PLAN COMMISSION

June 22, 2006

                                                                                                           

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

 

Others present:  Dan Routson, Jay Andrews, Dave Holt, Chris Anderson, Dennis Lovold, Sanjay Bhakpa, Sandy Sendek (Wells Fargo), Gail Snyder, Dan Bauer, Matt Frisbie, Roger Humphrey, Randy Hanson, Denny Darnold and others.

 

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

 

Moved by Gilbert, seconded by Caruso to approve the meeting minutes of 6-8-06.  Motion carried.

 

Sign permit, Wells Fargo Bank, 600 Second Street, four 6’ x 6’ signs, clock towers – Wells Fargo Bank.  Darnold noted that it is unusual for a sign permit application to be submitted to the Plan Commission for review.  In this instance the signs are proposed on an element of the Wells Fargo Bank Building at 600 Second Street that was initially designed to be a clock tower.  Sandy Sendek, Wells Fargo Bank explained that the clock has become very expensive to maintain.  Darnold noted that an alternative to filling the clock face areas with signage would be an interesting architectural consideration.

 

Yoerg asked if all the clock area would be needed for the signage or if signage on the lower wall area is adequate.  Sendek responded that the bank receives calls regarding the location of the bank, and she expressed concern that the signage should be more visible.

 

Caruso suggested the signage should use low intensity lighting.  Bieraugel suggested that the west facing wall sign should not be lit.

 

Moved by Yoerg, seconded by Caruso to recommend approval of the Wells Fargo Bank signage on the clock tower with the following conditions:

-         The signs use low intensity lighting.

-         The west facing sign shall not be lit.

Motion carried.

 

Annual review of the outside storage area for Valley Pools and Spas of Hudson, 1500 Crest View Drive – Gail Snyder.  Darnold noted that the area used for the pools and spas displays is not fully utilized and is not a concern; however, an area on the east side of the building has been allowed to accumulate some storage items and items of refuse.  Yoerg asked if they were storing anything in the portable storage bins on the east side of the building.  Gail Synder, owner, noted that they purchased the business in January and have been working on the building and grounds to improve the aesthetics of the buildings and grounds.

 

 

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Moved by Yoerg, seconded by Caruso to recommend approval of a one-year extension of the conditional use permit for an outdoor display area on the north and west sides of the building with the condition that the area be fenced with a five foot high fence and that the clean up continue on the east side of the building.  Motion carried.

 

Conditional use permit application by Auto Proz / Dan Routson for outdoor vehicle sales, 805 Dominion Drive (former Perkins site) – Auto Proz / Dan Routson.

Breault noted that Darnold had submitted a list of questions to Dan Routson regarding the proposed operations of the vehicle sales business.  Darnold reviewed the responses provided by Auto Proz.

 

Caruso noted that the hours proposed by Auto Proz are not the same as proposed by Tire Proz and suggested that should be reviewed for consistency if the Tire Proz maintenance area will be available for vehicle inspections.

 

Gilbert expressed concern that the vehicles be kept within the parking lot area or designated vehicle display areas and not in the yard areas. 

 

Dennis Lovold, Comfort Inn expressed concern that the vehicle sales / used car sales lot does not fit with the neighborhood and that this type of facility will be a detriment to the surrounding commercial neighborhood. 

 

Chris Anderson, Carson Properties noted that he is a nearby property owner.   He expressed concern on the proposed use of the property relative to the existing properties including offices, two hotels.  A view of the hotels may be potentially blocked if the existing building is expanded.  Anderson reiterated that the use does not fit the neighborhood.

 

Sanjay Bhakpa, Super 8 Motel voiced concern and stated that he would prefer to see a restaurant constructed on the site.

 

Caruso noted that the lighting of the facility is a concern.  Yoerg expressed that the site may be better suited for another use.  Bieraugel noted that he reviewed the site and neighborhood including the adjacent parking lots of the motels; and in his opinion, the vehicle sales lot will not have a negative impact on the neighborhood.

 

Darnold noted that if the plan commission chooses to recommend approval that there should be conditions placed on the recommendation of approval that address development issues such as lighting, screening and display areas.  Darnold suggested that he prepare a draft of conditions that may be considered.

 

 

 

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Moved by Yoerg, seconded by Caruso to postpone consideration of the application and for the plan commission to consider action on the application for conditional use permit at their next meeting.  Motion carried.

 

Petition for annexation, 12.3 acres, north of Stageline Road and east of STH 35 (former STH 35 right of way) – DaMe Properties.  Darnold reviewed the general location of the property and that DaMe Properties owns 20 acres immediately to the west.

Breault commented that the city of Hudson tried to purchase this property in the past and would have had the property annexed to the city.

