JOINT MEETING OF THE PLAN COMMISSION AND COMMON COUNCIL

March 22, 2007

                                                                                                           

Plan Commission members present:  Breault, Yoerg, Gilbert, Caruso and Bieraugel

 

Common Council members present: Lee Wyland, Scot O’Malley, Randy Morrissette, Dennis O’Connell and Paul Radermacher

 

Others present:  Mark Thomas, Mike Laven, David Terreotte, Marc Putman, Ron Gagnon, Jay Griggs, Jon Anthinson, Judy Olson, Sarah Hoggatt, Dennis Kroll, Kim Heinemann and Denny Darnold

 

The meeting of the plan commission and common council was called to order by plan commission chairman and Mayor Jack Breault.

 

Motion by Yoerg, seconded by Caruso to approve the plan commission meeting minutes of February 27, 2007.  Motion carried.

 

Review and consideration of renewal of a conditional use permit for an outdoor sales area (garden center) at The Home Depot, 1230 Crest View Drive.  Darnold stated that the plan commission and common council approved the conditional use permit three years ago with one of the conditions being that the permit would be re-reviewed in 2007.  Darnold stated that The Home Depot has remained in compliance with the conditions of approval, and he recommended approval with a three year extension.

 

Darnold asked The Home Depot representatives if there were any proposed changes in their application and if they had any concerns with a three year extension.  They responded no to both questions.

 

Plan Commission consideration:  Motion by Caruso, seconded by Yoerg to recommend approval for a conditional use permit for an outdoor sales area to The Home Depot, 1230 Crest View Drive with the same conditions to be continued and the next review in three years (March 2010).  Motion carried.

 

Common Council consideration:  Motion by O’Malley, seconded by O’Connell to approve the continuation of the conditional use permit for an outdoor sales area to The Home Depot, 1230 Crest View Drive with the same conditions to be continued and the next review to be in three years (March 2010).  Motion carried.

 

Breault suggested that the regulations be reviewed to make the continuation of permits to be an administrative review and approval, so long as the applicant remains compliant with the approval.  Darnold stated he would be willing to review the existing ordinance and provide a recommendation for consideration.

 

 

 

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March 22, 2007

                                                                                                           

Downtown Visioning …

Marc Putman, Putman Planning and Design reviewed the revised - condensed version of the guidelines booklet, dated March 19, 2007.  Putman reviewed the general history of the development in downtown Hudson from the mid-1800s to present.  He noted that the architecture has been a mixture of styles and that the quality of architecture dropped off in the 1950s becoming more suburban / mall-like in nature.

 

Focal points and opportunities for off-street parking were reviewed on pages 9 – 13.  Putman presented a rendering of the archway at First Street and Walnut Street to show how that intersection may be improved to attract more interest and to serve as the gateway to the river way / toll bridge walkway.  A gateway concept should be themed and repeated through downtown Hudson, Putman advised.

 

Putman reviewed pages 14 and 15 showing public policy guidelines; roles of citizens, elected officials and developers; and city / developer mutual benefits through a cooperative program to guide development.  Putman also reviewed the use of tax increment financing (TIF); refer to pages 16 and 17, in the downtown to generate revenues to assist in paying for off-street parking opportunities, public realm improvements and development incentives.

 

Key issues for the city to consider in the implementation of the guidelines will be parking, multiple uses within development and height of buildings.  Putman urged the creation of a downtown improvement district for design review and construction assistance.

 

Putman reviewed 50 proposed downtown development guideline elements on page 21 of the condensed guideline booklet noting that the four primary elements are historic styles, materials and interpretations; pedestrian positive experience; building height variety; and building depth variety.  How the guidelines are applied was also reviewed in case studies shown on pages 22-25 and 46 and 47.  Place making and spatial proportions were reviewed, pages 36-43, to demonstrate how a sense of place is created using buildings and vegetation.

 

The initial concept and case study concept for the potential redevelopment of the two block River City Center development was reviewed by Putman.  Putman explained how the proposed guidelines applied to the concept development shown on pages 46 -51 noting the inclusion of views to the river through the building, the provision of adequate parking, sightlines through the building to surface parking, and incorporation of gateway and pedestrian positive elements along Second Street.  Putman provided a visual tour through the building from the front (2nd Street) to the river side (First Street) and on the south and west sides of the case study example.

 

Breault asked for comments. 

Page 3, Plan Commission

March 22, 2007

                                                                                               

Morrissette stated he was pleased to see that the amount of parking and potential opportunities to increase the amount of off-street parking has been reviewed.

 

Judy Olson expressed concern about the amount of buildings being 45 feet in height or over two stories in height.

 

Yoerg commented that the interpretation of the height may make a difference of approximately four feet.

 

Wyland noted that the River City Center buildings would probably not be any higher than the height of the peak of the building at the northwest corner of Second Street and Walnut Street and that proposed River City Center development plans should be looked at as a comparison of height to existing downtown buildings.  Breault suggested that the Tulgren Square building or other buildings in the downtown historic district be compared directly to the River City Center case study.

