PLAN COMMISSION

March 12, 2009

Members present: Knudson, Burchill, Yoerg, Olson, Selissen, Vance and Casanova

Others present: Nick Hackworthy, C. R. Hackworthy, Randy Hanson, Michael Darrow, David Simons, Gordon Conard and Dennis Darnold

Note: A copy of the PowerPoint presentation of this evening’s comprehensive plan discussion is available at the city community development department office.

The meeting was called to order by Chairman Knudson at 6:30 p.m.

Motion by Yoerg, seconded by Vance to approve the February 19, 2009 meeting minutes.

Motion carried.

Conditional use permit (continuance) review, fuel station at 1611 Maxwell Drive – Caribbean Car Wash and Fuel Station. Darnold noted that there have been no issues with the fuel station and he recommended approval of the continuance of the conditional use permit retaining the conditions as initially approved.

Motion by Casanova, seconded by Yoerg to recommend approval of the continuance of the conditional use permit for the fuel station at 1611 Maxwell Avenue (Caribbean Car Wash and Fuel Station) with a review in five (5) years – 2014. Motion carried.

Signage plan, Heritage Market / Heritage Greens planned residential development, west of STH 35 and north of Hanley Road – T V & H Properties. Darnold noted the changes in the plan from one month ago, noting that a digital reader board has been removed from the Highway Neighborhood sign along STH 35. Digital reader boards are still incorporated into the proposed perimeter signs for lots 1, 2 and 3 abutting Hanley Road and STH 35, Darnold commented. Darnold reviewed his recommendation to approve only the highway commercial sign or the perimeter signs, but not both and with only a reader board for the perimeter sign for lot 1. Darnold noted that the entrance sign, the directional signs at Market Green and Harmony Green, the interior signs and building and wall signs were agreed as acceptable at the last plan commission meeting.

Nick Hackworthy noted that the Highway Neighborhood sign is now proposed not to have a digital reader board and the sign is necessary to provide the businesses that do not abut STH 35 or Hanley Road with exposure. Hackworthy also noted that the perimeter signs will be limited to one per lot with a maximum sign area of 80 sq. ft. and height of 15 feet and further commented that the perimeter signs will be spaced over an overall length of road of nearly 2,400 feet. The digital reader boards for the perimeter sign will be limited to 30 sq. ft. and be part of the overall 80 sq. ft. area requested.

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Vance noted that he has reviewed the site three different times and is not concerned about the visibility of the signs relative to the residential areas. He noted that the Highway Neighborhood sign will be about the same ground elevation of the adjacent STH 35 road surface elevation. Vance stated he is not concerned about the proposed signage and felt that it is fine.

Knudson commented that he had desired that perspectives would have been provided for lots 2 and 3.

Vance commented that the signage is important for the businesses and the ability for the developer to be able to market and sell the lots.

Darnold commented that, in his opinion, the parameters of what will be allowed needs to be established so that the developer and prospective buyers know what will be allowed and the city has criteria to review sign applications.

Hackworthy commented that the digital reader boards are important to the lots abutting STH 35 and Hanley Road as one will be the Royal Credit Union and the other may be a drug store.

Knudson commented about the trailer that had been moved on site and used for signage in that it appeared taller than expected if a trailer is only about 14 feet tall.

Casanova commented that the plan has been in place and the signage is now proposed. Darnold responded that the commercial location has been moved closer to the highway and increased in area than initially proposed so no signage for the commercial neighborhood would have been abutting STH 35 under the initial plan.

Burchill asked if the plan commission is opposed to the digital reader boards; if they are not desired, do not allow any.

Yoerg commented that he would be in favor of approving a digital reader board for lot 1 and to reserve review for lots 2 and 3.

Vance noted that he was concerned about a digital reader board on the Highway Neighborhood sign; but since that is no longer proposed, he is okay with that sign.

Selissen expressed concern about the amount of signage that creates the appearance that this area as a highway commercial area, but agreed that the plan commission should be consistent to either allow in total or say no in total.

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Olson stated she has been concerned about the digital reader boards and asked if these can be reviewed as the individual lot developments are proposed.

Motion by Casavova, seconded by Olson to recommend approval of the signage plan for the Heritage Market / Heritage Greens planned residential development as follows:

- Approval of the Neighborhood, Interior and Wall and Building signs criteria as proposed.

- Revise the Perimeter Signs to be one sign per lot with a maximum of 80 sq. ft. in area and 15 feet in height. A digital reader board will be allowed for lot 1 (Parcel P12) with a maximum area of 30 sq. ft. which is included as part of the overall allowance of 80 sq. ft. maximum. Consideration of digital reader boards will be reserved for consideration for lot 2 (parcel P11) and lot 3 (parcel P10 or additional lots if further subdivided) abutting STH 35 or Hanley Road at the time that development plans are submitted for review / consideration by the plan commission and Common Council as part of the development plan review process.

