PLAN COMMISSION

April 27, 2006

                                                                                   

Members present:  Breault, Koch, Yoerg, Mailloux, Gilbert and Caruso.

 

Others present:  Chuck Rothstein, Matt Frisbie, Michael Gair, Annette DeWitte, Tom Redner, Jeff Schwartz, Brian Hinz, Derrick Passe, Dennis Kroll, Bob Treise, Kim Heineman, Pat Sherley, Lee Wyland, Denny Darnold and others

 

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

 

Moved by Yoerg, seconded by Caruso to approve the meeting minutes of 4/13/06.  Motion carried.

 

Request for rezoning former hospital site and adjacent parking lots, 400 Wisconsin Street from R-1, One-Family Residential District to RM-1, Multiple Family Residential District – Comforts of Home / Chuck Rothstein.  Mike Gair, project planning consultant noted that the proposed project will be a positive impact on the community for the following reasons:           

-         Provides for a diversity of housing types, more choices for the elderly population.

-         Linkage between the roadway and park areas.

-         High amenity development, quality architecture.

-         Traffic study has been completed and results will be provided soon.  The afternoon peak hour traffic is reduced compared to one-family residential development.

-         Adjacent property values will not be negatively affected.

-         Deed restrictions to be offered to restrict the use to elderly housing.

 

Yoerg asked that the developer clarify the deed restriction considerations.  Darnold commented that he would need to discuss that issue with the city attorney.  Chuck Rothstein commented that he felt that the city could only place a restrictive covenant on the property for a period of 20 years.  Lee Wyland, alderperson asked if the issue of the 20 year limitation could be further researched.  Darnold stated he will review that issue with the city attorney.

 

Jeff Schwartz commented that he is opposed to the rezoning request and that he felt the property should be developed as single family residential. 

 

Breault commented that there was an open house held by Comforts of Home which some of the area residents were able to attend, but that there was some concern expressed at that meeting that some neighborhood residents were not able to attend because of work commitments. 

 

 

 

 

Page 2, Plan Commission

April 27, 2006

 

 

Annette DeWitte, 726 Wisconsin Street commented that there should be an evening open house to give an opportunity to provide for the other residents of the area to meet with the developer.

 

Carah Koch stated that she is interested in what the traffic analysis may indicate.

 

Gilbert expressed concern that due to the steep slopes that it may not be a good site for elderly housing.  Gilbert asked about the occupancy rate of elderly housing in Hudson.  Darnold commented that on the WHEDA website that WHEDA notes that exclusively elderly housing projects in all of St. Croix County have an occupancy rate of about 84%.

 

No action was taken on this item to provide an opportunity for the developer to reschedule an open house to meet with the neighborhood residents.

 

Status of unimproved alleyways between 11th and 12th Streets from Fillmore Street to and including the unimproved alleyway within the discontinued Pitt Street right-of-way.  Caruso noted that upon visiting the site there is more land within the unimproved alleyway areas than initially perceived. 

 

Breault commented that with the survey being completed and the alleyway monumented that it is much easier to understand where the alleyway area is at.

 

Yoerg commented that the north/south alleyway is a concern due to the proximity to the steep slope on the west side and may be a potential liability for the city. 

 

Caruso noted that the city should install some form of barrier along the west side regardless of whether the alleyways are vacated or not.

 

Gilbert asked if the property goes one-half to each abutting property owner, if vacated.  Darnold stated yes. 

 

Darnold explained that the recommendation would be forwarded to the Common Council with a public hearing to be scheduled, probably in early June.

 

 

 

 

 

 

 

Page 3, Plan Commission

April 27, 2006

 

 

Moved by Gilbert, seconded by Mailloux to vacate the entire area designated as alleyway between 11th and 12th Street right of ways from the south line of the former Pitt Street right of way to the south line of Fillmore Street right of way.  Motion carried.  The plan commission also asked that the owners, Coopers and Olsons, work out a resolution prior to consideration by the Common Council on the discontinuance review.

 

Concept development plans, 10,032 sq. ft. office and warehouse, 3440 Yoerg Drive, St. Croix Business Park south of General Motors – St. Croix Valley Ecowater Systems.   Brian Hinz, project architect, reviewed the building elevations, building materials and general site plan.  Breault expressed concern that the façade did not provide sufficient relief.  Hinz explained that the entrances are recessed and the façade will not be one flat wall.  Moved by Yoerg, seconded by Mailloux to approve the concept development plans for the St. Croix Valley Ecowater Systems’ office and warehouse facility, 3440 Yoerg Drive with final development plans to be revised per the city engineer and fire inspector recommendations.  Motion carried.

