PLAN COMMISSION

May 25, 2006

                                                                                               

Members present:  Breault, Koch, Yoerg, Mailloux, Caruso and Bieraugel

 

Others present:  Gregory Smith, Bob Treise, Dennis Kroll, Jay Andrews, Dan Routson, Dan Bauer, Jim Zeller, Matt Frisbie, Jim Benshoof, Jason Raverty, David Trechter, Michelle Hadley, Jim Janke, Randy Hanson, Denny Darnold and others.

 

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

 

Moved by Mailloux, seconded by Yoerg to approve the meeting minutes of 4/27/06 and 5/11/06.  Motion carried.

 

Public hearing and consideration of an application for conditional use permit to construct a garage over 20 feet in height, Gregory Smith, 715 8th Street.  The hearing was called to order by Breault.  There were no comments received.  Moved by Caruso, seconded by Yoerg to close the public hearing. 

 

Breault commented that he had driven by the location of the garage and noted that this garage is about three to three and one-half feet higher than the other garages along the alley way between 7th and 8th Streets.  Yoerg noted that he is struggling with this issue as the property owner may have mistakenly built the garage, not knowing of the 20 foot height limitation, however, it is the owner’s responsibility to check on the regulations.  Darnold noted that the plans that were initially submitted to the building inspectors the garage should have been able to construct the garage under the 20 foot height restriction with the roof pitch and side walls that were initially proposed.  The garage was built on top of an 8 inch block and 10 foot sidewalls versus eight foot.  Darnold noted that the height issue was discovered during inspections, however, the framing construction was substantially done.  Darnold advised the inspectors that a conditional use permit would be necessary.  Yoerg reiterated his concern that a project is being approved after the fact.  Darnold stated this is only the second time that he can recall that an approval has be reviewed after the fact and in twenty years that is a pretty good record.  Darnold noted the height is the only issue.

 

Mailloux asked if the block is above the floor level.  Smith stated yes.  Smith stated he was not made aware of the height issue until after the inspection was made.

 

Breault asked if there were any comments received from the neighborhood.  Darnold stated one gentleman stopped by the office to voice that he had no objection and that he also received a call from a woman that expressed concern that the project was substantially finished by the time she received the notice that the garage required a conditional use permit because of the height.

 

 

 

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Bieraugel noted that he reviewed the site and that there is no significant impact on the neighborhood.

 

Breault suggested that a letter be sent to the construction contractor noting that they should check with the building department if plans are proposed to be modified.

 

Moved by Bieraugel, seconded by Caruso to recommend approval of the conditional use permit for a garage to be in excess of 20 feet in height with a maximum height of 22 feet for Gregory Smith, 715 Eighth Street because there was no objections expressed at the public hearing and that the garage matches the architecture of the residence.  Motion carried. 5-1, Yoerg voting no.

 

Petition for annexation of 12.3 acres, south of I-94, east of STH 35 and north of Stageline Rd. – DaMe Properties.  Darnold noted this parcel was reviewed by the city for annexation in 2004 with the plan commission approving the annexation, but the annexation being denied by the Common Council.   Darnold noted that he desired to get the issues identified for continued discussion and review by the plan commission and city staff.  There are three issues that need to be reviewed; potential demand on the wastewater treatment plant, traffic and stormwater management. 

 

Breault noted this is land that the city had bid on a few years ago, but was purchased from WisDOT by DaMe Properties.  Breault noted that he felt that the 20 acre property that DaMe currently owns to the west will be more difficult to develop if the annexation does not occur.

 

Matt Frisbie, Frisbie Architects, commented that the proposed DaMe commercial project includes the 20 acres within the city of Hudson and the proposed 12.3 acre area requested for annexation.   Frisbie noted that DaMe Properties have paid $1.5 million in utility and Stageline Rd. improvements to date.  Frisbie reviewed a conceptual plan for the proposed commercial development.  Seven lots are proposed with access to each lot via a public street that connects to Stageline Rd. at the southeast corner or an extension of old Highway 35.  Two freestanding signs, Frisbie commented, are proposed one on the I-94 frontage and one at the Stageline Rd. entrance. 

