Members present: Mayor Don Richards, Susan Reese, Todd Schultz, Ellen Smith, David Cronk, Sandy Bowen, Scott Morrissette, and Reid Wronski.

Absent: Erin Tomlinson.

There was a quorum present at all times.

Staff present: Buddy Lucero, Planning Director; Dena Mleziva, City Planner; Carl Gaulke, Utility General Manager.

Guests present: Scott Teigen (Kwik Trip), Dale Braun (UW-RF Campus Planner), Nick Jalonack (property owner), and Orville Meland (property owner).

Planning Director Buddy Lucero stated that Item #2, Discussion of Small Wind Energy System Model Ordinance, would be pulled from the agenda.

Lucero handed out a letter addressed to the Commission from the Chairman for the Town of River Falls regarding the subdivision boundary.

1. Amending the Official Zoning Map and the Comprehensive Land Use Map - Rezone 1.83 Acres of Land Located in the Southwest Corner of the Hunt/Knowles Complex Parking Lot Adjacent to South Main Street from U (University) to B-3 (Highway Commercial)

Mayor Richards recessed the meeting and opened the public hearing at 6:36 p.m.

Planner Dena Mleziva explained that the City received a petition for a rezoning from the UW-RF. The request is to rezone 1.83 acres of the Ramer/Hunt/Knowles parking lot. The UW-RF is currently engage in a land swap with Kwik Trip. The proposal is that Kwik Trip would get 1.83 acres from the University, which would correspond to property they own at 1202 South Main Street, and in return, Kwik Trip would give the 3.66 acres of property they own at 1042 South Main Street. In order to locate a Kwik Trip on the parcel of land they’re getting from the UW-RF, it must be rezoned to B3 to accommodate a convenience store/gas station use. The Comprehensive Plan Land Use Map must also be changed to Main Street Commercial classification. Property owners within 300 feet were sent notification of this hearing on February 23, 2007.

Dick Rinehart, Dick’s IGA, called about his concerns with the loss of parking on campus. He was also concerned that it would cause more parking on his property.

The property owner at 1208 S. Main Street, Nick at JaLo Investments, has concerns with the inability of future expansion of his lot.

The City received a verified petition that was complete. The proposed rezoning is consistent with surrounding zoning. Staff is recommending approval of the ordinance to amend the Official Zoning Map and has included a resolution for the Commission’s review and action.

Mayor Richards asked for anyone with comments from the audience.

Nick Jalonack, (property owner at 1208 S. Main St.) stated he owns the corner lot zoned B3. Scott Teigen (Kwik Trip) has been in contact with him. Jalonack thanked him for all the information he has provided and his honesty about the project. Jalonack stated that Kwik Trip has been very responsive to his concerns. The original plans for the underground tanks showed them right next to the Jalonack house. Kwik Trip has moved the location of the tanks. Jalonack’s concern was that there are three B3 lots. He never imagined that the University would be willing to give up land, so he thought that any future development in that area he could either initiate, be a partner of, or he would be bought out. He never thought the issue would be forced upon him by the University selling/swapping land. He agrees that Kwik Trip fits the area and would be beneficial. Jalonack feels that the other two B3 lots are now undevelopable, and that was a main reason for purchasing his lot. Currently there is a single-family residence, and it will probably decrease in property value. He doesn’t feel that a family would want to live next to a gas station. Jalonack isn’t complaining about Kwik Trip, but that rezoning this land renders the other lots that are zoned B3 useless. He wants the Commission to consider what this does to other property in this area.

Orville Meland owns a duplex on Johnson Street near this area. He has two renters that are concerned about the traffic, noise, safety, and aroma of gasoline fumes that this development would bring. The dwelling was built for the Meland’s years ago. They moved to a larger home when their family expanded, and had always thought they would return to this smaller home in retirement years. Because of the traffic and other things that will come with this development, they are no longer looking forward to moving back to their smaller home.

Mayor Richards questioned what kind of screening could be done.

Scott Teigen is the Chief Financial Officer for Kwik Trip Stores and handles the real estate matters in this area. He’s been around this area all his life and is very familiar with River Falls. Kwik Trip is very sensitive to neighbor’s concerns. Mr. Teigen stated that a six-foot wooden screening fence would go to the corner and wrap around the building. It will screen the neighbors on East Johnson. Also, the site will have a gradual drop of four to five feet from grade, so with a six-foot fence at grade, the screening will do a good job. In the petition process, 16 neighbors were contacted. Thirteen neighbors signed the petition. Three did not. Kwik Trip is a Wisconsin corporation; there are approximately 7700 employees. They own their own dairy plant and bakery. They deliver to their own stores. The coworkers own all of the stores. It’s a very people oriented company. The building will be brick.

The Mayor questioned the location of the fence. He felt it looked like it would be screening the trees, also.

Teigen explained that the trees are on the Kwik Trip side of the fence.

The Mayor questioned whether the neighbors would have the view of the trees.

Wronski clarified that most of the trees are new ones. Some of the existing trees will be saved.

