Tuesday, February 5, 2008
Pursuant
to adjournment, the City Plan Commission met in the Common Council Chambers of
City Hall,
Mayor Tepper called the meeting to order at 7:00 p.m.
Roll Call: Present: Mayor Jerome Tepper, Commissioners Paul Conway, Izzy Goldberg, Joseph Colacino, Jacek Flejsierowicz, Larry Appel, and Dennis Noble. Absent: None.
Other Officials Present: Richard E. Maslowski, City Administrator, Todd M. Stuebe, Director of Community Development, and Kenneth J. Veriga, Planning and Zoning Administrator.
In accordance with the Open Meeting Law, the Glendale Herald, the City's official newspaper, was advised on Thursday, January 31, 2008, of the date of this meeting, the agenda was posted on the official bulletin board in City Hall, copies of the agenda were made available to the general public in the Municipal Building and the Police Department, and those persons who have requested were sent copies of the agenda.
PLEDGE OF ALLEGIANCE.
The
members of the Plan Commission, City staff and all those present pledged
allegiance to the flag of the
ADOPTION OF THE MINUTES.
Motion was made by Comm. Goldberg, seconded by Comm. Noble, to approve the minutes of the meeting held on Tuesday, January 8, 2008. Roll Call: Ayes: Mayor Tepper, Commissioners Goldberg, Colacino, Appel, and Noble. Noes: None. Abstain: Commissioners Conway and Flejsierowicz. Motion carried unanimously.
MATTERS FOR CONSIDERATION.
I.
7:00 PM Conditional Use Hearing, Aston Martin
Mayor Tepper delayed discussion of this item due to
the inclement weather conditions that delayed the arrival of the owner of the
facility. This item was discussed after the Asteri
Motorsports Occupancy Review was completed.
Mr. Stuebe stated that the Staff Report
was distributed to the Plan Commissioners and Applicant and is incorporated
herein as follows:
Applicant, Aston Martin Milwaukee, seeks conditional
use approval to make building and site modifications and to occupy
The proposed use as an as an Aston Martin dealership
is contemplated as a boutique scale operation.
Various building and site modifications will be made in order to tailor
the design to the Aston Martin image and style.
The proposed typical hours of operation are Monday
through Friday from 7:00 a.m. to 6:00 p.m., and Saturdays from 7:00 a.m. to
4:00 p.m. (closed Sundays) Aston Martin
of Milwaukee anticipates a total and maximum of seven (7) employees at the site
at any given time.
Building and site modifications include removing the
metal awning on the west side of the building and installation of a new fascia
band with an aluminum panel system, removal of the angled overhead
drive-through canopy on the south side of the building and replacing it with a
flat overhead canopy with the same aluminum panel system as on the fascia. The existing three three-column canopy
supports will be wrapped and clad with the same style aluminum panel
system. The existing tower feature will
be modified for the Aston Martin of
Proposed landscaping modifications include removal of
the Land Rover test track and installation of new landscape plants.
Mr. Stuebe stated that Staff
recommends approval of a Conditional Use Permit for Aston Martin of Milwaukee
and Maserati of Milwaukee of Milwaukee to occupy 5856-58 North Green Bay Avenue
for new vehicle sales and service use, subject to the following conditions: 1) Subject to annual conditional use review;
2) Final landscaping plan subject to
Staff review and approval; 3) All signs to conform with the Glendale Code of Ordinances (Signs are
subject to a permit through the Community Development Department); 4) All
landscaping and lighting features being maintained and replaced and/or
replenished whenever necessary pursuant to tenant/owner lease responsibilities;
5) Dumpster location to be reviewed and approved by the Planning and Zoning
Administrator; 6) Subject to obtaining a Code Compliance Inspection Certificate
of Compliance; 7) All City of Glendale building and fire codes being carried
out to the satisfaction of the Building Inspector and North Shore Fire
Department, and 8) Written certification by owner of compliance with State of
Wisconsin Department of Commerce requirements for physically disabled parking
prior to issuance of Occupancy Permit.
Steve Jeske introduced himself as the project
architect working for Haag Muller Architects, and introduced the General
Manager Ted Aydt, and the owner of the dealership, Rick Mancuso. Mr. Jeske stated that they have read and
accept the conditions of the approval, and stated that they do have a color
change that they are asking for this evening, and they have brought in the
material to show you the change and that he will explain quickly what the
change they are asking for is. Mr. Jeske
stated that the soffit band, which is shown on the color elevations, is
currently being proposed as gloss black, however the Aston Martin design
department has requested that they change it to a silver metallic and the
material color is this right here (material color sample indicated to the Plan Commission). Mr. Jeske stated that the material itself has
not changed, it is just the color they are asking an approval, which is the
only difference in their submittal.
