PLAN COMMISSION

January 8, 2009

                                                                                                           

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

 

Others present:  Gordon Conard, Tom Hubbard, Nick Hackworthy, Phil Dommer and Denny Darnold

 

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

 

Motion by Casanova, seconded by Yoerg to approve the December 4, 2008 meeting minutes.  Motion carried.

 

Public hearing and consideration of conditional use permit for 72 sq. ft. of additional signage to the freestanding sign at Plaza 94 shopping center – Kraus Anderson.  Darnold explained that property owner Kraus Anderson is requesting to have an additional 72 sq. ft. of signage to their freestanding sign at Plaza 94 abutting Coulee Road.  No comments were received from the public.  Motion by Yoerg, seconded by Olson to close the public hearing.  Motion carried.

 

Darnold recommended approval in that there remains approximately 17’6” of open area below the proposed signage.

 

Knudson noted that the existing sign is taller (48’ versus 35’) and has more signage 196 sq. ft. versus 135 sq. ft.) than what is now allowed for a freestanding sign.

 

Yoerg commented he would be more concerned if the sign extended more towards the base of the sign and blocked views to the shopping center or other adjacent properties.

 

Knudson commented that the sign may have initially been more oriented toward one or two anchor businesses and now the shopping center has evolved into smaller businesses.

 

Motion by Yoerg, seconded by Burchill to recommend approval of the request by Kraus Anderson for a conditional use permit for 72 sq. ft. of additional signage onto the existing freestanding sign at the Plaza 94 shopping center.  Motion carried.

 

 

 

 

 

Page 2, Plan Commission

January 8, 2009

                                                                                                           

 

Final development plans for 65,116 sq. ft. industrial building, 3001 Harvey Street – Dean Hanson / Cedar Falls Building Systems, Inc.  Darnold noted that the revised landscape plans are acceptable and reviewed the comments received from city engineer Chuck Schwartz.  General concerns expressed by Schwartz include the grades of the

driveways on the east and west sides of the buildings as being too flat, the provision inverted drive lanes, grade of the area between the retaining walls is too steep and difficult to maintain and the provision of the letter of credit for restoration and inspections. 

 

Tom Hubbard commented that he received the comments from Schwartz prior to the meeting and that the concerns expressed by Schwartz can be addressed.  He noted that it may be possible to increase the slope on the driveway lanes to 1% or greater, but more difficult to achieve the recommended 1.5% minimum grade.  Hubbard noted that the upper retaining wall can be lowered, but will require some minor grade revision on the property to the west which is owned by the developer. 

 

Motion by Yoerg, seconded by Selissen to recommend approval of the final development plans for the 65,114 sq. ft. industrial building at 3001 Harvey Street as proposed by Dean Hanson and Cedar Falls Building Systems, Inc. with the following conditions:

-          Plans to be amended to address the concerns expressed in the letter from Chuck Schwartz dated 1-8-09.  With the grades of the driveways to be a minimum of 1% with the developer to try to achieve a minimum grade of 1.5%.

-          The upper retaining wall to be lowered to achieve a less steep slope between the proposed retaining walls with Mr. Hanson to provide a letter to the city indicating that he grants permission for the grading that may extend into his lot to the west.

-          That a letter of credit for the amount of $8,250 to be provided to assure the restoration of disturbed areas and inspections.

Motion carried.

 

Signage plan for Heritage Market area and development plans for Harmony Green and Market Green, Heritage Market / Heritage Greens planned residential neighborhood – TV&H Properties, LLC.  Darnold noted the development plans for Harmony Green and Market Green are well done, and he recommends approval with conditions and that the sign plan proposed should be further reviewed and discussed.

 

Nick Hackworthy presented a PowerPoint presentation reviewing the proposed Harmony Green and Market Green improvement proposals, the improvements proposed for Harvest Green and the main entry at Hanley Road and the proposed signage.  Hackworthy noted the proposed schedule of implementation is Spring ’09 with the exception of Market Green that they would desire to delay until they close on the

Page 3, Plan Commission

January 8, 2009

                                                                                                           

 

proposed sale of a lot to a prospective buyer this summer.  Darnold noted that the Common Council in their approval of the certified survey map creating three lots abutting Hanley Rd. and STH 35 required the installation of Market Green by July 1, 2009.

