CITY OF HUDSON PLAN COMMISSION THURSDAY, FEBRUARY 12, 2015 CITY HALL COUNCIL CHAMBERS 505 THIRD STREET 7:00 P.M.

Transcription

1 CITY OF HUDSON PLAN COMMISSION THURSDAY, FEBRUARY 12, 2015 CITY HALL COUNCIL CHAMBERS 505 THIRD STREET 7:00 P.M Call To Order Discussion And Possible Action On on January 29, 2015 meeting minutes Documents: PC MINUTES (DRAFT).PDF Public Hearing With Discussion And Possible Action on an application for a conditional use permit for an enclosed auto engine/auto body repair shop (ABRA Auto Body & Glass), 940 O'Keefe Road - Hudson Ford Investments Documents: PC PDF Public Hearing With Discussion And Possible Action on an application to amend the conditional use permit for the Heritage Greens planned residential development, to change some of the land use designations from commercial and flex to one-family residential (3.81 acres south and east of Heritage Boulevard - Creative Homes, Inc. Documents: PC PDF 5. Other Business For Information Purposes Only Or For Upcoming Agenda Dennis D. Darnold Secretary Posted in lobbies & website - 2/6/15; ed to Star-Observer - 2/6/15 Notice is hereby given that a majority of the City Council may be present at the aforementioned meeting of the Plan Commission to gather information about a subject over which they have decision making responsibility. This constitutes a meeting of the City Council pursuant to State ex rel. Badke v. Greendale Village Bd., 173 Wis. 2d 553, 494 N. W. 2d 408 (1993), and must be noticed as such, although the Council will not take any formal action at this meeting.

2 PLAN COMMISSION January 29, 2015 DRAFT Members present: Burchill, Yacoub-Raad, Yoerg, Potter, Rhoades and Casanova Others present: Roger Humphrey, Brian Zeller, Dick Stout, Matt Hieb, Jim Zeller, Nick Hackworthy, Todd Erickson, Gary Zimmerman, Gordon Conard and Denny Darnold The meeting was called to order by Chairman Burchill at 7:00 p.m. A motion was made by Yacoub-Raad, seconded by Rhoades to approve the January 8, 2015 meeting minutes. Motion carried. Final development plans, 1 st Street Station (office development), 811 First Street Andy Kron. Darnold commented that the architectural plans remain the same as reviewed at the January 8 meeting. The fire access lane will not be constructed as the building will now be sprinklered. Fire chief Scott St. Martin agreed to the change in plans, Darnold explained. Darnold also noted that he has visited with developer Andy Kron regarding the relocation of the city pathway that encroaches onto the southwest and northwest corners of the property. Darnold commented that Kron has stated that he is willing to provide a temporary easement to the city until a time that area of the property may be further developed with the condition that the city agrees that he would not be liable if a person may be injured while using the city pathway. Darnold mentioned that he had not received plans for the proposed lighting, other than general locations. Darnold suggested the plans for lighting would be subject to his review. Burchill asked if there was an existing easement for the pathway. Darnold stated no and explained when the land was sold to Nor-Lake it was assumed the pathway was not on the property that was sold and the encroachment was realized when the city property was recently surveyed. Burchill asked if a fire vehicle may be able to drive through the area between the parking lot and Orange Street. Darnold stated only if there is no or minimum snow on the ground, but as proposed it will not be a paved surface. Potter asked whether Kron may allow weekend parking on the property. Darnold commented without the fire lane there may be space for parking off of Orange Street. Potter commented if parking is allowed by Mr. Kron it will need to be signed. Darnold agreed. Burchill commented that Kron may prefer having employees from Pier 500 to park there on the weekends, thus alleviating some demand for parking in the downtown commercial area. Yoerg asked about the infiltration pond being a potential concern. Roger Humphrey, project engineer commented there will normally be water there for only a short period of time, generally about 48 hours.