Mr. Maslowski asked Mr. Mancuso if he would like to
talk about the dealership in Lake
Mayor Tepper asked Mr. Mancuso to use the
microphone.
Mr. Mancuso introduced himself and stated that he has
been in the car business for about 25 years, and that he used to work with his
father who was a Chevrolet dealer in Skokie, outside of
Mayor Tepper asked if anybody had any questions.
Comm. Appel asked the Applicant if he knows if there
is a brick ledge on that west wall of the service building and also the north
wall to carry out that wainscot.
Mr. Jeske stated that he believes that the wainscot
is a surface-applied, so there is no brick ledge there.
Comm. Appel stated we do not show the north side so
he does not know if they are doing anything there.
Mr. Jeske stated that the current proposal for the
north side is to paint the existing material that is back there, and the
package should have photos of all of the sides, if you go further back in the
packet. Mr. Jeske stated that it is a
photograph shot from the northwest, so it is both the front and west corner
where there is currently a patio there.
Mayor Tepper stated that he has no photographs.
Mr. Stuebe stated that he did not know if the photo
sheet was in the packets as it came separately.
Comm. Appel asked if you will be painting the east
wall where the doors are.
Mr. Jeske replied in the affirmative.
Comm. Appel asked if there was something they could
do on that west block wall and the north dealership wall.
Mr. Jeske asked if Mr. Appel was referring to the
parts area where currently the trash enclosure is located, if that was where he
was asking.
Comm. Appel replied in the negative.
Mr. Jeske stated that there is an existing fence on
the north side of the building, and that is a trash enclosure and, to the
front, to the northwest, in the corner where the building steps back, there is
actually a display patio that was originally used for the displayed vehicles,
and that is the wall you are discussing right there.
Comm. Appel stated this wall, and this wall, and
this wall (pointing to the plan sheet) and asked what is being done there.
Mr. Jeske stated that is proposed to be painted
right now.
Comm. Appel stated that on this wall you show Hardie
Board or something.
Mr. Jeske stated that is an existing CMU wall,
noting that when they draw the CMU they do not show the vertical joints.
Comm. Appel asked if that is the condition that it
is in currently.
Mr. Jeske replied in the affirmative.
Comm. Appel stated that it looks just like a block
wall to him.
Mr. Jeske stated that it is.
Comm. Appel asked where the horizontal stripes come
from.
Mr. Jeske asked Mr. Appel if he was referring to the
black lines that you see there.
Comm. Appel replied in the affirmative.
Mr. Jeske stated that is the horizontal banding of
the block itself, and that is your masonry joints.
Comm. Appel suggested that you put some material on
there, siding, possibly on the north too, and possibly continue the wainscot
band of stone as long as it is applied the same as siding, because that looks
like an afterthought the way that sticks out to the north and west which is
part of the service building.
Mr. Jeske stated that is correct.
Comm. Appel stated that it looks like it was built
later and just plain block.
Mr. Jeske stated that he knows that there is nice landscaping
in that area, and immediately to the north of that there is also the electrical
transformer, and that is currently screened by landscaping, so that if they did
that, unfortunately, it would probably end up being screened by landscaping
anyways.
Comm. Appel stated that he looked at this and the landscaping,
the arborvitae, are off the corner, except for one, and then there is some kind
of tree, and that he does not know if it is a weed tree or not because it does
not have any leaves on it now, sitting in front of it, but the wall is plainly
visible.
Mr. Mancuso stated that he does not disagree with
that, and that he does not think that they want to see any cinder block when
you look at this building anywhere, and that they want to hide it every way
they can, and that he agrees with that, so whatever your suggestions are or
whatever you would suggest.
Comm. Appel stated that he would just continue the
same look minimally.
Mr. Jeske stated that it would very easy for them to
apply the same siding.
Comm. Flejsierowicz stated that he would have
another suggestion, and that he has two major concerns or questions, one is a
question and the other is a concern.
Comm. Flejsierowicz asked about the dealership of this type of car, and
perhaps you did your homework when you said that the Midwest is a market for
this kind of car, when you are talking about cars above $100 thousand to $250
thousand for a car, asking if that is correct?
Mr. Mancuso replied that that is the range.
Comm. Flejsierowicz asked if there really is a
market for this type of car in this neighborhood.
