PLAN COMMISSION

November 10, 2005

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

Others present: Peter Schaub, Hugh H. Gwin, Greg Mahmood, Dan O’Brien, Chuck Volin, Margaret Gagnon, Laurie Valento, Randy Rice, James and Nicole Haugen, Denyse Madden, Phil Treont, Sarah Cothran, Mary Johnson, Dennis Darnold and others.

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

Moved by Koch, seconded by Yoerg to approve the October 27, 2005 meeting minutes. Motion carried.

Public hearing and consideration of an application for conditional use permit by Cingular Wireless / FMHC Corporation to erect wireless communication antennae and related equipment at 517 Second Street (Dibbo’s) – Cingular Wireless. Peter Shaub representing Cingular Wireless / FMHC Corporation noted that the plans were changed to address the equipment proposed on the first floor roof and located toward the eastern wall. The overall equipment facility is now proposed to be 10’ x 16’, which is a series of cabinets, instead of 10’x10’ as initially proposed. Darnold commented due to the location on the roof and orientation of the equipment that it will be difficult to see and will have an air conditioning unit in front of the equipment facility. Darnold commented that the Wisconsin Department of Natural Resources (WisDNR) has reviewed the plans and commented that they are not opposed to the application if the antennae are kept at a height as proposed, not to exceed 45 feet, as indicated on the plan set. Shaub noted that after receipt of the call from Darnold regarding the WisDNR review he checked to confirm the height of the third floor of the Dibbo’s building. The elevation is approximately 46 feet, and the proposed antennae will not exceed the height of the T-Mobile antennae on the building which are at an elevation of approximately 60 feet.

Darnold noted that he received a telephone call from Hugh H. Gwin, 430 Second Street regarding the application, but that he did not express a position for or against the proposal. (Note: Gwin was not present at the meeting at the time and arrived after the hearing and consideration was completed.)

No other comments were received. Moved by Gilbert, seconded by Yoerg to close the public hearing. Motion carried.

Breault asked how the plan commission wanted to proceed in light of the issue that the WisDNR approval was predicated on a proposed 45 foot height. Darnold suggested that the plan commission postpone a decision on the application until the change is reviewed with the WisDNR. Moved by Gilbert, seconded by Bieraugel to recommend approval of the application for conditional use permit with the changes for size of the equipment facility and height of the antennae to not exceed the height of the T-Mobile antennae and subject to approval by the Wisconsin Department of Natural Resources. Motion carried.

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Conditional use permit, one year review, Bridge for Hudson Youth, Inc. for use of the residence at 509 Front Street in conjunction with the Hudson School District and other local agencies for a community site to conduct school classes, out-of-school and respite activities relative to lifelong learning opportunities for youths with disabilities. Darnold noted that he reviewed the Bridge of Hudson Youth improvements with the city building inspector and that they have complied with the requirements set out in the conditions of their permit. Darnold recommended re-approval of the permit with the same conditions as initially established.

Moved by Gilbert, seconded by Caruso to recommend re-approval to the Common Council of the conditional use permit to Bridge for Hudson Youth, Inc. to use the residence at 509 Front Street in conjunction with the Hudson School District and other local agencies for a community site to conduct school classes, out-of-school and respite activities relative to lifelong learning opportunities for youths with disabilities with the same conditions placed on the permit as originally approved and with a re-review in three years (November 2008). Motion carried.

Conditional use permit, one year review, Hudson Motors / Chuck Volin for outdoor vehicle sales lot at 1000 O’Keefe Rd. (Hilltop Service Center). Darnold reported that he has not received any complaints regarding the site and that the applicant has been compliant with the conditions of the permit. Breault commented that he appreciated Mr. Volin’s efforts to keep the site looking nice. Moved by Yoerg, seconded by Bieraugel to recommend re-approval to the Common Council of the conditional use permit to Hudson Motors / Chuck Volin to use the site 1000 O’Keefe Rd. for an outdoor vehicle sales lot with the same conditions placed on the permit as originally approved and with a re-review in three years (November 2008). Motion carried.

Public hearing and consideration of an application for conditional use permit by Laurie Valento / Garden Divas to establish a garden products / gift shop at 1129 7^th Street – Laurie Valento. Darnold explained that a conditional use permit is required if a home occupation is proposed that falls outside of the required criteria established in the zoning ordinance. Because the proposed home occupation permit proposes retail sales and some of the activities / products are proposed to be in the yard, a conditional use permit / public hearing is required. Darnold noted that a letter from Denyse Madden, 1126 Sixth Street was provided to the plan commission in their packets and was entered into the public hearing record. Darnold noted that Madden stated opposition to the proposed home occupation permit.

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Laurie Valento, applicant, noted that she is interested in moving to Hudson and locating her residence and Garden Divas business at 1129 Seventh Street. She noted that the location has had some commercial or public uses in the past such as a gas station and school. This would be her primary residence according to Valento. Valento expressed that the business is not a large garden center and is truly a small business operation. She understands that some of the neighborhood residents are opposed to the proposed use of the residence to sell garden products. Valento commented that the days and hours of operation will generally be Wednesday through Sunday, 10:00 a.m. to 5 p.m. and 10 a.m. to 7 p.m. on Thursdays.