- All plans for signage of all the development of lots in the Heritage Market commercial neighborhood shall be submitted for review and consideration by the plan commission and Common Council as part of the development plan review process.

Motion carried.

Comprehensive plan process: New Business – Open House date. Darnold commented that the next meeting of the plan commission to discuss the comprehensive plan is tentatively set for Thursday, April 23, 7:00 p.m. He asked if the open house may be scheduled for earlier on that date from 4:30 to 6:30 or 6:45 p.m. Knudson noted that not all of the plan commission members would need to be at the open house for the entire two hour period. It was agreed to schedule the open house from 4:30 p.m. to 6:45 p.m. on Thursday, April 23, 2009, City Hall Council Chambers.

Land use discussion / planning districts / opportunity areas. Mike Darrow urged the plan commission members if they had any comments in regard to the land use discussions of 2/19/09 to please forward those to Denny Darnold or himself. Darrow continued review of the “opportunity areas” located outside of the city of Hudson corporate limits. Darrow referred to ghost platting and premature subdivisions and reviewed two aerial photos of the River Falls area demonstrating the areas of city development and undeveloped areas of the surrounding towns. He advised that it is necessary to establish a balanced policy between the city and towns to address growth into the undeveloped areas. Issues include the determination of locations for potential extension of streets and utilities for an area one and one-half miles from the city limits. This becomes a cooperative effort between the city and town.

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Darnold noted that this effort has been initiated solely by the city through the example of the access control plan for Carmichael Road north of I-94 and storm water master planning which both efforts designate locations of street access and storm water main and pond facilities.

Knudson asked that the opportunity areas be defined more explicitly as to the geographical areas that they apply to, particularly if the ghost platting and premature development practices will apply to the entire one and one-half mile area. Darnold noted that not all areas in the one and one-half mile area will need to be looked at in the more specific standards as they are already fully developed.

Darrow reviewed the five (5) opportunity areas previously discussed. Knudson asked that a different term than opportunity area be established as it seems that is a relatively aggressive term.

Yoerg asked about the athletic fields that are being proposed in the town of Hudson. Darnold commented that sites in the city of Hudson were reviewed, but that land area and land costs were issues.

Utilities and community facilities. David Simons stated that he is working on the transportation and community facilities elements of the comprehensive plan. Simons noted the transportation element is in draft form, and the community facilities element will be discussed this evening with the draft to be prepared. Simons commented that he held interviews with city staff recently to seek input in regard to the status or needs of facilities, equipment or staff. Darnold commented that a draft of the community facilities plan will be reviewed by the city staff prior to release to the plan commission.

Public Works. Simons reviewed the status of the public works facilities noting that the city has grown and future needs include a more centralized and updated garage facility. Storm water management is another responsibility of the city public works department and with the population of Hudson to be over 10,000 when the next U. S. Census is finalized the city will be required to implement a more extensive storm water management program compliant with Environmental Protection Agency (EPA)/ Wisconsin Department of Natural Resources (WisDNR) standards.

Objectives of the department include the retention of efficient and effective service, incorporation of energy saving measures, coordination with other jurisdictional agencies and creation of a sinking fund to assist in the investment in updated equipment.

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Knudson explained the creation of a sinking fund for the public works department for equipment would need to be carefully reviewed as the expense now is paid through borrowing of funds for which the cost is spread to taxpayers that it is benefitting currently or in the future.

Casanova expressed concern about the issue of sales tax and the city receives little, if any, of the sales tax dollars created to assist the city to pay for costs of development.

Yoerg inquired about the current planning efforts for the police, EMS and fire departments and also the library as to how those would be incorporated into the comprehensive plan. Darnold responded that most likely the studies would be incorporated into the comprehensive plan as an addendum. Yoerg asked about the recommendation, is the city accepting those recommendations. Darnold stated that is not the case, but that the narrative of the comprehensive plan would acknowledge the studies, but that the recommendations are to be considered, but not specifically adopted.

Wastewater Treatment Plant (WWTP). Simons noted that the wastewater treatment plant will, at some point in the future, need to increase capacity. The current site is limited in area; and additional land, either north or south of the site, should be obtained for expansion. The city maintains a future facility fund to assist in the expansion of the plant when necessary. Current capacity is 2.2 million gallons per day (mgpd) with expansion potential of up to 2.6 mgpd within the existing license limit. Simons noted that the city should review what it may cost to expand beyond the 2.6 mgpd limit.

Other than the WWTP the wastewater department also oversees the maintenance of the Lake Mallalieu dam. The city may want to explore the option of hydroelectric generation to assist the city in energy efficiency. Knudson explained this matter came out of a request by him for the city departments to review ways to reduce the city’s cost of energy. Knudson noted that the dam is owned in partnership with the village of North Hudson and the town of Hudson. The feasibility of modifying the existing dam to hydroelectric capabilities has not been evaluated.

