would like to give the building a full facelift both inside and out.

Um so they'll be repainting and redoing floor coverings, everything on the inside to make it feel like new.

Um that'll sound like that'll be on both levels, um, new kitchen cabinets, things like that, the a full redo of the building, new HVAC equipment.

Um they'll be giving it a full facelift, and then on the exterior of the building, um, they'll be replacing the cement uh stairs which go up to the front porch, which are in uh kind of state of disrepair at this point.

Um so they'll be able to replace all of that.

They'll be doing all of the repainting all the trim work and repairing where needed along the porches and along all the windows.

Um they'll also be adding some new landscaping.

I'll show you landscape plan in a little bit along the front of the building here.

Um, new gutters and downspouts, so it's the full facelift on the building, then they'll be retuck pointing the building as well, as you can tell it's a brick building.

Um this one just showing some of the the detailing.

It is kind of an interesting building.

You can see some of the brick work up on the top, um, but there'll be on all sides, they'll be doing that trim work.

Um, also in the back here, there's a little driveway, and that's gotten into quite a bit of disrepair.

Um, so they'll be repaving that entire driveway.

There's also some concrete steps at this location that go down to the basement, and those will be um repaired and uh redone as well.

Uh this was just the foundation plan here where they'll be doing some work with the HVAC in the basement, but also this is calling out where they're gonna be doing the repaving work behind the building and replacing those steps back there as well that go down to the basement.

Um they'll also be taking out some old windows and putting in block windows for security along the front and side where there's two windows into the basement space.

And then I mentioned they will be doing a landscape addition with this to kind of spruce up the front there, which will be nice to see directly across the street on Clinton is where the new hotel is going as well.

Um so this is kind of re-refurbish the whole intersection here.

Um they're mixing in some spruces, uh, some hydrangeas, and then some low junipers as well, kind of throughout the beds here, uh just to give a little more street presence onto the corner of Clinton and Wisconsin.

So at this time, staff would recommend approval of the conditional use permit for 330 Wisconsin Avenue to allow the residential units as proposed.

Um just noting that the residential uses allowed on the second floor and the rear 50% of the first floor, and that Hebron House may use the front 50% of the first floor for their office use as proposed.

Excellent.

Uh that is this is still a public hearing.

Are there any members from the public that wish to speak on this item?

All right, then we will close that public hearing and we will go back to the conditional use permit for 22 West St.

Paul.

Are there any questions or comments from the commissioners?

Yes.

Thank you, Mayor.

Um I don't want to speak about the uh conditional use.

So after we take action, I'd like to just make a comment about uh the property because it's gonna come back to us, and I just wanted to make a comment.

Okay.

Yes.

Charlie, how are we handling the parking here?

So it looks to me like the parking that's existing pretty much services the piece that Steve Vanderblumen used to operate, but there's not much parking around the side of the building.

And it looks like there's about I don't know, 10, 12,000 square feet between the two floors.

Is that is that building intended to be a 95% auto repair and no office?

Or you know the split between the two?

It'll be uh a split between the two.

So um if they will have to uh probably use some of the parking spaces that are uh facing towards the uh the office space uh for some of the uses in this in the the other portion of the building.

It looks like they're adding uh about four parking spaces, so um so Steve's not running this insurance business out, I don't believe anymore.

Are those two buildings tied together in any fashion or are they intended to be totally separate except for the party wall?

Uh they would they would not have direct access between you know in in inside access between the uh spaces, but uh it will all be on one property.

Okay, well, I was just thinking of the battle between parking stalls.

So hopefully there's some agreement that works for that.

Anyone else?

All right, are there any motions?

Yes, all the person else.

I'll make a motion approved with all staff comments.

Okay, is there a second?

I'll say you guys can do it out.

Go ahead.

Excellent.

Um all right.

Uh then please uh voice vote.

Uh all those in favor, please say aye.

Aye.

Aye.

All those opposed.

All right.

I was gonna say I thought that was everybody.

So that motion passes unanimously.

Okay.

Thank you, Mayor.

I just uh this is not so much pertinent to the conditional use, but I echo what uh Commissioner Keller is talking about.

I was there today, I access it via north, so I'm glad that that fence is coming down, but at the same time that that makes the parking between the two areas easier.

It also seems to be a place that people could just drive through to get to the other street.

And then lastly, also the uh the one exhibit you had, Charlie shows the garage doors and the pavement that needs to be redone right next to that is a viable business, and I noticed that the parking for that business is right on that lot line.

So the striping and the however they decide to take care of the parking, I think is going to be very important to the traffic flow, obviously.

And once you're there for whatever reason, where do you go?

We'll definitely make sure to take a closer look at the parking for that.

Thank you.

Thank you.

Uh so we've already passed the conditional use, but this is gonna be coming back to us in in a couple of different ways, right, Charlie?

Yep.

Yeah, so I'm thinking that might be a better time for you to speak, so that way we're speaking specifically on the agendized item.

