Community Development Department 222 Lewis Street River Falls, WI

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1 Community Development Department 222 Lewis Street River Falls, WI AGENDA PLAN COMMISSION May 2, 2017 at 6:30 pm City Council Chambers CALL TO ORDER/ROLL CALL APPROVAL OF AGENDA/MINUTES OF THE APRIL 4, 2017 MEETING PUBLIC COMMENTS Non-Agenda Related Topics CURRENT PLANNING PROJECTS 1. Sixty (60) Month Extension for Approval of Final Plats Sterling Ponds ADJOURNMENT Council members may be in attendance for informational purposes only. No official Council action will be taken. Post: River Falls Journal, April 27, 2017 Post: City Hall Bulletin Board, April 27, 2017 Post: River Falls Public Library, April 27, 2017

2 Community Development Department 222 Lewis Street River Falls, WI MINUTES PLAN COMMISSION April 4, 2017, at 6:30 p.m. City Council Chambers Members Present: Members Absent: Staff Present: Others Present: Dan Toland, Scott Morrissette, Andrew Brown, Lisa Moody, Susan Reese Mary Van Galen Amy Peterson, Brandy Howe Catherine Fromet with Studio Graphique (via conference call) CALL TO ORDER/ROLL CALL Meeting convened at 6:30 p.m. The Pledge of Allegiance followed. APPROVAL OF MINUTES M Morrissette/S Moody: Motion carried 5-0. PUBLIC COMMENTS There were no public comments at this meeting. CURRENT PLANNING 1. Public Review and consideration of a resolution authorizing professional services for a Community Signage and Wayfinding Master Plan Howe provided a brief update on the Community Signage and Wayfinding Master Plan project. She indicated that the request for proposals were sent out to six firms on February 17, 2017, and staff hosted a pre-proposal meeting on February 24 with all six firms were in attendance. Proposals were due on March 17 and four were received by staff. A review committee met on March 23 to review and rank the proposals based on the following factors: ability to provide timely and quality deliverables, experience of the project team and proven success of other projects, customer satisfaction and references, demonstrated understanding of the project, experience and creativity in graphic design, value of service relative to proposed costs, and quality and completeness of proposal. The committee narrowed it down to two firms and interviews and reference checks were conducted. Howe noted that Studio Graphique rose to the top of the list. Their proposal was well written and demonstrated the firm s creativity while also providing an adequate level of detail on the project scope. The review committee felt they were the most likely to articulate River Fall s unique story and to deliver a creative, visually appealing product. Further, they had glowing reviews from the references provided. Howe noted that moving forward, a steering committee will be formed and responsible for advising the planning process and making decisions. The Plan Commission will be kept informed of project progress over the six month planning period. Morrissette asked who would be on the steering committee. Howe responded that Studio Graphique recommends 6-8 individuals representing a variety of stakeholder groups, such as city officials, residents, business owners, developers, and institutional representatives. Reese asked when staff would expect wayfinding signs to be in place after the plan has been completed. Peterson responded that one of the purposes of the plan document is to outline an implementation and

