A motion was made by Casanova, seconded by Rhoades to approve the March 14, 2017 plan commission meeting minutes. Motion carried.

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1 Plan Commission Members present: O Connor, Yoerg, Potter, Rhoades and Casanova Others present: Klint Klaas, Rob Kheen, Doug Rowen, Marian and Jim Webber, Grant O Leary, Matt Hieb, Jason Johnson, Justin Terbeest, Brian Priefer, Dion Hanson, Denny Darnold and others The meeting was called to order by Chairman O Connor at 7:00 p.m. A motion was made by Casanova, seconded by Rhoades to approve the March 14, 2017 plan commission meeting minutes. Motion carried. Public hearing, conditional use permit (CUP) / preliminary master plan, St. Croix Meadows redevelopment, 2200 Carmichael Road - Hudson Gateway LLC / Klint Klaas. Rob Kheen representing Hudson Gateway LLC presented the preliminary master plan / conditional use permit as proposed by Hudson Gateway LLC. He noted that the 130 acre site will be developed in phases. The first phase of the development will include the center piece of the development for the baseball facility. The master plan has changed from the plan presented at time of rezoning of the property in February. The plan has been amended to include additional residential development with both market rate (150 dwelling units) and senior housing (150 dwelling units). Another change is the water feature located in the middle of the site that will also change the general internal traffic patterns and access to Carmichael Road. Kheen noted that the developers have not completed their traffic analysis which will include the average daily traffic and the impact the traffic may have on the area. The change of directing traffic to the north and south of River Ridge (located west of Carmichael Road) will reduce any impact on the area of the intersection of River Ridge and Carmichael Road. The land uses within the development will not have concurrent use such as the office and baseball facility, thus reducing the impact from the proposed development. He reiterated that they want to be sure that the accesses to Carmichael Road are not negatively impacted and will meet city, county and state traffic requirements and have minimal impact on the neighbors. However, Kheen added, until the traffic analysis is completed he would not be able to determine what the impacts may be and how those impacts may be addressed. Kheen noted that this is the preliminary master plan and that the final plans will be presented in the future. Darnold requested that the phasing of the development, as now proposed, be reviewed. Kheen noted that the initial phase was shown to include general clearance and site work, internal roads and the baseball facilities. He noted that the first phase is under review to be expanded to include the hotel and corporate office facilities also.

2 Page 2, Plan Commission Darnold suggested that if phasing of the development is being reconsidered that the phasing plan be amended so that when presented to the Common Council the phasing plan will accurately reflect what is proposed. Kheen agreed that updated information can be provided in regard to proposed phasing of the development, but reminded the plan commission that this is a fluid project with ongoing discussions occurring with future occupants of the development. Doug Rowen, 295 Riverview Drive, town of Troy, noted that he represents the neighborhood association of residents that live west of the development. He commented that he believes this is a good project. The primary access for the residential development is Riverview Drive which is the middle of the accesses proposed to / from Carmichael Road that is a concern of the neighborhood association and that Riverview Drive is also the primary access to the YMCA day camp, so there is significant traffic at this intersection. He noted that Carmichael Road is separated by a median at Riverview Road with a speed bump to allow vehicles to turn at the intersection. He expressed this area currently is problematic and as the traffic analysis is reviewed that the traffic issue be addressed. Rowen also expressed concern about the intersection of Mayer Road and Carmichael Road and how this development may impact that intersection. Marian Webber, 604 Grandview Drive noted that there are already several pedestrian / bicycle issues in the Carmichael Road area including Tower Road, Mayer Road and Coulee Trail; and this area has been sort of a bottle neck for some time, so adding additional stress to this system is a concern. She expressed that Tower Road is used as a short cut to this area, and Tower Road is a not a wide road. Webber added that this area is a major bikeway between Hudson and River Falls and that should be respected and facilities improved. Tower Road is in a rural area, and it is important that the rural attributes be maintained. Webber also expressed concern about the potential height of the buildings at five stories and suggested that perhaps four stories may be appropriate. Jim Webber, 604 Grandview Drive expressed concerns about the traffic issues on Carmichael Road and what impact from the traffic generated by this development may bring additionally to Carmichael Road. He also expressed concern about the sewer / water capacity and impact on city infrastructure. Grant O Leary, 380 Tower Road expressed concern about traffic on Tower Road and that it currently has a 35 to 45 mph speed limit with residential development abutting the roadway. He also noted that Coulee Trail is the gateway to the Rivercrest Elementary School. O Leary added that the initial master plan presented to the Common Council included a roadway from the site to Tower Road and why that is not included in the most recent plan shown. A motion was made by Yoerg, seconded by Potter to close the public hearing. Motion carried. 7:21 p.m.