 

Frisbie introduced Jim Benshoof to provide comments regarding the preliminary findings of the traffic analysis.  Benshoof reiterated that this is not a final report, but upon completion will be sent to staff for review as soon as possible.  Benshoof reviewed the estimated traffic demands at peak hour periods, but emphasized that the total amount of traffic is about one-half of what was projected a couple of years ago.  Breault asked if traffic lights may be necessary at the intersection   Benshoof noted that the projected traffic should be able to be accommodated with stop signs and the provision of turn lanes.  Darnold asked if roundabout may be applicable.  Benshoof responded that the traffic

 

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demands would not be sufficient to warrant a roundabout.  Bieraugel asked what constituted the peak hour period for the traffic analysis.

 

Benshoof commented that the peak hour was selected based on the types of uses that are proposed.  Darnold noted that due to the mixed uses proposed for the property that some of the uses may create higher traffic periods other than the peak hour period, particularly the proposed cinema, and if those periods may be reviewed.  Benshoof stated that can be done.

 

Benshoof reviewed the configuration of the intersection and the estimated distribution of traffic noting that most of the traffic will be going easterly to I-94 Exit 4.  Darnold asked why it is projected that the most of the traffic will go to Exit 4.  Benshoof stated that is most likely to happen due to the proximity of Exit 4 to the development.

 

Caruso felt that the intersection should be reviewed for the need to immediately install traffic lights.  He also expressed that he felt the property should be brought into the city, that the property taxes will be a positive consideration and that the 12.3 acres should be on city water service.  Breault noted that if the city annexes the property the city will have more control of the development.

 

Mailloux asked about the amount of building locations shown on the concept plan that has been presented are actual locations.   Frisbie stated that the plan is subject to change, but that the building area and locations shown are meant to be accurate portrayals of what is being proposed.

 

Koch noted that the Common Council denied the past annexation based on the impact on the neighborhood and that she felt the developer should discuss the proposed development with the neighborhood properties.  Koch also commented that the project should be evaluated on the impact on the entire community.

 

Mailloux commented that the city should control the entire 32.3 acres owned by DaMe Properties and that he is in favor of the commercial development of property.

 

Bieraugel stated he is commercial development is appropriate and the issues that he would like to see evaluated are the demand for wastewater treatment, traffic, stormwater management and compatibility of uses.  He suggested that the development should be a planned commercial development which would provide the developer an opportunity to design the development in a creative form.

 

No action was taken.

 

 

 

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Final development plans, St. Croix Basin Offices, 3,350 sq. ft. office / retail center, 118 Buckeye Street – Bob Treise.  Yoerg expressed concern about the relationship of the access to this building with the existing building to the north, particularly proposed parking.  Darnold suggested that a plan with the existing parking be presented to staff for review.  Dennis Kroll, project architect reviewed the site plan has been revised to address the inclusion of a fire hydrant on the north side of the building.  Darnold stated the staff has only one concern regarding the plans being the two parallel parking stalls on at the north end of the parking lot and north of the proposed fire hydrant. 

 

Kroll reviewed the proposed landscape plan for the east and south side of the property.  Kroll noted the conifers and burning bush and crab apple trees will also be used for color and contrast. 

 

Kroll noted the building will be a two story building of approximately 1,500 sq. ft. per floor.  Façade materials used will include stucco walls with stone and wood trim.   Bieraugel asked if the use of pervious pavers is being considered.  Kroll noted that the parking lot will utilize bituminous pavement. 

 

Moved by Caruso, seconded by Koch to recommend approval of the final development plans for the St. Croix Basin Offices, 118 Buckeye Street as proposed by Bob Treise with the condition that the off-street parking be reviewed for compatibility with the existing building (116 Buckeye Street) and the developer provide a letter of credit for $6,125 to assure the restoration of street, curb and gutter and boulevard restoration and associated city inspections.  Motion carried.

 

Concept development plans, Tire Proz and Auto Proz, redevelopment of the former Perkins, 805 Dominion Drive, tire service center and auto sales – Jay Andrews and Dan Routson. Darnold noted that this is the concept development plan review, but that the project will be subject to approval of a conditional use permit for the auto sales.  The public hearing is scheduled for June 8th.  The proposal is to redevelop the existing building and construct a 7,000 sq. ft. addition on the south side of the existing building.  Darnold commented that there are three driveways on the east side of the parcel and the middle access is proposed to be removed.  However, this may create a concern for storm water management as the site drains to the east toward Dominion Drive.  The developer also proposes to remove 22 feet on the south side of the lot and replace with grass / landscaping.  The south access will remain as it exist and which provides access to the property to the west.

