PLAN COMMISSION Members present: Burchill, Yacoub, Yoerg, Potter, Rhoades and Casanova Others present: Richard Stout, Tim and Betty Caruso, Jim Zeller, Jennifer O Neill, Matt Frisbie, Alan Catchpool, Jeff Redmon, Dennis Kroll, Jon Olson, Randy Hanson and Denny Darnold The meeting was called to order by Chairman Burchill at 7:00 p.m. A motion was made by Yacoub, seconded by Potter to approve the October 10, 2013 meeting minutes. Motion carried. Request for rezoning (zoning map amendment) for 483 Stageline Road from R-1, One-Family Residential District to RM-1, Multiple Family Residential District Richard Stout. Darnold explained that this property was annexed in September to the city of Hudson and is currently zoned R-1, One- Family Residential District. The Stouts also were recently approved a certified survey map (CSM), and the public hearing for the zoning request is scheduled for Monday, November 18, 2013, 6:50 p.m. Darnold advised that the city of Hudson comprehensive plan does designate this area as medium density residential so the request for rezoning is compliant with the city s comprehensive plan. Darnold noted that it is the intent of the Stouts to sell the property for multiple-family residential or senior residential care facility development. Darnold asked if there may be any questions for Mr. Stout. No questions were forwarded. Darnold recommended approval of the rezoning. A motion was made by Yacoub, seconded by Casanova to recommend approval to the Common Council to rezone the property at 483 Stageline Road from R-1, One-Family Residential District to RM-1, Multiple Family Residential District. Motion carried. Request to amend the city of Hudson comprehensive plan future land use plan map from single and two family residential to neighborhood commercial and rezone (zoning map amendment) from R-2, Two-Family Residential District to OFC Office District, 811 First Street (former Nor-Lake warehouse). Darnold noted that the Carusoes purchased the property about ten years ago with the intent to develop the property as a one- or two-family residence. There is a potential buyer of the property that would like to redevelop the property for office facilities. Darnold noted that the comprehensive plan designation is single and two family residential and the zoning is R-2, Two-Family Residential District. Changes necessary to facilitate the office development would be amendments to the comprehensive plan to neighborhood commercial and zoning map (rezoning) to OFC Office District.
Page 2, Plan Commission Darnold commented that this is the former Nor-Lake warehouse building and is located near the downtown commercial neighborhood on the west side of First Street from just south of Elm Street and extends to Orange Street between three residential homes located north of the former warehouse and the city park / trail. Darnold noted that the Carusoes are present as well as other interested parties and some neighborhood residents. Darnold reviewed the mix of residential, industrial, commercial and public land uses in the nearby neighborhoods and opined that the office designation may well serve as a transitional land use, between the downtown commercial uses and the residential uses to the north and east, as the office use would principally occur during the weekdays, weekday early evening hours and limited on the weekends. Darnold indicated that the neighborhood was informed that this matter would be discussed by the planning commission prior to the public hearing scheduled on November 18. Burchill inquired whether there may be any issues with building height due to the riverway regulations. Darnold responded that any proposal for development must comply with the riverway regulations including height restrictions and setbacks from the ordinary high water mark and slopes 12% or greater. Darnold expressed that he did not think that the height of the building was a significant issue and that the residential structures could be built to a height of 35 feet. Burchill asked if it was 35 feet or 45 feet. Darnold answered that the 45 foot height allowance is only applicable in the B-3, Central Business District. Yoerg asked how the height limit of a building was measured. Darnold stated it is from the average ground elevation of where the building is proposed, thus the west side of the building can have more wall area because it would be on the downward side of the slope. Yacoub asked about the proposed parking. Darnold commented that the plans that were submitted are meant to be illustrative in nature to assist the neighborhood to vision what an office development may look like. Burchill asked the audience if anyone wanted to comment. No comments were received. A motion was made by Casanova, seconded by Yoerg to recommend approval of the amendment of the comprehensive plan land use designation from single and two family residential to neighborhood commercial and the zoning district classification from R-2, Two-Family Residential District to OFC Office District for the Caruso property located at 811 First Street. Motion carried.
Page 3, Plan Commission Concept development plan review, two (2), 11,171 sq. ft. commercial buildings, Hudson Center (former visitor / information center) Hudson Center Holdings, LLC / David Robson. Darnold reviewed the general project location being north of Crest View Drive and west of Gateway Boulevard within what was formerly the Wisconsin travel / visitor information center. Darnold stated the project was comprised of two buildings. The buildings are each 11,171 sq. ft. in area. Matt Frisbie, project architect and Alan Catchpool, project engineer presented the proposed site and building improvements. Frisbie showed a schematic of the entire development area including the extension of Gateway Boulevard westerly with the main entrance across from the westerly Wal-Mart access and the adjacent property occupied by the Taco Bell restaurant. In regards to the Taco Bell property, Frisbie noted that Hudson Center Holdings is in negotiation with the property owners of the Taco Bell site to trade / sell land to extend the Taco Bell parcel to the north and add a triangular part of the Taco Bell site at the southeast corner to the Hudson Center property; however, that matter remains in negotiation. Frisbie reviewed the concept development for the two commercial buildings of 11,171 sq. ft. each and located just north of Crest View Drive with a drive though lane on the south side of the buildings to accommodate drive through businesses and fire lanes. Trash enclosures are located along the west and east property lines with driveway accesses to better accommodate trash pick-up. Access to Gateway Boulevard will be via the three accesses located on Gateway Boulevard and then to either of the two signalized intersections on Crest View Drive. Yoerg asked if any outdoor seating was proposed, such as exists on the east side of Carmichael Road in the Ban Tara commercial center. Frisbie stated yes, outdoor seating may be proposed. Frisbie reviewed the building facades noting that the north and south sides would generally be similar, but that the north side would serve as the front side of the buildings. The south side will provide for screening of mechanical components. The buildings will also have parapet walls, 6 to 8 feet, to screen the roof top mechanical equipment. Materials used will include brick, stucco and some metal panel. The metal panel on the end units is proposed to give the structures a different texture. In regard to the floor plans, the buildings will generally be open to allow flexibility with the accommodation of potential businesses. Darnold commented that the city building inspector had questioned if the sewer and water services will be relocated as the locations of services and mechanical rooms do not appear to be consistent. Frisbie noted that the location of the mechanical room and / or the location of the services may change as the plans evolve. The commission asked if the units can be combined. Frisbie answered yes.