3 phasing schedule for sign installation. Staff will not know when and where signs will be installed until after the plan has been completed. Brown raised concerns with the City s decision to spend $44,000+ on a wayfinding plan and would rather see the money spent on road repairs or facilities. Moody noted that she disagrees and finds value in wayfinding signage as a way to promote the community as well as a tool for visitors to use to find their way around town. Reese added that there is a currently abundance of sign clutter in the community that will be reviewed and cleaned up as part of this project. Mayor Toland also voiced his support for the project identifying the need for a wayfinding program. Moody added that well-done signage makes the city more pleasing, unified, and inviting. Brown raised concerns with the professional fees and expenses laid out in the proposal and would want to make sure that the contract includes clauses that protect the City in the case of damages, etc. He added that he was not impressed with the proposal and thought it was boilerplate and not specific to River Falls. Morrissette voiced his support of the project and indicated that he didn t think that $44,000 is out of line for a project that will produce intellectual property. He added that the City Attorney will review the contract to ensure it meets the City s needs. He added that one of the concerns he initially had with the proposal was the distance of the firm from the City; however, he learned via conversations with staff that this company was somewhat involved in the 2012 staff led effort. He noted that he would like to see the proposed $3,500 travel expenses in the budget be capped to ensure they do not exceed that amount. Reese asked if Studio Graphique has ever worked this far outside of Ohio and how that project worked out. Fromet responded that they have done projects as far away as Georgia and in Holland, Michigan. She also addressed Brown s concerns by stating that she would be willing to provide additional information and project examples to the Commission if requested. She added that each project is very individual to each community. She noted that the project will begin with an assessment of the needs of the community, approaches to address those needs, and how much it will cost to implement a sign program. She noted that many communities start with this and then determine what steps to take after the analysis has been completed. The proposal for River Falls includes this as phase one in their scope of work as well as the other steps requested in the RFP. She added that there is a high degree of value for communities that have implemented wayfinding in terms of navigability and visitors perception of the place. M Morrissette/S Moody to approve a resolution regarding professional services for a Community Signage and Wayfinding Master Plan: Motion Carried 4-1. ANNOUNCEMENTS Board of Appeals Training Workshop March 29, 2017, from 5:30 to 8:00 p.m. ADJOURNMENT M Reese/S Brown: Motion Carried 5-0. The meeting adjourned at 6:54 p.m. Respectfully submitted, Brandy Howe, AICP Senior Planner

4 Community Development Department 222 Lewis Street River Falls, WI PLAN COMMISSION May 2, 2017, 2017 STAFF REPORT TO: FROM: RE: Mayor Toland and Plan Commission Tony Steiner, City Planner 60 Month Extension for Approval of Final Plats Sterling Ponds BACKGROUND: In May of 2003 the City Council approved the Developer s Agreement for Sterling Ponds Development. A preliminary plat for the development was also approved at that time. The housing bubble burst in 2008 and the original build out schedule was never realized due to economic conditions. Several phases of development have been developed and part of the development was sold to the City of River Falls for the development of Sterling Ponds Corporate Park. The Developer would like to move forward and is seeking a 60 month (five-year) extension to file final plats for the remaining phases of the development. ANALYSIS: Section C.1 of the City Code states, Final plats shall be submitted to the Plan Commission within 24 months of preliminary plat acceptance. Section 5.1 of the approved Sterling Pond s Developer s Agreement granted a variance to this requirement and gave the Developer five-years to seek final plat approval for all phases of the development with the option to request a five-year extension at any time prior to the expiration of the original time limit of the Agreement. The Developer s Agreement has passed the original five year mark and the five-year renewal expired in May of Since that time a significant part of the development was sold to the City of River Falls for the creation of Sterling Ponds Corporate Park. Arcon Development the original developer still owns the Sterling Ponds Development. The property has been slow to develop due to the economic conditions of the past decade. The demand for additional lots has now increased and the availability of residential lots in Sterling Ponds is low. The remaining part of the preliminary plat is still intact. The five-year period to submit final plats has expired and unless an extension is given to this requirement the Developer will have to resubmit the preliminary plat and go through the preliminary platting process again. This would create additional cost and work for the developer and unnecessary work for City Staff. The City has granted extensions to other developers as we worked through historic economic conditions. The policy in the past has been as long as both parties (City and Developer) are acting in good faith the agreement can be extended at the discretion of the City Council. The Developer has submitted an updated preliminary plat of Sterling Ponds. The changes that have taken place to the original preliminary plat are as follows; Amy Peterson, AICP, Development Services Director David Hovel, Building Inspector Tony Steiner, City Planner Cindi Danke, Recreation Manager Buddy Lucero, Community Development Director Angie Bond, Community Development Assistant Brandy Howe, AICP, Senior Planner Brenda Rundle, Recreation Assistant