 

Mailloux asked with stalls will be used for the auto dealersip.  Darnold noted that he assumed that the stalls on the north and east side of the lot will most likely be used as they are easiest to view from the street.

 

 

 

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Yoerg asked what the scope of business for the tire service center will be.  Andrews responded noting the tire business will be limited to tire and rim sales and installation.

 

Caruso asked if the auto dealership that is proposed is similar to that on Minnesota Highway 36 west of Stillwater which features high end used cars.  Dan Routson stated that he owns that business.  Caruso noted that the site is well maintained.  Routson noted that cars that will placed on this lot will generally be of value from $10,000 to $30,000 or upper end used cars.

 

Moved by Bieraugel, seconded by Yoerg to approve the concept development plans for the Tire Proz / Auto Proz with the condition that the auto dealership must be approved for the conditional use permit.  Motion carried.  Darnold asked if the developer could provide a site plan which denotes where the vehicles for auto dealership will be parked as well as employee and customer parking is proposed.

 

UW-River Falls Survey Research Center, comprehensive plan surveys of residents and businesses – David Trechter, Jim Janke and Michelle (Shelly) Hadley.  David Trechter introduced Jim Janke and Shelly Hadley.  Trechter noted that the surveys have provided a wealth of information for the city to use in upcoming discussions and consideration not only for the comprehensive plan but other issues that may come before the Common Council.  Trechter reported that the surveys have a 95% accuracy.  The surveys indicated that quality of life is good to very good according to over 80% of the reponses, but that there are issues that the residents and businesses have particularly the rate of development, personal safety and traffic congestion.  He noted that an interesting finding from the survey is that Hudson residents have expressed a need for more specialized housing such as affordable housing, housing for the elderly and housing for persons with special needs.  Trechter also reported that although the residents and business expressed concerns of traffic congestion in specific locations of the community, particularly Crest View Drive and Carmichael Road areas and in downtown Hudson the responses indicated a general comfort level of the overall street system.  Other issues included crime and safety which is result to the residents being uncomfortable with the rate of development and change in the community and lack of adequate parking in the downtown.

 

Growth strategies, Trechter reported, which the community reported needed review by the city included traffic, sidewalks and pathway development and regional cooperation.

 

Shelly Hadley reported that the businesses have a different perspective on the rate of growth noting that most businesses do not feel that the rate of growth is too great, but would like to see the growth controlled with appropriate strategies set in place and to view strategies on a regional basis through intergovernmental cooperation.  Hadley noted

 

 

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that downtown businesses differ slightly in that they would like to see the rate of growth reduced with stronger regulations and encourage hotel and tourism promotions.  A high percentage of businesses express that the city should support the existing businesses over promotion of new business. 

 

Hadley noted that many of the businesses were not aware of the city revolving loan fund program, particularly the Hill and downtown businesses.  Businesses also expressed concern about the availability of affordable housing in the community, business incentives and property tax rates.  Eighty-two percent (82%) of the total businesses expressed support of the development of the downtown and 65% in the Hill commercial area.

 

Yoerg asked about the low response of residents in rental properties.  Trechter noted that the city and SRC tried to get as many responses to renters as possible, but due to the logistics it is more difficult and that in part reduces the percentage of responders.  Also a factor that may influence the lower response of renters is that population are more likely to be in a shorter term residence situation and not be as interested in city issues.  The surveys indicated that a higher percentage of responses were received from residents that have lived in Hudson for a greater length of time.

 

Breault commented that several comments were received regarding the high taxes in Hudson.  Breault noted only seven (7) cities in Wisconsin have a lower mil levy and that the tax issue must be viewed in total taxes and not just the tax rate of the city of Hudson.

 

It was asked how the city may use the report.  Breault and Darnold commented that the city should review the report and assign issues to be addressed through the city committees including the plan commission.

 

Moved by Mailloux, seconded by Yoerg to accept the reports for the comprehensive plan survey results for the resident and business surveys as prepared by the UW-River Falls Survey Research Center.  Motion carried.

 

The plan commission thanked the SRC representatives for their assistance.

 

Other business for discussion purposes only or placement on future agendas.  Bob Bieraugel asked is the plan commission would like to hear a presentation on pervious pavement.  The plan commission agreed to hear the presentation at the June 8th plan commission meeting or the soonest convenient date for the presenter.

 

Moved by Caruso, seconded by Yoerg to adjourn.  Motion carried.  8:30 p.m.

Respectfully submitted, Dennis Darnold, Secretary