PLAN COMMISSION 

May 7, 2009                                                                                                                                       

Members present:  Knudson, Burchill, Yoerg, Olson and Selissen

Others present:  John Patterson, Kevin and Pam Heichel, Gordon Conard, Paul Gerrard, Peter Gerrard, Jeff Moorhouse, Jim Pankrantz, Phil Dommer, Nick Hackworthy, Heritage Greens’ residents and Denny Darnold  

The meeting was called to order by Chairman Knudson at 7:00 p.m.

Motion by Yoerg, seconded by Olson to approve the April 23, 2009 meeting minutes.  Motion carried.

Final development plans, 20,600 sq. ft. Goodwill store, 1621 Coulee Road – Grootwassink Real Estate, LLC and Fendler-Patterson Construction.   Darnold reviewed the general location, site plans and city engineer’s comments.  He noted that the engineer asked that the city require curb and gutter on 17th Street to provide adequate storm water drainage.  Without the curb and gutter, the drainage may overflow to the lawn areas of the boulevard.  Darnold noted that he has asked for a meeting with the developer and city engineer next week to address the city engineer’s comments.  Burchill asked if the city engineer’s comments may be available for review sooner.  Darnold stated the comments were delayed because the city engineer has spent much of his time on the Carmichael Road mill and overlay project which begins next week.  Darnold commented that the city engineer had expressed to him that the other issues can be addressed.  Darnold recommended approval of the final development plans for the proposed Goodwill site and store improvements contingent on the following: 

- A meeting to be scheduled next week to permit the city engineer to review his comments with the developer.

- Provide ‘right of entry’ documentation to inform the city that the property owner to the west is knowledgeable that the project will extend into the access easement area.

-  Provide an estimate of project cost to restore street, curb and gutter and boulevard areas where disturbed and to cover the cost of city engineer’s inspection staff (Bonestroo) time for required inspections at 1.25 X the estimated costs and the provision of a letter of credit to assure the repairs and inspection costs to be provided at the time of application for a building permit.

The plan commission agreed not to require the provision of curb and gutter on 17th Street south of the entrance on 17th Street.  Patterson expressed concern that some of the city engineer’s comments would require improvements that may later be removed if the city required a traffic signal at the intersection of 17th Street and Coulee Road and a right-turn lane for south bound traffic on 17th Street at Coulee Road.

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Motion by Burchill, seconded by Yoerg to approve the final development plans for the 20,600 sq. ft. Goodwill store at 1621 Coulee Road with the following conditions:

-          Provide ‘right of entry’ documentation to inform the city that the property owner to the west is knowledgeable that the project will extend into the access easement area.

-          Provide an estimate of project cost to restore street, curb and gutter and boulevard areas where disturbed and to cover the cost of the city engineer’s inspection staff (Bonestroo) time for required inspections at 1.25X the estimated costs and a letter of credit to assure the restorations and inspection costs to be provided at the time of the application for a building permit.  The estimate of costs will be reviewed by the city engineer.

-          Plans to be amended per the city engineer’s comments of 5-7-09.

Motion carried.

Preliminary plat, Heritage Cottages subdivision, 11 one- or two-family (flex) residential lots in the Heritage Greens planned residential development, generally located west of the extension of Heritage Boulevard (currently under construction) and south of Patron and Inspiration Boulevards (proposed)  - Gerrard Corporation.  Darnold reviewed the eleven lot residential subdivision proposed for one- and two-family residential units (flex lots) and noted that this area and seven lots to the west were approved in 2002 as flex lots which allow either one- or two-family residences. 

Paul Gerrard reviewed Gerrard Corporation’s history of development in the city of Hudson and introduced the project consultants Jeff Moorhouse and Jim Pankrantz.  Pankrantz presented the proposed development plan and five different building types (all two-family structures) that would be placed within the subdivision.  Each dwelling unit would have a one car garage, the front porches would be screened and the general architecture would be complementary of the architecture in the Heritage Cottages project currently under construction on the east side of Heritage Boulevard.