 

Darnold noted that there are three principal issues for consideration:  wastewater treatment plant capacity, storm water management and traffic.  Darnold stated that his review in February, 2006 noted that there is sufficient capacity within the wastewater treatment plant to annex this area.  Darnold also noted that he has visited with Angela Popenhagen regarding storm water management issues regarding this area.  Popenhagen expressed that the storm water will be drained toward the I-94 and STH 35 systems and that DaMe Properties will need to work with WisDOT regarding storm water management or design the site to hold all of the storm water on site. 

 

Matt Frisbie, Frisbie Architects reviewed a conceptual subdivision showing both the existing parcel that is already within the city and the abutting 12.3 acre parcel that is requested to be annexed to the city.  DaMe Properties is proposing to subdivide the area into six (6) lots, Frisbie explained.  DaMe’s plans include development of a 12 screen theatre by Cinema Entertainment Group and 120 unit hotel by the Lodge Management Group.  Lot 3 proposes a 40,000 sq. ft. building indicated to be a furniture store in the traffic analysis.  Frisbie noted that the proposed lots 1, 5 and 6 are smaller buildings of 5,000 to 10,000 sq. ft. in area.  Frisbie concluded by noting that the development will have similar architecture and coordinated signage regulated by private covenants.  Darnold asked Frisbie to review the street proposal.  Frisbie noted that the flow of traffic around the proposed storm water pond will be one way. 

 

Koch expressed concern that it is not the right time to annex.

 

Frisbie introduced Jim Benshoof, Wenck Associates to discuss the traffic analysis and respond to comments forwarded by BRAA (city engineering consultant).  Darnold explained that the BRAA comments were only received this afternoon about 4:00 p.m.

 

Benshoof commented that the existing roadway system can accommodate the anticipated traffic that will be generated from this development and other development along the

 

 

 

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Stageline Rd. corridor.  The current road surfaces will need to be re-striped and a right turn lane for west bound traffic will need to be added.  Benshoof noted that the intersection does not need traffic lights and will accommodate the projected levels of traffic with stop signs.  In regards to the anticipated traffic patterns and percentage of traffic from the varied directions, Benshoof explained that the percentages were based on the traffic counts and turning movement counts experienced in 2004 adjusted for a 4% increase per year.

 

Bieraugel asked if the projections were increased by 10% if that would make a difference.  Benshoof stated that amount of additional traffic would have no significant impact.

 

Darnold noted that the traffic at the intersection has an existing level of service of A and with the projections would be decreased to a level of service B which is a very acceptable level of service.

 

Benshoof stated he would be pleased to review the issues raised in the staff review with the city staff.

 

Moved by Gilbert, seconded by Caruso to recommend approval of the petition for annexation of the 12.3 acre parcel on the north side of Stageline Rd. and east of STH 35 (former STH 35 right-of-way) and for the staff to meet with DaMe Properties’ consultants to discuss the traffic analysis.  Motion carried.

 

Darnold noted this matter will go to the Common Council on July 17th and that a draft annexation agreement will be prepared for review by DaMe Properties prior to the Council meeting.

 

Off-street parking standards, city zoning code – Community Development Director.

Darnold reviewed off-street parking issues that were raised at recent Common Council meetings, particularly the issue of stall depth and maneuvering lane width.  Darnold noted that most ordinances in the Twin Cities area have a minimum stall depth of 18 feet and a minimum maneuvering lane width of 24 feet, the city of Hudson requires a 20 foot stall depth and 20 foot minimum maneuvering lane.  Both have a total distance of 60 feet for the overall width of two lanes of parking stalls and the maneuvering lane.  Darnold reported that some cities require 19 or 20 foot parking stalls and a 24 foot maneuvering lane, but only one of maybe ten communities require this dimensional standard.  Darnold also noted that the city may want to consider allowing a certain percentage of

 

 

 

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stalls to be reserved for compact cars, however, these stalls would need to be appropriately marked.

 

Another issue is the way to determine the minimum amount of off-street parking stalls that are required.  Darnold suggested that the city should consider amending the ordinance to require one off-street parking stall per 250 sq. ft. of gross floor area for retail and office developments.  This would be similar to the current standard of one stall per 200 sq. ft. of net developable space as the deduction for bathrooms, hallways, entrances, etc. generally accounts for about 17 to 20% of the deductible area.  This standard would be much easier to understand for plan / design purposes and to administrate.

 

The plan commission requested the recommendations be formalized and brought back at the next meeting.

 

Moved by Koch, seconded by Yoerg to adjourn.  Motion carried.  8:15 p.m.

 

Respectfully submitted,

Dennis D. Darnold, Secretary