 

Darnold reviewed a site plan of the general Heritage Market area and the general locations of signs per the proposed signage plans.  Darnold noted that the five lots abutting STH 35 and Hanley Road may have signage up to 15 feet high and 80 sq. ft. and include an electronic reader board.  Darnold commented that there is no specific limitation of the size of the reader board.  Phil Dommer responded that it is the intention to limit the reader board area to no greater than 30 sq. ft.

 

Yoerg and Olson expressed concern about the potential of a series of signs abutting STH 35 and Hanley Road that have electronic reader boards.  It was questioned as to the need of electronic reader boards potentially by all of the businesses.  Dommer noted that it is very typical for a bank / financial institution to have a reader board as part of their signage.

 

Knudson noted that commercial related uses are oriented toward neighborhood commercial and that the signs seemed more oriented toward drawing prospective customers from STH 35 and that the size and number of signs were of concern to him.  Yoerg expressed that the plan commission should be reviewing signage on an individual parcel basis.

 

Casanova inquired about private development standards for wall signage.  Dommer responded that the standards were included in the submittal package and that in regard to freestanding signs along the perimeter lots there would be only one sign per parcel regardless of the number of businesses within that single parcel.

 

Motion by Casanova to recommend approval of the proposed sign plan with the condition that parcel P12 would be the only reader board, with a maximum of 30 sq. ft. that would be approved as part of this submittal. 

 

Burchill asked if the individual plans for each parcel can be reviewed when the building and site development plans are reviewed.  Darnold responded yes and can be a requirement of the signage plan approval.

 

Darnold expressed concern that the plan commission has several concerns that have been expressed and that it would be best to wait until the developer has an opportunity to further address those issues / concerns.

 

Casanova withdrew the motion.

 

Page 4, Plan Commission

January 8, 2009

                                                                                                           

 

Motion by Casanova, seconded by Olson to postpone action on the proposed sign plan until TV&H Properties have had an opportunity to address the issues raised by the plan commission and to submit a revised signage plan.  Motion carried.

 

Dommer questioned what issues the plan commission needs addressed.  Knudson responded the plan commission has too many questions, and the plan needs to be more specific and in writing so that both the city and TV&H know the content of the plans.

Darnold noted that it was suggested that the plan would address signage on parcels P8 – P10 as a single parcel and the question of limitations on reader boards.

 

Dommer inquired as to when the plan commission may be able to re-review this signage plan.  Knudson noted that the issue may be placed on the meeting for the comprehensive plan (January 21).

 

Motion by Casanova, seconded by Burchill to recommend approval of the development plans for Market Green and Harmony Green with the following conditions:

-          That the plans, if modified, are resubmitted to the city / community development director to determine the degree of change that has been made and approval if changes are not significant.

-          That Market Green be completed prior to July 1, 2009 or if it appears that the improvements proposed for Market Green cannot be completed before July 1, 2009 that TV&H Properties must request an extension.

-          That cost estimates for Market Green be submitted, based on the approved plans, to determine if the existing letter of credit will be sufficient to assure completion of the proposed improvements in accordance with the approved development plans.

Motion carried.

 

Other matters for discussion only or placement on future agendas.  Burchill and Olson noted that they would like to attend the January 22nd Hudson Chamber of Commerce Awards Banquet and asked if the date of the 1-22-09 plan commission meeting may be changed.  The plan commission agreed to change the date to 1-21-09 if the plan consultant SEH is available to meet that evening.  The plan commission discussed a written request submitted by Hendricks Group, dba Hometown Senior Living for an exemption for the standard that an adult family home be separated from a community based residential facility by 2,500 feet.  Knudson noted that the Hazel Crest residential neighborhood expressed concern of this possibility in late 2008.  It was agreed to have a special meeting on 1-26-09 to review and consider a recommendation to the Common Council.

 

 

 

Page 5, Plan Commission

January 8, 2009

                                                                                                           

 

Darnold noted that the first meeting in February is tentatively scheduled for Thursday, February 5, but he will be out of town that date.  As of now there are no pending issues for that date.  The plan commission agreed that if issues are forwarded for consideration that the commission will schedule an alternative date to meet in early February.

 

Motion by Burchill, seconded by Yoerg to adjourn.  Motion carried.  8:35 p.m.

 

Respectively submitted,

Dennis Darnold, Secretary