 

Putman suggested to the plan commission and council members that they should not be afraid of the proposed building height as that is a key element in creating quality pedestrian space and that relationship to the vibrancy and success of the businesses within the downtown commercial area.

 

Gilbert stated that not all buildings should be built up to the 45 foot standard, and the height should be varied to create variety and interest.  He suggested that parts of buildings should be greater than 45 feet and some areas less, but with an overall average of 45 feet.  

 

Dennis O’Connell commented that he likes the overall concept of what has been presented as it will create a friendly environment downtown, but that the city should commit to a strategy and stay with it.

 

Randy Morrissette noted that study and improvements have been concentrated in the four block area and planning should continue through the entire downtown area.

 

Paul Radermacher stated that downtown Hudson was developed with the backs of buildings facing the river and he opined that this effort is moving in the right direction.

 

Breault suggested that the city needs to reverse the orientation of the downtown to face the river.

 

O’Malley commented that he now sees downtown Hudson in a new light and is excited about the opportunities for redevelopment.  O’Malley suggested that the city needs to begin looking at the parking and financial considerations that are related to the visioning efforts.  A parking structure or structures will assist all of downtown.

 

Page 4, Plan Commission

March 22, 2007

                                                                                                           

Dennis Kroll stated that he would welcome an opportunity to review and comment on the proposed guidelines.  He expressed concern about the length of the River City Center area being about 580 feet and how a four story structure may appear.

 

Jon Anthinson stated that the guidelines will improve the quality of development that will occur downtown and also will result in the developers that will be willing to accept the standards. 

 

Darnold suggested that the city should set up an architectural review committee made up of professionals to review the applications for compliance with the guidelines prior to submittal to the plan commission / common council for development plan review.

 

Hugh Gwin stated that he is optimistic from the plans that have been presented, but wants to see the city follow through with the planning initiative.  He noted that the use of tax increment financing downtown is appropriate and will create a win / win situation for the city and property owners / private developers.  He encouraged the city to create a district as soon as possible.  He felt the quality of development will be raised which is a benefit for downtown Hudson and the entire community.

 

Breault noted that Ehlers and Associates (city’s fiscal advisor) is reviewing the possibility of terminating the existing tax increment district and creation of a downtown tax increment district, but that may not be possible until 2008.

 

Judy Olson reiterated her concern about the height and massing of buildings.

 

Ron Gagnon stated that residential development within the downtown area will provide additional life to the downtown area and compared the city of Hudson downtown area to the Danube River (Budapest) in that the river is an important asset to the community but is not fully visible from the nearby commercial area.

 

Sally Hoggatt expressed concern about the height of buildings and encouraged the plan commission and common council members to talk to their constituents and was concerned that if the buildings or property may become too expensive that ownership will not be held by local residents.

 

Putman advised that the city should not artificially curtail the supply of space available as that will raise the required rents and make it less affordable for the small businesses.  He encouraged the city to provide incentives or an environment which will support quality development which will attract quality businesses and customers to the downtown area.

 

Gilbert asked if Putman / Darnold can provide a flow chart to show how the proposed downtown improvement district may work.  Breault encouraged that the presentation

 

Page 5, Plan Commission

March 22, 2007                                  

                                                                                                                       

made tonight be shown on cable TV and the power point presentation be converted to be able to be shown on cable TV.

 

Yoerg asked that prior to the city deciding on the recommendations that they conduct another open meeting or open house to provide the public an opportunity to comment as the city will live with this decision for many years.

 

Lee Wyland suggested that the power point presentation also be made available on the city’s web site.

 

Bieraugel commented that he still had reservations about the height of buildings and suggested that if the economics of development allow it for the buildings to be required to be a varied height.

 

Jon Anthinson stated that the developments need to be quality driven versus price driven and that developers can work with a varied height consideration.

 

Darnold commented that part of the recommended guidelines was reviewed at the last meeting, but some do remain to be discussed.  He stated if there were not expressed concerns that the guidelines on pages 26 -34 will be considered acceptable.  The plan commission and common council did not suggest any amendments.

 

Morrissette encouraged the city to move ahead as soon as possible in review of creating a tax increment district downtown.

 

Breault noted that this planning exercise has required the city to review the downtown in a different perspective and that the planning efforts to date have been positive.

 

It was discussed when the next joint meeting of the plan commission and common council may be scheduled.  Darnold suggested the week of April 9th as the previous week is the scheduled election and common council meetings.  O’Malley noted the special council meeting scheduled for April 9th.

 

Motion by Yoerg, seconded by Caruso to adjourn.  Motion carried.

 

Motion by O’Connell, seconded by O’Malley to adjourn.  Motion carried.  8:49 p.m.

 

Respectfully submitted,

Dennis Darnold, Secretary (Plan Commission)

                           Acting Secretary (Common Council)