So but you can always chat if you have if you want to chat after.

Okay.

Oh I mean, if you want to come up here if it's easier, that's fine.

Sure.

That way your question's already answered.

I'm Ashley Pollux with Thrive Architects.

Um, I'm not sure where that came from exactly.

That fence that's in between the two parking lots.

We we hadn't discussed removing that.

Um there's a vape shop and a liquor store there, and they didn't want that traffic coming, you know, the foot traffic coming through the two parking lots.

So we'd like to keep that fence there.

Okay, just a comment.

Good to note for the future.

So all right, thank you.

Excellent.

Thank you very much for that extra comment.

All right, so we will move right along to the conditional use permit for 330 Wisconsin Avenue.

Are there any questions or comments from the commissioners?

All right, are there any motion?

Oh, yes, yes, Commissioner Aller.

Hey Doug, um, are we dealing with handicap accessibility on this?

Um, or aren't we?

They didn't identify any in these plans.

I'm not sure what's going to be required of them when they get to building permit time.

I mean, it seems to me that uh it's a very limited building as far as how you could even get access to it.

I understand.

But you know, buildings like the walkshaw cafe that had the suffer putting in ramps in and so forth.

In a building that was non-compatible for accessibility, this seems to me where you have 50% of business on the ground floor, and you have uh a couple of residences on the ground floor, there's no accessibility.

So I guess I would ask the planning department to look at that and the architect will look at that to make sure there's a way to deal with it because you've got quite a bit of height here, and uh, I don't know how you'd put a ramp in anyway, but um seems to be a requirement these days.

So I would just ask that that be looked at further.

Sure.

Okay.

All right.

Are there any motions?

Go ahead.

Um I move that this be accepted and uh include the staff comments.

All right.

Um I approve it, but I'd like to make sure the accessibility becomes an issue before it's just swept under the table and not identified.

So is that accepted?

It is.

All right, thanks.

Excellent.

So we have a motion to approve, but with looking into the ADA requirements and how that might be possible.

Uh so uh if everyone could please say aye if they are in favor.

Aye.

Aye.

Anyone opposed?

No.

All right, that does pass unanimously.

All right.

Making sure I'm on the right page here.

All right.

Next up we have uh the minor site plan and architectural review for 330 Wisconsin Avenue.

Um, did you have anything additional on that?

I know you kind of done a presentation.

Right, no, I didn't really have anything else to add if you wanted to I could pull up any of the slides if you had any other questions.

Sure.

Um, and then as far as that goes, um we we did recommend for approval of the minor spar with all city department comments and concerns to be addressed.

And um we did note in the comments, uh the engineering specifically called out the what the ADA routes and accessibility was gonna be for the building.

Excellent.

So that will be addressed.

Perfect.

All right.

Are there any additional comments or questions regarding this property?

Right.

I would imagine that the accessibility requirements might change, substantially change how the building is gonna look.

At what level will staff bring that back for us to review?

If they have to do a ramp that takes up that substantially changes the facade of the building.

Sure.

If they have to add a ramp or do something that's gonna substantially change the look, but obviously would come back to you.

Okay, because it would probably adjust the landscaping or whatever, depending on how they do it or how they fit it in.

Sure.

Okay.

With that, I'll make a motion to approve with staff comments.

Okay, is there a second?

All right, we've got a motion and a second to approve the minor site plan and architectural review for 330 Wisconsin Avenue.

Uh, all those in favor.

Oh, did you have a question?

Um, I just wanted to make a quick comment, and that is that being grateful as the city that someone is going to take care of the property.

Yes, given its current state.

I just had one question for you, Doug.

What is the zoning of that property?

The properties under the B2 Central Business District.

Okay, so it's not it's not institutional, we'll stay on the tax rules.

Correct.

Thank you.

Thank you.

All right.

Uh, all those in favor, please say aye.

Aye.

All right.

Any opposed?

All right.

That does pass unanimously.

Thank you.

All right.

Next up, we have a final site plan and architectural review of 801 Northeast Avenue.

Charlie, you've got that one.

Yep.

All right.

Uh this is 801 Northeast Avenue.

Uh, it's on the east uh east side of East Avenue.

Um at right at its intersection with South Street.

Uh, this is the East Terrace Apartments, uh, which is a nine-story high-rise apartment building, uh, which primarily serves uh elderly people and people with disabilities.

Um as you can see, it uh apartment building uh has two wings, one of which extends back uh all the way to Pleasant Street.

Uh and it also has a small parking lot uh to the south of the building which serves it.

Um the applicants would like to add uh two three solar arrays.

Uh the primary one would be on the rooftop of the building and would have no uh visibility from uh any surrounding uh properties uh or from or from the the sidewalk uh that'll have an area of about 9,000 square feet, and then uh they'd also like to add two secondary uh carport mounted solar arrays in the south parking lot.

Uh so you can see them, the uh you can see the locations of them here.