5 1. Several phases of the development have been platted and are indicated as platted on the updated preliminary plat. 2. Land purchased by the City from the developer for Sterling Pond Corporate Park has been removed from the preliminary plat. 3. A four acre CSM for Sterling Ponds Park has been removed from the preliminary plat. The Developer has also requested a 60 month (five- year) extension to allow the Developer additional time to file a final plat or plats to complete the remaining phases of Sterling Ponds. The 5 year extension would begin on the date of final approval of the extension by Council. INTERDEPARTMENTAL REVIEW: The proposed plat was not circulated for comment. NEIGHBORHOOD/PUBLIC COMMENTS: This approval process does not require notification to surrounding property owners. FINDINGS OF FACT AND CONCLUSIONS: Findings of Fact: 1. Construction activity for new housing units slowed in the intervening years due to the economic downturn in the housing market. 2. Sterling Ponds had preliminary plat approval, but was never completely developed. 3. Additional time will be necessary to build out the project. 4. The requested extension is compatible with the intent of Section 5.1 of the approved Sterling Pond Developer s Agreement and proposed changes to the preliminary plat are minor. Conclusions: The request has been processed in accord with the terms of the Sterling Ponds Subdivision Developer s Agreement and Chapter 16 of the River Falls Municipal Code (RFMC). STAFF RECOMMENDATION: Staff recommends approval of the requested 60 month extension to the original plat approved in 2003 based upon the Findings of Fact and Conclusions herein described in the staff report. CITY PLAN COMMISSION OPTIONS: 1. Approve the requested 60 month extension to the original preliminary plat as recommended by staff. 2. Approve the requested extension to the original preliminary plat with conditions as recommended by Plan Commission. 3. Table the item to a later hearing date with just cause. 4. Do not approve the request. EXHIBITS: 1. Article V. - Section 5.1 from May 27, 2003 Developer s Agreement for Sterling Ponds 2. Sterling Ponds & Villas of Sterling Ponds Preliminary Plat 3. Addendum to Developer s Agreement 4. Resolution PC Regarding Preliminary Plat and Final Plat for Sterling Ponds Page 2

