PLAN COMMISSION

June 24, 2004                                                                        

 

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

 

Others present:  Phil Dommer, Jim DeBenedet, Louie Filkins, Jeannette Tobasi, Bob Johnson, Troy Nemmers, Dennis Kroll, Jim Eulberg and Denny Darnold

 

The meeting was called to order by Chairman Breault at 7:02 p.m.

 

Moved by Koch, seconded by Caruso to approve the meeting minutes of 6/16/04.  Motion carried.

 

Final plat, Heritage Greens Second Addition (Phase 3), 103 residential lots and two outlots, south of Stageline Road and west of STH 35 – BrightKEYS Development Corporation.  Darnold explained that this is the third phase of the planned residential development and although some modifications have been made in lot orientation the final plat is in conformance with the preliminary plat previously approved.  Darnold reviewed the city engineer’s letter noting additions of storm water easements which need to be established at the 100 year high water elevation; indication that the alleyways would be private; additional width needed on Prosperity Way (connection street between Red Cedar Canyon and Heritage Greens); and the provision of 30 foot wide easements for public utilities.  Land use area information for determination of impact fees was also requested by the city engineer.

 

Darnold indicated that the lots adjacent to proposed storm water ponds need to establish elevations for minimum building elevations, generally this is established at three (3) feet above the 100 year high water levels.  This would be applicable to lots 145 through 152.

Darnold also reviewed the reorientation of lots and proposed alleyways for the two-family or “paired home” areas.

 

Yoerg inquired about the alleyways being private and who would do the maintenance.

Darnold stated that in his discussions with Heritage Greens that they want the alleyways to be private access and that the maintenance will be the responsibility of the homeowner’s association.  Darnold stated that the development agreement, private covenants and by-laws will specify that the alleyways are private and must be maintained by the development.  Mailloux questioned the width of the alleyway.  Darnold answered that the alleyways will be 24 feet wide with a 20 foot wide surface.

 

Yoerg asked if sidewalks will be incorporated into the alleyways.  Darnold stated no, but that sidewalks will be along all public streets on both sides.

 

 

 

 

 

Page 2, Plan Commission

June 24, 2004

 

 

Moved by Caruso, seconded by Mailloux to approve the final plat of Heritage Greens Second Addition and recommendation of approval to the Common Council with the following conditions:

a)      The plat be revised per the city engineer recommendations

b)      Alleyways will be designated as private

c)      Street name for the street extending southwest from Outlot 8 (park) be designated

d)      Minimum elevations for buildings / openings to buildings be noted on the

Plat. 

Motion carried.

 

Concept development plans, Amira / Stonewood Furniture and retail store facility at Hudson Crossing commercial center, 1600 Maxwell Drive, southeast quadrant of Hanley Rd. / Carmichael Rd. intersection – Jeanette Tobasi.  Darnold reviewed the general location of the development being south of Hanley Rd. and east of Maxwell Dr. in the Hudson Crossing commercial center.  Darnold explained that the developers have provided for additional parking to account for a change in use of the property to retail in the future. 

 

Bob Johnson, project architect reviewed the proposed building materials and colors noting that the building will have a tan stucco façade with black accents and use of black window frames.

 

Yoerg asked if the dock facility would be used by both the furniture and retail store. Johnson noted that is not fully determined and will be dependent on the ultimate user of the retail store.  Darnold noted that building plans at this time do not show access from the dock facility to the proposed retail area.

 

Yoerg questioned how storm drainage would work in the east side of the building because of the slope.  Troy Nemmers, project architect explained that the building will have a retaining wall incorporated into the building.  Yoerg suggested that the engineers re-review that issue to assure adequate drainage is provided for.  Mailloux asked about the maneuvering area for truck dockage on the south side of the building and if adequate area has been provided.  Johnson reviewed the turning movements and the possibility of adding pavement near the south property line to allow for more maneuvering area.  Mailloux suggested that issue also be re-reviewed by the engineers so that problems do not exist in the future if the building use transitions to retail use.

