PLAN COMMISSION

July 22, 2004

Members present: Breault, Koch, Mailloux and Bieraugel

Others present: Martin Frank, Bob Kubark, Larry Sibek, Ted Beyer, Jeanette Tobasi, Mike Kunz, Alan Kretman, Robert Johnson, Patt Colten, Louie Filkins, Lisa Redd, Carmen Croonquist, Thomas Ross, Sharon Buffington, Eric Rolland, Scott Mathy, Dick Erickson, Mark Zappa, Bill Rambow, Denny 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 June 24, 2004.

Motion carried.

Public hearing and consideration of an application for a conditional use permit by Grammer, Inc., 2700 Harvey Street, Lot 5, St. Croix Business Park, to store more than 660 gallons of flammable or combustible liquids – Grammer, Inc. Martin Frank, Grammer, Inc., Hudson facility plant manager reviewed their request for a conditional use permit. Frank explained that Grammer, Inc. assembles and manufactures seats for tractor companies. Due to the growth in the U.S. market, the company is proceeding with expanding manufacturing capacity within the U.S. The company has recently added five new jobs with a potential for seven additional jobs to be created.

Grammer, Inc. currently assembles seats at the Hudson facility and desires to manufacture the foam seats instead of importing seats from Europe.

Martin explained that Grammer, Inc. proposes to manufacture foam seats in the Hudson facility and in the process of making the foam seats, flammable and combustible liquids will be used in the process. A total of 1320 gallons of flammable or combustible liquids is proposed to be stored and used in the manufacturing process. Since the initial application was submitted, Martin explained that a non-flammable product has been found for use and will reduce the amount of flammable or combustible liquids needed. The liquids will come to the facility in 330 gallon or smaller totes. The liquids will be conveyed to the machinery via lines that are pressure sensitive, which in case of a break in the line the process will automatically shut down reducing the amount of liquids that may be spilled. Spills will be collected in a holding tank which is not connected to the city storm water or sanitary sewer systems.

Breault asked if the process proposed here is similar to that used in Europe. Frank noted that system has been used in Europe for 15 to 20 years and is very similar. Bieraugel asked about the venting of the system. Frank commented that the venting requirements are much stricter in the U.S. Mailloux questioned the disposal of the totes. Frank answered that the totes will be delivered and picked up by the company that they purchase the product from. The totes will be reused.

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Breault asked Ted Beyer to discuss the materials and process proposed. Breault explained that Mr. Beyer is retained by the city to assist the city with hazardous waste materials training and has been requested by the city to review the plans proposed by Grammer, Inc. Beyer stated that systems are very similar to those used by companies in the area such as NorLake (Town of Hudson) and Polaris (Osceola) and that the process employed and materials used are general industrial standards.

Mailloux commented that in his experience with industrial processes the materials proposed are generally not a problem, particularly in the volumes proposed by Grammer, Inc.

Moved by Mailloux, seconded by Bieraugel to close the hearing. Motion carried.

Koch asked about the emergency instances that may have occurred in the European facilities over the last 15 to 20 years. Frank explained that there have been no emergency situations at the European facilities. Frank noted that in the Hudson facility the machines and storage areas will have collection areas and that small spills are addressed per supplier instructions.

Darnold explained that the approval is for the plan that was submitted, as amended, for storage of over 660 gallons of flammable or combustible liquids. Frank stated they are requesting to be able to store up to 1,320 gallons. Darnold noted that one of the requirements of the zoning ordinance is that the business must file a copy of the plan identifying the types of materials and volumes to be stored, the hazardous material fact sheets and location of storage with the local emergency response teams and that the plan commission may want to set a review period of one or two years.

Moved by Mailloux, seconded by Bieraugel to recommend approval of a conditional use permit, as amended, per Section 255-37, to allow Grammer, Inc. to store up to 1,320 gallons of flammable and combustible liquids as identified in their application and amended per letter of July, 2004 with the application to be reviewed in 24 months (August 1, 2006). Motion carried.

Certified survey map (CSM), four residential lots, town of Hudson (extraterritorial subdivision review) – Bill Sherman and Lis Hoyer Nielson. Darnold explained that three lots currently exist. The minor subdivision will result in two new development lots net. The proposed subdivision is east of Gilbert Rd. and generally located south of I-94 and east of Old Highway 35. The subdivision is proposed in an area that is designated by the city of Hudson not to be served with public sanitary sewer and water utilities. Darnold recommended approval. Bieraugel asked why lot 4 has an irregular configuration. Darnold explained that it appears the lot is configured as such to meet minimum lot area requirements. Moved by Bieraugel, seconded by Mailloux to approve

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and recommend approval to the Common Council for the four lot CSM in the town of Hudson as proposed by Bill Sherman and Lis Hoyer Nielson. Motion carried.

