PLAN COMMISSION

May 13, 2004

 

                                                                                               

Members present:  Breault, Koch, Mailloux and Gilbert

 

Others present:  Jim Meffert, Dan Bauer, Louie Filkins, Chuck Rothstein, Rodney Bahr, Matt Frisbie, Joe Krengle, Norm Cole, Dean Hanson, Gordon Conrad, Aethan Hart, Jim Seal, Dennis Darnold and others.

 

The meeting was called to order by Chairman Breault at 7:09 p.m.

 

Moved by Breault, seconded by Gilbert to approve the meeting minutes of April 22, 2004.  Motion carried.

 

Petition for annexation of 12.3 acres (former STH 35 right of way) north of Stageline Rd. and east of STH 35 – DaMe Properties.  Jim Meffert introduced Louie Filkins to discuss the proposed commercial development for the 12.3 acres requested for annexation and the adjacent 20.7 acre parcel (to the west) owned by DaMe Properties.  Filkins reviewed maps of the area including existing topography and conceptual subdivision plan.  Filkins noted that the proposed subdivision was very preliminary in nature, but reflected the potential of the site.  Sixteen commercial lots, ranging from 34,000 to 150,000 sq. ft. in area were shown and three outlots for stormwater ponding also were denoted.  Filkins explained that much of the area that is proposed for annexation will be used for the development of streets and stormwater ponding.

 

Breault asked if they are considering office development.  Meffert answered that they will consider all the uses allowed within the B-2, General Business District zoning classification.  Don Mailloux asked if they were going to consider industrial uses.  Darnold commented industrial uses would not be permitted without a change in the zoning classification.  Gilbert suggested that the intersection at old Hwy 35 and Stageline Rd. be regulated with traffic lights.

 

Mailloux asked if the city had considered satellite sites for emergency services or public works.  Darnold stated that the south side of the interstate is the primary area the city will be looking at sites with some current review of a site near the intersection of Hanley Rd. and O’Neil Rd. (southwest quadrant).

 

Koch stated she has been and remains opposed to annexation to be approved by the city until the comprehensive plan is updated.

 

No action was taken.

 

 

 

 

Page 2, Plan Commission

May 13, 2004

 

 

Final development plans, Red Cedar Canyon Condominiums, 80 unit (two – 40 unit buildings) multiple family residential development, north of Hanley Rd. and east of O’Neil Rd. – Klingelhutz Companies.  Darnold stated that the landscape plan has been modified to increase the size of the red cedars and to specify the type of maples proposed (now specified as Red Maple).  Joe Krengle introduced Norm Cole, project architect, to review the site and building plans.  Cole stated the building materials used on the façade will be brick veneer and hardy plank.  Landscaping will be developed on the perimeter of the site and courtyard areas and used to enhance the stormwater pond near the entrance to the development.  One hundred underground parking spaces will be developed, and the plans will provide for 128 ground level parking stalls and designate an additional 12 that can be developed if necessary.  The walking paths will go from each building to the walking paths on West Canyon Drive. 

 

Mailloux asked if the berms will be retained.  Cole stated yes.  Darnold commented that was a requirement of the Red Cedar Canyon development.  Koch asked what the per unit price will be.  Krengle noted that the price for the units will range from $165,000 to $275,000 with an average of approximately $200,000.

 

Moved by Breault, seconded by Mailloux to recommend approval of the final development plans for the Red Cedar Condominiums 80 unit (2 – 40 unit  buildings) multiple family residential development as proposed by Klingelhutz Companies with the following conditions:

-         the plans are revised to address the recommendations and comments of the city engineer

-         that a letter of credit be provided for $9,500 to assure the replacement and restoration of the street, curb and gutter.

Motion carried.

 

Final development plans for 41 unit elderly assisted living residence, west of Heggen St. at the Heggen St. / Hosford St. intersection – Comforts of Home Assisted Living.

Darnold noted that some concern had been expressed at the Common Council meeting on May 3^rd about completing details on storm sewer and the water utility before approving the conditional use permit.  Darnold stated the developers had discussed the required plan amendments with city staff and just a few amendments still need to be made to the plans.  Chuck Rothstein, President of Comforts of Home Assisted Living, introduced Matt Frisbie, project architect, to review the plans.  Frisbie noted that the façade is comprised of stone and hardy plank siding.  He also explained that many windows are provided to provide natural light into the building.  Breault asked about the proposed landscaping at the building.  Rodney Bahr noted that the plant materials proposed are flowers and low ground cover plants and should not be a problem for autos to see over the top of when exiting the development. 

