PLAN COMMISSION

September 6, 2007

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

Others present: Colleen Wallin, Chuck Beisner, Jennifer Hance, Jeff Doran, John Riger, Bill Wanner, Jim Seal, Gordon Conard, David Robson, Steve Muellereile, Denny Darnold and others

The meeting was called to order by Chairman Breault at 7:02 p.m.

Motion by Burchill, seconded by Yoerg to approve the meeting minutes of 8/16/07. Motion carried.

Amendment to a conditional use permit for the Red Cedar Canyon planned residential development to permit 88 senior housing units to replace 24 townhome units, north of Hanley Road and east of O’Neil Road – Hans Hagen Homes / DMW Properties, Inc. Darnold noted that there was previously some concern expressed about the reported bankruptcy and if that may affect the consideration of this request. Darnold suggested that the plan commission not ask or discuss the issue and depending on a possible recommendation by the plan commission to the Common Council that he would consult with the city’s legal counsel regarding this issue prior to a review by the Common Council.

Colleen Wallin, DMW representative reviewed the plans to construct an 88 unit assisted senior housing project located northwest of the intersection of Hanley Rd. and O’Neil Rd and within the Red Cedar Canyon planned residential development. Wallin discussed the change in plans to address the provision of additional off-street parking for the employees, provision of roll-out refuse containers and the provision of on-site walking paths. Wallin noted that she would be agreeable to reviewing the participation in the Red Cedar Canyon homeowners association. Wallin noted that the bankruptcy issue does not affect this project.

Gordon Conard, 36 Eagles Nest Circle commented that this area is currently under the ownership of Hans Hagen Homes and that the area under their ownership would participate and pay homeowner association dues. Wallin stated the property would not be under the control of Hans Hagen Homes after the purchase, but would be pleased to discuss the issue and participate in the in the associations if there is benefit to their housing project.

Wallin noted that the facility will provide services to the residents and would be a class I facility.

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Jim Seal, 145 Deerwood Court expressed concern about the non-participation of the proposed facility in the homeowners association as it may affect the future health of the development in regard to the on-going maintenance of the amenities. Seal noted that the lost income would be 64 x $290 ($18,560) per year.

Burchill asked how many townhomes the proposed project is replacing. Darnold replied 24, so there would be a possibility of an additional 64 units.

Darnold stated that he has been concerned about the density and general bulk of the proposed development. He stated that he has not been opposed to development of senior housing.

Bieraugel asked Darnold if there were any other concerns and if traffic may be an issue. Darnold responded that traffic is not a concern as the seniors that would generally occupy this type of facility will have fewer trips per unit on the average and generally their trips occur during non-peak traffic periods.

Caruso expressed concern about the issue of unpaid ambulance calls. Wallin noted this facility will have no Medicare waiver. She stated they would be agreeable to address this issue with the city.

Yoerg asked about the marketing of the project and if too many senior units may be proposed. Wallin responded that she was concerned that the city had approved another senior housing project recently, but that she felt this project was warranted.

Darnold asked if this project would be licensed under the residential care apartment complex provision of the Wisconsin administrative code. Wallin stated no, but that it would be certified as a class one assisted living facility.

Motion by Bieraugel, seconded by Yoerg to recommend approval of the request by Hans Hagen Homes and DMW Properties for an amendment to the conditional use permit for the Red Cedar Canyon planned residential development to permit the replacement of 24 townhome units with 88 assisted senior housing units, generally located north of Hanley Rd. and east of O-Neil Rd. with the condition that DMW will review the issue of payment of ambulance calls to the facility with the city attorney and to provide information to the city in regard to the specific type of service provisions per Wisconsin Statute. Motion carried

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Final development plans for parking lot expansion and sign, Grandview Professional Building, 400 South Second Street – Robert and Marcia Hansen. Bill Wanner, representing the development reviewed the sign proposal and that six businesses exist within the development. Breault asked why the sign needed to be relocated. Wanner explained that due to speed of traffic, 45 mph, on STH 35, the provision of a new sign at the proposed location (immediately south of the north driveway) would provide better visibility.

Yoerg commented that a smaller sign would be preferred and that the entrance to the city is considered a critical area. He asked what the base elevation of the sign may be compared to the existing roadway. Wanner stated approximately three feet below the elevation of STH 35 (Second Street). Wanner acknowledged an agreement with the state that the Hansen’s are leasing the area of the STH 35 right-of-way and that the land may, at the recall of the state, be used for roadway improvements; and the parking lot and sign would need to be removed.