 

Darnold mentioned that the signage areas on the building exceed the sign ordinance requirements and that he would work with the developers to assure the signage is in compliance with the sign code.

 

Page 3, Plan Commission

June 24, 2004

 

 

Moved by Caruso, seconded by Gilbert to approve the concept development plans for the Amira / Stonewood Furniture and retail store with the following conditions:

a)      Plans to be revised per the city engineer’s recommendations

b)      Truck maneuvering area to be reviewed for adequacy

c)      Drainage on the east side of the building be reviewed for adequacy.

Motion carried.

 

Concept subdivision review for proposed certified survey map to create two (2) lots at the state visitor center north of Crest View Drive – Wisconsin Department of Transportation.  Darnold reviewed the location and noted that it is his understanding the intent of the proposed subdivision is to allow the WisDOT to sell the proposed lot 3 and retain the Wisconsin Visitor Information Center.  However, there have been discussions in the past about discontinuing or moving the visitor center and what would the implications be if that would happen.  Darnold noted that water and sanitary sewer is available and adequate for the proposed lots and that the issue is the potential of additional traffic to the Crest View Drive / Gateway Blvd. intersection.  Breault and Koch expressed concern about the traffic at the intersection during peak hours and that adding traffic to the intersection in general does not appear to be advisable at this time. 

Breault commented that the city should consider directing traffic from Gateway Blvd to the west through the visitor information center to access to Crest View Drive.

 

Darnold suggested that the city may want to require Gateway Blvd. to be continued to the west to the west line of proposed lot 3 or a minimum to require street right of way to be dedicated.

 

Louie Filkins noted that it has been expressed to him by the WisDOT that the visitor information site will stay.

 

Darnold noted that a meeting with WisDOT had previously been scheduled with the assistance of Mr. Filkins, but that WisDOT decided not to meet with the city.  Darnold stated he wanted to identify concerns of the city to discuss with WisDOT.

 

Gilbert suggested that WisDOT should provide technical assistance to the city to resolve the traffic capacity issue at the Crest View Drive intersections with Gateway Blvd. and Carmichael Rd.

 

Breault commented that the plan commission will take the proposal under advisement and consider it for information purposes only at this time.  Yoerg commented that the city should get some commitment on whether the state visitor center will remain.

 

No action taken.

 

Page 4, Plan Commission

June 24, 2004

 

 

Tree preservation ordinance – City of Hudson.  Darnold commented that this last draft is an attempt to reduce the size and requirements of the proposed ordinance.  Questions or issues raised to be reviewed and incorporated into a revised draft included:

-         Who determines what trees are damaged or can be removed?

-         Four (4) inch DBH or greater will be the minimum size required to be saved.

-         Who determines the extent of the construction area?

-         Require an arborist or urban forester to prepare tree preservation plans at the applicant’s expense.

No action was taken.

 

Other issues for discussion or placement on future agendas.  Dennis Kroll visited with plan commission regarding purchasing the residence at 712 First St. and questioned what the plan commission intent may be for that area in the future.  Darnold commented that he had informed Mr. Kroll that it was his vision that that block would transition to central business district as the block is now anchored by two office developments on the southwest corner (Nuclear Management) and northwest corner (Nor Lake).  Also on the block is the small office at the southeast corner and three residences.  Kroll stated that the property is zoned industrial and the residence is a non-conforming use; that the parcel is not accessible except from First St.; and that he would desire to have a small office and residence on the site.  Yoerg questioned how the city could address this issue.  Darnold suggested that it be placed on a future agenda for discussion.

 

Commission members mentioned they may not be available for one or more of the scheduled meetings in July.  Darnold suggested that the July 8th meeting may not be necessary as no submittals have been received as of 6-24.  Darnold will survey the commission members as to their availability or non-available dates to meet in July.

 

Moved by Gilbert, seconded by Yoerg to adjourn.  Motion carried.  8:10 p.m.

 

Respectfully submitted,

Dennis D. Darnold, Secretary