Mayor Tepper stated that this is really the risk of
the owner, and that this is not something that the Commission should be
concerned about.
Mr. Maslowski stated that Commission can not get
involved in that.
Comm. Flejsierowicz stated the reason he is asking
is because Land Rover did not last long and it disappeared.
Mr. Maslowski stated that the Commission would be
treading a very thin line.
Mr. Mancuso asked if the Commission wanted some
background to that.
Mr. Aydt stated that he managed the Land Rover store
for seven years and that they did not go out of business, it was a strategic
decision to reallocate resources to a much larger more comprehensive facility
they built in Waukesha due to the fact that the manufacturer was not willing to
heed to their demand to provide them with two additional franchises that would
have made that location much more palatable.
Mr. Aydt stated it was not a question of economics as far as Land Rover
not being there any longer.
Comm. Flejsierowicz stated that he had asked the
wrong question and that he apologizes for that, and continued with a question
regarding aesthetics, asking whether there is a wood siding.
Mr. Jeske replied in the affirmative.
Comm. Flejsierowicz stated that the way the building
used to be, it was kind of an arts and crafts way and the canopy was on an
angle with kind of a translucent wood which he used to like this building allot,
and even the wall which is made out of concrete block was designed as an
element, and that this is why he does not think that making a wainscot at the
same height around the building is a good idea.
Comm. Flejsierowicz stated that if you would like to address this wall
he would suggest covering it entirely with the same stone to make it an element
and treat it as an element. Comm. Flejsierowicz
stated that the thing that is bothering him the most is that there is going to
be high tech canopy against wood siding, and they are two things that fight
each other and it is a totally different vocabulary. Comm. Flejsierowicz stated that there is
wainscot, then wood siding with corner trims, and then we have a very modern
canopy which asks for a very different material on the building. Comm. Flejsierowicz stated that it is taking
from a totally opposite vocabulary and putting it together, and you are talking
about having a client with a special taste because if someone is buying an
Aston Martin, which is a very beautiful car, and Maserati is another beautiful
car, a person with a special taste and he can pay for this taste, and concluded
asking the architect if he is not afraid of that contrast.
Mr. Mancuso stated that they do not have allot of
latitude when they talk with the manufacturers, and that they want a building
that fits the area number one, and gives them some degree of corporate
identification, and that is one of their identification standards that they use
around the world. Mr. Mancuso stated in
a perfect world they would like us to have all Travertine marble surrounding
the building and on the fascia of the building with that band identified
clearly which is a worldwide trademark that they use, so we look at this and we
say we would like to get in and get going and we would like to continually
enhance the site. Mr. Mancuso stated
that he agrees with some of the things the Commission is saying and stated that
he would not go out and design a building where you have elements fighting with
each other and he would make it simpler and continue one theme because, if we
make the site look as nice as we can and it is acceptable to the manufacturer
and acceptable to the City, really what is important is what goes on inside and
what they do inside the building. Mr.
Mancuso stated that their situation is that they do not have allot of choice on
this, and that they have to present what they would like to see done and try to
make it work as well as they can and the Commission likes. Mr. Mancuso stated that the manufacturers do
not particularly like the stones around the bottom of the building, and that
they would like to see a Travertine look banding the bottom of the building,
and they have even looked at some samples of that, which might be a good cover
for some of the walls, which would probably update it a bit, and maybe we could
talk to that a little bit and see what would entail going around the bottom of
the building with that instead of the stones, and maybe something like that
would make the look of the building more cohesive, and that is what he thinks
they are asking for.
Comm. Flejsierowicz stated that he is really afraid
of wood siding which is 3½ inch lap he presumes with the high end aluminum
panels with this signage, and asked are you also introducing EIFS to this
vertical element.
Mr. Jeske replied in the affirmative and stated that
they are currently proposing on the branding tower that they would apply EIFS
over that, continuing that it is not the standard EIFS that everyone is used to
seeing, and that it is an EIFS that is a custom mix used to copy the Travertine
look. Mr. Jeske stated that they apply
the EIFS and then they come back with a stain and an artist comes in and does
the staining of the material to give it the Travertine look. Mr. Jeske stated that instead of having a
single color or single texture you get color and texture different than what
most people are used to seeing in EIFS.
Comm. Flejsierowicz asked if you are doing this to
save money.
Mr. Jeske replied in the negative and stated that
the existing tower right now is just a concrete masonry unit tower painted dark
green for Land Rover.
Comm. Flejsierowicz stated that he is talking about
instead of covering it with the real stuff.