 

Concept development plans, 2,320 sq. ft. office building, 720 First Street – Dennis Kroll.  Darnold reviewed the general location and noted that the development proposes the access along the south property line to extend from First Street to the east property line and tie into the STS office development.

 

Dennis Kroll, property owner and project engineer reviewed the site plan noting this is a proposed office with a dwelling unit.  Parking will be provided in the rear and front of the building and will provide for garage parking accessed from First Street.  Kroll explained that he has provided two versions of stormwater management.  He noted that he preferred the use of pervious materials, but understood that the city may prefer the concrete curb alternative which will create more stormwater runoff.

 

Mailloux questioned the accessibility of the parking stalls proposed in the front of the building.  Kroll responded that two stalls may not be necessary, and the area could be reconfigured. 

 

Caruso noted that the driveway access was a significant issue, and this proposal connects the STS development and Kroll developments. 

 

Moved by Caruso, seconded by Yoerg to approve the concept development plans for the office / residential development for 720 First Street as proposed by Dennis Kroll with the final development plans to be amended per the recommendations of the city engineer and fire inspector and for the developer to meet with the city staff to review remaining issues prior to submittal of the final development plans.  Motion carried.

 

 

Page 4, Plan Commission

April 27, 2006

 

 

Concept development plans, St. Croix Basin Offices, 118 Buckeye Street – Bob Treise.  Darnold reviewed the general location on the south side of Buckeye Street and west of STH 35.  Bob Treise noted that the area is currently used for the boat sale lot.  Dennis Kroll, project engineer stated the building is 3,200 sq. ft. gross area and will be a two story office facility.  The building will have a metal seam roof with stucco walls accented by stone.

 

Darnold commented due to the location of the building at the entrance to the downtown area that the appearance of the building will be particularly important.  Kroll showed an elevation of the building.  Treise noted that the site will be well landscaped and that he desires the facility to have a very good appearance.

 

Moved by Caruso, seconded by Yoerg to approve the concept development plans for the St. Croix Basin Offices project, 118 Buckeye Street noting that particular attention be paid to the elevations / appearance of the building.  Motion carried.

 

Application for Special Event Permit for the 13th Annual St. Croix Music and Art Festival, Lakefront Park, July 14 -16, 2006 – Hudson Area Chamber of Commerce (HACC) / Kim Heineman.  Kim Heineman, President, Hudson Area Chamber of Commerce reviewed the HACC’s request for a special event permit to hold their annual art and music festival in Lakefront Park, from July 14th through the 16th.  Breault asked at what time the music would stop playing.  Heineman stated the music will be played until midnight on Friday and Saturday.  Heineman noted that the event provided additional security in 2005 and would be at the same level in 2006.  Approximately 3,000 to 3,500 persons per day attend the event.  Gilbert asked about the provision of off-street parking in the Lakefront Park parking lot for persons with disabilities.  Heineman commented that the reserved handicapped parking will be kept open within the parking lot north of the bandshell.  Breault suggested that additional signage, of a temporary nature, be provided to direct the vehicles to the reserved parking area.  Heineman noted that the only illumination of the area will be from the stage lighting and lighting with the food, vendor and guest tents.  Noise can be controlled and the event will be responsive to complaints, and the event has been particularly careful not to be too loud during the events at the Phipps Center.

 

Moved by Mailloux, seconded by Koch to approve the special event permit for the St. Croix Art and Music Festival sponsored by the Hudson Area Chamber of Commerce, July 14 through 16, 2006 with a condition that additional signage be placed on First Street to direct vehicles to the off-street parking reserved for persons with disabilities within the Lakefront Park parking lot north of the bandshell.  Motion carried.

 

 

 

Page 6, Plan Commission

April 27, 2006

 

 

Other business for discussion purposes or placement on future agendas.  Darnold discussed possible meeting dates in May.  It was decided not to schedule a meeting on May 4th because several members would not be available to meet.  The next regular scheduled meeting would be May 25th.

 

Moved by Yoerg, seconded by Caruso to adjourn.  Motion carried.  8:13 p.m.

 

Respectfully submitted,

Dennis Darnold, Secretary