6 EXHIBIT 1

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9 WEST LINE OF THE NE1/4 SE1/4 SECTION 24 DEDICATED TO THE PUBLIC WEST LINE OF THE SE1/4 NE1/4 SECTION 23 N& S N S & N S& 88' 74' 66' 51' 46' 19' 73' 11' 123' POND/ACCESS EASEMENT S89 52'30"E ' N1/4 CORNER PRELIMINARY PLAT RENEWAL OF: LOCATED IN THE SE1/4 OF THE SW1/4, PART OF THE SW1/4 OF THE SW1/4, THE NE1/4 OF THE SW1/4, THE NW1/4 OF THE SW1/4, PART OF THE SE1/4 OF THE NW1/4, AND PART OF THE SW1/4 OF THE NW1/4 IN SECTION 24; ALSO IN PART OF THE SE1/4 OF THE NE1/4, PART OF THE NE1/4 OF THE SE1/4, AND IN PART OF THE SE1/4 OF THE SE1/4 IN SECTION 23, ALL IN T28N, R19W, CITY OF RIVER FALLS, ST.CROIX COUNTY, WISCONSIN. EXHIBIT 2 STERLING PONDS&VILLAS OF STERLING PONDS N BEARINGS ARE REFERENCED TO THE SOUTH LINE OF THE SW1/4 OF SECTION 24, ASSUMED TO BEAR S89 29'47"W SCALE IN FEET 1" = 200' SECTION 24 CHAPMAN DRIVE S84 14'11''E ' EXISTING RIGHT-OF-WAY 33' C1 CHAPMAN DRIVE CHAPMAN DRIVE CHAPMAN DRIVE CHAPMAN DRIVE S89 37'54''E ' EXISTING RIGHT-OF-WAY 33' S00 06''W ' N00 19''E ' N00 22'15''E ' N89 20''W ' ' N00 19''E 346' NO ACCESS N52 38''W ' 80.00' N37 20''E CORP PARK S.T.H. "35" CORP PARK CORP PARK NO ACCESS N53 08'18''W ' D.O.T. SETBACK N48 19''W ' S.T.H. "35" NO ACCESS 5.1 ACRES DEDICATION 125' 872' 86' 86' 84' 84' 84' 95' 84' 84' 84' 85' EDENBURGH DRIVE 84' N52 43'12''W ' N52 38'42''W S.T.H. "35" 84' 84' 84' 84' D.O.T. SETBACK NO ACCESS 84' 13' 45' 15' 93' GLASGOW STREET DEDICATED TO THE PUBLIC FOR PARKLAND WALKWAY 1 EASEMENT 146' 23' 138' 156' 104' 85' 147' 78' 132' 139' 1 105' 55' 51' 20' 66' 76' 86' 156' 65' 70' 74' 51' 141' DUNDEE AVENUE S.T.H. "35" S.T.H. "35" ' 77' BLOCK ' 77' 133' ' ' 44' 76' 9 38' 133' 69' 129' 69' 8 38' 129' 112' CITY OWNED 69' 133' 76' 37' 57' 72' 7 38' 72' ' 56' 7 56' 47' 47' ' 56' ' 159' ' 19' SUSSEX STREET KETT 131' 76' 139' 125' 91' 71' ERING 79' 93' 131' NO ACCESS 72' 71' 101' 59' 59' 143' 67' 97' 99' 79' 187' 108' 152' 79' 152' 77' 126' 119' 71' 59' 101' 27.5'27.5' 5 5' 77' 79' 71' 71' 70' 132' 63' V W 71' 60' 68' 63' 64' 20' 85' 149' 143' 72' 101' 110' NEWCASTLE DRIVE ROAD 143' 60' 60' 60' 45' 57' KINGSBARN DUNDEE AVENUE DERBY STREET 32' 15' WALKWAY EASEMENT 101' 65' 72' 60' 60' 60' 68' 95' 82' 115' AVENUE CITY PARK (4AC) ' 44' 88' 87' 10 BLOCK ' 47' 118' 55' 55' 66' BLOCK 1 47' 47' 47' 47' 114' ' 55' 66' 90' ' 4 47' 125' 20' 2 47' 47' 47' 47' 109' ' ' BRENTWOOD CIRCLE 70' 69' ' 103' ' BLOCK ' ' 47' 77' 151' KETTERING 264 COURT R=60' 106' 115' 147' 8 SEVENOAKS STREET 47' 153' 7 52' 62' 59' 153' ' ' 65' 63' 97' 18' 132' 4.0 ACRES FUTURE DEDICATION ' 70' 35' 86' 1 BLOCK 2 123' 14 15' 17' 46' 123' 38' 46' ' 46' 38' 46' 18 42' 53' 164' 17 52' 131' 53' 86' 87' 52' 53' 44' 65' 45' 27.5'27.5' 60' 5 5' 60' 112' 113' ' 85' ' 44' CAMBRIDGE PLACE PLATTED PLATTED ' 105' 70' 60' 45' 154' 78' 119' 27' 160' 90' 87' 61' 60' 60' 108' 131' 147' 79' 60' 60' 32' KINGSTON STREET 111' 60' 62' COVENTRY CIRCLE C1 68' 57' 136' 174' N45 54'29"E ' S45 00'00"E ' 333' 244 R=90' 157' C2 59' ' 181' KETTERING ROAD PLATTED ' 1 0 0' S45 00'00"E ' 243' 86' 45' UNPLATTED LANDS NEWCASTLE DRIVE S51 04'51"E 91.33' ' 78' 91' 20' 113' 243' 118' 138' 113' 126' 151' KINGSBARN LOT ' POND/ACCESS EASEMENT S69 06'18"E ' 162' 123' 260' 20' UTILITY/ DRAINAGE EASEMENT 199' AVENUE C3 S50 15'00"E ' R=60' LOT 389 COMMERCIAL/ INSTITUTIONAL 104' 513' 363' 363' NEWCASTLE DRIVE 156' LOT 391 UNPLATTED LANDS 190' S26 53'08"E ' POND/ACCESS EASEMENT S89 53'39"E ' UNPLATTED LANDS S22 05'24"E ' S03 09'42"E ' 1 0 0' C4 106' LOT 390 COMMERCIAL/ INSTITUTIONAL 162' 129' S83 38'50"E ' 284 UNPLATTED LANDS S10 47'32"W ' S00 17'41"W ' POND/ACCSEE EASEMENT POND/ACCESS EASEMENT 106' V W PLATTED 49' 78' 65' 484' 4 67' C5 992' C.T.H. "U" C.T.H. "U" S00 03'46"E ' S00 06'21"W ' C.T.H. "UU" C.T.H. "UU" S00 06''W ' C.T.H. "UU" C.T.H. "U" C.T.H. "UU" NORTH-SOUTH QUARTER NORTH-SOUTH QUARTER LINE SECTION 24 LINE SECTION 24 UNPLATTED LANDS 788' SOUTH LINE OF THE SW1/4 SECTION 24 S89 29'47''W ' 635' 33' S1/4 CORNER SECTION 24 CITY OF RIVER FALLS I, Douglas J. Zahler, Registered Wisconsin Land Surveyor, hereby certify that the above described and mapped property was surveyed by me or under my direct supervision and that this map is a correct representation to scale of the boundaries to the best of my knowledge and belief. N S &

