PLAN COMMISSION

July 26, 2007

 

Members present:  Breault, Burchill, Yoerg, Mailloux and Caruso

 

Others present:  Terry and Linda Walker, John Klingelhutz, Paul Mollett, Robert Simonson, Tim Erickson, Angela Popenhagen, John Gelderman, Michelle Caron, Ron Clark, Michael and Betty Breske, Rod Stickney, Michael O’Connell, Charles Ellefson, Denny Darnold and others.

 

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

 

Motion by Yoerg, seconded by Mailloux to approve the 7/12/07 meeting minutes.  Motion carried.

 

Request to vacate or discontinue the unimproved right-of-way of Barstow Street west of the Union Pacific Railroad – Terry Walker, 1321 Eighth Street.  Darnold stated that the Walkers have requested the discontinuance of the unimproved street right-of-way located west of Eighth Street and south and west of the Union Pacific Railroad right-of-way.  Darnold noted that there are no utilities located in this area.  Mr. Walker stated he is interested in constructing a detached garage at his residence if the right-of-way is vacated.  Darnold recommended the requested discontinuance.

 

Darnold noted that the Common Council will need to schedule and conduct a hearing regarding this request prior to taking formal action.  The hearing would most likely be held in late September.

 

Motion by Yoerg, seconded by Burchill to recommend that the unimproved right-of-way of Barstow Street located west of Eighth Street and south and west of the Union Pacific Railroad right-of-way to be discontinued.  Motion carried.

 

Final development plans for the River Crest Elementary school, east of CTH F and south of Coulee Rd.  – School District of Hudson.  Yoerg asked about the adequacy of trees on the site.  Darnold noted that the building elevations and site perspectives were not a good indication of the number of trees being planted.  Most of the trees along Coulee Trail will be retained, and the landscape plan indicates that 39 over-story and 15 under-story trees will be planted.  Much of the southern portion of the site will be developed into ball-fields and native prairie areas. 

 

The plans do not include the sanitary sewer extension / off-site improvements, and the city will reserve the right to review those proposed improvements.

 

 

 

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Darnold asked Angela Popehagen (project engineer) if the recommendations of the city engineer are of any concern.  Popenhagen noted that issues raised by the city engineer will be addressed and the plans revised accordingly.

 

Motion by Burchill, seconded by Caruso to recommend approval of the final development plans for the River Crest Elementary School.  Motion carried.

 

Request by Klingelhutz Companies to amend the conditional use permit to allow the 40 unit Vista Canyon residential condominium development to be converted to a 55 unit assisted living – residential care apartment complex (RCAC) and the proposed (second building) of the Vista Canyon development to be developed as a 65 unit assisted care facility – (for discussion only).  John Klingelhutz stated that the Vista Canyon development has not had a sale and that the ownership is now changed, and the property is now owned by the Klingelhutz Companies.  He acknowledged that the site was ill-kept, but that he has had the site cleaned up.  Klingelhutz introduced Robert Simonson, Apex Management, LLC.

 

Simonson stated he is from Madison, Wisconsin and that he has been contacted by Mr. Klingelhutz to review the Vista Canyon residential condominium site for the potential reuse of the existing facility for a residential care apartment complex.  He noted that he has facilities in Edgerton, Watertown, La Crosse and Onalaska.  Simonson stated that the term “assisted living’ is often incorrectly used.  He explained that the facilities that he operates are licensed facilities in Wisconsin and are defined as residential care apartment complexes.

 

Simonson noted that there are two facilities in the city of Hudson; Comforts of Homes (community based residential facility - CBRF) which is fully occupied and Pine Ridge (residential care apartment complex – RCAC) which has a high occupancy rate.  Breault indicated it is his understanding that there may be six or seven vacancies.