Yoerg asked about the access for proposed lot 14 with one driveway accessing to Inspiration Boulevard and one to Heritage Boulevard and if the southerly unit’s driveway may be relocated to access onto Ivy Green to the south because that private street would be less trafficked.  Jeff Moorhouse noted that the provision of a small storm water structure on the south side of the south unit on lot 14 is located there as part of the required storm water system.  Moorhouse noted that he will re-review that issue.

Paul Gerrard noted that if this area would be developed with general one- and two-family units the total number of bedrooms may be 66.  This proposal in comparison to the plan approved in 2002 is one lot less and the units will likely be smaller resulting in less density and traffic.  The building, lawns,

 

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May 7, 2009                                                                                                                       

landscaping and storm water system will be managed by Gerrard Corporation.  He invited the plan commission to review how the existing facilities in Hudson and owned by Gerrard are maintained.

Paul Gerrard noted that their company would be willing to provide screening through berms or plant materials on the west side of the proposed lots.

Knudson noted that the standards for development were approved in 2002 by the city of Hudson.  Knudson asked about the graphics on the site plan.  Pankrantz responded that that is depicting landscaping along the west property line.

Kevin Heichel, 8 Heritage Boulevard commented that he owns the residence immediately to the west of the proposed lot 4.  Heichel stated he bought his lot in 2005 with the understanding that the lot was for exclusive one-family residential development and that he was not aware that two-family residences could be constructed immediately to his east.  He expressed concern that his property values will be less if the two-family development is allowed to proceed.  One other concern expressed was that his residence is at a higher elevation than the proposed two-family units; therefore, the highway will be more visible and noise not attenuated as well.  In review of documents provided to him at the time of the sale of his lot and the lots in the two block area were not denoted to be developed either by one- or two-family residences.   Heichel explained that their lot is larger than most in the neighborhood and is assessed more by the city.

Olson asked if the Heichels are trying to sell their home.  Heichel responded yes.  Heichel asked if the lots abutting the park south of his lot and his lot may be changed to exclusively one-family residential.

Knudson noted that this development was intended to be a mixed use development including mixed residential uses popular in much of the new urbanism developments and that this area was approved by the city in 2002 to be developed as one- or two-family residences.

Burchill asked about the existing platted lots 103 and 104 if the owner may be willing to change the designation to one-family.  Phil Dommer representing BrightKEYS and TV&H Properties noted that the sales display denoted the area to be ‘flex’ lots which may be developed as one- or two-family residences. Dommer commented that he was not opposed to changing the designation to one-family for those two lots, but that it would not allow the lots to have a second unit, such as a ‘grandmother flat’.

Heichels responded that the display shown was not part of the sales center when they visited.

Knudson asked about lots 7 and 8 as they were deep lots and on the north end of the lots a storm water pond is proposed.  Moorhouse explained that an easement will be necessary to locate the pond in that area and that it may be enhanced to become an aesthetic feature such as a fountain and could possibly be an area used by the entire Heritage Cottages development.  Moorhouse also explained this storm water pond area will be part of a required storm water system and will serve as a bio-infiltration system.

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Olson asked about the changing of the lots abutting the park to exclusive one-family lots.  Darnold responded that the city approved the lots in 2002 as one- and two-family and would not initiate a change on its own, but that the property owner could request a change.

Darnold noted that the city does not approve the architecture for one- and two-family residential structures, but that the Heritage Greens architectural review board would need to review the proposed structures for compliance with the architectural and development standards established for the development.  Knudson noted that the architecture of the entire Heritage Greens development and the Heritage Cottages project has been acceptable.  Yoerg commented that the Gerrard Corporation projects have been well done and that they have a good record with the city.

Motion by Selissen, seconded by Yoerg to approve the preliminary plat for the eleven lot Heritage Cottages subdivision with the plans and specifications for the street and utility plans to be amended per the city engineer’s review letter of 5-7-09.  Motion carried.  Darnold reminded the plan commission that the plan commission approves the preliminary plat and that it is not forwarded to the Common Council for their consideration.

Other issues for discussion purposes only or placement on future agendas.  Darnold reminded the plan commission that the next meeting is scheduled for Thursday, May 21, 7:00 p.m. and will be dedicated to the comprehensive plan.

Motion by Yoerg, seconded by Burchill to adjourn.  Motion carried.  7:55 p.m.

Respectfully submitted,              

Dennis Darnold, Secretary