PLAN COMMISSION

April 9, 2009                                                                          

 

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

 

Others present:  Denise Shirley, Scott Stokke, John Patterson, Jim Gootwassink, Tammy and Tom Datwyler, Greg Johnson, Sam Bontieger, Dick Grekoff, Richard Stout, Randy Hanson, Denny Darnold and others.

 

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

 

Motion by Burchill, seconded by Olson to approve the 3-12-09 meeting minutes.  Motion carried.

 

Public hearing and consideration of an application by Grootwassink Real Estate / Fendler Patterson Construction to allow a part of the principal building (enclosed drop-off area) to be constructed in the required rear yard setback area, 1621 Coulee Road.   Chairman Knudson asked for public comment.  Scott Stokke, 1536 Aldrich Avenue asked questions in regard to proposed truck traffic and lights.  Darnold responded that the truck traffic has been proposed to use only Coulee Road and that the lighting on site will be reduced in the number of light fixtures proposed and the height of the fixtures.  Denise Shirley expressed concern about the hours of operation being until 10:00 p.m.  Darnold noted that in the general business district the city does not limit the hours of operation.  No other comments were received.

 

Motion by Burchill, seconded by Yoerg to close the public hearing.  Motion carried.  7:05 p.m.

 

John Patterson, Fendler Patterson Construction explained that the drop-off area will be designed to allow a vehicle trailer inside and still allow the security doors to close on each end.  He noted that the proposed drop-off area will be secured during when the store is not open for retail sales. 

 

Motion by Selissen, seconded by Olson to recommend approval of the conditional use permit to allow a part of the principal structure to be located within the required rear yard setback area with the following conditions:

            -  The conditional use permit is contingent on the approval of the final development plans.

            -  The area to be located in the required rear yard area is limited to 600 sq. ft. or an area of approximately 20’x30’ as denoted on the proposed plans for the Goodwill facility.

            -  The doors on the east and west end of the drop-off area will be secured during the hours that the store is not open for retail sales.

Motion carried.

 

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Concept development plans, 1621 Coulee Road, 20,600 sq. ft. retail / office facility for Goodwill – Grootwassink Real Estate / Fendler Patterson Construction.  Darnold reviewed the proposed project including the traffic circulation, street accesses and city engineer comments.  Discussion focused on the need to provide curb and gutter on 17th Street and the timing of the improvements.  It was agreed that the city should not require the curb and gutter on 17th Street as part of the redevelopment project because the city may install traffic signalization and turn lanes on 17th Street and that if the curb and gutter are constructed this year the investment may be lost when the city would install the traffic signalization and turn lanes.  It was asked if the signalization and turn lanes were a budgeted city project for 2009.  Knudson stated no, that no timetable has been established.

 

Knudson questioned the use of the access on the southwest corner of the site for trucks and that trucks most likely will use Ward Avenue.  Darnold noted that the project engineer proposed access from Coulee Road with maneuvering on site.  Darnold explained that only one truck per week is anticipated.  Patterson confirmed that it is anticipated that only one truck per week is anticipated and that in his opinion the trucks will use Ward Avenue to access the site. 

 

It was decided that items #5 and #7 (curb and gutter on 17th Street) in the city engineer’s memo will not need to be implemented and that the city staff will review #6 (bituminous removal on 17th Street to accommodate curb and gutter) with the developer.

 

Motion by Burchill, seconded by Casanova to approve the concept development plans for the 20,600 sq. ft. Goodwill store at 1621 Coulee Road with the following conditions:

-         Approval of the conditional use permit for the drop-off area within the setback area.

-         Final development plans to incorporate the comments of the city fire inspector and city engineer, except for items #5 and #7.

Motion carried.

 

Final development plans, Water Treatment Plant #10, 31 Canary Way, south of Stageline Road between STH 35 and 0ld Highway 35 – Hudson Water Utility.  Greg Johnson and Sam Bontieger from SEH presented the plans for the proposed water treatment facility located south of Stageline Road and east of STH 35.  The facility will be used to treat municipal drinking water and will include a chemical room and a garage for vehicles.  The building will be accessible from the northwest part of the Hudson Meadows residential subdivision located to the south.  Bontieger presented building elevations and noted that the facility has been designed to reflect the architecture found in nearby residences and will be constructed of low-maintenance materials. 