3 Page 3, Plan Commission Darnold responded to the question by Mr. O Leary of the proposed roadway from the redevelopment site directly to Tower Road and that the city staff requested that be removed as it would access Tower Road at a location where visibility is limited due to the existing grades of Tower Road. He added that he would not recommend approval of the preliminary master plan / conditional use permit until the traffic analysis is received for review by city staff. Darnold also expressed concern that with two housing projects that the housing projects alone would use up 40% of the capacity of the wastewater treatment plant that had been assigned to this parcel and that this area has been reserved for commercial development and allowing housing projects of this size is a concern. Yoerg expressed concern that if buildings may be 75 feet in height that would be a concern. Darnold responded that the current maximum building height in the B-2, General Business District is 60 feet and that the city will use 60 feet as the maximum height of buildings allowed. A motion was made by Yoerg, seconded by Casanova to postpone action on the preliminary master plan / conditional use permit until the city staff receives and has an opportunity to review and comment on the traffic analysis. Motion carried. Certified survey map (CSM), one lot, 3 acres, east of CTH U and north of CTH N, extraterritorial subdivision review Adoray Home Health and Hospice / Richard Pearson (owner). Darnold explained the proposed parcel is located in the town of Hudson and within the extraterritorial subdivision review area. Mr. Pearson is donating the lot to Adoray Home Health and Hospice for a hospice facility. Yoerg asked when the facility may be constructed. Mr. Matt Hieb explained the Adoray Home Health and Hospice is still raising money for the project and that there is not a timeline established. Darnold recommended approval of the proposed CSM and explained that the building / site improvements will be reviewed / approved by the town of Hudson. A motion was made by Yoerg, seconded by Rhoades to approve the one lot certified survey map (CSM) and recommend approval of the CSM as proposed by Adoray Home and Health and Hospice / Richard Pearson. Motion carried. Final development plans, retractable roof, Mallory s Bar and Grille, 609 Second Street CMM Holdings Inc. / Jason Johnson. Darnold explained that the retractable roof is proposed to cover the existing roof top deck at Mallory s Bar and Grille, 609 Second Street. The deck area is on the western half of the building.