Um the one uh the both uh shade uh rows of parking, uh the one closer to the street will be about 68 feet long uh by uh 24 feet wide uh for an area of about 1,600 square feet, and then the uh the one in the center of the parking lot will shade two rows of parking on that'll have an area of about 3,000 square feet, uh 49 feet long by 60 feet wide.

Uh they'll be supported by uh metal poles, uh which will be it will extend up from the ground uh from uh concrete bases, uh which will extend underground.

Um there'll be four poles supporting the one closer to the street, and then three uh in the center of the parking spaces uh supporting one the ones in the middle of the uh of the parking lot.

Uh so this is the the larger array shading the uh the central parking spaces.

Uh you can see the poles uh extending up uh in between the spaces and then the the uh uh the solar array will be uh again 49 feet wide extending over both spaces.

Uh it'll be it'll be angled slightly to uh to catch the sun, but at a minimum we'll have a clearance of 14 feet uh over the over the parking spaces, so that'll allow for uh vehicles to to get underneath.

And then this is the uh this the more narrow uh solar array, uh which will be closer to East Avenue.

Uh so you can see it'll just be uh extending back from the uh from the poles uh rather than in both directions, so 22 feet wide, and again, that one will have a minimum clearance of 14 feet as well.

Uh so here's the uh the parking lot.

Uh as you can see there are a number of uh mature trees uh around the the parking lot, and the applicants believe that uh they will have to uh trim some of the tree branches, but they don't believe that they will need to uh remove any of the existing trees.

Um and this is from the other uh angle from inside the parking lot.

Uh the property to the south is uh a one-story uh uh office building uh which is uh owned by Catholic charities.

Uh and uh as you can see the windows there have uh fairly minimal visibility, so uh we don't anticipate a major impact uh for having this uh this structure uh near the building.

Um it will be set back a minimum of five feet from the uh property boundary to the south, and the applicants have identified a minimum of 40 feet from uh the street right away, so that's about uh or from the street itself, so that's about 30 feet from the uh right-of-way boundary at the sidewalk.

Uh this did need a variance because uh as the code defines it, uh this the uh parking area is in a side yard.

Uh so it uh an accessory structure would was not allowed in the side yard.

Uh and they did uh receive a variance approval from the Board of Zoning Appeals on uh April 13th.

Uh so staff recommends approval of minor site plan and architectural review.

Uh I believe that's final site plan and architectural review for uh the solar panels at 801 Northeast Avenue uh with the conditions that the engineering department and fire department comments will be addressed.

Excellent.

Uh are there any questions or comments?

Yes, Commissioner Keller.

Charlie, what um do you know what the percentage of uh support these um panels will give the building in terms of overall electrical consumption?

Is it 50%, 20%?

You know?

I do not know that.

I I'm not sure if the applicant is here, but they're just curious.

Yeah.

Any other questions?

Yes, Alder Person Wells.

I'd like to add a condition that the trees be maintained, and if they are removed that they need to be replaced.

They're uh important part of the landscaping, and I don't want to lose the trees to gain the solar panels.

Is that a motion?

Yes, I'll make a motion with that comment and all staff comments.

Okay.

Is there a second?

All right.

Yes.

You want a second?

Yes.

All right.

Uh then all those in favor of approving the final site plan and architectural review with all staff comments as well as Alder Person Wells comment.

Uh please say aye.

Aye.

Aye.

Any opposed?

All right.

That does pass unanimously.

Moving right along.

Uh, we have a final site plan and architectural review for 576 Elizabeth Street, Aries Industries.

All right.

And that is also chart.

Yeah.

So this is 576 Elizabeth Street.

Uh, it's at the uh intersection of Elizabeth Street and Franklin Avenue, uh, just to the south of Bethesda Park.

Uh, this was uh uh came before came to the planning commission for consultation at the uh March meeting.

So most of you are probably familiar with it.

Uh this is uh a uh manufacturing building.

Um it's zoned M1 uh light manufacturing.

Uh it is uh as you can see, has been sort of cobbled together over the years.

There are a number of additions to the building.

Um here it is from the uh from ground level.

Um so it's a one-story, uh, one story uh utilitarian manufacturing building.

The adjacent property is uh 550 Elizabeth Street.

Uh this is the former Jiffy Gell plant, uh which is now uh occupied by Aries Industries, which is a robotics company.

Uh they would like to expand into 576 Elizabeth Street, and they'll be the sole tenant, and uh they'll use it for um adding uh robotics equipment uh to uh to vehicles.

Uh so here it is from Elizabeth Street.

Uh as you can see, there's uh a very little visibility for the building.

Um this is uh looking down at the uh from the north uh from I guess over Bethesda Park.

Uh this is an area of photo that was taken in 2018.

Uh the building had a uh a large portion in the rear, uh which was right up to the railroad.

Uh the applicants believe that at one time there were deliveries that came directly from the air railroad into the building.

Uh that portion had uh fallen into disrepair.