Reese stated that the trees would help with the noise and the smell.

Teigen explained again that the underground tanks would be moved to another location further from the neighbors. There should be very little gas smell. There will be a two bay car wash. A semi will make grocery deliveries three times a week, about 20 minutes each time, and a fresh truck delivery six times a week.

Lucero asked if the store would be open 24 hours a day. He questioned if any light testing had been done to make sure the light doesn’t affect adjacent neighbors.

Teigen stated the Kwik Trip has never had a problem in any municipality with light ordinances. They do not use yard lights. They typically put lights under the eaves so that the walkway will be lit. However, on the side of the store where the neighbors are there will be no lights installed under the eaves. Wronski stated a photometric plan had been included.

Dale Braun, UW-RF Campus Planner, stated they are the official applicant. Right now, UW-RF has before the legislature a $40 million project to add on a 185,000 gross square foot addition to the Hunt/Knowles complex. They have not been approved to hire an architect for planning. UW-RF wants to maximize their opportunities for building and parking. Dick Rinehart spoke with Braun regarding the concern about parking. He was assured that the UW-RF is going to be increasing parking – not decreasing it. They would like to increase parking for the overall site by 150 spaces. Braun felt this would actually help Mr. Rinehart’s business. Curb appeal and visibility for Main Street travelers to recognize the South Campus as a real part of campus is a goal of the University. The UW-RF decided to be a part of this project for three main reasons: (1) Increase land area for additional parking, (2) Provide future building opportunities, and (3) Be a good neighbor and site this business in an area that will work for the community.

Cronk questioned the type of facility that would be added onto. Braun explained the addition would replace Karges Center (basketball gymnasium) and a dance theater, new pool, racquetball courts, and physiology and kinesiology labs. When the new addition is complete, Karges Center and Nelson Center (attached to May Hall) will be torn down.

Cronk stated he’s concerned about parking. Two hundred spaces will be lost now, but more will be added later. The amount of parking necessary for the events that go on is substantial. He stated parking is always a problem with the University and every scenario must be considered so that neighborhoods aren’t burdened by the parking. Braun agreed and stated UW-RF realizes there is insufficient parking for the events in that area. Increased parking is part of the overall site development. Almost $2 million of the $40 million budget is dedicated to fully develop environmentally responsible parking. Braun assured the PC that this is in the proposal and is a UW-RF commitment.

Schultz questioned where the access would be. Braun stated that from UW-RF’s perspective, at this point the primary access would be the existing access at the current north exit. If there is an opportunity for a second access it will probably coordinate with the Dick’s IGA/Southside Plaza access. The plan hasn’t been designed yet, so other options may be considered.

The Mayor questioned older plans for the new physical education/recreation/athletics building that were on a different site due south of the new University Center across the South Fork. Braun stated in reviewing the options for the project, it would cost three million less on this new site because of utilities and other infrastructure costs. The second reason the Chancellor chose the new site is because the department wanted to have all the facilities in one complex. Currently the program activities are spread across six different buildings, and with limited staff it is a burden. Economics and program impact were the two big drivers.

The Mayor questioned a timeline. Braun stated a commitment is difficult when dealing with State funding. The project has been proposed since 2001, and has been deferred by the State legislature for six years. If given approval for design on March 14, 2007, construction should start in 2009.

Wronski asked for clarification on the rezoning request and why it doesn’t include changing the commercial to University on the north side. Braun stated it would. UW-RF is submitting their application tomorrow. Braun stated it’s being done separately because of a miscommunication between UW-RF and Kwik Trip. It won’t affect the construction schedule.

Teigen addressed the access question. The Kwik Trip driveway is lined up directly with West Johnson Street. He stated when the City wants to put up signal lights they will be happy to share the cost.

Jalonack questioned parking during the day and if students park there. It’s a shorter walk for the students if they use the pathway. There was discussion between Jalonack and Braun regarding parking and students. More information regarding the parking issues will be submitted with UW-RF’s rezoning request.

Wronski summarized by saying with this rezoning UW-RF is actually gaining land, which gives them an opportunity to deal with parking. Braun clarified that by dealing with the parking issues it will not decrease the parking pressure in the areas north of North Hall. Braun addressed some of the history on parking and land being purchased with parking revenue.

With no more comments for or against, the Mayor closed the public hearing at 7:12 p.m. and reconvened the Plan Commission into Open Session.

Wronski wanted to point out that a key aspect to this rezoning is that B3 Highway Commercial already exists to the south of this property.

2. Discussion of Small Wind Energy System Model Ordinance was pulled prior to the meeting.

3. Certified Survey Map for Bernard and Maria Worms, 1297 North Main Street

Planning Director Lucero stated the property is located at corner of St. Croix and Main Streets. Presently Lot 12 is Burger King and Lot 11 is the lot they are creating. The property is adjacent to the river. There is buildable space on the property, and it meets the zoning code. It has direct access to an existing road and infrastructure. Staff finds that it meets the criteria for a Certified Survey Map.