4 Page 4, Plan Commission Yoerg asked what materials are proposed for the roof. Johnson, owner, noted the structural framing is aluminum, and the window areas will be polycarbonate. Johnson further noted that the proposed roof has been reviewed and approved by the city building inspector and fire chief and that the adjacent property, Art Doyle Spokes and Pedals, has agreed to the project. A variance from the state building code also has been approved in regard to party wall requirements. Darnold recommended approval of the final development plans for Mallory s proposed retractable roof. A motion was made by Casanova, seconded by Rhoades to approve the final development plans for the retractable roof for Mallory s Bar and Grille, 609 Second Street as proposed by CMM Holdings Inc. Motion carried. Proposed amendment to Municipal Code, Chapter 255, Zoning, Section Breweries, Brewpubs, Wineries and Distilleries to allow breweries in the B-2, General Business District and the B- 3, Central Business District. Darnold commented that in 2014 the zoning code was amended to allow breweries, wineries, distilleries within specified areas of Hudson. At that time it was decided not to allow breweries in the B-2, General Business District and the B-3, Central Business District. A request was taken to the Common Council, and they agreed to send this matter to the plan commission and staff to review. Darnold commented that there are three amendments to the zoning code within Section that are necessary to consider allowing breweries in the two commercial areas including: - limiting the processing area to no more than 3,000 sq. ft. and the tasting room to no more than 4,000 sq. ft, which is the same as it currently is for wineries and distilleries - Breweries be allowed through the approval of a conditional use permit (CUP) - Breweries will be subject to the standards for conditional use permits (CUPs) Rhoades asked how waste products will be handled and if fumes may be experienced. Justin Terbeest and Brian Priefer representing Hop and Barrel Brewing and who requested that the city consider the change in the zoning code explained that spent grain would be delivered to farms and that there would be no or minor fumes from this size of operation. Potter asked about the delivery of products and deliveries to other facilities. It was explained that deliveries to a facility in the downtown would generally be limited to one or two times per week and that product would be transported in smaller / van type vehicles.

5 Page 5, Plan Commission A motion was made by Yoerg, seconded by Casanova to recommend approval of the Municipal Code Chapter 255, Section to allow breweries in the B-3, Central Business District and B-2, General Business District per the recommendations of and as presented by the community development director. Motion carried. Proposed amendment to Municipal Code, Chapter 202, Signs, creating section 202-6, D (6) to create new regulations allowing master sign plans to be approved in the I-1, Light Industrial District and the I- 2, General Industrial District. Darnold noted this review came out of a subdivision review of a subdivision for lots in an industrial district. At that time the developer asked if there may be a way that developments on different lots may be able to share space on a common sign along street frontages. Darnold commented that the suggested amendment to the sign code would allow that to happen through the review and approval of a master sign plan, such as is now allowed in the commercial districts. Darnold recommended that the shared sign cannot be any larger than 240 sq. ft., but is limited to no more than 60 sq. ft. of sign area per business and the maximum sign height is 20 feet. A smaller sign of no more than 32 sq. ft. and maximum of 6 feet in height would be allowed at the entrances to the businesses. A motion was made by Casanova, seconded by Yoerg to recommend approval of the amendment to the sign code, as proposed by the community development director, to allow master sign plans to be approved in the I-1, Light Industrial District and the I-2, General Business District. Motion carried. Concept development plans, 70,400 sq. ft. industrial building, 3001 Harvey Street (Lot 28, St. Croix Business Park) Airworthy Aerospace. Darnold noted that Airworthy Aerospace owns two buildings that front on the north side of Harvey Street and east of O Neil Road in the St. Croix Business Park and recently purchased a third lot. A 70,400 sq. ft. manufacturing facility is proposed. Dion Hanson provided pictures of the River Bluffs building in the business park which this proposed building will be very similar in appearance utilizing tip up concrete panels. Darnold commented that there are some utility, drainage and stormwater management issues that need to be worked out, but generally the concept plan can be approved. A motion was made by Yoerg, seconded by Potter to approve the concept development plans for the 70,400 sq. ft. industrial building as proposed by Airworthy Aerospace at 3001 Harvey Street with the condition that the drainage, stormwater and utility issues are worked out with city staff prior to submittal of the final development plans. Motion carried.

6 Page 6, Plan Commission Other business for discussion purposes only or placement on future agendas. Darnold noted the next meeting is tentatively scheduled for Tuesday, April 11, 7:00 p.m. O Connor and Darnold explained that the Common Council approved the appointment of Michael Johnson as the community development director. Mr. Johnson is tentatively scheduled to begin work full-time on May 1. Mr. Johnson is the executive director of the Green County (Wisconsin) Economic Development Corporation and previous to that was the community development director of Norwalk, Iowa. A motion was made by Yoerg, seconded by Casanova to adjourn. Motion carried. 7:58 p.m. Respectfully submitted, Dennis Darnold, Secretary