PLAN COMMISSION

June 3, 2004

                                                                                               

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

 

Others present:  Jim Meffert, Dan Bauer, Louie Filkins, Jim Zeller, Dean Hanson, Bill Wanner, Elliot Anderson, Dennis Darnold and others.

 

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

 

Moved by Koch, seconded by Mailloux to approve the meeting minutes of 5/13/04.  Motion carried.

 

Petition for annexation, 12.3 acres, north of Stageline Rd. and old Highway 35 interchange (former STH 35 right-of-way) – DaMe Properties, Inc.  Jim Meffert introduced Louie Filkins who reviewed the location of the property.  Filkins reviewed a conceptual plan to create 16 commercial lots on the 33 acre property owned by DaMe Properties, including the 12.3 acres petitioned for annexation.  Breault asked about the intended use of the property.  Filkins noted that they are proposing commercial uses that would be permitted within the B-2, General Business District, the existing zoning on the 20.7 acre parcel owned by DaMe Properties and adjacent (westerly) to the parcel petitioned for annexation.

 

Bieraugel stated that he would be more comfortable recommending approval of the annexation if the developers could better describe what their intentions were for commercial development.  Bieraugel asked if the plan commission could request that information.  Darnold explained that the consideration of annexations is subjective and the plan commission can request whatever information they believe will assist them in making a recommendation to the Common Council.

 

Meffert mentioned that the specific proposed uses are not decided.  Meffert commented that DaMe Properties had received inquiries regarding office, medical facilities and for some housing. 

 

Mailloux asked if there were a height restriction for buildings.  Darnold commented that the maximum height of buildings is 60 feet.

 

Bieraugel reaffirmed that he would like to see more detailed plans before making a decision.  Meffert responded that the city must approve the plans before development may continue.

 

Caruso commented that if the eventual proposed use would be residential the water demand will be higher than that for commercial development.  Another asset of commercial development is that a greater tax base is likely to be created.  Caruso expressed concern about this property remaining in the town of Hudson and being developed on private wells and septic systems.

 

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Darnold commented that a positive issue regarding the change of land use on the 80 acres of residential development to the west side of STH 35 is the significant reduction of projected average daily trips compared to what the traffic projection was for commercial development, approximately 9,000 vehicle trips per day. 

 

Yoerg commented that he also would like to see DaMe Properties provide a better picture of what they foresee as the proposed commercial development on the site.

 

Jim Zeller presented an aerial photograph of the area showing land uses south of I-94.  Zeller shared his insight on proposed commercial developments in the area including Exit 4 and Hanley Rd. / Carmichael Rd. intersection. Zeller promoted the development of the DaMe property as a “themed” commercial development.  He stated that one example may be a “Bass Pro” facility.

 

Yoerg commented that you do not have to drag residents and businesses into Hudson.  Zeller respectfully disagreed noting that to achieve quality commercial development that there is a lot of hard work to contact and recruit businesses and to entice them to Hudson.

 

Bieraugel commented he is not opposed to commercial development on the site and opined that if the developer shows that the proposed development will be a first class development it will gain the support of the city.

 

Caruso stated that he desired to recommend annexation of the 12.3 acres as requested by DaMe Properties, Inc. and to recommend designating the annexation area as B-2, General Business District.  Darnold reminded the commission that they may recommend the zoning, but that it cannot be zoned to that district until the property is annexed and that the required procedures for rezonings are completed.  Zeller commented that the city has control of each step in the process.  Mailloux commented that the city considers annexations for large areas for residential development, but will balk at this proposal.

 

Moved by Caruso, seconded by Gilbert to recommend approval of the 12.3 acre parcel owned by DaMe Properties, Inc. and to recommend rezoning of the property to B-2, General Business District.  Motion carried, 5-2, Koch and Bieraugel voting no.  Koch expressed concern regarding this proposed annexation without the updating of the comprehensive plan and also the potential impact of the overall 33 acre development.

 

Certified survey map, two commercial lots, 3.859 acres and .918 acres, northeast quadrant of Carmichael Rd. and Vine St. / CTH UU intersection – Prairie View Center Limited Partnership.  Darnold noted that this certified survey map (minor subdivision) is located at the intersection of Carmichael Rd. and Vine St./CTH UU and

 

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that the subdivision dedicates additional right of way for Carmichael Rd. and dedicates the right-of-way for Vine St. that previously has been provided through easement only. 

 

Moved by Caruso, seconded by Mailloux to approve the two lot certified survey map as proposed by Prairie View Center Limited Partnership and to recommend approval to the Common Council with the condition that the execution of the certified survey map upon execution of the development agreement.  Motion carried.