Motion by Yoerg, seconded by Bieraugel to recommend approval of the parking lot and signage plans with the sign to be limited to 18 feet in height and that the plans be revised to address recommendations of the city engineer. Motion carried.

Final development plans for T-Mobile, antennae and equipment installation, Carmichael Road water tower, 1000 Carmichael Road – T-Mobile.

Darnold noted this proposal is similar to other cell phone service providers that have been approved for location of antennae on the city’s water towers. Darnold noted that antennae will be located on the pedestal of the tower, and the equipment will be located inside the pedestal. Motion by Yoerg, seconded by Caruso to approve the T-Mobile final development plans for the installation of antennae and equipment at the Carmichael Road water tower. Motion carried.

Concept development plans, Tower View Business Center, 53,053 sq. ft. office and warehouse facility, 2301 Willis Miller Drive (St. Croix Business Park) – J & L Steel Erectors. Darnold introduced Jeff Doran and John Riger, representing J and L Steel Erectors. Doran noted that their proposal includes the development of 53,053 sq. ft. of office and warehouse space. Three new businesses to Hudson will occupy the southern one-third of the building including J and L Steel Erectors, Ascent Contracting and the Ascent Group. Six additional bays will be available for lease. Doran reviewed the site, floor plan, building elevations and rendering of the building. Doran stated it is their desire to have an attractive facility which will be compatible with the business park and attract quality tenants.

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Yoerg asked if there would be any fabrication at the building site. Doran answered no, that all fabrication is conducted at the construction sites.

Motion by Caruso, seconded by Yoerg to approve the concept development plans for the J and L Steel Erectors 53,035 sq. ft. facility west of Willis Miller Drive and north of Tower Road with the condition that the plans be amended to address the recommendations of the city engineer and fire inspector. Motion carried.

Request to rezone, from I-1, Light Industrial District to B-2, General Business District all of lots 1, 2, 3 and all of lots 4 and 5, except the east 200 feet, St. Croix Ventures Industrial Park, generally located south of Hosford Street and east of Heggen Street - Footwedge Partners, LLC. Burchill recused himself from voting on this issue as he is a partner in Footwedge Partners, LLC. Darnold explained that the city of Hudson comprehensive plan designates this area to be developed as commercial. The development has been primarily office, but recently the city approved a beauty salon within this development. The zoning amendment to the commercial classification would reduce or eliminate the city from reviewing every proposed commercial use.

Darnold recommended approval of the rezoning request; and noted the public hearing is scheduled for October 15, 2007.

Motion by Caruso, seconded by Bieraugel to recommend the rezoning request by Footwedge Partners from I-1, Light Industrial District to B-2, General Business District for lots 1, 2, 3 and parts of lots 4 and 5 in the St. Croix Ventures Industrial Park. Motion carried.

Request to amend the master sign plan for Ban Tara commercial development – Ban Tara, LLC. David Robson explained that the hospital has expressed interest in purchasing the three lots on the east side of Center Drive immediately south of the hospital facility. A concern expressed by Hudson Hospital representatives is that the allowance for freestanding signs is limited to six (6) feet in height and 40 sq. ft. in area. Robson presented photographs of the existing hospital signs and Steve Muellereile presented a perspective and example of signage that the hospital would likely propose. Robson explained that the request is for lots 7, 8 and 9 of the Ban Tara commercial development. Darnold reviewed the general intent of the master sign plan was to reduce the larger 35 to 45 foot high freestanding signs. Darnold suggested that the signs should be limited to ten feet in height and 100 sq. ft. in area noting that the speed limit on Center Drive is 25 mph. Robson noted the hospital was requesting signs to be permitted up to 120 sq. ft. in area and a maximum of 15 feet in height.

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Motion by Bieraugel, seconded by Yoerg to recommend approval of an amendment to the Ban Tara master sign plan to allow freestanding signs on lots 7, 8 and 9 Ban Tara for up to 120 sq. ft. in area and a maximum height 15 in height with the condition that if the hospital does not purchase and develop the property that the sign area and height revert back to the 40 sq. ft. and 6 feet in height standards. Motion carried

Other business for discussion purposes only or placement on future agendas. Yoerg questioned if the city has an active program to replace trees in the city’s boulevard areas. Breault and Darnold answered that program has not been active for several years. Darnold noted that one issue is that trees in some locations conflict with private utilities. Breault stated he would look into that issue.

Motion by Caruso, seconded by Yoerg to adjourn. Motion carried. 8:10 p.m.

Respectfully submitted,

Dennis Darnold, Secretary