PLAN COMMISSION

MINUTES OF January 20, 2005

DRAFT – 1/24/05

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

Others present: Mike LaBore, Brian Zeller, David Robson, Alan Catchpool, Randy Hanson and Denny Darnold

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

Moved by Koch, seconded by Gilbert to approve the meeting minutes of December 9, 2004. Motion carried.

Request by Michael and Cynthia LaBore, 1108 Third Street, to create a second residential development lot (concept review). Darnold explained that the LaBores property at 1108 Third Street is comprised of two lots each 66 feet wide and 156.75 feet deep and a small area of approximately 30 feet by 30 feet attached to the east end of the northerly lot. Historically, the city has determined that an assessment parcel is the area eligible for subdivision; and the LaBores can meet the minimum lot area requirement of 9,000 sq. ft., but not the lot width of 80 feet, Darnold explained. However, the lots in the area primarily were subdivided with widths of 66 feet or less, and development of the southerly lot of 66 feet would be similar to lots in the remainder of the neighborhood.

Bieraugel asked if the proposed development may be constructed by the existing owner or the lot sold. LaBore stated they have not made a decision regarding that issue. Bieraugel asked if there would be any architectural standards required. Darnold noted that the Third Street neighborhood has individual parcels on the historic preservation list, but the neighborhood is not. Caruso stated that he resides in the neighborhood and that the house that was recently constructed near the LaBores’ residence complements the neighboring residences.

Darnold explained that if the lot is developed that water and sanitary sewer services must be provided to the lot, and the owners would be responsible for repair to the city street, curb and gutter and boulevard.

Moved by Caruso, seconded by Yoerg to approve the concept of permitting a second residence to be constructed on the southerly 66’ wide lot of Mike and Cynthia LaBore at 1108 Third Street. Motion carried.

Petition for annexation for 20 ± acres southeast quadrant of Carmichael Road and Stageline Road – Ban Tara, LLC and property owners. Brian Zeller reviewed the general location being east of Carmichael Road and south of Stageline Road primarily including the Ban Tara subdivision. He noted that agreements have been reached with the residential property owners; and during the past six to 12 months, contacts have been

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made with commercial development interests. The commercial interests that he can generically note include up to three restaurants, one bank and a national pharmacy.

He noted that the developers have made a concerted effort to try not to duplicate existing Hudson businesses.

Yoerg asked if the proposed subdivision will consist of smaller lots. Zeller responded yes that the lots will be primarily smaller lots. Zeller explained that lot 9 and 10 are shown and superimposed on the George Hoel property and are in concept only of how the properties may be developed together.

Yoerg asked about how this area and the area north of I-94 are designated for future land use in the city’s comprehensive plan. Darnold stated this area and the 40 acre area immediately north of the interstate are designated as commercial.

Breault asked what the intent may be for the three lots in the northeast corner. Darnold noted that the developer’s expressed intent would be to leave those as residential on the short term with the long range plans to be developed as commercial lots. Breault expressed concern about any annexation for residential development. David Robson noted that if that is a concern that they may be agreeable to rezoning the parcels to commercial use and removing the structures if necessary.

Caruso commented that the developers have provided a good concept. Robson noted that the developers will be willing to amend the concept if the plan commission has concerns.

Zeller explained that there will be no hotel complex proposed on the site due to the proximity to the auto dealership.

Breault stated that the architecture of the proposed buildings must accommodate views from Carmichael Road. Zeller noted that the west or rear sides of the buildings will be designed to address that issue.

Koch asked about lot one due to its larger area relative to the other proposed lots shown. Zeller mentioned that they intend to locate two to three restaurants in that area and propose off-street parking that could be used in common by all the restaurants.

Darnold commented that there is no “big box” user proposed for this development.

Bieraugel asked how the commercial zoning may be addressed. Darnold replied that it can be rezoned to the B-2, General Business District or to a PCD – Planned Commercial District. Bieraugel noted that he thought the planned district would be preferred.