Mr. Jeske replied in the affirmative and stated that
instead of covering it with Travertine which comes from
Comm. Flejsierowicz stated that if you are covering
that you may as well cover the concrete block with the same type of material so
at least you have an element that ties it together. Comm. Flejsierowicz stated his biggest
concern is this traditional, very arts and crafts look of the building with
this canopy, concluding that you will discover that this does not go together.
Mr. Jeske stated that what they are trying to do
also from a cost standpoint is to lower the cost risk up front, let the
business get started and, as Rick said, as business develops make changes to
the site, make changes to the building, continue to improve the building, continue
to improve the site, and for those improvements and changes would have to come
back to you before you to get approval on that.
Mr. Mancuso stated he wanted to give a three to five
year overview on this, continuing that what he sees there is basically the
first step in a series of developments on this campus, that they would call it,
and that he would like to see them back at the Plan Commission in the very near
future talking about adding a Maserati showroom element onto that side of the
building which would address all of the walls, and they would find a way to
connect all of the buildings somehow and build something separate for
Maserati. Mr. Mancuso stated that in the
beginning they were looking at a shared facility, the next step would be to separate
Maserati, the next step after that is to bring Ferrari up, and that would
require a third addition onto the building.
Mr. Mancuso stated that they have been playing with some sketches
already, but none of those are what they would try to initiate at this moment,
but it is in the plans of steps that they would like to take and obviously come
back to you each step of the way with this, so this is the first step that they
are looking at to get the concept started.
Mr. Maslowski asked what are the current or future plans
for the gravel parking lot area to the north.
Mr. Mancuso asked is that on the north side.
Mr. Maslowski replied in the affirmative.
Mr. Mancuso stated that they had talked about that
and it would be whatever they needed to do to clean it up and make it look good
because it needs to be fixed, and it needs to be fixed as fast as it can
although right now it is covered with snow so it is fine, but as soon as the
snow is gone they have to do something there to make it look great.
Mr. Maslowski stated that if you pave it or used it
for any type of vehicle storage the City requires the area to be paved and that
would require storm sewer, which we would have to work with you and your
engineers for drainage.
Mr. Mancuso stated that he would like to avoid
paving it as long as he could, and that they would not need it for car storage,
and if they were not accelerating some plans on adding showroom space on, they
would like to make it some type of green area or something that would help add
to the atmosphere on the whole site.
Mr. Maslowski stated that the City would prefer
that, green rather than pavement.
Comm. Appel asked how far north this lot goes.
Mr. Maslowski stated that it goes all the way up to
Silver Spring Automotive, and there is a vacant lot in between that is just gravel
or a gravel paved lot where there used to be a house there.
Mr. Jeske stated that there is an addition 121 feet
to the north of them that is also owned by Mr. Mancuso.
Mr. Mancuso stated that is where all the gravel is.
Mr. Jeske stated this is the lot we are discussing
today (pointing to exhibit), adding that they have ownership of both of those
lots.
Mr. Mancuso asked Mr. Jeske if he had any sketches
with him of other showrooms, and asked if he would hold them up to give the
Commission a better vision of where they see this developing and how we can
work together on adding each type of element on as they build this up with
different brand identification. Mr.
Mancuso stated it is not something they are looking to do next week or
immediately, this is the first step right here for them to take.
Mr. Jeske showed the drawing and stated that this
would be the potential proposed site.
Mr. Mancuso stated that would be if they fully
developed everything in terms of what the City would approve and what the
manufacturers would like, representing the three different brands with red
indicating Ferrari, blue with Maserati, and beige with Aston Martin.
Mr. Jeske stated that another important thing to
mention is that there is not going to be any outdoor vehicle storage, any new
vehicles will be brought back into the building at night time, and that what
they are proposing is that the parking area in the front will basically be
green space up front.
Mr. Mancuso stated that in the very beginning they
may have to have some cars outside for a short period of time until they find a
way to keep them inside and house them.
Comm. Colacino stated he used to be in business with
his father and that his father assured him that everything that he was doing
was wrong also. Comm. Colacino stated that
he already answered one of his questions which was how many of these vehicles
would be outside, and added that this particular District is his District and
it is the highest concentration, if not all of the dealerships in the City, are
located in this particular area, and we have raised the bar as far as what we
expect from our dealerships, and especially on Green Bay Avenue. Comm. Colacino stated that in the very fact
that this is a very low impact dealership, he likes it very, very much, and the
staff report refers to it as boutique sale which he assumes is a slow
methodical type process because not everybody buys, or rents, or leases these
kinds of vehicles on a daily basis.