Uh so that was demolished uh at some point in the last few years, and the applicants would like to rebuild that section to allow for uh for the uh use that Aries wants to bring to the building.

Uh so here it is from uh Bethesda from uh right across from Bethesda Park.

Uh this is I believe Dunbar Avenue.

Uh you can see it's at least partially uh screened by the railroad tracks.

Um, and you can see the uh the what is existing behind the building or the rear side of the building right now, uh which will be uh covered up on this proposal and from the railroad tracks.

Uh all of that along uh uh along the north side will be painted to match the tan color of the rest of the building.

Uh so here is the uh proposal for the addition.

Uh it's all the area that's uh in the hash marks uh here.

Um it's uh an area of about seven eight thousand roughly eight thousand square feet, uh which is all of the the portion of the building that had been removed, uh, plus uh any one section of the existing building as well.

Um the applicants will use it as a uh drive-through uh so trucks will enter on the uh the east side and then they'll have uh the work done on them, and then they can exit out onto the west side of the building.

Um here it is uh a perspective uh from the south.

Uh it will mostly match the uh the height of the existing building, but there will be a section in the uh in the center which will extend up a little ways.

Um and then this is from the north.

Uh it'll be a uh vertical metal panel uh siding uh facing towards the railroad track and towards Bethesda Park.

Um here's that that same uh perspective colored.

Uh so it'll be again painted uh tanned to match the rest of the building, and the existing portion that'll remain in place will also be painted to match uh to match the rest of the building.

Um again.

This is the uh the view from uh from Dunbar Avenue uh that is partially screened by the railroad tracks there.

Uh from the south side uh you can see the uh the portion that will extend up a few feet above the uh the existing building, and then also on the front of the building, they'll be removing a couple of overhead doors, uh and there'll be one uh main entrance to the building there uh on the south side.

remain in place will also be point painted to match uh to match the rest of the building um again this is the uh the view from uh from down bar avenue uh that is partially screened by the railroad tracks there uh from the south side uh you can see the uh the portion that will extend up a few feet above the uh the existing building and then also on the front of the building they'll be removing a couple of overhead doors uh and there'll be one uh main entrance to the building there uh on the south side um on the east uh that'll be the entrance to the new addition which will have an overhead door to allow for uh truck access and then on the west uh it'll match uh match what's there and uh the trucks will exit out of the uh overhead door on on the left on the that elevation on the top of the screen there uh between uh 570 576 elisabeth street and 550 elisabeth uh they're proposing to add a new uh a new drive lane uh to allow access to that rear section of the building um so you can see that uh close up here so the lot line will run right down that uh uh that drive lane and they will need staff had suggested either that they would need to combine the property or uh or have a cross access easement that allows uh access across uh across this drive lane uh the applicants have indicated that they would like to do an easement there uh the the applicant owns both properties so uh they can they can grant themselves an easement uh for for both properties um trucks will be will drive in through this lane and then pull into the they'll have to turn make a relatively tight turn there to pull into the building uh so here's the existing uh strip of of grass between the buildings that that'll have to be removed and and flattened out and then they'll be adding a retaining wall uh which they have provided detail uh on that since uh last month so that'll be um a uh split face block uh retaining wall um similar to what's pictured on the right here um also to note uh the applicants are proposing uh dumpsters to be located in that uh in that corner uh and they're proposing it without any dumpster enclosure uh they have uh stated that if they were to add a dumpster enclosure that it would uh it would make it difficult for the uh uh the trucks to get through there it would it would uh hinder their movement a little bit um staff would just note that uh part of the reason that the plan commission usually requires masonry dumpster enclosures is to protect uh the the dumpsters from being uh run into by uh vehicles and parking lots uh or or in drive lanes uh so staff would recommend that there that they would add a dumpster enclosure and that if it's going to hinder the the uh access that that it would be located somewhere else on the property um so they've provided a number of renderings just to show that there'll be minimal visibility there um so this is from straight on uh as entering the uh the drive lane uh from a little further back in the parking lot where it'll be uh where it'll be partially blocked by the retaining wall uh from the street uh where it'll be almost fully blocked uh most likely it would be even less visibility there because of some existing landscaping and then from the uh from the other side where it'll be pretty much entirely blocked by the uh or screened by the um by the railroad tracks um staff would just note uh we had a similar situation uh a couple years ago uh with the same uh same applicant uh was uh the owner of uh two adjacent properties uh and looking to lease one of the spaces to uh north pillar brewery and they uh requested an exception to the the plan commission's normal uh standards uh to allow uh dumpsters to be stored in uh the adjacent property in in an existing shed uh and the the plan commission did approve that exception uh with after some uh pretty significant discussion and uh assurances from the applicant uh that the dumpsters would be kept in the shed uh they were left outside for um several months uh if not longer uh in the past year and until uh planning staff contacted the applicant to let them know that uh that this was an issue and that that there would be uh code enforcement that would happen if they were not moved inside uh they have uh done a better job of keeping them inside the uh inside the shed since then uh but they are still uh regularly uh left outside for uh you know sometimes several days at a time uh in this location this is from uh Friday of last week um this is an area where obviously uh because it's uh right by city hall city staff is going to see any violations and and are able to uh stay on top of it uh the location on Elizabeth Street is not does not have that uh advantage so uh any issues related to the the dumpster enclosure would likely not be uh be able to be addressed uh in addition to the uh proposal for uh the the addition to the building uh the applicants would like to repave the parking lot in front of it and then add in a new fenced area for uh storage of vehicles uh so you can see the existing parking lot uh was paved at one time but it has uh deteriorated deteriorated to the point where it is uh um