Randy Rice, 1114 Sixth Street stated he was opposed to the proposed conditional use / home occupation permit for the following reasons:

- increased traffic in the alleyway, alleyway used by children

- wear and tear on the alleyway, who will pay for improvements

- property values a concern, possible decrease in property values

- disrupt enjoyment of the private use of the surrounding properties

- on-street parking a concern, winter snowplowing and odd / even parking

- moved to town in 1998, established residential neighborhood

- possible 30 – 40 customers per day per weekend at Valento’s current location and her desire to increase her business activities

- there should be no retail businesses in a residential district.

James Haugen, 1115 Seventh Street stated he is opposed to the proposed conditional use / home occupation permit for the following reasons:

- potential decrease in property values due to increased traffic and retail business

- alleyway use and deterioration

- on-street parking concerns

- noise

- unsightly mess due to commercial activities

- unsavory people

- waste produced by commercial activities

- emergency access to site due to increased traffic

- many children in the neighborhood, safety concerns

Sarah Cothran, 1108 Sixth Street noted that she moved into the neighborhood in early 2005 and is opposed to the proposed conditional use / home occupation permit. She noted that the neighborhood is a friendly residential neighborhood in which kids can play in or near the alleyway area. An additional concern is that the back yards of nearby residences are visible to people that may utilize the alleyway and a potential concern about security.

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Mary Johnson, 707 St. Croix Street noted that she and her husband have occupied their residence for 36 years and that it is her position that a commercial business is not in the best interest of the neighborhood. She opined that a family atmosphere exists and that businesses should not creep into the neighborhood. Johnson noted that traffic in the area and particularly parking at or near the intersection of St. Croix Street and Seventh Street is a problem. Other concerns she expressed were in regards to property values and desirability of selling their home.

Phil Treont noted that he wanted to make a few comments in behalf of Denyse Madden, 1128 Sixth Street. Treont noted that Ms. Madden resides immediately to the west of the proposed site and that from the second floor of her residence the back yard and proposed parking area would be highly visible. Also Madden’s dogs are generally occupying the rear yard and may become agitated due to the vehicles that would utilize the alleyway to access off-street parking; concerns about a potential decrease in property values; and that the neighborhood should remain a residential area.

Nichole Haugen, 1115 Seventh Street expressed concern about the parking demand being increased in the area for both on-street and off-street parking.

Laurie Valento asked to be able to make additional comments. Valento stated the she is aware of the concerns of the residents and is willing to work with the neighborhood to address those concerns. She noted that the off-street parking from the alley is proposed, but would not be implemented unless required.

No other comments were received.

Moved by Caruso, seconded by Gilbert to close the public hearing. Motion carried.

Moved by Caruso, seconded by Yoerg to recommend to the Common Council denial of the request by Laurie Valento / Garden Divas for a conditional use permit to have a home occupation permit at 1129 Seventh Street for the retail sale of garden supplies. Motion carried. Comments received from the plan commission members included that the retail sales business is not in the best interest for the residential neighborhood and that the intersection of Seventh Street and St. Croix Street is already busily trafficked including school busses.

Concept development plans for 15,300 sq. ft. industrial building, east of Willis Miller Drive, St. Croix Business Park – Greater American Ribs. Darnold noted that this development is proposed south of General Motors – Service Parts Operations and east of Hulcher Services. An area of over eight acres is proposed to be subdivided into three lots of which the westerly lot is proposed for sale to and developed by Greater American Ribs. Darnold noted that the city staff and engineer for the St. Croix Business

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Park Corporation are working with Greater American Ribs to coordinate street and utility improvements in conjunction with the construction of the industrial facility.

Greg Mahmood, Greater American Ribs explained that this business cooks and packages ribs for restaurants, grocery stores and other food outlets. Mailloux asked about smoke or odor handling. Mahmood stated there is little exhaust and that the ribs are cooked in ovens and not smokers. Mahmood explained that their business is a big kitchen.

Yoerg asked what the potential employment this business may have. Mahmood stated 80 at the maximum, but less during some periods of the year.

Dan O’Brien, project architect reviewed the proposed concept development plans noting the general location in the business park. He stated that they hope to begin construction as soon as the plans are approved at the local and state levels. O’Brien noted that access to the site during construction is a key issue in the development schedule. O’Brien reviewed the concept of the rain gardens and on-site storm water system. Darnold commented that the rain gardens are designed to overflow into the storm water system.

O’Brien reviewed the building elevations and façade materials noting that a horizontal band will be provided to add contrast. Breault strongly suggested that the band should be painted. The building is being designed so that if Greater American Ribs needed to vacate it can be used for other purposes. Koch emphasized the use of a colored band on the building for aesthetic appeal.

Moved by Gilbert, seconded by Yoerg to approve the concept plans with incorporation of the city engineer and fire inspector comments into the final development plan submittal.

Motion carried.

Other business for discussion purposes only or placement on future agendas. Darnold noted that typically the plan commission does not have a second meeting in November because of the Thanksgiving holiday. The committee agreed to meet if a quorum can be established and if issues need to be addressed in a timely fashion. Breault noted that a morning meeting may be possible. Yoerg expressed concern about the Valley Pools and Spa site on Crest View Drive. He noted that the area for the outside display of the pools and spas is well kept, but that an area on the southeast part of the lot has accumulated several junked items and needs to be cleaned up. Darnold stated he would visit with Valley Pools and Spas. Mailloux asked Darnold if the data information sheet on the façade materials for the development projects can be implemented to assist the plan commission members to better understand the proposed architecture and construction features.

Moved by Mailloux, seconded by Gilbert to adjourn. Motion carried. 7:58 p.m.

Respectfully submitted, Dennis Darnold, Secretary