No action was taken.

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Review of changing State of Wisconsin Tourist Information Center, 2221 Crest View Drive from B-2, General Business District to PUB, Public District. Darnold commented that Mayor Breault and city staff have had discussions with the Wisconsin Department of Transportation (WisDOT) staff and Wisconsin Department of Tourism to discuss the status of the tourist center property. Darnold noted that WisDOT staff noted that the state may be able to make the tourist center property available to the city or another entity for transportation purposes such as continuation of the visitor center, park and ride lot or a satellite fire / EMS station. If a covenant is placed on the property for transportation purposes only, the property may be able to be transferred from the state to the city for less than market value. Also the state has discussed making improvements to the site prior to a potential transfer. Breault and Darnold noted that many of the details are preliminary.

Yoerg asked if the tourist center is committed to staying at the site. Breault stated yes and that commitment was expressed by Tourism Secretary Jim Holperin; but the Department of Tourism does have concerns, and the commitment would be conditioned on the state’s and city of Hudson’s ability to address issues such as the declining visitor numbers, accessibility to the site and limitations on WisDOT budget to continue to maintain the site.

Darnold showed a map of a proposal to extend Gateway Boulevard westerly through the visitor center site to connect at the existing visitor center access to Crest View Drive.

Bieraugel asked if it would be possible to move the visitor center to the east next to Taco Bell.

No action was taken.

Draft ordinance review of the revised Lower St. Croix National Scenic Riverway regulations (local regulations) – Community Development Director. Darnold commented that the draft forwarded to the plan commission for review is the initial draft.

Darnold noted the draft is based on the recently revised administrative rules adopted by the state of Wisconsin in November, 2004. He asked the plan commission members to continue their review and for further discussion at the next meeting. Darnold noted that a brief summary and the existing NR118 Administrative Rules are also provided for reference.

Darnold commented that he will send Wisconsin Department of Natural Resources staff the initial draft for their review and comment.

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Koch noted that with the flexibility of the requirements offered to the rivertown management zones there is also more administrative responsibility of the city to uphold the purpose and intent of the regulations.

Public participation plan, city of Hudson Comprehensive Plan update – Community Development Director. Darnold commented that a public participation plan is a requirement of the planning process for comprehensive plans. The draft public participation plan defines a variety of public information methods the city will use to inform the general public regarding the comprehensive plan process including plan commission and Common Council meetings and public hearings; resident, business and property owner surveys; newspaper articles; TV15 telecast of meetings or information articles; and presentations to civic groups. Darnold commented that all of the types of participation identified in the plan would be utilized and that the plan can be amended by the city.

Moved by Yoerg, seconded by Caruso to recommend approval of the proposed comprehensive plan Public Participation Plan as prepared by the community development director. Motion carried.

Request by Jeff and Jo Richie, 404 Seventh Street, to create a second residential development parcel lot (concept review). Darnold noted that the Richies were not present at the meeting and explained their expressed concept of creating a second residential lot east of their existing residence at 404 Seventh Street. Darnold reminded the plan commission that the Richies have requested vacation of the Walnut and Eighth Street rights-of-way on the north and east sides of their property. Bieraugel asked what existed on the east side of the Eighth Street right-of-way. Darnold noted that area was owned by the Willow River Cemetery Association. Darnold explained that water utility is available just south of the Richie parcel and that the sanitary sewer service would have to be extended to Seventh Street. The Richies are requesting to be able to access the proposed lot via the Eighth Street right-of-way which is used and maintained by the Water Utility Department to be able to access their storage facility south of the Richie parcel, but is not a fully improved street.

No action was taken.

Other business for discussion purposes only. Darnold advised the plan commission that the next meeting is scheduled for Thursday, Februray 10, 2005. Darnold also noted that he continues to work on the tree preservation ordinance.

Moved by Yoerg, seconded by Gilbert to adjourn. Motion carried. 8:18 p.m.

Respectfully submitted, Dennis D. Darnold, Secretary