PLAN COMMISSION

April 13, 2006

 

                                                                                               

 

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

 

Others present:  Chuck Rothstein, Matt Frisbie, Rodney Bahr, Tom and Mary Redner,

Dick Trende, Dee Dee Madsen, Larry Davis, Josh Hanson, Ron Kapaun, Brian Hinz, Florence Simon, Brian Zeller, Denny Darnold and others 

 

Call to order at 7:00 p.m.

 

Moved by Koch, seconded by Yoerg to approve the 3/23/06 meeting minutes.  Motion carried.

 

Request for rezoning former hospital site, 400 Wisconsin Street, and adjacent parking lots from R-1, One-Family Residential District to RM-1, Multiple Family Residential District, part of outlots 184, 222, 223, 224, (propose 68 dwelling units, elderly housing) – Comforts of Home / Hudson COH, LLC.  Darnold briefly introduced the project and introduced Mr. Chuck Rothstein, Comforts of Home to further review the details of the proposed project for 68 elderly dwelling units.  Rothstein explained that he is the owner of the Comforts of Home project that is located on Heggen Street south and west of the post office.  Rothstein noted that the project is proposed to have a mix of housing types including a 40-unit, a 12-unit and eight two-unit structures.

Rothstein stated that he would be willing to meet with the residents at the Comforts of Home facility on Heggen Street the week of April 17th to show the existing facility and answer specific questions regarding the project.  Rothstein introduced Matt Frisbie, project architect.  Frisbie presented drawings or photos of the proposed buildings.  He reviewed the proposed site plan noting that Blakeman Drive would be proposed to be reoriented to the west to align with the road going into Prospect Park.  A retention pond is proposed on the former boiler building parcel adjacent to the city park, Frisbie explained, with the possibility of constructing off-street parking and a pavilion that could be used by both the park and proposed development’s residents.  Frisbie noted that the underground parking garage access for the forty-unit building will be on the north side of the building.

The project will be under an association which will be responsible for maintenance of the buildings and grounds.

 

Yoerg questioned if the increased traffic will have an impact on the Prospect Park roads and potential impact on maintenance of the roads.

 

Tim Caruso suggested that perhaps that Blakeman Drive should be rerouted to the east.

 

 

 

 

 

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April 13, 2006

 

 

Don Gilbert asked about the elderly housing requirement.  Rothstein noted that the project would be marketed to residents 55 years and greater, but could not be restricted to residents younger than 55 if part of the family or household.

 

The plan commission noted that the issues regarding park roadway maintenance, storm water management / ponding and the elderly age limit were issues that they would like additional information.

 

Breault asked if the neighborhood would like to make comments.

 

Tom Redner, 714 Wisconsin Street commented that he does not feel the proposed project fits the character of the neighborhood and that the zoning on the parcel has for many years been single family residential.  Redner requested that a concurrent discussion between the neighborhood and the developer be allowed with the process being conducted by the city.  Redner questioned what will keep this project being sold to non-elderly residents.  Redner opined that the twin homes create too much density where single family homes once existed.  Redner concluded by asking if the housing will be truly affordable for the elderly.

 

Dick Trende, 619 Wisconsin Street noted that he has lived in the neighborhood for 27 years and that he is concerned about the change of the neighborhood to allow a multiple family development due to the traffic congestion that will result.  He expressed concern also for the neighborhood environment that has greatly improved since the hospital has relocated and the neighbors again take walks and enjoy the outdoors.

 

Dee Dee Madsen, 629 Laurel Avenue expressed concern of the added amount of traffic onto Laurel Avenue and Third Street hill going to downtown Hudson.  She raised the issue of employee traffic. 

 

Jeff Schwartz, 308 Sixth Street, stated that he was concerned about the density and employment traffic.  He presented a petition that was sent to the city during the rezoning request for Common Bond, noting that nothing is different and that the neighborhood was opposed to that rezoning request.

 

Larry Davis, 415 Sixth Street commented that traffic generation and density were concerns and requested that the area stay single family.

 

Josh Hanson, 302 Sixth Street also expressed concern about the increased traffic and opined that the multiple family development was not the right fit for the neighborhood.

 

 

 

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April 13, 2006

 

 

Ron Kapaun, 708 Wisconsin Street noted the neighborhood is a quiet and fun location to live and commented that 200 – 300 cars per day would be generated and become a disturbance for the neighborhood.