Simons noted that it was suggested the city should review the updating of facility information to be placed on a geographic information system (GIS) program to assist in the maintenance of information in regard to manhole, lift station and sewer main information and information for the other utilities.

Olson asked about the current capacity of the WWTP. Knudson responded the current capacity is 2.2 mgpd with expansion potential under the current operating license to 2.6 mgpd. The WWTP department currently has about $5 million set aside in a reserve fund to assist in the financing of an expansion, Knudson added.

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Water Utility. Simons explained that the water utility facilities are in good to excellent conditions except in some situations were water mains have existed since the 1880s. The water utility has a sinking fund to assist in the funding of future facility improvements and facilities will be considered as needed.

Knudson noted the utility is considering the development of a new well and treatment facility south of Stageline Road and east of STH 35. The project has an estimated cost of $5 million and will be required to address the peak summer demand for water. Knudson noted that other ways of reducing the summer demand for water, particularly irrigation demands. Methods to promote less water consumption may include public education or charging more to irrigate.

Yoerg noted that the method of charging less for off-peak rates such as electricity is a good example of this type of practice.

Parks. Although the park system is generally in good condition the updating of public restrooms is a significant issue for the parks department. The park board also will be updating their five year outdoor recreation plan this year, Simon noted. Items noted by the parks department included the accessibility to all parks by all age groups of residents and visitors. Also the development of a nursery and the purchase of land for future development are issues that the parks department would like to have considered.

Yoerg asked about the incorporation of a composting site, such as is proposed in Woodbury. Knudson responded that type of issue may be done by the city or may be contracted out to a commercial entity as it is not a day to day type of activity.

Knudson acknowledged the city’s receipt of a forestry grant to establish a forestry program and purchase new trees for the park system.

Library. Simons noted that the existing facility is located at the municipal building at 911 Fourth Street. Simons stated he did not interview the library staff, but has reviewed the report prepared by a consultant. The report noted existing conditions and that it is desired to have a two to three acre site for the development of a new library facility.

Burchill asked when that study was completed. Darnold stated two to three years ago.

Knudson noted that the library does not only use the first (main) floor of the municipal building, but has expanded into parts of the basement and second floors. Knudson commented that the consultant recommendation was to site the facility near the intersection of Vine Street and Carmichael Road. Darnold noted that this study may be referred to or acknowledged in the comprehensive plan, but not endorsed as city policy.

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Emergency Medical Services (EMS). Simons commented that the EMS facilities are spread throughout three areas currently; the public safety building, separate living quarters, garage at the hospital. This has led to inefficiencies of service and that a more centralized location is desired to provide a quicker response time to areas in the towns of Hudson or Troy. Simons noted the there has been an internal review of the needs for facilities by the public safety committee which also includes the review of the need for updated fire and police facilities. A review will begin next week by a consultant to confirm findings or provide additional recommendations.

Yoerg suggested that if new facilities are created by new construction or use of existing buildings within the community that the city should begin thinking as to what may happen with the abandoned spaces; how will those spaces be used?

Knudson noted that if, for example, a new fire station is developed that part of the existing public safety building will be available to be reused by the EMS or other departments.

Fire Department. Simons noted the fire department exclusively uses the public safety building except for water rescue trailers that are kept outdoors. A centralized site is desired that will provide a quicker response time to the eastern part of the service area, primarily the towns of Hudson and Troy.

Yoerg asked if there was a standard that required the fire department to go to full-time firefighters. Knudson responded no. Darnold noted that the cost of a full-time

Department, response time and community insurance rating may become part of that decision. Knudson added that more communities are training the police personnel to be first responders to emergency situations and training EMS personnel to conduct limited police responsibilities.

Police. Growth has outpaced the amount of space the police department now has, Simons indicated; facilities are needed to provide adequate area for personnel to conduct day to day functions and store equipment and evidence. An adequate flow of foot traffic through the department office to segregate areas accessible to the public from areas that need to be secured is also necessary.

Summary. Simons noted that there are recurring themes throughout the discussions with city staff in regard to the need to upgrade of facilities and the continued provision of quality service with limited financial resources.

Vance noted that as a tax payer his expectations are for the city to be fiscally responsible and that ‘more with less’ is not a negative consideration, that efficiency is good.

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Knudson noted that the city has a reputation for excellent fiscal management and because of this and other considerations has been able to achieve a high bond rating. The tax increment district has been retired, but was implemented in a very conservative form, with a relatively quick retirement of the district, Knudson added. We are victims of our own success, Knudson opined, and as a result the city does not receive any significant amount of state aides.

Other items for discussion purposes only or placement on future agendas. Darnold reminded that meetings in April will be April 9 and April 23 with the second comprehensive plan open house to be scheduled from 4:30 p.m. to 6:45 p.m. on that date.

Motion by Yoerg, seconded by Casanova to adjourn. Motion carried. 8:47 p.m.

Respectfully submitted,

Dennis Darnold, Secretary