PLAN COMMISSION

February 27, 2007

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

Others present: Scot O’Malley, Lee Wyland, Paul Rademacher, Marc Putman, Renata Coty, John Kromer, Al Keller, Wanda Kramer, Jon Anthinson, Chas Reisen, Kim Heinemann, Roger Humphrey, Priscella Wyeth, Don Maysack, Denny Darnold and others

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

Marc Putman, Putman Planning and Design reviewed the draft copy of guidelines and policies for the downtown visioning process. Putman explained about added copy of the slideshow presented at the open house, added guidelines and an executive summary.

Putman stated that for the city to facilitate quality development it should consider amendments to the city’s zoning standards for parking, alleyway setbacks, floor area ratio (FAR) and the interpretation regarding how the height of buildings is determined.

The guidelines are meant to be that guidelines and not ordinances. Putman noted that there should be no more rules as that becomes a disincentive for developers and that a wealth of opportunity exists for developers in the downtown area if incentives can be provided. Incentives should be immediate and predictable and should add market value to the developments.

Putman reviewed the historic past of the downtown from the 1860’s through the present and noted that during the 1950’s and through the current period that generally the quality of architecture was lost compared to the architecture created prior to the 1950’s.

Putman reviewed a chart which denoted a number of public place and building improvements that developers must incorporate into the proposed buildings to gain public incentives from the city of Hudson.

Key elements for the successful redevelopment of downtown Hudson were reviewed by Putman including variation of massing, height limits, relaxation of rules regarding off-street parking and floor area ratios and incorporation of gateway elements. The virtual model is an attempt to demonstrate how some of these elements can be applied. A case study incorporating the virtual model tool was shown for the River City Center property.

Koch noted that 45 feet seems too high and recommended lowering the maximum height limitation.

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Yoerg noted that the downtown area with the slope to the river is analogous to an amphitheatre and that allowing large buildings along the east side of First Street will diminish the views to the river.

Putman answered that there is a principle of property rights and that properties do not have a right to views unless the air space is purchased or an easement is obtained. Putman explained that view corridors can be maintained through street right of ways and alleyways. Putman stated that the properties along the east side of Second Street will have an opportunity to construct buildings that are higher than what now exist and may be able to create structure and improved parking due to the topography.

Putman stated that the key to the downtown being successful is to create places and improve the overall environment of downtown including elements of good architecture, streetscape and public realm improvements.

Mailloux expressed concern regarding the goals of the downtown area and noted that the development past (south) should be low density and that the goals should not encourage a urban setting. Mailloux encouraged that the city is a river town and should retain its small town feel. He further encouraged that the block between First and Second Streets should be developed as a transition zone with one-story buildings and that the River City Center two block area should be split into two, one block development areas. Tax increment finance (TIF) incentives to developers, Mailloux expressed, is a concern. Parking is an issue that the developer should address on their own without city assistance.

Gilbert questioned how the incentives would gain the varied architecture being requested by the plan commission. Gilbert noted that the park board has purchased some of the property on the west side of First Street and desires to purchase more if it becomes available. The result of the city’s investment is the property values on the west side of First Street have risen which assists the park board in continuing to purchase property or make improvements in the park properties on the west side of First Street. Gilbert further noted that the city cannot guarantee the views to the river for the private properties and that the city of Hudson is not a small town any longer. Gilbert stated the downtown area, particularly along First Street should be pedestrian oriented and that traffic should move slower. Flat roofs were discouraged by Gilbert and he commented that the city should encourage the Wisconsin Department of Natural Resources to work with the city of Hudson to modify the building height restrictions.

Caruso stated he was initially concerned about having large condominium (residential) projects in the downtown area, but the property owners have rights to develop property within the framework of the city ordinances. He suggested that the city not lower the

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maximum height requirement. He encouraged that buildings be designed to be aesthetically pleasing and that incentives be put in place to assist all of the properties and businesses in the downtown.

Bieraugel expressed concern that the east side of First Street will become a wall of 45 foot high buildings. He noted that the city should provide incentives to developers to gain better design of buildings. As to the height issue the buildings should vary in height from 35 to 55 feet. Bieraugel noted that the executive summary is still too much to consume and suggested that the proposed guidelines be reduced to as few pages as possible.

Breault invited the aldermen in the audience to share their views.

Wyland emphasized the importance of the entrance to the downtown and the historic district and expressed concern about height and massing of buildings. He suggested that the city utilize the architectural styles existing in the downtown historic district and maintain the charm of the downtown.

O’Malley stated that Mr. Putman has done a lot of work and has shown the possibility of development from a different perspective. The incentives can be the carrot to achieve what the city desires the private developers to accomplish. One important element of the guidelines will be a tool to communicate with developers what the city wants. He noted that there is a lot of information in the booklets and that now the plan commission must begin to whittle down that information and produce the guiding points which will become city development policy.

Radermacher noted the uniqueness of the area and the community has been drawn to this issue. He encouraged the provision of incentives and to create an environment which will draw people downtown.

Kim Heinemann, Hudson Area Chamber of Commerce stated she appreciated the planning and foresight advanced by the public meetings and recommendations presented to date by Marc Putman.

Pat commented she is concerned about the height of buildings and that the height of buildings should be kept down to enhance views to the river.

Priscilla Wyeth stated the city needs to extend the downtown, but integrated into the overall downtown neighborhood. Wyeth noted the city should get what the city wants and to use incentives what the city wants from developers.

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Breault thanked Marc Putman for his efforts and now it is time for the plan commission to discuss the concepts and ideas that have been presented to them and pick and choose the preferred guidelines, but cautioned about discarding opportunities for quality development.

Gilbert referred to page 89 about the issue of variation of height of buildings or landmarks to create interesting features.

Koch stated she still has concerns with some of the issues and many which are unresolved and need to be further discussed between the plan commission members.

She also expressed concern about the use and the process of the potential use of a tax increment finance program for developer incentives. Koch encouraged the plan commission not to rush into decisions and this is a historic decision for the community.

Caruso stated he is supportive of use of incentives to assist developers and that the developers will have to meet city guidelines to qualify for the incentives.

Al Keller, GCI Builders noted that they are willing to work within the guidelines proposed by the city and expressed that it has been his intentions to do what is best for the city.

Darnold noted that he has requested the city attorney to prepare the necessary ordinance to extend the moratorium to be considered at the March 5, 2007 Common Council meeting.

The plan commission agreed to continue discussions at their March 8, 2007 meeting.

Moved by Gilbert, seconded by Yoerg to adjourn. Motion carried. 9:07 p.m.

Respectfully submitted,

Dennis Darnold, Secretary