PLAN COMMISSION

September, 21, 2006

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

Others present: John Rask, Colleen Wallin, Gene Haberman, Pat Giordana, Alan Catchpool, Eric Rolland, Jim Seal, Gordon Conard, Denny Darnold and others.

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

Moved by Yoerg, seconded by Mailloux to approve the 9-7-06 meeting minutes. Motion carried.

Public hearing and consideration of an amendment to a conditional use permit for the Red Cedar Canyon planned residential development to permit 88 senior housing units to replace 24 townhome units, north of Hanley Rd. and east of O’Neil Rd. – Hans Hagen Homes and DMW Properties. Breault read the public hearing notice explaining the purpose of the hearing and asked for public comment. Darnold read into the public hearing record an e-mail message received from Mr. John Maas, 109 Deerwood Court, dated 9-20-06, regarding the application for conditional use permit amendment.

John Rask, Hans Hagen Homes introduced himself and a representative of DMW Properties, Colleen Walllin. Rask reviewed the history of the Red Cedar Canyon planned residential development noting that 699 dwelling units were approved in the original proposal, approved in 1999, including a mixture of housing types; single-family, twin home, town home, multiple family – both rental and senior, and estate single-family. The multiple family included five buildings with a total of 240 dwelling units explained Rask. Two years ago the planned residential development was amended through a preliminary plat approval to permit 66 townhome units in lieu of approximately 144 multiple family units. Rask commented that he felt the proposal is within the density set out in the initial proposal and also consistent with the type of housing proposed. This proposal will continue to provide a mixture of housing types for the neighborhood and community Rask offered. Access to the senior housing development will be provided at the existing access at Hanley Rd. Rask commented that the senior housing will provide less demand on city services than the townhome development and provide less peak hour traffic and no school age children.

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DMW Properties representative Colleen Wallin expressed this will be a nice addition to the Red Cedar Canyon development and include a type of housing that will allow for lifestyle changes as a person ages. She explained that DMW Properties is ten years old and recently opened a 155 unit senior housing project in Brooklyn Park, Minnesota and is nearing completion of another project in Delano. Services provided at the senior

housing project will include food service and health care. The facilities will include washer / dryer per unit, underground parking and exercise rooms. Breault asked if their company has completed an analysis of the need of senior housing in the Hudson community. Wallin noted that the have completed a preliminary survey.

Jim Seal, 145 Deerwood Court distributed pictures to the plan commission including areas across from his residence where disturbed areas exist, non-compliant with required development agreements. Some of the areas are unkept with thistles growing. He also noted that an illegal transfer station existed close to his residence where Hans Hagen Homes brought construction refuse from other areas of the development and is generally unkept. A sign near the water utility well house also was a concern expressed by Seal.

Seal noted that the development did not need another ‘white elephant’ like the 40 unit condo project north of Hanley Rd. He asked that the city have the brakes put on this development until the issues that he has raised are addressed Seal commented that the project has not lived up to the Hans Hagen Homes signature, and the development company has not been a good neighbor.

No other public comment was received. Moved by Caruso, seconded by Yoerg to close the public hearing. Motion carried.

Bieraugel commented that he is generally in favor of permitting the proposed amendment to the Red Cedar Canyon conditional use permit for inclusion of the senior housing, but wanted to postpone the issue until some of the concerns raised by the neighborhood could be addressed. Yoerg and Caruso noted that they were concerned about the density (88 units) of the project. Moved by Bieraugel, seconded by Yoerg to postpone consideration of the proposed conditional use amendment. Motion carried.

Rask asked the plan commission to visit the development and that they would find it orderly and overall well kept. Gilbert stated that he it was his experience that it worked well for the developer to keep the construction refuse in one general area.

Breault commented that he had visited the site and that overall the development is well maintained.

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Concept development plans for 25,400 sq. ft. bank facility, southwest quadrant of Stageline Rd. and Center Drive – Citizens State Bank. Pat Giordana, project architect reviewed the concept for a 25,400 sq. ft. bank facility at the southwest quadrant of Stageline Road and Center Drive noting that the main and upper levels will be comprised of approximately 9,000 sq. ft. each and will include the bank operations and auxiliary offices. Access will be from Center Drive. The architecture was described by Giordana as traditional / contemporary with the use of brick and stone, glass and decorative metal.

Giordana noted that stone material is similar to that being used in the Stillwater library.

The bank, Giordana noted, wanted the building to have a more traditional look. Darnold reviewed the city engineer’s comments.

Koch asked about signage. Giordana explained that the facility will have wall signage with ‘shadow’ lighting and smaller directional signage.

Moved by Caruso, seconded by Mailloux to approve the concept development plans for the 25,400 sq. ft. bank facility as proposed by Citizens State Bank at the southwest quadrant of Stageline Road and Center Drive with plans to be modified per the city engineer comments. Motion carried.

Certified survey map, one-family residential lot and one outlot west of Coulee Rd. and south of Birkmose Park – Eric Rolland. Darnold explained that the intent of separating the private driveway from the residential lot is to potentially allow the outlot to be taken over by a homeowners association including the residences in the Birkmose Park neighborhood that use the private driveway. The outlot will also be used for public sanitary sewer and water utilities as they now exist or for the provision in the future.

Darnold commented that the residential lot as proposed does not abut on a public street similar to several of the lots in the Birkmose Park neighborhood. Moved by Bieraugel, seconded by Mailloux to approve the certified survey map as proposed by Eric Rolland creating an outlot and one residential lot and recommend approval to the Common Council with a variance to allow the residential lot to not abut on a public street based on the finding that there exists unique conditions in the Birkmose Park neighborhood that other lots do not abut a public street, and this proposed subdivision will not violate the purpose of the city of Hudson subdivision code and Wisconsin Statute, Chapter 236. Motion carried.

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Other business for information purposes only or placement on future agenda. Darnold stated he had a letter from Granite City Development requesting the city discuss the possible disposal of the city property on the west side of the River City Center commercial center in the downtown. The plan commission and Finance Committee will review the issue. Yoerg expressed concern about the height of proposed building into the downtown area for this or other proposals that may come before the city for future review and asked that the building height issue in the downtown area be discussed at the next meeting. Gilbert commented that stop signs at the YMCA have backed up traffic to Carmichael Rd. and that the city should re-review that issue. Breault commented that the city’s engineering consultant is reviewing the traffic issues on Vine Street.

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

Respectfully submitted,

Dennis D. Darnold, Secretary