PLAN COMMISSION

October 27, 2005                                                                               

 

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

 

Others present:  Mark Erickson, Brian Hinz, Glen Wiese, Tony Nascik, Mark Johnson, Denny Darnold and others.

 

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

 

Moved by Mailloux, seconded by Gilbert to approve the meeting minutes of October 13, 2005.  Motion carried.

 

Final development plans, Prairie Pointe Professional Centre, 15,300 sq. ft. office facility, 1003 Crest View Drive, south of Crest View Drive and west of Heggen Street – Prairie Partners of Hudson, LLC.  Darnold reviewed the general project location and city engineer’s comments.  Darnold stated that he had discussed the comments with the city engineer noting that in general the recommendations expressed in the review letter have been agreed to by the project’s engineer.  One issue that needs to be further discussed is the basement floor elevation of the proposed building.  Darnold commented that the city engineer recommends the first floor elevation be three feet above the high water level (HWL) for a 100 year storm event.  The developers propose to construct at two feet above the HWL.  Darnold explained that the city’s floodplain ordinance only requires the building elevation at its lowest level to be two feet above the regional flood elevation or 100 year flood event for the St. Croix River.  In the instance of the river rising, it generally takes several days for the water to rise to a level that buildings are at risk of being flooded; and there is sufficient time to respond.  In this particular instance, being adjacent to a storm water easement area, the water levels may rise suddenly and provide much less time for a property owner to react to the storm conditions.

 

Caruso inquired if it is a regulatory standard for the buildings to be constructed three feet above the high water level.  Darnold stated no.  Bieraugel asked if the city would have any liability if the building flooded.  Darnold stated that may be possible. 

 

Breault asked if it was known to what elevation the storm water raised to during the recent five + inch rainfall that occurred.  Mark Erickson stated that he visited the site the night of the storm and that the water had significantly risen, but that it was not at the level of the proposed parking lot.

 

Darnold commented that the city engineer recommends also that a letter of credit be provided for restoration of street and boulevard areas in the amount of $12,075.

 

Erickson presented revised landscape plans that denoted overstory trees along the perimeter of the site and that they also will be replanting some of the cedar trees.

 

 

Page 2, Plan Commission

October 27, 2005

 

 

Moved by Caruso, seconded by Mailloux to recommend approval of the final development plans for Prairie Pointe Professional Centre, 1003 Crest View Drive as proposed by Prairie Pointe Partners with revisions per the city engineer and fire inspector comments, except for the change in first floor elevation and the developer to provide a letter of credit for $12,075 to assure restoration of street and boulevard restoration.  Motion carried.

 

Preliminary plat, Cedar Woods, 17 one-family residential lots, SE1/4, SW1/4, Section 5 and NE1/4, NW1/4, Section 8, T28N, R19W, Town of Troy, north of Coulee Trail (extraterritorial plat review) – G & L Land Development / Glen Wiese.

Darnold reviewed the general location being about ¼ mile south of Tower Rd. and north of Coulee Trail (former CTH FF).  Darnold reviewed his discussion with the project’s engineer noting that part of outlot 1 that is located at the radius of the interior street could be used for a community sanitary septic system if necessary.  Darnold also commented that the lots are relatively narrow and cost of serving the individual lots with public sanitary sewer system, if ever necessary, could also be accommodated more easily and cost effectively.

 

Bieraugel asked if outlot one could be developed in the future.  Mr. Glen Wiese noted that the outlot cannot be developed as it is encumbered with storm water and conservation easements.

 

Moved by Bieraugel, seconded by Caruso to approve the preliminary plat of Cedar Woods located in the town of Troy and as proposed by G & L Land Development, Inc.

Motion carried.

 

Certified survey map, one commercial lot, south of Webster Street and east of Industrial Street – Paul Korn.  Darnold explained that this matter is related to the expansion of the A-1 Archery facility.  At the time of the review of the expansion, A-1 Archery utilized the sanitary and water utility services that would serve this lot.  The city restricted sale of the balance of the property until new utility services are provided and a certified survey map is approved.  One issue that was unresolved at the time of expansion was whether the existing utility services that were extended to the expanded A-1 Archery facility crossed within the proposed lot.  It has been determined that the utilities are not located in this proposed lot, and the easements for access to maintain those utilities will not be necessary.

 

Darnold noted that if the utility services are not constructed prior to recording of the certified survey map (CSM), creating the new lot, that a letter of credit assuring the construction of the private utilities including street, curb and gutter and boulevard restoration would be required.

 

Page 3, Plan Commission

October 27, 2005

 

 

Mark Johnson, representing the owner, stated that it is the intention of the owner to sell the property before the end of November, 2005.  Johnson asked if the plan commission

would consider allowing a parking lot to extend through the property line between A-1 Archery and the proposed lot to allow for shared parking between the properties.  Darnold commented that issue is not on the agenda, but could be reviewed at the November 10 plan commission meeting.  A request would need to provide sufficient information regarding provision of green space and storm drainage and a general concept of what is being proposed on the adjacent property for the plan commission to be able to address that particular issue.

 

Moved by Mailloux, seconded by Gilbert to approve a certified survey map and recommend approval of a certified survey map that creates a new lot west of the A-1 Archery facility with the following conditions:

-         Prior to recording of the CSM the private sanitary sewer and water utility laterals be constructed per city of Hudson standards, or a letter of credit to the amount of 125% of the installation of the utility laterals and street, curb and gutter and boulevard restoration be provided.

-         Amend proposed document to include ten (10) feet wide utility and drainage  easements on the north and south ten feet and five (5) feet wide utility and drainage easements on the west and east five feet of the proposed lot .

Motion carried.

 

Other matters for discussion or placement on future agendas.  Darnold commented that the next meeting is scheduled for November 10th and that two public hearings are scheduled for consideration of conditional use permit applications.

 

Bieraugel asked Darnold to research and report regarding means to reduce lot sizes and setting aside additional land for green space or conservation area in the areas being platted in the extraterritorial areas. 

 

Darnold noted that the STH35 / Hanley Rd. interchange with the modern roundabouts is now open to traffic.

 

Moved by  Caruso, seconded by Gilbert to adjourn.  Motion carried.  8:33 p.m.

 

Respectfully submitted,

Dennis Darnold, Secretary