 

Page 3, Plan Commission

May 13, 2004

 

 

 

Moved by Breault, seconded by Mailloux to approve the final development plans for the 41 unit elderly assisted living residence as proposed by Comforts of Home Assisted Living, west side of Heggen St. near the Hosford St. intersection with the following conditions:

-         the plans are revised per the city engineer’s and fire inspector’s comments

-         that a letter of credit be provided for $9,500 to assure the replacement and restoration of the street and curb and gutter.

Motion carried.

 

 

Preliminary plat, Stone Creek residential development, 32 lots for 16 two-family structures, northwest quadrant of O’Keefe Rd. and Mayer Rd. – Dean / Dion Hanson.  Dean Hanson presented the proposed residential subdivision creating 32 lots for 16 two-family residential structures.  Hanson explained that one lot line will be on the common wall of the structures or a zero lot line concept.  Darnold discussed the general concept of storm drainage and reviewed preliminary plat drainage easements necessary to address that issue.

 

Mailloux expressed concern about the accessibility to the site for fire apparatus.  Darnold stated he would check with the fire department again regarding that issue.

 

Moved by Gilbert, seconded by Mailloux to approve the preliminary plat with the condition that the final plat submittal be revised to address the utility and drainage easements per the city engineer and community development director comments.  Motion carried.

 

Review of proposed industrial facility, Lot 27, St. Croix Business Park – Dean Hanson.  Darnold explained that Mr. Hanson had proposed the purchase of lot 27 in the St. Croix Business Park.  In discussion with the St. Croix Business Park (SCBP) Corporation Board, Hanson presented building plans which propose dock doors on the front of the building.  Darnold stated he advised the SCBP not to allow the development of a facility with the dock doors on the front of the building as it may distract from the overall aesthetics of the building.  Darnold commented that although the zoning ordinance does not prohibit dock doors on the front of the buildings it highly encourages the dock doors to be placed on the side or back of the buildings. 

 

Mailloux asked if the function of the building required the dock doors to be on the front or if it could be designed to allow dock doors on the side of the building.  Darnold opined that the building could be redesigned to accommodate dock doors on the side of the building.  Hanson commented that he had taken into account the adjacent properties and had driven the area to take into account existing conditions before making his proposal. 

Page 4, Plan Commission

May 13, 2004

 

Hanson passed out some pictures of existing buildings for the commission to review.  Breault commented that the docks are proposed to be recessed and screened with berms and landscaping to reduce the visibility of the proposed dock areas.

 

Moved by Gilbert, seconded by Breault to approve the docks to be placed on the front of the building.  Motion failed, 2-2.

Moved by Koch, seconded by Mailloux to postpone action on this issue until the next meeting.  Motion carried.

 

Certified survey map, two lots south of Tower Rd. and east of STH 35  (extraterritorial plat review) – Todd Bjerstedt.  Darnold explained that the two lot certified survey map proposes to create two lots in the town of Troy and within the extraterritorial subdivision review area.  Lot 1, the northerly lot, is proposed for development as a church and lot 2 is proposed for future subdivision into two “farmette” lots.  Darnold noted that the proposed preliminary plat for the Whitfield subdivision includes the two future lots.   Moved by Koch, seconded by Gilbert to approve and recommend approval to the Common Council of the two lot certified survey map as proposed by Todd Bjerstedt.  Motion carried.

 

Preliminary plat, Whitfield, 15 residential lots and two outlots, south of Tower Rd. and on both sides of STH 35 (extraterritorial plat review) – Todd Bjerstedt.  Darnold explained that this preliminary plat is in the same general location as the two lot certified survey map previously considered.  Thirteen one-family, two “farmette” lots and two outlots are proposed.  One-family lots are approximately one acre in area, and the farmettes are 3 to 5 acres.  Darnold commented that the lot widths make it economically possible for water and sanitary sewer to be extended to the subdivision if necessary.  Darnold noted that the area is currently designated as rural residential in the city’s comprehensive plan and not proposed as an area to be developed in the future on public systems.  Moved by Gilbert, seconded by Koch to approve the proposed Whitfield  preliminary plat as proposed by Todd Bjerstedt.  Motion carried. 

 

Tree preservation ordinance (draft) – Plan Commission.  The commission agreed to wait until all of the commission members could discuss the issues.  Jim Seal voiced concern that in some communities that tree ordinances are proposed to stop development.  Breault stated that is not the case, but that the committee wants to try to save trees when possible, but not be a deterrent to development.

 

Other business for discussion or placement on future agenda.  The committee agreed to meet on Thursday, June 3^rd for the next meeting.

  

Moved by Mailloux, seconded by Gilbert to adjourn.  Motion carried.

 

Respectfully submitted, Dennis Darnold, Secretary