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Planning & Zoning Board <br />April 9, 2003 <br />Page 2 <br />APPROVED MINUTES <br />Mr. Corson made a MOTION to elect Mr. Rafferty as Vice Chair for 2003 and was <br />supported by Mr. Hyden. Motion carried 5-0. <br />B.CONTINUED PUBLIC HEARING, Bruggeman Properties, SE corner of <br />Birch Street <br />Chair Schaps reopened the public hearing at 6:37 p.m. <br />Staff stated applicant had requested prelim inary plat approval to allow a three lot <br />commercial subdivision on prope rty located south of Birch Street and east of Hodgson <br />Road. Staff requested the Board review the acceptability of the proposed land uses. <br />Notice of specific concern was th e motor fuel station component. <br />Mr. Lyden stated when they looked at this ar ea and the zoning districts the City had, there <br />was a good reason why they had a general bus iness area. He noted this area had <br />residences and therefore, needed to be neighborhood business and not general business. <br />Mr. Grochala agreed. <br />Mr. Lyden stated he wanted to see neighborhood business in this area. He noted he had <br />nothing personal against a gas station, but by putting a gas st ation there, it precluded <br />them from putting other businesses that they needed in this area. <br />Mr. Rafferty stated he also wa nted to see neighborhood busine ss located in that area. He <br />noted there was nothing unique with this proposa l. He suggested a first class restaurant <br />or other upper scale development be proposed. He noted a gas station in that area was <br />not appropriate. <br />Mr. Grochala noted market realities would di ctate as to what went there. He stated <br />neighborhood business was drawing from a much smaller area, which would preclude a <br />restaurant facility from wanting that loca tion. He indicated a gas station/convenience <br />store was a good anchor for a small neighbor hood business. He stated this was a <br />challenge. He noted this was pass-by traffic, not destination traffic. <br />Mr. Rafferty pointed out that Kozlak’s Restaura nt was located in a residential area and it <br />worked well in that area. Mr. Grochala stat ed it was not impossible for a business to be <br />successful in this type of an area, but it was difficult. <br />Mr. Rafferty stated in some cases if it was built, the residents would come. <br />Chair Schaps asked what was the Board’s spec ific objection to the gas station. He noted <br />a restaurant would have an increased tr affic pattern and he did not believe the <br />neighborhood wanted more traffic. <br />Mr. Rafferty stated he would not agree to any type of a development there until the traffic <br />was addressed. <br />Chair Schaps noted the last thing they wa nted on the property was a building that was <br />empty and they needed to build what the market was demanding.