 

Breault suggested that the neighborhood residents use the conference room across the hallway to visit with Mr. Rothstein to determine a process for the neighborhood and

Comforts of Home to discuss the proposed project.

 

Darnold explained that the item will be on the plan commission agenda for Thursday, April 27th for further discussion and consideration and that the Common Council has set the date of the public hearing for Monday, May 1st.  Tom Redner asked if a super majority vote is required to approve the rezoning if the plan commission makes a recommendation.  Darnold stated that the Common Council can enact an ordinance with a simple majority vote with or without a positive recommendation from the plan commission.

 

Final development plans, 1021 Pearson Drive, 7,000 sq. ft. retail center, lot 2, Ban Tara commercial development – Derrick Commercial Contracting, LLC.  Darnold reviewed the general location of the proposed development and that an issue was raised earlier in the week regarding the sanitary sewer utility easement being partially covered with the proposed patio and landscape improvements.  Darnold also noted the building is not located on the easement.  Darnold stated that he had visited with city engineer Angela Popenhagen earlier in the week and that she is okay with the plans so long as the property owner enters into an agreement acknowledging the coverage of the easement; and if the city must enter the easement area to repair or maintain the sanitary main, the property owner or developer will be responsible for replacing the improvements at their cost.  Darnold also noted that the city engineer is recommending that the developer provide a letter of credit in the amount of $4,550 to assure restoration of street, curb and gutter and boulevard improvements in Pearson Drive.

 

Yoerg asked why the building is being relocated nine feet to the west.  Darnold stated that the purpose is to accommodate additional off-street parking on the parcel.

 

Moved by Caruso, seconded by Gilbert to approve the final development plans for the 7,000 sq. ft. retail center, 1021 Pearson Drive on lot 2, Ban Tara commercial development as proposed by Derrick Commercial Contracting, LLC with the following conditions:

 

 

 

 

 

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April 13, 2006

 

 

-         Property owner enters into an agreement that the property owner / developer will be responsible for the restoration of the patio and landscape improvements which will cover the sanitary sewer utility easement if the city

needs to disturb the improvements due to maintenance or repair of the sanitary sewer utility, and to

-         Provide a letter a letter of credit of $4,550 to assure the restoration of improvements within the Pearson Drive right-of-way and associated city inspection costs.

Motion carried.

 

Final development plans, River Bluffs Business Center, 35,424 sq. ft. office / warehouse facility, lot 3, St. Croix Business Park – River Bluffs Business Center, LLC.  Darnold reviewed the general location of the proposed facility.  Darnold introduced Brian Hinz, project architect.  Hinz reviewed the project noting the project as shown is the first phase of approximately 35,400 sq. ft.   Darnold noted that the city engineer has suggested some minor amendments to the final development plans regarding details and specifications and use of concrete for the driveway apron to the property line.  Darnold stated the developer has agreed to pave the fire lane.

 

Moved by Yoerg, seconded by Caruso to approve the final development plans for the 35,424 sq. ft. office / warehouse facility as proposed by River Bluffs Business Center, LLC on lot 3, St. Croix Business Park with the following conditions:

-         Plans to be revised per the city engineer’s review letter and provision of a fire lane per the city fire inspector’s review letter.

-         Letter of credit for $8,950 to assure the restoration of city improvements and boulevard area with the Harvey Street right-of-way and associated city inspection costs.

Motion carried.

 

Certified survey map (CSM) to create, two, zero-lot line lots, 2210 and 2212 Namekagon Street, part of lot 8, St. Croix Valley Park – Alan Homeier.  Darnold stated this CSM is similar to others in the St. Croix Valley Park subdivision that is zoned R-2, Two-Family Residential District and that the city requires a notation to be placed on the face of the CSM regarding easements to repair and maintain water and sanitary sewer services and that the parties have an agreement in place that addresses access to and the repair and maintenance and associated costs.  Darnold commented that he had sent the surveyor the language for the CSM notation and they were agreeable to making the change.  Mr. Homeier has not forwarded a copy of the agreement, but it is expected next week.

 

 

 

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April 13, 2006

 

 

Moved by Caruso, seconded by Bieraugel to approve the certified survey map (CSM) for two, zero-lot line lots, 2210 – 2212 Namekagon Street as proposed by Alan Homeier with the following conditions:

            a)  A notation be placed on the CSM which states – “Lots 1 and 2 are subject to an undelineated cross easement for the purpose of private sanitary sewer and water service repair and maintenance.”

            b)  Submittal of a copy of the property management and declaration agreement which denotes a section regarding utility repair and maintenance and encroachment on the adjacent property, if necessary to do so, with the agreement subject to review by the city attorney.