regularly uh left outside for uh you know sometimes several days at a time uh in this location this is from uh friday of last week um this is an area where obviously uh because it's uh right by city hall city staff is gonna see any violations and and are able to uh stay on top of it uh the location on Elizabeth Street is not does not have that uh advantage so uh any issues related to the the dumpster enclosure would likely not be uh be able to be addressed uh in addition to the uh proposal for uh the addition to the building uh the applicants would like to repave the parking lot in front of it and then add in a new fenced area for uh storage of vehicles uh so you can see the existing parking lot uh was paved at one time but it has uh deteriorated deteriorated to the point where it is uh um mostly gravel um so they would be uh repaving that and adding uh some green space both along the west side uh uh facing out towards Dunbar Avenue and uh um on the uh in in front of the building um they'll be adding curb along those those areas and uh so here's the uh the area to the west where they'll be uh adding adding some green space there and closing off a secondary access and then right in front of the building uh they'll be adding some uh lilac trees uh reveas and uh and some shrubs and then uh uh a patio with a with a pergola right out in the front of the building as well so here's the rendering of that um and then uh zooming out a little bit you can see the uh the fenced area where they'll be storing the trucks uh that that they'll be working on uh they are using it for that purpose uh currently uh which is without a fence uh so you can see that uh in that location as well and and also note that there's some uh some homes that are uh to the south and east of that of that area uh the applicants have uh proposed a uh uh chain length fence uh with along the south and east side uh some screening initially they had screening slats there uh but staff had noted that that is uh uh in the plan commission had noted that that that wouldn't be preferred uh due to maintenance issues uh so they're proposing still a chain link fence with uh uh with a screen added uh staff feels that that'll have the same uh maintenance problems as a uh as a a chain link or as the the screening slats would uh so we would recommend that that be a solid fence at least for the portions of the uh of the property that face towards the uh the adjacent residentials so some of those uh some of those homes have uh fences in the backyard but it shouldn't be the responsibility of the adjacent property owners to provide screening from uh from the uses uh on on this property um also uh lastly to note that uh the applicants will be adding lighting uh to this this parking lot uh some decorative uh accent lighting uh out on the west side facing towards uh towards the street and then in the the parking lot uh towards the adjacent building and the front of the building uh some larger uh or taller uh uh lights to provide security in the uh truck storage area and then some lighting around uh along the uh attached to the building as well and they have provided the detail that staff had requested for that so staff recommends approval of final site plan and architecture review for 576 Elizabeth Street uh with conditions that the property will uh be combined with 550 Elizabeth or uh proof of a recorded uh cross access easement will be provided uh and that the cross access easement will include the new driveway and no dumpster and storage uh if the dumpsters are gonna be located there uh that trash will be stored in a masonry dumpster enclosure uh the location and design of the enclosure uh will be approved by staff prior to issuance of building permits uh and that fence uh facing the adjacent residential properties will be a solid fence uh wood vinyl or other solid material would be acceptable uh and then the uh design for that will also be approved by staff and engineering department fire department one utility comments would be addressed excellent thank you uh are there any questions or comments from the commission all right are there any motions are there any speakers from oh sorry yes please come on up hi my name is mark rollinger 2144 north 68th street wabutos wisconsin um thanks for presenting Charlie appreciate it um I just wanted to discuss one or two of the items if you guys have a quick minute um so on his comments um we talked a little bit about these uh dumpster enclosures and um he's hoping to provide a masonry one do you mind jumping back to like the overview of the turn radius um so in this depiction we kind of see our turn radius is a little bit tighter than we prefer um a masonry enclosure would uh vastly increase the amount of space those dumpsters take up um so it could prove making that turn um problematic and a missionary enclosure obviously can't be adjusted at a later date it is permanent is there it is a major investment that um could be really problematic um the idea of suggesting it somewhere else on site um you know is valid we would lose potential future employee parking um which is already at a premium on the site because of the nature of their business with that truck storage

Um a masonry enclosure would uh vastly increase the amount of space those dumpsters take up.

Um so it could prove making that turn um problematic.

And a missionary enclosure obviously can't be adjusted at a later date.

It is permanent, it is there, it is a major investment that um could be really problematic.

Um the idea of suggesting it somewhere else on site um you know is valid.

