PLAN COMMISSION
September 22, 2005
Members present: Breault, Koch, Yoerg, Mailloux, Gilbert, Caruso and Bieraugel
Others present: Ron Olson, Tina and Jeff Cooper, Mark Erickson, Brian Hinz, Dennis Kroll, Derrick Passe, Gordon Conard, Randy Hanson, Denny Darnold and others
The meeting was called to order by Chairman Breault at 7:02 p.m.
Moved by Mailloux, seconded by
Koch to approve the September 8, 2005 meeting minutes. Motion
carried.
Final plat (extraterritorial plat review), Hudson Business Center, 13 commercial lots, north of I-94 and east of Hwy 12 – Richmar Industries. Darnold explained that the plan commission reviewed and approved the preliminary plat in late May, 2005.
Darnold recommended approval of the final plat.
Moved by Mailloux, seconded by
Caruso to approve and recommend to the Common Council approval of the final
plat of the
Review / consideration of the status of the unimproved alleyways, extension of Pitt Street and north / south alley north of Pitt Street to Fillmore Street between 11th and 12th Streets – Plan Commission. Koch expressed that upon visiting the location of the unimproved alleyways that it is necessary to determine the specific location of the alleyways. Yoerg agreed with that and suggested that before the city can make any determination of the status of the alleyways that the locations need to be determined. Breault suggested that the plan commission request the Common Council to have the alleyways surveyed. Gilbert opined that the unimproved alleyways throughout the city that the city is not maintaining should be vacated.
Moved by Yoerg, seconded by Bieraugel to request the Common Council to have the
unimproved alleyways surveyed to determine the location and then to proceed
with determining the status of the alleyways.
Motion carried.
Concept development
plans, Prairie Pointe Professional Centre, 15,300 sq. ft. office facility, south
of Crest View Drive and west of Heggen Street –
Prairie Partners of Hudson, LLC. Darnold reviewed the general site location being south of
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September 22, 2005
Mailloux asked if the colors of the building will be the same as shown in the perspective. Hinz answered yes.
Koch asked about disturbance and restoration of trees on the site. Hinz noted that the site will be disrupted, but many of the existing cedar trees will be removed prior to site grading and replanted.
Caruso asked if the fire inspector’s comments about the additional fire hydrant will be included into the revised final development plans. Darnold noted that the developer has agreed to provide a hydrant on the north side of the building which will provide easy access to the hydrant for fire suppression vehicles.
Hinz commented that an area on the northwest part of the site and part of the city’s storm water easement area will need to be graded to accommodate an infiltration pond to allow settling of the run-off and encourage infiltration prior to reaching the city pond.
Darnold commented that this grading and rise of the elevation of the parking lot must be done without decreasing the capacity of the storm water easement area. This issue is under review by the city engineer; but in discussion with the city engineer and public works engineer, this concept should be workable.
Yoerg inquired about the number of parking stalls proposed as the amount of parking stalls proposed seems to be high. Mark Erickson responded that the off-street parking proposed exceeds the number required by ordinance, but will be mitigated by the extensive landscaping that will be done on the site. Erickson presented photographs of the landscape as it exists on the site; of another similar development where rain garden / prairie landscaping was utilized; and of the bollard lighting that is proposed.
Moved by Caruso, seconded by Yoerg
to approve the concept development plans for the 15,300 sq. ft. Prairie Pointe
office facility with the condition that the plans be revised for submittal for
final development plan review per the city engineer and fire inspector
comments. Motion carried.
Review of pervious materials for parking lot surfaces in commercial developments – Community Development Director. Darnold commented that this review was initiated due to the STS office development plan, but is timely in that the Environmental Protection Agency (EPA) standards for storm water runoff and requirements for infiltration will require the city to review alternative methods to address storm water management issues. One issue to address reducing storm water runoff from sites is the consideration of allowing the use of pervious surface materials in commercial parking lots.
Page 3, Plan Commission
September 22, 2005
Gilbert noted that he was in favor of reviewing this issue, but suggested that the pervious paving materials should be limited in use in the more heavily trafficked areas, but allowed to be utilized in overflow areas.
Yoerg expressed that the city staff should find and present examples of the application of pervious parking surfaces in the northern climates, prior to deciding to amend the city ordinances.
Mailloux expressed concern that the city is rushing into making a decision on this issue because of a proposed STS office project.
Moved by Bieraugel, seconded by Koch to further review the use of pervious parking surfaces in commercial applications. Motion carried. Bieraugel and Koch noted that the issue of storm water management and water quality will become a significant issue in the future as federal and state guidelines are required.
Concept development
plans, office facility,
Darnold commented that in discussion with Kroll and his consulting engineer it was discussed that it would be best to plan for a storm water system that can overflow to a storm water drainage easement on the adjacent Kroll property.
Caruso commented that the zoning ordinance requires a paved surface and that the city should proceed in review of the project with that provision in mind. Kroll noted that there are other types of pervious surfaces that may be able to be used.
Yoerg expressed concern about the
width and slope of the access driveway to the rear of the building. Kroll noted that the slope of the driveway is
no greater than the nearby Vine and
Mailloux questioned the change in the project with the apartment on the top floor and change in the building elevation since the initial review.
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September 22, 2005
Gilbert stated that he can support this project, but wants to review the STS and the adjacent proposed Kroll office development at the same time so that the issues of access and storm drainage are coordinated.
Koch stated she is in favor of this project and encouraged the plan commission to approve the concept plans.
Breault noted that the concept of the plan proposed by Springer when the rezoning was considered was the reuse of the existing house for office and residence and that initial concept has changed.
Bieraugel noted that in concept the project is acceptable with the storm water drainage issue to be further addressed.
Moved by Yoerg, seconded by Mailloux to deny approval of the concept development plans
for STS Properties at
- driveway width too narrow, slope too steep
- traffic on STH 35 access to and from the site is a concern if this is the only access
- non-paved parking surface is proposed, non-compliant with zoning code
- concept for reuse of the existing structure has changed from when initially discussed with city at re-zoning review
- access to the disability parking stalls was a concern expressed by the city engineer
Motion carried. 5-2, Koch and Bieraugel voting no.
Gilbert encouraged Mr. Kroll to address the concerns expressed by the Plan Commission and to show how the STS and the Kroll office developments relate.
Other issues for discussion purposes only or placement on future agendas. None.
Moved by Yoerg, seconded by Caruso to adjourn. Motion carried. 8:05 p.m.
Respectfully submitted,
Dennis D. Darnold, Secretary