Certified survey map (CSM), two residential lots and one outlot, town of Hudson and town of Troy (extraterritorial subdivision review) – Tom Feldmann. Darnold explained that one of the two proposed lots has an existing residence and that the subdivision will result in one net development parcel. The subdivision is proposed in an area that is designated by the city of Hudson not to be served with public sanitary sewer and water utilities. Darnold recommended approval. Moved by Bieraugel, seconded by Mailloux to approve and recommend approval to the city of Hudson Common Council for the two lot residential and one outlot subdivision CSM as proposed by Tom Feldmann within the town of Hudson and town of Troy. Motion carried.

Final development plans, 12,040 sq. ft. furniture sales and 1,980 retail area, 1600 Maxwell Drive – Stonewood Furniture / Jeanette Tobasi. Darnold noted that the concept plan review highlighted three issues; landscaping on the steep slopes, storm drainage and truck maneuvering at loading dock area. Darnold noted that the storm drainage and landscaping issues have been addressed. Mailloux asked what remained in regards to the truck maneuvering issue. Darnold noted that the developer had testimony from a truck driver that the area was sufficient. Alan Kretman, Pro Terra Design reviewed a site plan of the loading dock area with truck turning radii superimposed. The trucks can maneuver on-site Kretman noted.

Bieraugel asked about the number of off-street parking stalls that are proposed. Darnold stated that the number exceeds the requirement for a furniture store, but is at the minimum if the store is converted to a retail facility. Bieraugel asked if the developer may want to cooperate to reduce the number of off-street parking stalls, but not lower than required to achieve additional green space on the site. Kretman stated they would be willing to review that issue. Darnold stated that an agreement could be prepared to address the re-use of the property as retail and impose the additional off-street parking required. Bieraugel thanked the developer for the quality landscape plan submittal.

Moved by Bieraugel, seconded by Breault to recommend the final development plans for the furniture store and retail area as proposed by Jeanette Tobasi / Stonewood Furniture with plans to be revised per the city engineer’s recommendation and with the understanding that plans may be amended to reduce the number of off-street parking spaces, but not less than required for the combined furniture store and retail area, with revised parking lot plans to be reviewed for approval by the community development director and an agreement be executed which obligates the property owner to expand parking, if required by ordinance. Motion carried.

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Concept review, minor subdivision creating three lots (one existing residence and two new development parcels), west of Ninth St. and south of Vine St. – Patt Colten. Patt Colten noted that she owns the residence at 810 Vine St. and desires to create two additional one-family residential lots to the south of the existing residence. Louie Filkins reviewed the concept plans for the proposed subdivision and explained that the new lots are generally south of the existing residence, that access to the lots and to obtain utility connections is proposed via the 16 foot wide driveway access to Ninth St. Filkins noted that due to the city’s requirement that slopes greater than 20% grade cannot be disturbed to accommodate building sites, those areas will not be disturbed. The areas where the residences would be constructed are the locations of the existing garages. Although the proposed lots will be over 20,000 sq. ft. in area, Filkins explained, with the steep slopes the buildable area will be about 4,000 sq. ft. per lot. Breault asked if the garages are currently serving the five unit residence. Colten stated yes, but that it is her intention to remove the garages.

Darnold noted that the fire department has requested that a 20 foot wide access be provided to the lots and a turn around be provided to maneuver emergency vehicles. Filkins noted that the additional four (4) feet for the access lane will need to be requested from the adjacent lot owners and the turn around creates a design challenge, but can be accomplished.

Colten commented that it is her intention not to disrupt the steep slopes and that the houses constructed will be smaller structures, generally three bedroom and two bath units. She stated it is her intention to maintain the “historic” character of the neighborhood. Storm water should not be a significant issue, she opined, in that there exists a gravel surface for access to the garage area south of the existing residence.

Colten stated there will be no access to Vine St. Colten commented it is her intention to renovate the residence at 810 Vine St. and return it eventually to a one-family residence.

Darnold commented that he received a call from Pearl Frazier, 611 Ninth St., expressing her opposition to the proposal that residents of the five-unit residence drive on her private property on occasion.

Lesa Redd, 800 Vine St., stated that she was opposed to the proposed subdivision because the existing house at 810 is currently used as a five-unit multiple family structure and that traffic from those dwellings is heavy at times. Adding two additional units would exasperate the situation. She also expressed concern about the potential disturbance of the steep slopes.

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Carmen Croonquist and Thomas Ross, 615 Ninth St., commented that traffic on the driveway that serves two, one-family residences and the five-unit residence is too heavy; and additional traffic should not be allowed to use it. Proximity of the cemetery to the

lots proposed and disruption to the steep slopes is a concern and that the grading to accommodate the proposed residences will disturb a nature area within the city, Ross expressed.

Sharon Buffington, 708 Vine St., echoed concern about the impact on the neighborhood and that the existing structure is a five-unit dwelling. Buffington read a letter from the residents at 716 Vine St. and 719 Vine St. expressing concern about and opposition to the proposed subdivision.