Mr. Mancuso replied not at all.
Comm. Colacino stated that he liked the fact that it
is very low impact and is going to be somewhat non-obtrusive.
Mr. Mancuso thanked Comm. Colacino, and stated that they
agree with that, and that it seems to be a great business model as long as they
have the right quality product and to brush up against the question the
Commission was touching on earlier, the situation they have as dealers is
different from most other dealers, for example in this City you have duplicate
dealerships, you have more than one Porsche dealership, or more than on Audi
dealership, and that in Chicago it is even worse than that, continuing that in
the 1970’s when he was there, there were 110 Chevrolet dealers within the City
of Chicago and now there are 50 such dealerships. Mr. Mancuso continued stating that there are
50 dealers with the same brand there, and at this end of the market, with Aston
Martin for example, they are the only dealer north to Canada, east to Detroit,
south to St. Louis, and west to Denver, and they like it that way. Mr. Mancuso stated that it is the same with
Ferrari, except there is a dealer in Chicago with Ferrari and Maserati, but no
one north to Canada, east to Detroit, south to St. Louis, and west to Denver again,
so the areas tend to be bigger geographically which allows them to have a full
margin when they sell a car, which allows them to operate without razor thin
margins which pushes the volume of other operations higher in order to achieve
the revenue they need in order to stay open.
Comm. Golderg stated that he just has one question,
asking about the bay service area, will that be changed at all with the doors
or the inside part, or is that going to be kept like it was with Land Rover.
Mr. Mancuso asked if he was referring to the doors
themselves.
Comm. Goldberg replied the doors, the inside, the
bay service area itself.
Mr. Mancuso stated that it would be a service area
initially, and that after it has been cleaned he thinks they are going to use
exactly the way it is other than they would have it repainted and toned down a
bit, as they do not use the bright colors and he thinks that those doors are
green right now. Mr. Mancuso stated that
they are sensitive to all views of the dealership because they have some
thoughts on trying to build it from this single building that they are seeing
to probably three or four buildings, and they are trying to get a handle on
what fits where before they just randomly tear things out and replace them as
the idea is to get in, get the site cleaned up, get it as close as they can to
the corporate identification elements that are acceptable to the manufacturers
and that you guys are enthusiastic about and, as they learn more about the
market and the area, to start developing the further plans on that basis. Mr. Mancuso stated that taking a good 360
degree view of the whole thing and addressing the areas like the lot which is
gravel, addressing the doors, addressing the wall, addressing the covering,
concluding stating that they are all on board with all of that and they are not
going to argue with any of that. Mr.
Mancuso stated that he would not like to have to do it two or three times, he
would prefer not to, and that he prefers to get in, get it as clean and sharp
as they can make it, so that the Commission remains enthused about it, and then
they improve it from there with every step that they do.
Comm. Noble stated that Maserati said now they are
silver, now he is asking Maserati, what the text color is.
Mr. Jeske stated the text color will be blue.
Comm. Noble stated that he is somewhat familiar
because they had some of the local car dealers come by and there was a point in
time where there was a brand identification sign and someone somewhere at BMW
or Mercedes says this is how it shall be, you shall have so many signs, they
shall be this height, they shall, they shall, they shall, and apparently at
some point in time the cities, much like ourselves, said that is enough of
this, this is how it is going to be, it is our town, not yours, and it seems to
have toned down. Comm. Noble discussed
that in the early 1970’s if there was a dealership the dealer had the sign that
he liked, and they came with the brand identification, and this manufacturer
had this and that manufacturer had that, and that way from a distance you could
see from a distance the type of dealership, and everyone else followed suit, and
there was a point when he felt sorry for the dealerships coming in because the
manufacturer would be slamming their fist on the table saying this is how it
shall be, and apparently enough of the communities said no, you are not pushing
that on us.
Mr. Mancuso stated that is exactly what has happened
because the areas where they want to be are the areas that have the opinion on
how the signs should be, and he did not think that they would even be here
talking to the Commission if they did not think that this area was suitable for
their brands because they have done their own independent research, they have
done their own market studies, they have done registrations, and just as their
market is not three or four miles around like a high volume normal domestic
dealer or high volume import dealer their relative market area is 300 to 400
miles around so it is different, and they say this is their target and this is
where they feel has the highest and best chance of long term operations, and
they know they have to go along with the signage that the City will accept.
Comm. Noble stated he just has one question for Mr.