We would lose potential future employee parking, um, which is already at a premium on the site because of the nature of their business with that truck storage.

So we were hoping to keep it there.

Um a lot of the reasons for a dumpster enclosure is to eliminate the unsightliness of a dumpster.

Um, as Charlie did show from some of our presentations, is it's very well hidden from the back, the railroad tracks are higher than the dumpster, and on both the um east and west side, there's buildings that are much taller than a dumpster.

Um, even from our street view, um, you know, the ramp at the grating kind of goes down towards the back of that building.

So the sight lines, the dumpsters are almost completely enclosed there too.

Um in addition, it's almost 250 feet or more away from Elizabeth Street.

So we kind of advantageously it's kind of tucked in to our job site there.

I know that um we normally don't want to make exceptions to a rule, so if you can't, I totally understand.

But um, our site specifically, it kind of lends itself to tucking them away.

Um, there is no other back of the house and the site here, you know, it would be a large masonry dumpster enclosure out in the front of the building, where here these dumpsters are you know very well hidden and obscured from the public, where even though a masonry enclosure might not look as um off putting, it would be right out in the open where here they're relatively hidden.

Um that was one comment I had on the dumpsters.

I can definitely you know discuss them further if anybody's got any question.

And then the only other question or uh comments I had on the fencing is that um some of the fencing um we do have solid wood fencing um towards the neighboring properties already.

Um in these kind of industrial areas.

Um I drove around the city, and most businesses that are you know commercial like Aries Industries is that being a robotics factory, um they usually have chain link fencing.

Uh wood or vinyl tends to be um more residential, and this is a business.

Um, so they wanted to lean more towards you know their their roots and that production and stuff.

Um so I think the chain link would be appropriate here.

But I mean, obviously we're open to whatever you guys decide.

We're not gonna hold up the project for that, but it does lend itself to the project here more.

Um those were some of my comments.

I'm glad to discuss them if anybody's got any questions or you know, feel I'm in the wrong on any of it.

Commissioner Commissioner Keller.

Um could you take the dumpsters and push them back to the location of the existing retaining wall along the rural road tracks, which gets them out of your turning radius?

And pushes them, I guess, further north if this if north is up.

Um the only concern I have with that is our building is built on our easement on the property line.

Um now there the property line goes a little bit further, so I might have that leeway, but I'm not sure if um the retaining wall dumpster enclosure can also encroach on that.

I have um you know we have a variance to build up to a certain point, and I don't know if the uh masonry enclosure retaining wall is allowed any closer to the railroad tracks there.

Well, I guess that would be my recommendation if you can work on that.

Because that gets them out of the way your turning radius, it still allows the city to develop an enclosure as as requested, and um hopefully that's a win-win for both.

Um don't know the answer to that.

I'm just throwing that out there as a possible solution.

And there are any other questions or comments.

Alder Person Wells.

Yeah, I would also support, you know, if you need additional variants to move those dumpsters back.

I know the dumpster enclosures are something we push for quite some time.

There's a lot of factors going to it, including containing trash, keeping it from blowing out dumpsters, keeping it contained to a smaller area.

Um it's not one that I think I really we have enough sites that have issues with it, and it's one that we've really held firm on.

Um as for the fencing, I like the uh uh the screening more than the slats that you guys are proposing, but while this is a commercial industrial space, you guys are right up against residential.

Um, and so I think the interest there is softening it for the residential nearby.

Um if you guys had commercial right around you on that side, I think that the chain link would be just fine.

But I think that we're trying to screen it more than chain link is gonna do, and I think staff is right that there's concerns about how um certainly the slats and then probably also that's fabric screening is gonna hold up over over time.

Okay.

Thank you, Mayor.

Um I agree with Commissioner Wells with regard to his comments about the enclosure for the dumpsters.

We've worked on this for years, and um I guess I had one other question.

I've been there.

The the area to the west of the building.

It that's part of the parking that kind of circles around.

Is that correct?

So in this exhibit, it would be to the right on this picture towards the right, like where that dumpster currently is, or it it would be behind this picture to the right, I would think.

Charlie, maybe you could show the exhibit of the building from the front.

Like this.

Yeah.

Are you you're looking at right where your ear pointer is?

Um further beyond where the building exists.

Is there room there?

Oh, like up towards the railroad tracks or like towards the north where his hand is right now?

I'm trying to get my directions.

Oh, sorry.

It's it's if you were driving in there right now and looking at the front of the proposed new structure to the left are residents and the backs of homes.

So do you have that yes?

In other words, is there another place for the enclosure?

That's really what I'm trying to get to.

Um, on that larger site map.

Just sorry, sorry.

Thank you.

On this larger site map, um, short of um either pushing it back if I if I'm able to um do that, or um taking over parking spots.

There isn't many other spaces.

Um I would probably have to take employee parking, which is at a premium, or see if I'm able to push back on the property towards the railroad tracks there to make room for an enclosure, a masonry enclosure.