 

Simonson explained the general concept of a RCAC is to allow residents to age in place with services being increased as needed.  Many residents that occupy this type of facility are 80 to 85 years of age.  A RCAC is not age limited and occupants may be less than 55 years of age, but may only occupy the facility if services are needed.  RCACs do not require the high level of regulation that a nursing home does require, thus a RCAC is a less expensive alternative.  Nurses are on staff about 60 to 80 hours per week and on call the balance of the time.  Simonson presented a comparison of an unregulated congregate senior housing facility, a RCAC and a CBRF.

 

Simonson stated he has reviewed the cost to convert and operate a 55 unit RCAC at this location with the potential for rent income and stated that he believes this economically feasible.  Simonson explained that in other Wisconsin counties APEX Management has

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been able to participate in the county family care programs and that St. Croix County is scheduled to implement that type of program in June, 2008.

 

Breault asked if there is market research to support the need for this type of facility.  He also noted that the city of Hudson must underwrite the expense of ambulance service to the facilities that are occupied principally by seniors.  Would this type of facility pledge to set aside a percentage of the rents to address the cost of emergency medical services, Breault asked.  Simonson stated that can be reviewed.

 

Yoerg asked about the licensing consideration and what may occur which would place this type of facility at jeopardy of losing a license.   Simonson noted that he immediately addresses any concern that the licensing authority has and that there are no outstanding fines or issues at any of his other facilities.

 

Yoerg felt that the request warrants further review.  Darnold commented that if Klingelhutz and Simonson desire to pursue the RCAC concept it would require a public hearing and an opportunity for the public to comment would be provided.  Breault stated he felt the city would only consider the conversion of the 40 unit existing building to a 55 unit care facility at this time and if the additional units are warranted that the city will review that issue in the future.  Klingelhutz agreed to that consideration.

 

Rod Stickney stated he is concerned that Klingelhutz can’t sell the existing residential condo units because they were not motivated to sell.  Stickney commented that he tried to contact them to purchase a unit and did not receive a call back.

 

Michael O’Connell encouraged cooperation with the developer and asked if Klingelhutz would be willing to meet with members of the homeowners associations to discuss issues that they may have including potential use of the Red Cedar Canyon amenities.

 

No action was taken.

 

Petition for annexation of 54.41 acres east of Carmichael Rd. and north of I-94 – Rock Island Land Company and Double Play Investments.  Darnold commented that it was his intent to review the issues that the plan commission wants to be reviewed by the city staff.  John Gelderman, Opus explained that they have looked at this area for potential development since January, 2007; that the parcels are generally oriented in a U shape surrounding residential parcels on three sides.  Discussions with city and WisDOT staff directed the primary access to the site to be located at the joint access to the golf course and Culvers.  Darnold noted that it is WisDOT directive to have the primary access approximately 1,320 feet north of the Coulee Rd. / Carmichael Rd. intersection.

 

 

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Mailloux asked about the comprehensive plan status.  Darnold responded that was put on hold as the plan commission and Common Council addressed the downtown redevelopment issues.  Mailloux asked how much commercial development the city may be able to support. 

 

Yoerg expressed that the entire Carmichael Road corridor should be reviewed.  He expressed that many of the types of businesses that will want to locate in this proposed development are available only ten minutes from Hudson.

 

Yoerg commented that St. Croix County desires to amend the proposed land use at the county government center.  Darnold noted that issue will be on the next plan commission agenda.

 

Breault urged the plan commission to review the options of development from I-94 to Vine Street and look at it in a comprehensive view.

 

 Yoerg noted that the wastewater treatment plant capacity is a significant issue.

 

John Gelderman offered that Opus may be able to provide some assistance to the city in reviewing the development issues along the Carmichael Road corridor.

 

Yoerg expressed concern that the residential properties to the east would need to drive through a commercial development to get to the residences.

 

The issue of future development in the Carmichael Road corridor will be placed on the next meeting which is scheduled for August 16th.

 

No action was taken.

 

Motion by Caruso, seconded by Yoerg to adjourn.  Motion carried.  8:17 p.m.

 

Respectfully submitted,

Dennis Darnold, Secretary