Motion carried.

 

The plan commission asks that the city attorney review the property agreements (for both Homeier and Warnken) and declaration for clarity of language regarding the parties’ responsibility of utility repair and maintenance and associated costs that may result from such repair and maintenance.

 

Certified survey map (CSM), two, zero-lot line lots, 814 -816 First Street, part of lot 8, block 6, Daniel Mears Addition – Steven Warnken.  Darnold noted that the issues are similar as with the Homeier CSM regarding the notation on the face of the CSM and the property management and declaration agreement.  Darnold noted the surveyor was agreeable to amend the CSM to place the notation as required.  Darnold stated the proposed agreement has been received from Mr. Warnken and is being forwarded to the city attorney for review.

 

Moved by Bieraugel, seconded by Caruso to approve the certified survey map (CSM) for two, zero-lot line lots, 814 and 816 First Street as proposed by Steven Warnken with the following conditions:

            a)  A notation be placed on the CSM which states – “Lots 1 and 2 are subject to an undelineated cross easement for the purpose of private sanitary sewer and water service repair and maintenance.” 

            b)  Submittal of a copy of the property management and declaration agreement which denotes a section regarding utility repair and maintenance and encroachment on the adjacent property, if necessary to do so, with the agreement subject to review by the city attorney.

Motion carried.  

 

 

 

 

 

 

 Page 6, Plan  Commission

April 13, 2006

 

 

Master sign plan, sign ordinance amendments and proposed master sign plan by Ban Tara, LLC for the Ban Tara commercial development.  Darnold reviewed the proposed sign ordinance amendment to allow commercial developments to consolidate signage in lieu of forfeiting their right to have a large freestanding sign on their own parcel, but limiting the number of freestanding signs to two, for the entire development, with a maximum height of 45 feet and maximum area of 135 sq. ft.  Each lot would be permitted one freestanding sign not greater than 6 feet in height and 40 sq. ft. in area which can have the names of businesses that are not located on the larger signs.  Also, under the master sign plan, wall signage may be permitted larger on the secondary wall areas, but not greater than 10% coverage which is the maximum under the current sign ordinance.

 

Brian Zeller, Ban Tara explained their proposal to restrict signage on eight of the ten lots that exist in the Ban Tara commercial development.  Zeller explained that the two lots that are not included have been sold; however, the signage for one of the two lots, lot 4, is proposed for a six (6) foot high, 50 sq. ft. freestanding sign and wall signage.  The two freestanding signs with off-premise signage will be located on lots 1 and 3 near the Carmichael Road frontage.  Other signs will be limited to six feet in height and 40 sq. ft. in area.  Zeller noted that the end result will be that there may be three signs of 45 feet in area versus a potential of ten.  Zeller explained that he hoped to discuss the issue with the owner of lot 6 to ask them to cooperate with their efforts to reduce the number of higher freestanding signs

 

It was questioned if the city should consider denying the plan because not all of the lots are participating.  Darnold responded that at this point the city will be able to achieve full participation by all of the lots in the subdivision, but that reducing the number of signs from a potential ten to possibly three is a significant achievement with cooperation of the developers.

 

Breault thanked Ban Tara, LLC for working with the plan commission to reduce the number of signs in the overall development.

 

Moved by Yoerg, seconded by Koch to approve the sign ordinance amendment to create a process to allow approval of a master sign plan for multiple lot developments per the community development director’s recommendation.  Motion carried.

 

Moved by Gilbert, seconded by Caruso to approve the master signage plan as presented by Ban Tara, LLC.  Motion carried.

 

 

 

 

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April 13, 2006

 

 

Other business for discussion purposes only or placement on future agendas.  Darnold noted that the survey for the alleyway area between 11th and 12th Streets and south of Fillmore Street is completed and that he would like to continue that review at the April 27th meeting, but suggested that the plan commission members review the site together or individually.  The plan commission noted that they would be willing to meet at the site to only review the location of the alleyway.  Darnold said he would try to arrange a date next week. 

 

Gordon Conard asked if the status of the comprehensive plan survey had been updated.  Darnold stated he had requested an update, but had not received a response from the UW-River Falls Survey Research Center, and he will forward this information upon receipt.

 

Moved by Yoerg, seconded by Caruso to adjourn.  Motion carried.  8:07 p.m.

 

Respectfully submitted,

Dennis D. Darnold, Secretary