There was no action on the proposed concept subdivision. Breault asked the plan commission members to visit the site prior to the next plan commission meeting.

Requests for rezoning, R-1, One-Family Residential District to OFC-Office District at 76 Coulee Road by Eric Rolland, 821 Coulee Road by Ken and Marilyn Brisson and 82 Coulee Rd. by Pat and Larry Hopkins. Darnold reported that the Hopkins were not able to attend the meeting tonight due to a family emergency and that the Brissons also were not in attendance. Mailloux asked how the proposed zoning may impact traffic on Coulee Rd. Darnold commented that two of the three requests are existing development with no or limited expansion potential. The third parcel owned by Eric Rolland is a vacant parcel, and it is very likely that additional traffic will be generated if developed as office, instead of one-family residential. Mailloux asked also about access to Coulee Rd. for the three developments. Darnold stated that the two existing developments have existing accesses and probably would remain the same. The Hopkins’ parcel shares an access with residences in Birkmose Park. The access to the Rolland parcel will probably be directly across from Colonial Drive. Darnold stated he will review the traffic generations and evaluate the access with the city engineer staff. No action was taken by the commission. The issue will be carried over and further discussed at the August 5^th meeting. Darnold noted that the public hearing on the issue is scheduled for August 16^th.

Landscaping plan of the berm and entrance area, Mimbach Quarry, south of Hanley Rd. and west of O’Neil Rd. – Milestone Materials / Mathy Construction.

Darnold explained that Mathy Construction is proposing to establish a 10 acre area at the entrance of their quarry with prairie vegetation and a rain garden. Mark Zappa, Environmental Landscape Management, Inc. noted that it is a large area and placement of trees on the berm area will have minimum effect. Breault asked if the prairie area will periodically have to be burned off and if that would be in violation of the city’s open burning ordinance. Darnold asked if the commission members had an opportunity to

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review the material regarding rain gardens and prairie landscapes. The commissioners stated they had reviewed the information.

Bieraugel and Koch expressed support of the proposal and requested that the issue of periodical burning of the prairie area be reviewed by the fire department.

Darnold commented that a significant part of the proposed prairie landscape plan is that a maintenance program must be implemented to get the prairie area properly established. Zappa agreed with the requirement of a maintenance program.

Moved by Bieraugel, seconded by Koch to recommend approval of the proposed plan for prairie landscape and rain garden as presented by Milestone Materials / Mathy Construction with the requirement that Milestone Materials commits to a maintenance program and that the issue of burning of the prairie area be reviewed by the fire department. Motion carried.

Request to vacate Rock St. right-of-way (ROW) south of the right-of-way line of Harvey St. and north of the right-of-way line of Enloe St. as dedicated in the plat of St. Croix Business Park First Addition – St. Croix Business Park Corp. Darnold explained that a 99 foot wide right-of-way for Rock St. exists between Enloe St. and Harvey St. The standard ROW for the local street classification is 66 feet. Darnold stated that Valley Cartage and Warehousing has submitted an offer to purchase Lot 22, north of their existing lot to expand their warehouse facilities. Valley Cartage also would like to have the city vacate the westerly 33 feet of ROW of Rock St. Darnold stated he has explained to Valley Cartage that the St. Croix Business Park Corporation (SCBPC) has proposed landscaping that area; and if it is sold, the city and the SCBPC desire to have enhanced landscaping along the Rock St. frontage. Moved by Mailloux, seconded by Bieraugel to recommend vacation of the 33 feet of right-of-way of Rock Street located south of the southerly right-of-way line of Harvey St. and north of the northerly right-of-way line of Enloe St. Motion carried.

Other business for discussion purposes only or placement on future agenda. Darnold introduced Bill Rambow representing Jacob Holdings of Hudson, owner of the property south of Menards. Darnold reminded the commissioners that the city had approved a two lot CSM creating two lots north of Hanley Rd. and west of Carmichael Rd. as proposed by Jacob Holdings. A condition of approval was the installation of an eight foot wide pathway within the right-of-way area of Hanley Rd. Due to the number of utilities in that area it will require relocation of power and telephone poles and other utility improvements; relocation of the proposed pathway to the north of the right-of-way line or adjacent to the curb on Hanley Rd.; or the possibility of Jacob Holdings contributing monies to be used to invest in pathway development on the south side of Hanley Rd. The plan commission stated they are interested in reviewing the alternative

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of a contribution to extend the pathway system on the south side of Hanley Rd. in lieu of developing the pathway on the north side and asked Darnold to further discuss that issue and report back to the Plan Commission with a proposal.

Darnold noted the next plan commission meeting is scheduled for Thursday, August 5, 2004, 7:00 p.m.

Moved by Koch, seconded by Bieraugel to adjourn. Motion carried. 8:15 p.m.

Respectfully submitted,

Dennis Darnold, Secretary