Maslowski, continuing that Johnson Controls is toying with the idea of putting
that green parking lot in and asked if that would be something that is suitable.
Mr. Maslowski stated that Johnson Controls has seen
these plans and they are excited because they gave an approval within a week.
Mr. Noble continued that the parking lot, instead of
putting in asphalt, the stone that is put in is actually porous so that the
groundwater can seep on through, and we do not have a hard surface, and he
asked how that plays through, whether there has to be a drain or run everything
as groundwater.
Mr. Maslowski responded that everything is
groundwater at Johnson Controls.
Mr. Noble added that there is an idea.
Mr. Mancuso stated that they are looking at
something similar in Lake Forest right now as they have a green area with no
cars out there, and the City is putting a stop light on the corner, and what
they want to do is keep it green but still have the option to aesthetically
display some cars, sometimes out there, so they are using a series of paver
bricks where the grass grows through them, and continued that he thinks that is
a really great look, and that could be a real good suggestion for next door. Mr. Mancuso stated that they would not be in
favor of blacktop where they can avoid it, and that in certain areas it is necessary
but it can be minimized.
Mayor Tepper asked if there were any other
questions.
Comm. Appel stated he wanted to go back just to tie
up the issue on the stone, and asked if they are saying that they want to leave
it the way it is, or are they willing to look at replacing it and maybe tying
it in.
Mr. Mancuso stated that he would like to look into
tying it in.
Mr. Appel reiterated that he is looking at tying in
that north wall too.
Mr. Mancuso responded in the affirmative and stated
that he thinks that it would look better.
Mr. Mancuso stated that the Commission would feel more comfortable with
it anyway at that point and they would not be feeling like they had a gun to their
head to try and make something happen quick and fast to take care of all this.
Comm. Appel stated that he appreciates that they are
dipping their feet in the water and that as things go along successfully they
will enhance the site and that will be to their advantage and benefit and that
is a good plan, adding that he thinks that they need to start with something a
little bit brighter.
Comm. Colacino stated that he would like to make a
motion but wanted to ask a question concerning Mr. Appel’s request, whether
that could be handled by Staff, this item concerning the stone fascia.
Mr. Maslowski stated that they intend to come back
to the City with the final landscaping plans in May or June or July, so at that
time they could bring you up to speed as to what they are doing with the north
wall consistent with what Mr. Appel is suggesting.
Motion by Comm. Colacino, seconded by Comm. Noble,
to approve a Conditional Use Permit for Aston Martin of Milwaukee and Maserati
of Milwaukee to occupy 5856-58 North Green Bay Avenue for new vehicle sales and
service, subject to the eight recommendations by City Staff and to review any
additional plans in the future based on landscaping and the other fascia issues.
Mayor
Tepper asked Comm. Colacino if he wanted to include in his motion with the
proposal modified based upon the discussion here this evening.
Mr.
Colacino replied in the affirmative pertaining to Mr. Appel’s comments. Roll Call:
Ayes: Mayor Tepper, Commissioners
Mr. Mancuso stated that he wanted to assure the
Commission that he wants them to be really proud of what they are going to do
here, continuing that if the Commission has suggestions, ongoing suggestions
beyond just what has been discussed tonight, that there ears are open to that all
the time, and that he thinks that there are some good suggestions that came out
of the discussion tonight and that, frankly, he thinks that the manufacturers
will be very happy with, so they do not hold back, they want to make it as nice
as they can as soon as they can, and build it up as soon as they can as well so
that the Commission is pleased with it as well, and that he promises the
Commission that he means what he says.
II.
7:00 PM Conditional Use Hearing, Mark J. Goldstein Law Office,
Mr.
Stuebe stated that the Staff Report
was distributed to the Plan Commissioners and Applicant and is incorporated
herein as follows:
Applicant, Mark J. Goldstein,
proposes to locate the Mark J. Goldstein law firm in a tenant space located in
the subject building. The building and
property is owned by Good Hope Management (AKA David Cunningham, Northland
Development). The site is zoned B-1,
Sub-Area G1, Business and Commercial District and, under the requirements of
Section 13.1.34, the proposed use and plan of operation are subject to review
and approval by the Plan Commission.