 

 

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April 9, 2009                                                                                       

 

 

Burchill asked where the storm water will flow to.  Darnold responded that much of the storm water will flow southerly to the storm water pond on the north side of the Hudson Meadows subdivision.

 

Knudson asked about the status of providing an alternative access to the site.  Darnold noted that an access from Stageline Road has been reviewed and discussions with the adjacent church representatives have been held to determine if access may be provided through the church property.  Johnson commented that the access from Stageline Road would require considerable grading and is not preferred over the alternative of an easement from the church. 

 

Vance asked if the easement is obtained whether the driveway from Hudson Meadows would be discontinued.  Darnold opined that the driveway would not be discontinued, but the number of vehicles accessing the water treatment facility from the residential area would be significantly reduced.  Darnold asked Jim Frye how many vehicles may travel to and from the proposed treatment facility.  Frye stated 2 to 3 per day and one chemical delivery once per month.

 

Motion by Burchill, seconded by Casanova to recommend approval of the proposed water treatment facility #10 with the conditions that the final development plans will be amended to incorporate the recommendations of the city engineer of 1-26-09.  Motion carried.

 

Review of a conditional use permit for use of property at 1701 Coulee Road for an auto vehicle / body repair garage – T and T Collision Center.  Darnold noted that this initial conditional use permit was approved in 2007.  Issues that have been brought up in the past week included the parking of vehicles and the storage of snow near the intersections of Coulee Road and 17th Street and Ward Avenue and 17th  Street.  The Datwylers stated that they have tried to keep the vehicles away from the intersection and that the snow plowing is done by a contractor and that they will be given a directive not to plow snow into the corners or to remove snow from the site.  Motion by Olson, seconded by Vance to recommend approval of the continuation of the conditional use permit with the same conditions as initially approved except that the next review would be in three years (April - 2012).  Motion carried.

 

Resolution #1-09, amendment to the city of Hudson comprehensive plan to change land use designation from Highway Commercial to Medium Density Residential, 653 – 661 Ban Tara Lane.  Darnold commented that the extraterritorial committee had met earlier in the evening and recommended approval of the rezoning request from one-family residential to medium density residential.  Darnold noted that he had recommended approval of the rezoning as this parcel is less desirable for commercial

 

 

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April 9, 2009                                                                           

 

development than if it had been developed as part of the Ban Tara commercial development and that medium density residential will serve as a transitional land use between the commercial uses to the west and the one-family residential uses to the east.

 

Knudson expressed concern that if the rezoning is approved for the parcel and the proposed development occurs within the town of Hudson that the city will have to deal with the impacts of the development, but will not receive the tax benefits. 

 

Casanova noted that the development should be within the city of Hudson as it is a unique location with access to the parcel through the city.

 

Grekoff explained that the senior housing and assisted living facility proposed would be on a septic system and private well that could be eventually hooked up to the city sanitary sewer and water systems.  He noted that the effluent is pre-treated before entering the drain field.  Grekoff also noted that the building would have a sprinkler system.

 

Stout noted that he had started a process nearly two years ago and when he inquired about being annexed to the city that the Council’s directive at that time was not to annex properties that would result in residential development.

 

Vance stated that this area looks and feels like it is part of the city of Hudson.

 

Motion by Olson, seconded by Casanova to postpone action on Resolution #1-09 until the next plan commission meeting scheduled for Thursday, April 23rd.  Motion carried.

 

Knudson commented that the city should re-review the directive on annexations and the impact of this type of development on available capacity of the wastewater treatment plant.  Knudson noted he is not opposed to a residential facility for senior citizens.

 

Other business for discussion purposes only or placement on future agendas.  Darnold reminded the commission members of the open house and plan commission meeting scheduled for Thursday, April 23rd.  The open house will be held from 4:30 p.m. to 6:30 p.m., and the plan commission meeting will begin at 7:00 p.m.

 

Moved by Burchill, seconded by Selissen to adjourn.  Motion carried.  8:55 p.m.

 

Respectfully submitted,

Dennis Darnold, Secretary