PLAN COMMISSION

March 24, 2005

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

Others present: Tom Aitchison, Elliot Anderson, Lon Feia, Matt Frisbie, Jason Raverty,

John Erickson, John Gardner, Steve Peterson and Denny Darnold

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

Moved by Koch, seconded by Caruso to approve the meeting minutes of 3/10/05. Motion carried.

Concept development plans, First Presbyterian Church, north of Vine Street and west of Grandview Drive. Darnold noted that there are generally four issues that must be addressed in the general concept review, and the remaining details need to be addressed in the final development plans: turn lanes on Vine Street, grading along the east property line (this was an issue raised by the adjacent property owners), curb along the perimeter of the parking lot and the provision of sufficient cover on top of the sanitary sewer line to prevent freezing.

Gilbert asked about the storm water drainage along the west side of the parking lot as the grade west of the parking lot is steep.

Elliot Anderson stated the parking lot is designed to flow to the northeast where a storm drain inlet currently exists. Anderson noted that the church will propose to add curb and gutter along the front parking area and near the church, but would like not to have to construct curb on the north side of the parking lot as that is the area where the parking lot would be expanded in the future. Anderson explained that the church proposes to maintain the trees along the perimeter of the site and that they are willing to work with the property owners along the east side of the church property to assure the proper drainage. Anderson noted that some of the home owners to the north had dug trenches and were draining storm water onto the church property.

Moved by Caruso, seconded by Gilbert to approve the concept plans for the proposed First Presbyterian Church facility with the condition that the plans are revised for final plan submittal per the city engineer’s and fire inspector’s comments. Motion carried.

Concept development plans for 23,828 sq. ft. office, retail and restaurant facility, west of Carmichael Rd. (north of Target) – CBL Partners, LLC. Darnold explained that this is a concept plan review and that there are three general issues: recommended elimination of the east access on the north side of the site, creation of a three-way stop at the intersection of the private roadways at the northeast corner of the site and required off-street parking. Darnold noted that the easterly driveway is too close to the intersection and that cars would stack in front of the proposed access. The three-way stop is an issue that has been reviewed by the city before when discussing Culver’s proposed

Page 2, Plan Commission

March 24, 2005

plans. The third issue is the required off-street parking particularly for the proposed restaurant(s). If it is proposed to be a “sit down,” it probably would require more parking than is proposed. If the restaurant(s) proposed are “take out” with limited seating, the number of off-street parking stalls proposed will probably be sufficient, Darnold noted.

Matt Frisbie, Frisbie Architects explained that the second floor will be used for condominium office development. The first floor proposes retail, including a furniture store and restaurant or perhaps two oriented toward a take out menu. The basement is proposed for the use of storage for the offices. Frisbie reviewed the building elevations noting the orientation and building features.

Breault asked Frisbie to take a careful look at the off-street parking spaces.

Gilbert commented that the use of the name Golf View Centre may cause some confusion because of the existing Golfview residential subdivision and street name and suggested that the developer consider a change in the project name to avoid confusion relative to emergency response calls.

Moved by Caruso, seconded by Gilbert to approve the concept plans for the Golf View Centre office, retail and restaurant development located west of Carmichael Road and north of Target with the condition that the final development plans be amended to address the recommendations of the city engineer and fire inspector. Motion carried.

Mailloux asked that the off-street parking issue be resolved before the review of the final development plans.

Review of the proposed conversion of the basement floor area from existing warehouse to office / retail and storage use– John Erickson / River City Center. Darnold commented that this item was placed on the agenda for review purposes only and to generate some discussion as to what some of the issues or concerns that the plan commission may have with this suggested change of use.

John Erickson noted that he wants to explore the conversion of the existing warehouse area on the basement floor of the River City Center from warehouse to office and retail use. He noted to achieve his plans it will require the city to cooperate in consideration of the use of the city property on the west side of River City Center for off-street parking. Erickson noted that area is currently used by the warehouse facility for delivery and loading of goods. If the conversion is permitted, it would be best to convert that truck maneuvering area to off-street parking.

Steve Peterson, Frisbie Architects noted that the basement floor and parking areas would need to be raised to reduce the impact of periodic flooding. Peterson reviewed

Page 3, Plan Commission

March 24, 2005

a perspective illustration of the west and south sides of the building as they may be amended including the proposed off-street parking areas.

Breault asked if it has been considered to connect the first and second floors of the development. Erickson noted that has been reviewed but no decision has been made.

Bieraugel commented that it is his opinion that the property has and continues to be underutilized and is in a deteriorating condition, and he felt the developer could possibly do much more in regards to the overall and long term use of the development.

Caruso noted that he felt the proposal was moving in the right direction.

In general the plan commission expressed favor in the developer’s proposed changes but that the use of the city owned property on the west side of the building and off-street parking would be issues that would need to be addressed. No action was taken.

Concept plat review (extraterritorial subdivision review), west 38 acres in the City of Hudson extraterritorial review area, Hills of Troy, residential subdivision, parts of Sections 10 and 11, Town of Troy – Troy Development. Darnold reviewed the proposed concept plat for the Hills of Troy residential development in the Town of Troy. Darnold noted only the west 38 acres are in the city’s review area and that area is proposed to be placed in conservation easements. Darnold commented that the lots will have individual septic systems. Darnold explained that the area proposed for conservation easements will be owned by the homeowner’s association and not dedicated to the Town of Troy. Darnold commented that it is his understanding the conservation easements may allow one residence per lot. In this instance there are five conservation easement lots shown in the west 38 acres. Bieraugel asked Darnold to check on the potential one-family development with the conservation easements. Moved by Bieraugel, seconded by Caruso to approve the concept plat of the Hills of Troy with Darnold to review the issue of potential development within the conservation easement lots. Motion carried.

Other business for discussion or placement on future agendas. None.

Moved by Caruso, seconded by Gilbert to adjourn. Motion carried. 7:45 p.m.

Respectfully submitted,

Dennis D. Darnold, Secretary