Yeah, I I support the re recommendation that it be enclosed.

And I thought maybe to the west of the building, which is now uh employee parking, at least to consider that.

And in terms of the fence, um, I do respect your comment about this as an industrial manufacturing site, but it's nestled in a wonderful neighborhood.

And there are we talked about this when you came for the conceptual discussion with the plan commission that you've done so many things to acknowledge the historic original building, and right across the street are all these single family homes, and right to your left as you're looking at the front, are also family homes with fencing, and so that's what brings me to the same conclusion that Commissioner Wells had that this should be more substantial fencing that doesn't need high maintenance, but that also fits in and nestles in with the neighborhood.

Sure.

And uh not trying to be dis uh agreeing on that, so that's perfectly fine.

We can acknowledge that.

Um the wood fencing would still surround those neighbors' properties, and um as from my own fence at home, wood fencing and vinyl fencing wears down um very quickly as well.

But it is completely understandable, and you know, we would definitely respect the plan commission's wishes on that.

So you know that is understandable.

I think maybe we're making a comment also about the aesthetics of it.

So the actual material may be one substance, but it appears or is made to look substantial and and neighborly.

Yeah, more inviting.

Yeah, uh Commissioner Keller.

Just out of curiosity, what kind of um what kind of materials come off the manufacturing?

Is it metals?

Is it um what Aries does is they um they make different robotic equipment um for sewer excavation and stuff, and what's happening here is a truck would come in uh like brand new from um a Ford or Chevy or whoever, and they actually just put their their stuff into it, their products into the trucks and sell them to end users, cities, municipalities, plumbers.

Okay, so the dumpsters would contain metal shavings or what what's uh what's apt to go on the dumpsters?

Um in those dumpsters right there would likely be cut off lumber from like if they build a panel, most metal shavings um wherever they cut that, they have the collection pins that get recycled, and that happens inside their factories.

Okay, currently there is a chip storage outside which will disappear.

Okay, is it given the manufacturing process which looks like it goes from east to west?

Does it make more sense to have the dumpsters on the west side of the building as opposed to the east side in terms of where uh refuse is generated?

Um for their purposes, it was fine where it is.

Um and I think it was for site aesthetics to I mean allow their trucks to pull out finished and just the parking that they needed.

But yeah, I understand the question.

Okay.

Any other questions or comments or motions?

Thanks for listening to my uh comments on it.

I appreciate it.

Anything else comes up.

Let me know.

I will motion to approve with all staff comments.

Okay.

All right.

Uh then uh we have a motion to approve the final site plan and architectural review with all staff comments.

Uh all those in favor, please say aye.

Aye.

Any opposed?

I didn't think so.

That motion does pass unanimously.

All right.

So we are on to the certified survey map for sixteen twenty-five Cold Water Creek Drive pro healthcare.

And Doug, I think you've got that one.

Yes, I do.

Okay.

Sure.

I was working earlier.

Yeah.

I haven't had a meeting with Chief Thompson yet.

I apparently he likes to add jokes.

Next time.

Oh, I'm not doing it.

Email it to you.

It's in my desktop because it always works better on the desktop here.

All right.

Looks like we're set.

Maybe.

Yes, okay.

Excellent.

Thank you.

Now I think we're set.

Sorry about that.

That's okay.

These things happen.

I think we're back up and running.

So yeah, this is a certified survey map over at sixteen twenty-five Coldwater Creek.

Um last month we had a certified survey map for some property just to the south of this.

Pro Healthcare owns the rehab hospital up here at Coldwater Creek and Meadowbrook Road, and they would like to combine with the lands that they had received from that previous CSM turn it into one large lot.

So here would then be the new lot configuration.

And here's just kind of the concept plan.

What the Pro Health is thinking is that they'll have the rehab hospital, they'll kind of do a loop road around the site, have uh some other uh campus type buildings tied in with this, and then have an opportunity for access directly out onto Summit Avenue or uh State Highway eighteen as well to the south, and then Coldwater Creek to the north out to um Highway Three Eighteen going north.

Um, so we'd recommend approval of the one lot certified survey map, um, with all city department comments and concerns to be addressed.

Okay, are there any questions or comments or motions?

Yes, Commissioner Franco.

Thank you.

I would move um our approval, including the uh comments from stay off.

Is there a second?

Commissioner Walmer.

All right.

Uh all those in favor, please say aye.

Aye.

Uh any opposed?

No.

All right.

That passes unanimously.

Uh next up, it looks like we have a few items with regards to 223 Southwest Avenue.

So um, Doug, I will let you get to that, but uh know that we have a certified survey map, a rezoning petition, and land use amendment uh with regards to this property.

Yes, that is correct, and I'll just kind of do one presentation, hopefully summarize it all, and we can just get three motions at the end.

Perfect.

Sounds good.

Thank you.

So this is located at 223 Southwest Avenue.

