PLAN COMMISSION
March 23, 2006
Members present: Breault, Koch, Yoerg, Mailloux, Bieraugel
Others present: Ruth Poss, Linda Groom, Lisa Nelson, Elliot Anderson, Matt Frisbie, Alan Catchpool, Matt O’Brien, David Robson, Brian Zeller, Ted Field, Jim Schreiber,
Denny Darnold and others
The meeting was called to order at 7:03 p.m.
Moved by Mailloux, seconded by Yoerg to approve the 3-9-06 meeting minutes. Motion
carried.
Final development
plans, relocation and expansion of
Darnold explained that the Hudson Community Daycare Center proposes to relocate their facility to the building to the north, expanding that building to a total of 5,800 sq. ft.; moving the main entrance to the east side; provide off-street parking and child drop-off to the east side; and raze the existing daycare facility and construct a new play area for the daycare. Elliot Anderson, project architect noted that the conversion and expansion of the structure to the north will be continued in a residential appearance. The only accesses on the north side will be for emergency access only. The existing daycare facility will be razed, and a play area for the day care will be secured with fencing.
Ruth Poss, adjacent property owner to the south raised a concern about a recent survey of the property owned by the daycare indicating that the survey shows that daycare property extends into an area that was generally recognized as her property. Darnold indicated that he would review that issue.
Don Mailloux raised a concern about the drop-off / pick-up area on the east side of the building and if the area was sufficient for that purpose. Darnold responded that the daycare schedule is set-up so that pick-ups do not occur all at one time. Linda Groom, Director stated the daycare is open from 6:15 a.m. to 5:45 p.m., Monday – Friday; and not all of the children arrive or depart at a similar time.
Yoerg questioned if the neighborhood may have concerns of the daycare remaining in the residential neighborhood because it is a business. Darnold stated that he sent out approximately 50 notices to the neighborhood and received one call in favor of the project. Lisa Nelson, daycare board member, noted that she felt it was important that the daycare remain in the neighborhood. She informed the plan commission that the daycare is in the process of being reorganized and owned by the local daycare board versus ownership by Catholic Charities.
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March 23, 2006
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Mailloux asked if the daycare
would fence in the lawn area on the north side of the building.
Moved by Bieraugel, seconded by Koch to approve the final development plans for the Hudson Community Daycare, 824 Fourth Street as proposed by Catholic Charities with the plans to be revised per the city engineer and fire inspector comments and that a letter of credit be provided to the city in the amount of $3,650 to assure the removal of specified driveway and sidewalks within the city right-of-way and restoration of the street, curb and gutter and boulevard areas and associated inspections. Motion carried.
Concept development
plans,
Breault asked if the proposed decks on the west side of the building will be screened. David Robson, Ban Tara, LLC stated the particular details of the screening have not been worked out and will be an issue for the individual tenants, but expressed that it most likely would be a combination of shrubs and wrought iron fencing. Darnold encouraged the developer to have the details available at the final development plan review.
Darnold noted that the issues
raised by the city staff are relatively minor and deal with details to be
revised in the final development plans. Darnold recommended approval of the concept development
plans per the city of
Moved by Mailloux, seconded by Bieraugel to approve the concept development plans as
proposed by Derrick Construction Contracting for the 7,000 sq. ft. retail
center proposed on lot 2, Ban Tara commercial development with the plans to be
revised per the city engineer and fire inspector comments. Motion
carried.
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March 23, 2006
Page 3
Sign ordinance amendments, master sign plan, proposal to allow consolidation of freestanding signs for multiple lots / buildings within one commercial development – Community Development Director. Darnold explained that the proposal is to allow a developer to submit a master signage plan to the city for approval which will result in a reduction of the number of freestanding signs in the overall development by allowing a consolidation of signage onto one or two freestanding signs which would contain off-premise signage. Bieraugel suggested that perhaps the proposal is too prescriptive and that a developer be allowed to submit a plan whereas the details would be reviewed and negotiated with the plan commission. Koch thought that there needs to be some limits for the developer to begin with. Moved by Yoerg, seconded by Mailloux to prepare a draft ordinance which will allow the developer to submit a master signage plan with the general guidelines of the sign ordinance and with the intent to reduce the overall number of freestanding signs by permitting off-premise signs. Motion carried. The plan commission advised Ban Tara, LLC to bring back their proposal for continued reviewed.
Review of wastewater treatment plant capacity (WWTP) – Community Development Director. Darnold commented that the city staff has reviewed the capacity on an annual basis and in review with annexation petitions. The last review was conducted in February 2005 in conjunction with the Ban Tara request for annexation.
Darnold noted that in general the city can continue to develop within the current city limits. When an annexation is requested, the city should carefully review what impact that proposal may have on the wastewater treatment plant (WWTP) capacity. Darnold stated that he tried to identify as many potential sources of demand in the future, including vacant houses, per the 2000 Census, and residences that are currently using septic systems within the city. Darnold introduced Jim Schreiber, WWTP Superintendent and Ted Field, engineer to respond to any questions the plan commission may have.
Mailloux asked if the 2.2 million gallon per day capacity is the maximum amount or is there some allowance for additional capacity. Field answered that there is some additional capacity that can be made available through minor modifications to the plant.
Yoerg inquired if an increase in capacity can be made at the current plant location. Field indicated that depending on the amount of additional capacity that is required and what improvements are proposed the added capacity should be able to be completed on the existing site, but that all or part of the garage area may need to be utilized.
Bieraugel asked about the greatest peak flow experienced at the current plant to date. Schreiber noted that the plant has peaked at 1.7 million gallons per day, but that has occurred only during high water levels associated with flooding.
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March 23, 2006
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Staff reviewed the possibility of using an equalization system to even out flows to the plant during flooding, but noted that type of technology is a high maintenance consideration.
A copy of the capacity report prepared by the community development director is attached.
Other business for discussion purposes only or placement on future agendas. Darnold noted that April plan commission meetings will be moved back one week to April 13th and April 27th. Yoerg asked if any new projects are up for review in April. Darnold noted that the rezoning of the “old hospital” site will be reviewed in April.
Moved by Yoerg, seconded by Mailloux to adjourn. Motion carried. 8:14 p.m.
Respectfully submitted,
Dennis Darnold, Secretary