PLAN COMMISSION

August 26, 2004

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

Others present: Charles Volin, Patricia and Larry Hopkins, Eric Rolland, Jerry Gilbert, Todd Gilbert, Dustin Rassbach, Bill Nelson, Jon Sonnentag and Denny Darnold

The meeting was called to order by Chairman Breault at 7:01 p.m.

Moved by Yoerg, seconded by Caruso to approve the meeting minutes of 8-5-04. Motion carried.

Chairman Breault announced that the review of the concept subdivision at 804 Vine St. has been removed from the agenda.

Conditional use permit for an outdoor vehicle sales lot, 1000 O’Keefe Rd. – Charles Volin / Hudson Motors. Charles Volin noted that there were three concerns that the plan commission has requested to be addressed including cleaning up the existing lot, meeting state licensing requirements and verifying the number of businesses that currently exist. Volin noted that he and Mr. Bennett have been working on the lot to remove the weeds and clutter and that some of the cars stored on the lot have mechanic’s liens on the cars and will be converted to title and the cars removed. Volin showed pictures, taken at 4:00 p.m. on 8/26/04, of the status of the clean-up effort. Volin explained that the auto repair and towing are one business known as Hilltop Service owned by Howie Bennett. Volin also commented on the licensing requirements and that Denny Darnold had called the Wisconsin DOT to confirm the licensing requirements and that the state inspector was indeed ready to issue a license to the site for auto sales pending meeting state requirements and state conditions of approval. Darnold confirmed the discussion with the state inspector.

Breault asked if a less transparent fence may be installed on the north side of the vehicle storage area. Volin stated that he would be willing to agree to that and that would allow for a better back drop to the display of the vehicle sales area.

Mailloux commented that Mr. Bennett has not been responsive or willing in keeping the site cleaned up and that issue may continue to be a concern; granting of the permit for the sales area may only exasperate the existing site condition as there is no area to park additional cars up there now.

Caruso noted that Hilltop Service is trying to clean things up, and removal of some of the stored vehicles will provide more parking spaces than currently exists.

Volin stated he needs one to two spaces for customer parking on the west side of the fenced storage area. Additional spaces will be provided from areas where existing vehicles will be removed, providing more parking for Hilltop Service.

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Mailloux mentioned he would be more comfortable in considering this issue if Mr. Bennett were appearing before the plan commission pledging that he will keep the site cleaned up. Bieraugel commented that he sees the issue differently in that if the city would agree to the CUP that it would allow some leverage as the site needs to be kept cleaned up on behalf of Mr. Volin.

Breault suggested that the city may want to consider approving the CUP, but only with a condition that it to be done with a required review of the permit in one year.

Caruso expressed concern that there may be a gray area as to what parking areas are to serve what business. Volin suggested that signage could specify which areas would be reserved for the vehicle sales customer parking. Volin also noted that Bennett will be doing the mechanical service on the site.

Caruso noted that conditions of the site have, in general, not been well kept and that curb appeal of businesses in the community is an important issue.

Yoerg commended Volin for his efforts to assist Hilltop Service in cleaning up the site, but that the city must have some assurance that Mr. Bennett will continue to keep the site in a neat appearance. Breault asked how much longer it will take to clean up the site.

Mailloux asked that before a permit is considered that Mr. Bennett appear before the plan commission.

Volin asked what it may take to get the plan commission’s consideration for approval of the conditional use permit.

Koch commented that she is in favor of granting the permit as it will be an incentive for Mr. Bennett to keep the site cleaned up. Breault reiterated that the commission requests that Mr. Bennett appear before the plan commission at the next meeting and the efforts to clean up the site continue and that the site be maintained.

No action was taken.

Request for rezoning of properties at 76 Coulee Rd. – Rolland, 82 Coulee Rd. – Hopkins, 821 Coulee Rd. – Brisson from R-1, One-Family Residential District to OFC – Office District. Darnold commented that only one of the applicants is present to discuss their rezoning request, and he suggested that the plan commission should consider the applications on an individual basis. Patricia Hopkins stated she owns the insurance office at 82 Coulee Rd and reviewed the history of the city’s consideration in 1994 to allow the continuation of the non-conforming use of the property as an office

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facility. She noted that she is requesting the rezoning to make the zoning consistent with the current use of the property. Darnold confirmed the past city consideration and explained that due to interpretation of the Lower St. Croix Riverway regulations (NR 118) this property could not be rezoned previously. Recent efforts to amend the riverway regulations propose change the status for rezoning considerations.

Bieraugel expressed concern about the overall effect of three applications as to additional traffic onto Coulee Rd. and related access issues.

Caruso asked what the staff recommendation may be. Darnold commented that he is recommending rezoning of the Hopkins property as it currently is used as an office area, but wants to hear from the other two applicants before recommending rezoning of the other two parcels. Darnold noted that there may be some issues that affect development of the Rolland parcel, specifically slopes and how much area can be developed. Darnold asked Mrs. Hopkins if they had any plans to enlarge the facility. Hopkins stated no.

Mailloux raised the question about traffic generation, particularly the Rolland property as that is not developed; and they are proposing a 5,400 sq. ft. office facility. Darnold commented that the traffic generation guideline is that for every 1,000 sq. ft. of office area 11.01 vehicle trips per day would be generated, so the Rolland property would generate approximately 60 trips per day and the Hopkins property about 25 trips per day. Breault asked Hopkins how that compares to what the business now generates. Hopkins stated that part of the building is used by an appraisal business which generates minimal traffic, and the 25 trips per day would probably be more than what exists.

Bieraugel asked if there may be an opportunity to have shared access with the Hopkins and Rolland parcels. Darnold indicated that Mr. Rolland had stated to him that there may be a possibility of a shared access between the two parties, but he had not discussed the issue with Hopkins. Hopkins expressed concern that their consideration for rezoning be tied to a shared access with Rolland as she currently has an access to Coulee Rd.