10 EXHIBIT 3 ADDENDUM TO DEVELOPMENT AGREEMENT CITY OF RIVER FALLS AND ARCON DEVELOPMENT WHEREAS, Arcon Development is the owner and developer of lands associated with Sterling Ponds Subdivision, which was the subject of a Binding Development Agreement between Arcon Development ( Developer ) and the City of River Falls ( City) dated May 27, 2003 and WHEREAS, the preliminary plat for the development of Sterling Ponds was planned and approved in 2003, and the owner of the development has not changed since that time; and WHEREAS, the Developer has received a 5 year extension to seek final plat approval for all remaining phases of the development for the preliminary plat as shown on EXHIBIT A; and WHEREAS, the Developer Agreement approved in 2003 requires explanation and clarification through a Development Agreement Addendum: 1. Escrow for Street Trees NOW, THEREFORE, THIS AGREEMENT: A. The Developer shall escrow at the time of final plat approval for each phase, funds equal to an amount sufficient for the City to contract the purchase and installation of street trees along the right of way adjacent to each lot. The specific amount to be escrowed shall be determined by the City Forester. Trees shall be spaced at a minimum of 1 per forty 40 feet. The number, variety and size of trees shall be specified by the City Forester. Unused funds shall be returned to the Developer upon completion of subdivision build-out for each phase identified in the escrow. 2. Addendum Not to Modify Original Development Agreement Except as Set Forth Expressly Hereinabove. This Addendum shall not be interpreted as modifying, reducing, or otherwise affecting any of the obligations of the Developer under the original Development Agreement except as is expressly set forth hereinabove. Dated this day of, 2017 CITY OF RIVER FALLS ARCON DEVELOPMENT, INC BY: BY: Dan Toland, Mayor BY: BY: Amy White, City Clerk

11 EXHIBIT 4 RESOLUTION PC REGARDING EXTENSION OF PRELIMINARY PLATAND FINAL PLAT APPROVAL FOR STERLING PONDS DEVELOPMENT WHEREAS, the City Council approved a Developer s Agreement with Arcon Development for Sterling Ponds in 2003; and WHEREAS, Section 5.1 of the original agreement granted the developer five-years to complete all projected phases of development, with the option to request a five-year extension any time prior to the expiration of the original time limit; and WHEREAS, due to economic conditions beyond their control, Arcon Development was unable to complete all projected phase of the development in the original 60 months (5 years); and WHEREAS, economic conditions have improved and Arcon Development seeks an additional 60 month (5 year) extension to the preliminary plat in order to complete all phases; and WHEREAS, Arcon Development would also submitted an revised preliminary plat in order to bring it up to date; and WHEREAS, the Plan Commission reviewed the updated preliminary plat and the request for a five year extension to seek final plat approval for the remaining phases of Sterling Ponds at their regular meeting of May 2, NOW, THEREFORE, BE IT RESOLVED that the Plan Commission approves the updated preliminary plat for Sterling Ponds and that the request to approve a 60 month (five year) extension to the preliminary plat to complete all projected phases of the development be approved and forwarded to the Common Council with a favorable recommendation. BE IT FURTHER RESOLVED that the 60 month (5 year) extension shall begin on the date of final approval by Council. Dated this 2 nd day of May, 2017 ATTEST: Dan Toland, Mayor Amy White, City Clerk