Wronski stated it’s as if there are two lots now. When Burger King came in, there was an officially mapped street there, and to comply with the official mapping, they dedicated through easement, the road right-of-way across the land without subdividing the land. They were on a fast track to get Burger King built, so it was done with a road easement. This action will formally create the lot.

Bowen asked if half of the lot is the shoreland boundary area, doesn’t it limit what can be constructed there? Lucero stated that in a commercial zone, a certain amount of square footage is required. This will restrict the size of the structure but the owners are fully aware of the regulations.

Wronski stated the key is that the lot has sufficient area to build something, and it does. It is a buildable lot for the right type of structure, but they will have to conform to all regulations. They will be required to meet the standards. Wronski stated they could apply for a variance and make an appeal that there was a hardship, but they were fully aware of the regulations and that there would be limited use on the lot when it was created.

4. Certified Survey Map for Kwik Trip, 1202 South Main Street

Planner Mleziva explained that in order to allow Kwik Trip to build on this site, it must become one lot. The request is to create one lot that would include the former UW-RF property and the property that Kwik Trip owns. The parking situation was addressed in this Certified Survey Map. No change of use or occupancy of land already dedicated to a parking area, spaces, or a loading space shall be made, nor shall sale of land, division, or subdivision of land be made which reduces area necessary for parking, parking stalls, or parking requirements below the minimum. The City asked the UW-RF for parking information to ensure that it would not decrease parking that is required by City Code. According to the parking information, the UW-RF currently has 2,398 parking spaces located on-site. Based on the number of students, staff, and faculty, and the parking spaces provided by the University, the University has 577 more parking spaces than what is required by Municipal Code. By eliminating 200 parking spaces, they will still be in conformance with the standards.

In addition, another issue was the zoning. The CSM includes two different zoning areas, U (University) and B3 (Highway Commercial). The one contingency on the CSM is that the land included in Lot 1 has to be rezoned to B3.

Wronski mentioned that a ponding area concern of Engineering has been addressed and taken care of by an overflow area.

Lucero gave an update on the results of the Conservation/Cluster Subdivision questionnaire. Lucero stated that focus is on the Transition Area at this time, since the urban area has land use assumptions already. No credit was going to be given towards waterways or floodplain areas, or any steep slopes since they aren’t buildable areas. That credit would go to the density that is built within the cluster.

Minimum size of a cluster subdivision was decided at one unit per 35 acres. More than 35 is encouraged because it will have more rural character and open space, which is a desire the Towns have stated in their Comprehensive Plans. The percentage of developed land to open space is 30/70.

Density allowed in those areas was considered. Much of the land use was presently at one unit per two acres, so it was felt that would be maintained in a cluster development, with a minimum lot size of two acres. If a smaller parcel is desired, a facility plan would have to be provided, i.e. water and sewer plan approved by the State, as well as the City. This may require the developer to come up with cluster wells, cluster septic systems, or something more creative. Again, this is in the Transition Area outside the City and outside the urban area.

If the property was going to be developed, and the City has expanded to the Transition Area, that 70 percent would be developable, but only if that property were annexed into the City. If annexed, all the property would be annexed into the City and would be required to meet City standards, such as curb and gutter, sidewalks, etc. There are a variety of things that can happen to the 70 percent of the land. If an association owns it, for example, as that property is annexed and they wish to develop that 70 percent, it would allow them to meet the standards, such as paved roadways, install curb and gutter, etc. If they don’t wish to annex, then they retain that as open space and it cannot be developed. Even if the property were annexed into the City, development in the floodplain or steep slopes would not be allowed. Those areas will still be preserved.

Both counties have conservation zoning. The City would utilize their research and other plans that are available, as the basis of developing this ordinance. These are ideas that were gathered from the surveys. If staff was going in the right direction, more information would be provided at next month’s meeting.

Wronski stated this is just the initial development and the goal is to create something that has some density. Cronk questioned how a cluster development ordinance would effect negotiations with the Towns. Lucero stated the first concern is the City. He stated that having four different sets of regulations for the four different Towns would cause more difficulty in managing the areas than trying to come up with regulations that hopefully would be agreeable to all the Towns. If the Towns provide something that is different and unique the City would be open to it. The City would have the ability to make changes to the ordinance.

Wronski agreed with Cronk. He felt an ordinance to provide guidelines for agreements would be great, but there are things that can’t be accomplished unilaterally by the City with regards to park impact fees, etc. All this would have to be considered as to whether or not an ordinance is best or if agreements with the Towns are enough. He does not assume that an ordinance can be created that does everything that it needs to. Other cities and towns have ordinances and staff will review what other cities have done.

Bowen expressed how important the planning process is and the importance of considering everyone’s views.

There was consensus of the PC that staff moves forward with this project.

Utility General Manager Carl Gaulke reminded everyone of the Joint Workshop Meeting on Thursday evening at 5:00 p.m.

Meeting adjourned at 7:44 p.m.

Respectfully submitted,

Robin Schrank, Recording Secretary