Moved by Caruso, seconded by Koch to recommend approval of the application for rezoning from R-1, One-Family Residential District to OFC, Office District by Patricia and Larry Hopkins, 82 Coulee Rd. to be approved. Motion carried.

Rolland appeared at the meeting and mentioned that he does believe that there is a possibility of a shared access at the intersection of Colonial Drive and Coulee Rd., but that he had not discussed that issue with Hopkins. Breault directed Rolland to bring back a proposal.

Breault asked Darnold to contact the Brissons to request that they be present to discuss their request for rezoning.

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Concept development plans, 3011 Enloe Street and Lot 22, St. Croix Business Park, 21,670 sq. ft. addition for warehousing and truck storage – Valley Cartage and Warehousing. Jerry Gilbert reviewed plans for business expansion to their cartage and warehousing business noting that their plans include 14,850 sq. ft. of additional warehouse space and 5,940 sq. ft. of area for vehicle storage and maintenance. Gilbert noted that their business is in the process of purchasing the lot to the north (Lot 22) for future expansions. Darnold commented that the city is considering the possible vacation of the west 33 feet of Rock St. (current right-of-way width is 99 feet) of which part of that vacated area, if approved, may be used for employee parking.

Mailloux asked if landscaping is primarily proposed on the perimeter of the site. Darnold noted that in discussions with the Gilberts that landscaping has been emphasized, but that landscaping would primarily occur on the perimeter of the site with additional green space and planting opportunities provided within the lot to the north (Lot 22).

Moved by Yoerg, seconded by Caruso to approve the concept plans for the additions to Valley Cartage and Warehousing, 3011 Enloe Street, with final development plans to be amended per city engineer and fire department recommendations. Motion carried.

Concept development plans, 2300 Willis Miller Drive, 32,103 sq. ft. office equipment / vehicle storage and repair – Hulcher Services, Inc. Bill Nelson, Vierbecher Assoc., consulting engineer reviewed the concept plans for the proposed Hulcher Services facility. Darnold noted that Hulcher Services responds to train accidents throughout the United States, and this facility would serve primarily the north central part of the country. Mailloux asked about covering the storm water utility on the south side of the lot with a berm. Darnold commented that that issue was raised with Hulcher Services when the project was first reviewed with the staff; but because no specific grading plan has been submitted, the city staff will reserve comment on that issue but will not allow it to be covered more than the load capacity of the main or what is practical from a maintenance perspective. Yoerg asked about relocation of a storm water utility main. Darnold stated to his knowledge no storm water mains are being relocated. Nelson commented the plans were prepared to show the general direction of drainage toward the southeast corner of the lot and that graphic may be misunderstood as a main relocation.

Darnold commented that he did ask Hulcher Services if any hazardous waste would be brought back from a train wreck and stored at the facility. Hulcher’s response was that does not happen and that vehicles, if exposed to hazardous waste, are cleaned at the site of the train accident.

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Moved by Caruso, seconded by Yoerg to approve the concept development plans for the 32,103 sq. ft. office and equipment storage facility as proposed by Hulcher Services at 2300 Willis Miller Drive with the condition that final development plans incorporate the recommendations of the city engineer and fire departments. Motion carried.

Review of conditional use permit for use of 904 Third St. as a manufacturer representative / wholesale sales office with two non-resident employees – David Tank. Darnold reported there have been no complaints or problems with the business at 904 Third St. Yoerg asked if a two year review is required or can a review be extended to three years? The plan commission felt the requirement for review was necessary, but extending the next required review until three years, 2007, would not be a concern.

Moved by Yoerg, seconded by Mailloux to recommend re-approval of the conditional use permit for a manufacturer representative / wholesale sales office with two non-resident employees at 904 Third St. with the next review to be scheduled for August, 2007. Motion carried.

Final plat, Hudson Estates, 18 one-family residential lots, north of Badlands Road and east of USH 12, Town of Hudson, extraterritorial subdivision review – Grand Properties, LLC. Darnold noted that the proposed subdivision is located partially in the city’s extraterritorial subdivision review area. Darnold indicated that the plat is in conformance with the preliminary plat previously approved by the plan commission and, the plat is not in an area that is proposed for extension of city sewer and water services. Darnold recommended approval.

Moved by Mailloux, seconded by Bieraugel to approve and recommend approval to the Common Council of the final plat of Hudson Estates, located in the Town of Hudson, as proposed by Grand Properties, LLC. Motion carried.

Other business for information purposes only or placement on future agenda. Darnold stated work continues on the tree preservation ordinance, that the city recently received notification that the city must amend the floodplain ordinance as required by the WisDNR within the next six months and that the NR118 revised administrative rules - Lower St. Croix Riverway Standards are now being considered by the Wisconsin legislature for adoption and will soon need to be adopted by the city. Darnold stated that cities can write their own rules consistent with NR118 and that it may be advisable for the city to write and adopt their own rules versus adoption by reference giving the city an opportunity to tailor the regulations to a more local perspective.

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Yoerg commented that there are a lot of boat trailers being parked on-street in the downtown and surrounding residential neighborhoods and that the city should review that matter. Breault commented that issue will be forwarded to the Safety Committee for review and recommendation.

Mailloux asked if the request for the subdivision by Patt Colten at 804 Vine St. has been dropped. Darnold stated that the information that was requested by the plan commission was not ready, and it was mutually agreed by the Colten and Darnold the review would be removed from the agenda.

Moved by Caruso, seconded by Mailloux to adjourn. Motion carried. 8:07 p.m.

Respectfully submitted,

Dennis D. Darnold, Secretary