The meeting was called to order by Village President Margaret Jaberg at 7:30 P.M.

Village President Jaberg welcomed new Commissioner, Frances Jordan.

Lois Dolan, 6667 West Floral Lane, stated that former Village Engineer Dick Halfman had told her that he had never approved the construction of any part of the Donges Woods berm within the right-of-way of County Line Road. She feels that the developer should not be allowed to have the berm encroach in the right-of-way. Mr. Van Gompel told Mrs. Dolan that whatever was approved on the Final Plat and landscaping plan with respect to the berm will be followed.

It was moved by Trustee Nealy and seconded by Commissioner Bellehumeur to approve the minutes of the Regular Meeting on November 12, 2001. The motion carried with Trustee Schilz, Commissioner Jordan and Commissioner McGuigan abstaining.

4. REPORT OF STAFF/COMMISSION MEMBERS

Mary Kay Buratto offered to make copies of several recent APA Zoning Reports and a PAS report on Pubic Investment for those Commissioners who were interested. The topics range from utility districts to daycare operations. Interested Commissioners will call or e-mail Mary Kay to receive copies.

Mary Kay Buratto reviewed her proposal for changes to the development review process and the changes already made in the Zoning Code to the jurisdiction of the Plan Commission and asked Commissioners for their comments. She met with the Beautification Committee last month at the request of Jill Kenda-Lubetski to explain the changes and the implications to the Beautification Committee. As a result of that meeting, Mary Kay will be meeting with Building Inspector, Bob Premo and Director of Public Works, Larry Neitzel on Tuesday, January 15, 2002 to discuss the changes to the Plan Commission’s jurisdiction and how they would affect the Building Board and Beautification Committee, and to plan to inform the two bodies about the changes.

Commissioners commented that while they understood and intended that the changes in jurisdiction would be made, they did not want to shortchange citizen involvement. Commissioners wanted to be mindful of the people on these other bodies. Trustee Schilz expressed a concern that since none of the members of the Village Board and Plan Commission were experts in architecture or landscaping, how would the Village be assured of good review. Commissioner McGuigan stated that he agrees with having the Plan Commission review landscaping and architecture. Commissioner Krueger suggested that the members of the Building Board and the Beautification Committee be invited to Plan Commission meetings to comment on the changes.

Mary Kay reminded Commissioners that the Plan Commission has the responsibility for review of all site plan components in most communities in the State and around the nation. Her intention is not to rush proposals through with little or inadequate review, but to streamline the process where it makes sense. Mary Kay also stated that with the codification of landscape and architecture criteria and standards, the review by the Plan Commission would result in the approval of quality developments that meet the Village’s development goals.

Commissioners directed Mary Kay to meet with Bob Premo and Larry Neitzel and proceed with soliciting their comments and determine how to share the changes with their board/commission and to elicit their comments and suggestions.

1. Request for Concept Plan Approval for the Redevelopment of the Sterling Hardware site, 7629-7649 North Teutonia. (Taken up immediately after Agenda Item #IV)

Commissioners were asked to review and comment on proposed plans for the construction of a new hardware store building on the site of the existing legal non-conforming structure. John Shafer and Tim Cleary with CSI Construction Services were present to explain the proposal and answer questions. Rick and Jeff Sterling, property owners, were also present.

The proposed metal building will be approximately 18,000 square feet, of which 12,000 square feet will be devoted to sales and approximately 6,000 square feet devoted to warehousing and service. The proposed building will replace the existing 9,000 square foot store. After construction of the new store, the existing store and garage will be demolished. The existing residence on the site will be moved or demolished. The new store is expected to be completed in the fall of 2002.

Parking will be provided on-site for approximately 80 cars as required by the zoning code. One existing driveway on Teutonia will be eliminated. An open area on the southeast corner of the proposed building will be under roof and fenced in to hold seasonal merchandise that can be purchased within the store. A stormwater plan will be prepared per the Village’s Stormwater Management Ordinance. If concept approval is given, the final site plan submittal will include a landscaping plan, signage plan and lighting plan.

Mary Kay Buratto has sent a full size copy of the concept plan to the Police Department, North Shore Fire Department, Water Utility, and Department of Public Works for review and comment. She is waiting to get comments back from these departments which will be passed on to the project architect for incorporation in the final site plan. Any concerns raised by the various departments will be addressed in the final site plan as well.

Commissioners asked questions about the proposed parking, stormwater detention, and the number of additional staff required for the larger store. Commissioners requested that the applicant pay special attention to landscaping the area along the west property line and to use the vacant area between the building and the parking area on the north for additional landscaping. Although commissioners expressed their dislike of metal buildings, especially when proposed at an entrance to the Village, they agreed that the metal building would be given consideration if it were dressed extensively with brick and/or block on the south, north and east façades. Some commissioners expressed a concern that the proposed number of parking stalls was inadequate and put the applicant on notice that if it appears that more parking is needed after the new store is built, additional parking will have to be provided from the landscaped area that is anticipated for building expansion on the north side of the building. The Village President suggested that planters be added to the sidewalk at the front of the building and that no outside storage of merchandise be allowed on the site.

Commissioner Jordan asked if the Village notified residents of changes to adjacent commercial sites. Mary Kay explained that unless the changes were for a conditional use or a planned development or rezoning, the zoning code does not require notification.

Trustee Schilz stated that the proposed changes were a great improvement to the site. Trustee Nealy commended the owners on their willingness to make significant improvements to the business and to the site.

It was moved by Commissioner Krueger and seconded by Commissioner Falk to grant concept approval subject to the addition of masonry on the north, east and south facades of the metal building. The motion carried unanimously.

2. Discussion Of The Future Use Of The Existing Residential Properties On The South Side Of Brown Deer Road Between 68^th And 66^th Streets

Mary Kay Buratto asked Commissioners to provide feedback to the owners of two of these properties on potential future uses for that block on the south side of Brown Deer Road. One of the owners is actively marketing his property and another is interested in selling sometime in the near future. Mary Kay recommended that planning for the area should be completed first and the future uses determined during that process. In the meantime, she suggests that the Plan Commission take a "wait and see" approach to see if the market will support the existing R3A residential zoning. Mary Kay does not believe that commercial development is a good use for the area given its proximity to residential properties, the shallow depth to the lots and the existence of Beaver Creek, which bisects several of the properties.

Commissioners were in agreement that commercial uses would not be looked on favorably for those properties. Commissioner Raffensperger stated that while high quality office uses might be a possibility, he was not convinced that even office use was suitable for the area.

Commissioner Jordan stated that the area seemed perfect for condominium development given that new housing of that type seems to be needed in the Village.

Commissioners directed Mary Kay to talk with the broker and property owners and let them know that single-family residential is the preferred land use, but that they would consider condominiums if the lots could be consolidated to allow high quality condominium development to take place.

Russell Van Gompel, Village Manager