Mark J. Goldstein Law Office
will join Northland Development and the Malm & LaFave law firm as the
tenants occupying the
Mr. Stuebe stated that staff recommends approval of
a Conditional Use Permit for the Mark J. Goldstein law office to occupy 7177
North Port Washington Road, subject to the following conditions: 1) Subject to
annual conditional use review; 2) Signs are subject to a permit through
Community Development Department staff under the Glendale Sign Code; 3) All
landscaping and lighting features being maintained and replaced and/or
replenished whenever necessary pursuant to tenant/owner lease responsibilities;
4) Dumpster enclosure(s) to be reviewed and approved by the Planning and Zoning
Administrator; 5) Subject to obtaining a Code Compliance Inspection Certificate
of Compliance; 6) All City of Glendale building and fire codes being carried
out to the satisfaction of the Building Inspector and North Shore Fire
Department, and 7) Written certification by owner of compliance with State of
Wisconsin Department of Commerce requirements for physically disabled parking
prior to issuance of Occupancy Permit.
Mayor Tepper asked if Mr. Goldstein was present and
asked him to step up to the stage as it is harder for us to grill you when you
are sitting way back there. Mayor Tepper
asked Mr. Goldstein to introduce himself.
Mark J. Goldstein introduced himself as the
Applicant.
Mayor Tepper asked if there was a statement he
wished to make.
Mr. Goldstein stated that there was nothing to add
that was not supplied already.
Mayor Tepper asked the Commissioners if there were
any questions they wished to ask Mr. Goldstein.
Motion by Comm. Goldberg, seconded by Comm. Colacino,
to approve a Conditional Use Permit for the Mark J Goldstein law office to
occupy
III.
7:00 PM Conditional Use Hearing, Mark Faria Agency Farmer’s Insurance Group,
6025 North
Mr. Stuebe stated that the Staff Report
was distributed to the Plan Commissioners and Applicant and is incorporated
herein as follows:
Applicant, Mark Faria,
proposes to locate the Mark Faria Agency Farmer’s Insurance Group insurance
sales office in a tenant space located in the subject building. The condominium property is currently owned
by Gibbs Investment, L.L.C. The site is
zoned B-4 Office-Research-Service Business District and, under the requirements
of Section 13.1.37, the proposed use and plan of operation are subject to
review and approval by the Plan Commission.
The Mark Faria Agency will
join the Cohn Dental Office as the first two occupants of the subject
building. Mark Faria anticipates a total
of five employees with a maximum of three employees working at the site at any
given time. Proposed office hours are
weekdays and Saturdays from 8:00 a.m. to 7:00 p.m. The subject office building has a total of 35
parking stalls, including four (4) handicapped accessible parking spaces.
Mr. Stuebe stated that staff recommends approval of
a Conditional Use Permit for the Mark Faria Agency Farmer’s Insurance Group to
occupy 6025 Green Bay Avenue, subject to the following conditions: 1) Subject
to annual conditional use review; 2) Signs are subject to a permit through
Community Development Department staff under the Glendale Sign Code; 3) All
landscaping and lighting features being maintained and replaced and/or
replenished whenever necessary pursuant to tenant/owner lease responsibilities;
4) Dumpster enclosure(s) to be reviewed and approved by the Planning and Zoning
Administrator; 5) Subject to obtaining a Code Compliance Inspection Certificate
of Compliance; 6) All City of Glendale building and fire codes being carried
out to the satisfaction of the Building Inspector and North Shore Fire
Department, and 7) Written certification by owner of compliance with State of
Wisconsin Department of Commerce requirements for physically disabled parking
prior to issuance of Occupancy Permit.
Mayor Tepper asked the Applicant to introduce
himself.
Mark Faria introduced himself and stated he was from
Farmer’s Insurance.
Mayor Tepper stated that he will be his next door business
neighbor and asked if Mr. Faria would be having any wild parties.
Mr. Faria replied in the negative.
Mayor Tepper asked if anyone had any questions for
Mr. Faria; hearing none he asked if there was a motion relative to this
application.
Motion by Comm. Colacino, seconded by Comm. Goldberg,
to approve a Conditional Use Permit for the Mark Faria Agency Farmer’s
Insurance Group to occupy
IV.
7:00 PM Conditional Use Hearing, DKC Real Estate Services,
Mayor Tepper delayed discussion of this item due to
the Applicant representative not being present. This
item was discussed after the Aston Martin and Maserati of Milwaukee item.
The Staff
Report was distributed to the Plan Commissioners and Applicant and is
incorporated herein as follows:
Applicant, Jeffrey B.