Um here you can see where New Hall is, where the uh railroad underpass goes, and then College Avenue just to the north, it's on that block.

Um, there had been, or there currently still is a former city of uh Waukeshaw water utility building on this site a year or so ago.

This property was determined to be surplus.

Um, and doing the work on looking at that, we realized as you look in closer, that the building was actually well now it's constructed over the lot the right-of-way line for West Avenue.

Um, so we had to do a certified survey map.

We've had to vacate the portion of West Avenue where that right-of-way is where the building sits on, bring that into the lot with a new certified survey map.

Um, so that's what the certified survey map will be doing.

Here's a picture of the building as it sits.

You can see the sidewalk kind of goes almost straight into the service door and then juts around to the um west of the building to go around and then continue south again as it goes around.

Um, so this portion of the building was what was causing the issue.

Um, and to be able to transfer the land, we needed the building to be on the property.

So here is that certified survey map.

It's about 0.12 acres in size, but it's a real odd shape, as you can see because of the railroad bend coming behind it.

It gets very narrow at the south.

It's only about I think uh 40 or so feet deep at the north end.

Um so it's a very awkward shaped site with a small building on it.

Um, but now you can see on the right here is kind of blow up where that area that was um vacated from the right-of-way has been added in onto the site.

Again, creating a 0.12 acre site.

That leads to the uh next issue.

So the um there was an agreement to dispose of this property.

A local artist has um offered to purchase the property um to for a small art studio.

To do that, though, the current the land is currently zoned RM1, which is residential, obviously.

Um commercial use wouldn't be allowed there, so it needs to be rezoned.

Um, so we are proposing that the entire parcel then be rezoned to a B1, which is our neighborhood business district, which is our allows for a small um commercial activity.

Um, and so we felt the art studio would be a nice fit for that zoning.

So it'd go to the B1 zoning district.

So that'd be the rezoning part, and then the land use plan amendment.

Currently, our land use plan shows it as civic and institutional use because that's what it was used for.

Um that we're getting rid of that land, and it's gonna be used for commercial.

Um, commercial uses wouldn't be allowed in a civic and institutional use area, so we have to change the land use plan amendment to business, so then we can rezone the property to commercial use.

Um, so that would be the land use plan amendment again.

The whole pro parcel again, all point 0.12 acres would go to uh commercial um land use category.

And again, there's just an overview of the site.

You can see there is residential in the area, but directly to the south on New Hall, there is industrial uses that happen.

So going to a B1, we felt wasn't uh an imposition on the neighborhood, especially based on the tightness of the site and what else we could really do with it.

Um, the while it is an old building, it is in um rather nice condition, so it makes sense to try to reuse it instead of just leveling it and having uh basically the no way to build on this property.

Um, one other thing I should have pointed out with um the certified survey map.

To do a certified survey map, um, we can't create an illegal lot, and obviously this lot would not will not meet any setbacks for the existing building that's on.

Um if it was able to be kept the way it was, we wouldn't have had to create a new lot and it just would have been grandfathered in as not meeting setbacks because we had to do this addition to the um uh taking the right of way to incorporate the building.

We're creating a new lot.

Um so we'll have to take this to uh the board of zoning appeals for a variance on the setbacks so that then we can um record the easement as a or the certified survey map as a legal lot once the variances are granted.

Um so that will be going forward to our board of zoning appeals um in May, and then uh once that happens, we'll be able to uh then it'll be going also on to the common council for approvals and then be able to be recorded in June.

So at this time we would be recommending approval of both the or all of the uh certified survey map and the rezoning and the land use plan as described.

All right, are there any questions or comments from the commission?

All right, I am gonna do these as separate motions so that way it's clear.

Uh so I will start.

Is there a motion for the certified survey map?

Yes, Commissioner Frank or thank you.

I would um move that we approve the sort of certified survey map with staff comments as proposed.

Is there a second?

All right.

Uh then all those in favor of approving the certified survey map with uh with all comments for 223 Southwest Avenue, please say aye.

Aye.

Uh any opposed?

No.

That does pass unanimously.

Uh moving on to the rezoning petition.

Is there a motion?

Commissioner Frank or thank you.

Uh I move that we approve the rezoning as proposed and recommended to the common council for their approval.

Excellent.

Is there a second?

All right.

Uh we have a motion and a second for the rezoning petition for 223 Southwest Avenue.

All those in favor, please say aye.

Aye.

Aye.

Any opposed?

No.

That does pass unanimously.

All right.

And finally, is there a motion for the land use plan amendment?

Property.

Excellent.

Is there a second?

All right.

Commissioner Walner.

Uh, all those in favor, please say aye.

Uh aye.

Any opposed?

No.

All right, excellent.

Uh, then we have a director of community development report.

Uh, Jennifer's not here, but do you guys have anything else?

Nope.

All right.

Uh then absent any objections, we are adjourned.

Thank you.

All right.

All right.

How would I do for my first one?

I think our no nonsense may have moved us through.