3 Page 2, Plan Commission January 29, 2015 DRAFT Humphrey added that the removal of the fire access lane will provide some opportunity in the future to add off-street parking. Motion by Potter, seconded by Yoerg to recommend approval of the final development plans to the Common Council for the 1 st Street Station office redevelopment project as proposed by Andy Kron with the condition that the specifications of the proposed lighting fixtures and posts be submitted to the community development director for approval and that a cash deposit or letter of credit be filed with the building permit application to assure the restoration of the street, curb and gutter, boulevard and sidewalks (125% of the estimated cost estimate provided by the city engineer). Motion carried. Development plans, Stageline Duplex Community, 483 Stageline Road Richard Stout. Darnold commented that this project is located on the south side of Stageline Road and west of the main entrance to the Red Cedar Canyon residential development. Proposed are nine (9) two-family dwellings of which one is an existing one-family dwelling to be converted to a two-family dwelling (duplex). The access is to / from Stageline Road at the existing driveway cut. The road will be a private street with pubic water system and private sanitary sewer system with both utility systems constructed to city standards. The water system will be looped to provide for better water quality and for improved fire suppression. Darnold explained that the public sanitary system in Stageline Road is approximately 30 feet deep and connection to the system raises some issues as to how to make the connection. The city engineer and project engineer have discussed this matter and have agreed to request a utility contractor to review the issue and make recommendation(s) as to how they would suggest a connection may be made in a cost effective way, but also does not create costly maintenance issues. Matt Hieb, project engineer reviewed the proposed driveway access, private street and duplex locations, noting the location of the existing residence. Burchill inquired as to where on Stageline Road the sanitary sewer will be tied into. Hieb noted it will be approximately 200 feet west of the driveway access. The connection is proposed to be a drop manhole and that he did meet with a couple of contractors regarding the method of connecting the proposed sanitary sewer. The sewer running back to the development will then be 10 to 12 feet deep. Yacoub-Raad asked if the proposed two-family residences will be one- or two-story structures. Hieb responded that with the exception of the existing residence the structures will be two-story. Dick Stout added that some of the units will be on slabs and some will have basements, but will be two-story units. Yoerg questioned the length of the cul-de-sac and if there should be another access. Darnold responded that issue was reviewed by the fire chief, and the cul-de-sac is the same standard as a public street so that emergency vehicles can maneuver to get into and out of the site. The topography on the western side of the site is steep and a driveway with that slope is not preferred.

4 Page 3, Plan Commission January 29, 2015 DRAFT Yacoub-Raad asked if there will be buffering between this development and Red Cedar Canyon. Hieb noted the existing vegetation on the north and south sides of the development parcel. Darnold noted that the lots in Red Cedar Canyon are deep and generally there is a 30 foot wide buffer strip along the north side of Red Cedar Canyon. Yacoub-Raad asked about a sidewalk consideration. Darnold stated a sidewalk along Stageline would not connect to any existing sidewalk system. Darnold suggested that the sidewalk system along Stageline should be constructed all at one time. Yacoub-Raad noted that sidewalks need to be constructed as the opportunity is provided. Casanova commented that sidewalk on the south side of the road versus the north side would be much more difficult to construct due to existing topography. Gary Zimmerman, 1 Pinnacle Bay (Red Cedar Canyon residential development) expressed concern about the residences on Pinnacle Bay being of close proximity to this proposed development, whether the dwellings will be rental units, will the architecture be consistent with the residences in the neighborhood, price points and if garages will exist. Stout responded these will be rental units. Zimmerman noted that currently this area serves as a buffer between Red Cedar Canyon and Stageline Road and this development, because the land sits higher and the units will be two-story, there will be lights that are visible. He asked if buffering will be provided. This development will change what currently exists. Darnold questioned why this development, if it meets development standards, may be held to a higher standard than Red Cedar Canyon may be held. Zimmerman noted that Red Cedar Canyon has private covenants, and this development may not be to those standards. Potter asked if there will be sidewalks along the private street. Darnold stated no. If they want to add sidewalks within the development the sidewalks will be private sidewalks and that will be up to the developer. A motion was made by Casanova, seconded by Rhoades to recommend approval to the Stageline Road Duplex Community, 18 dwelling units, 483 Stageline Road as proposed by Richard Stout with the condition that the city engineer and water utility approve the revised development plans. Motion carried. Petition for annexation, 42+/- acres, south of Mayer Road and west of Carmichael Road Lee Family. Darnold reviewed the general location being south of Mayer Road and west of Carmichael Road. He added that the discussion tonight is to identify any issues that the plan commission would like to have addressed including wastewater treatment plant capacity and traffic as general issues, Mayer Road and that part of this area is in the scenic riverway with these issues being specific to this site. Darnold noted

5 Page 4, Plan Commission January 29, 2015 DRAFT the restrictions of the area in the scenic riverway are more stringent than required in the city of Hudson, particularly in regard to lot width and lot areas. Darnold reviewed the general survey and also a development as may be proposed by a developer, Creative Homes, if the land is annexed to the city. Yacoub-Raad expressed her concerns to be wastewater treatment plant capacity and street alignments (cul-de-sacs) and widths. Burchill commented that the western portion of Mayer Road needs to be addressed. Yoerg noted the access to Mayer Road should be reviewed. Burchill asked about the lot area allowances / density. Darnold expressed that he discussed that issue with the Wisconsin Department of Natural Resources Board, but that they chose to designate it as Rural Residential. Darnold opined that the developer will need to pursue a change in that standard. Darnold commented that the next step is for staff review and the preparation of an annexation agreement. It will not likely be brought back for discussion until late February or early March. Darnold added that issues such as parks, sidewalks, subdivision, comprehensive plan amendments and zoning may occur after annexation. If annexation is approved, the property will be brought into the city as R-1, One-Family Residential District, Darnold explained. Other business for discussion purposes only or placement on future agendas. Darnold noted that the next meeting is Thursday, February 12, 7:00 p.m. A motion was made by Yoerg, seconded by Yacoub-Raad to adjourn. Motion carried. 7:33 p.m. Respectfully submitted, Dennis D. Darnold, Secretary

6

7

8

9

10

11

12

13

14