Harris, seeks conditional use approval for DKC Real Estate Services to occupy
the
DKC Real Estate Services
will join
Staff recommends approval of
a Conditional Use Permit for Jeffrey B. Harris to operate DKC Real Estate
Services, a real estate sales office, subject to the following conditions: 1) Subject
to annual conditional use review; 2) Signs are subject to a permit through Community
Development Department staff under the Glendale Sign Code; 3) All landscaping
and lighting features being maintained and replaced and/or replenished whenever
necessary pursuant to tenant/owner lease responsibilities; 4) Dumpster
enclosure(s) to be reviewed and approved by the Planning and Zoning
Administrator; 5) Subject to obtaining a Code Compliance Inspection Certificate
of Compliance; 6) All City of Glendale building and fire codes being carried
out to the satisfaction of the Building Inspector and North Shore Fire
Department; 7) Written certification by owner of compliance with State of
Wisconsin Department of Commerce requirements for physically disabled parking
prior to issuance of Occupancy Permit.
Mayor Tepper asked if Mr. Harris is here.
Mr. Maslowski stated that this is a straight-forward
office occupancy for real estate and, you can certainly defer it or lay it over
until your next meeting if you wish to talk to the individual, but there are no
changes in building appearance, no impact on parking, strictly an office
occupancy.
Motion by Comm. Colacino, seconded by Comm.
Flejsierowicz, to approve a Conditional Use Permit for Jeffrey B. Harris to
operate DKC Real Estate Services, a real estate sales office, subject to the Staff recommendations. Roll Call:
Ayes: Mayor Tepper, Commissioners
V.
7:00 PM Continuation of Conditional Use Hearing,
Mr. Stuebe
stated we have a revised submittal for this item, and that the Staff Report that
describes the features was distributed to the Plan Commissioners and Applicant
and is incorporated herein as follows:
Applicant,
The present project involves the north end of the
center, most recently occupied by 2nd Wind Exercise Equipment and previous to
that Mattress Giant. Applicant proposes
to raise the roof height to better accommodate future tenants and to modify the
building façade by adding a parapet wall and standing seam aluminum awning
system across the front of the building.
Applicant is proposing to complete the north end portion of the project
initially and commit to a two-year deadline to complete the improvements to the
remainder of the façade, thus allowing time for new tenants to occupy the north
end space.
The revised design removes some of the vertical
articulations in the top of the parapet wall, and the building colors are now
manor white (split-face block and EIFS), monastery brown (accent color on EIFS
pilasters and cornice), with a colonial red (burgundy) standing-seam metal
awning. Materials include spilt-face concrete
masonry units up to the awning and EIFS for the parapet wall.
Signs would be positioned as indicated on the concept
drawing and are depicted in the same color as the awning. Applicant will need to obtain Plan
Commission approval of an updated Planned Sign Program (PSP) for the
Other site modifications include pavement repairs.
Mr. Stuebe stated that the staff recommends approval
of a Conditional Use Permit for Port Plaza, L.L.C., to make the proposed
building modifications at 5312-5336 North Port Washington Road, subject to the
following conditions: 1) Subject to annual conditional use review; 2) Improvements
to the north building will be completed initially with the improvements to the
remainder of the facade to be completed within two years from the date of
issuance of the Occupancy Permit for the north building shell; 3) All signs to
conform with a Plan Commission approved Planned Sign Program (PSP); 4) All
landscaping and lighting features being maintained and replaced and/or
replenished whenever necessary pursuant to tenant/owner lease responsibilities;
5) Dumpster enclosure(s) to be reviewed and approved by the Planning and Zoning
Administrator; 6) Subject to obtaining a Code Compliance Inspection Certificate
of Compliance; 7) All City of Glendale building and fire codes being carried
out to the satisfaction of the Building Inspector and North Shore Fire
Department; 8) Written certification by owner of compliance with State of
Wisconsin Department of Commerce requirements for physically disabled parking
prior to issuance of Occupancy Permit.
Robert Schmit introduced himself as the owner of the building and also a tenant within the building operating Fast Signs. Mr. Schmit stated that to the left of him the Commission probably remembers Dave Strachota from the previous months Plan Commission meeting. Mr. Schmit stated that he apologized for missing last months meeting because he was out of town, and stated that they changed the colors as there was some concern about that and brought it more up to date, and there was some concern as to the phasing, that is why he put two years as far as a time limit. Mr. Schmit stated that his intention, depending on what the final numbers come in at, would be to do it all at one time if he can afford it. Mr. Schmit stated that he does not know what the north end is going to cost at this particular moment because, not only is it going to be substantially remodeled, there is also some issues since the last time when Mattress Giant moved in with some plumbing underneath the floor that need to be addressed and, from all the cost estimates that he has received, that is $10,000 alone just to address those problems. Mr. Schmit stated that there is some fear tha