 

Final development plans for 19,780 sq. ft. retail center, northeast quadrant of Carmichael Rd. and Vine St./CTH UU intersection – Prairie View Center Limited Partnership.  Darnold explained that this proposed commercial development is the same site as the previous discussion regarding the CSM.  The 19,780 sq. ft. retail center is proposed on lot 1 along with the subsequent development of another retail center of approximately 14,000 sq. ft.  Lot 2 at the southeast quadrant will be developed for commercial development, but the use at this time is not identified.  Darnold reviewed the city engineer’s comments noting that the plan commission should determine if the walkway on the west side of the development should be a 5 ft. wide concrete sidewalk or an 8 ft. wide bituminous pathway and how the walkway should connect to Vine St. and Carmichael Rd.  The commission agreed that an 8 ft. bituminous pathway is consistent with the trail system in the area and that it should be continued southerly to Vine St. and connect at Carmichael Rd. at the crosswalk.  Moved by Caruso, seconded by Mailloux to recommend approval of the final development plans for the 19,780 sq. ft. retail center as proposed by Prairie View Center Limited Partnership at the northeast quadrant of the intersection of Carmichael Rd. and Vine St./CTH UU intersection with the condition that the final development plans are revised per the city engineer’s recommendations and that the walkway system on the west side of the site be an 8 ft. wide bituminous pathway with connections to Vine St. by extending the pathway to the south and extending the pathway westerly to Carmichael Rd. to align with the crosswalk on Carmichael Rd.  Motion carried.

 

Final plat, Stone Creek Development, 32 residential lots (16 two-family structures), northwest quadrant of Mayer Rd. and O’Keefe Rd. – Dean / Dion Hanson.  Darnold noted that the changes discussed at the preliminary plat review have been made to clarify storm drainage, access and utility easements and to establish a blanket storm drainage easement over all the lots to accommodate the landscape and creek features of the development. Bieraugel asked if the plan commission should delay approval until the final development plans are approved.  Darnold opined that was not necessary as the development plans are being finalized to better detail the storm drainage on the site, but that the other issues are generally agreed upon.

 

 

 

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Moved by Bieraugel, seconded by Gilbert to approve the final plat of Stone Creek Development as proposed by Dean and Dion Hanson and located at the northwest

quadrant of Mayer Rd. and O’Keefe Rd. and recommend approval to the Common Council with the condition that the plat be executed upon execution of a development agreement.  Motion carried.

 

Review of a request to have dock facilities on front of an industrial building, Lot 27, St. Croix Business Park – Dean Hanson.  Bieraugel inquired about the zoning requirements for docks and loading facilities on the front of buildings.  Darnold noted that the regulations encourage dock facilities to be placed on the side and rear of buildings when possible.  Bieraugel asked if this is a variance request.  Darnold stated no, that a variance would not be necessary.  Breault commented that the revised plans included landscaping and berming on the front of the site to mitigate the general visibility of the loading areas.  Hanson reviewed the site plan regarding loading facilities, grades and truck maneuvering areas.  Moved by Caruso, seconded by Gilbert to approve the placement of dock / loading facilities for the proposed industrial facility on lot 27, St. Croix Business Park.  Motion carried.

 

Request for rezoning, 86 Coulee Rd. from R-1, One-Family Residential District to OFC, Office District – Richard Voth.  Darnold explained that the plan commission had previously reviewed this issue in 2003 and had recommended approval of the rezoning request, but at the time of public hearing the WisDNR objected.  Darnold noted that during the past year he has continued work on the NR 118 National Scenic Riverway regulations and due to proposed changes in the regulations the WisDNR has agreed to reconsider their objection of the rezoning.  Darnold commented that the information sent to the plan commission members is the information sent to the WisDNR. 

 

Yoerg commented that nearby properties may also request rezoning to commercial or office classifications.  Darnold commented that any applications in the future should be considered on their own individual merits.

 

Bieraugel asked what is proposed for the maximum height of the building.  Darnold commented 35 feet.  Bieraugel noted that would not make the building visible from the river due to the bluff on the west side of the building.

 

Elliot Anderson commented that the property owner, Richard Voth, has been patient regarding this matter and thanked the city for their efforts in working with the WisDNR to move the matter forward.

 

 

 

 

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Moved by Bieraugel, seconded by Yoerg to recommend approval of the request for rezoning of the property at 86 Coulee Rd. from R-1, One-Family Residential District to OFC, Office District as the proposed facility will not be visible or will be visually inconspicuous during the summer months.  Motion carried.

 

Request by GM Service Parts Operations / Duke Construction to remove the berm on the east side of the GM facility in the St. Croix Business Park.  Darnold commented that this request has been made to not construct the berm as proposed previously by the developer.  Currently, Darnold stated, there is a stockpile of dirt approximately 20 feet high and has been made available for purchase.  Darnold noted the approved berm is proposed to be 13 feet high.  Moved by Yoerg, seconded by Bieraugel that the berm will be required to be constructed as approved by the city.  Motion carried.

 

Tree preservation ordinance – City of Hudson.  Darnold reported that he has received a copy of the city of River Falls proposed ordinance and was advised by River Falls staff that it was recommended for approval in mid-2002 and is still not adopted.  Darnold stated that he plans to have a revised draft of a tree ordinance ready for review as soon as possible.

 

Other business for discussion purposes only or placement on future agendas.  No discussion.

 

Moved by Mailloux, seconded by Gilbert to adjourn.  Motion carried.  8:35 p.m.

 

Respectfully submitted,

Dennis D. Darnold, Secretary