Page 4, Plan Commission Casanova inquired about the orientation of the buildings. Frisbie clarified that there will be another set of lots / buildings on the north side of Gateway Boulevard. Yacoub asked about the south sides of the proposed buildings. Frisbie explained that they want to screen the meters or other mechanical equipment that may be outside of the building with architectural features. The screening will be similar to the façade materials to provide a consistent appearance. Rhoades asked if the property exchange involving the Taco Bell property is accommodated in these plans. Frisbie answered yes. Darnold noted that one of the contingencies of approval of the concept development plans will be the land exchange. Darnold added that other contingencies will be the submittal of the amended subdivision and revision of plans to address the recommendations of the fire department and city engineer reviews. Yoerg commented that this is a highly visible site and will be one of the first impressions of Hudson viewed from I-94, so it is imperative the development is well done. Yoerg also expressed concern about the potential for traffic generation from this development. Yacoub commented that she felt the signalized intersection will assist with the traffic flow in that area. Yacoub questioned the storm water runoff. Darnold responded that a condition of sale of the property was that an area of two (2) acres on the west end of the site must remain as a storm pond and that area was regraded to increase the capacity based on the proposed commercial development, but that the city engineer has requested as a condition of approval that the storm capacity be reviewed. Yoerg asked if the architecture will be consistent throughout the development. Frisbie noted that the developer wants to provide some flexibility, particularly if a franchise business is being considered, but that materials will be similar. As proposed, the fire access lane narrows to about 12 feet on the east side of the easterly building, Darnold noted. The fire access lane needs to be 20 feet in width throughout the length of the fire lane. Can the plan be changed to accommodate the 20 foot width? Catchpool answered yes. Yoerg asked if that would need to be the same width between the two buildings. Darnold stated no. A motion was made by Yacoub, seconded by Yoerg to approve the concept development plans for the Hudson Center commercial development as proposed by Hudson Center Holdings, LLC with the following conditions: - Amendment of plans per the city engineer and fire department - Increase fire lane width to 20 feet at the east end of the easterly building - Revisions of the subdivision plan / certified survey map (CSM) - Proposed land trade of part of the Hudson Center and Taco Bell properties Motion carried.
Page 5, Plan Commission Request by Hanson Bros. XII, LLC to discuss status of the golf course property Jeff Redmon. (For discussion purposes only no action to be taken) Chairman Burchill introduced Jeff Redmon, counsel for Hanson Bros. XII, LLC. Redmon reminded the commission that it is the intention of the Hansons to close the golf course at the end of the 2013 golf season. Also, Redmon noted that the Hansons, when they bought the property, agreed to a covenant that they would not do anything on the property that would interfere with the operation of a regulation golf course for ten (10) years, of which six (6) years remain on that land use restriction. The agreement in which that stipulation exists includes a provision that the city of Hudson Common Council may allow the property out of that covenant. At this point the Hansons have not requested to be let out of that restriction. Redmon mentioned that it would be the Hansons intent to request a waiver of the use restriction at a time there is a plan and developer in place to present to the Council as part of the waiver request and to initiate comprehensive plan and rezoning considerations as applicable. Redmon commented that Kevin LaCasse, realtor has been working with the Hansons to determine interest of developers in the redevelopment of the property. Redmon noted that the current zoning is R -1, One-Family Residential District and are entitled to that use upon removal of the use restriction unless there is a change in the comprehensive plan and rezoning. He further explained that discussions have been taking place with residential, senior residential and commercial developers and that it is expected that proposals may be submitted very soon. Redmon asked if there were concerns that the plan commission may have in regard to development of this area, whether it is in the near future or six (6) years from now. Yacoub expressed that she has some concerns and asked for clarification as to whether the golf course must stay open and be operated as a golf course for the ten (10) year period versus that the golf course operations could be discontinued and the parcel remain vacant. Redmon opined that he felt it is very clear that the agreement stipulated that the Hansons had no obligation to keep it open, but they could not do anything to interfere with the operation of a regulation golf course. Yoerg asked if the golf course is closed whether the property may be vacant for the remaining six (6) years. Redmon responded yes. Yacoub asked about the property maintenance. Redmon answered that the property will be maintained within city regulations, but that there is no obligation to keep it open as a golf course. Yacoub expressed concern that commercial development should not take place in close proximity to the residential properties to the west and north. She further expressed that she would like to see the operation of the golf course continue. Redmon noted that the interest that has been expressed by
Page 6, Plan Commission potential commercial developers has been more along Carmichael Road and the back side of the commercial properties abutting Coulee Road. Yoerg asked about the capacity of the wastewater treatment plant. Darnold responded that the potential demand would need to be analyzed similar to an annexation of property as the golf course has not been allocated a demand because the city s expectation was for this area to remain a golf course. Other issues that would be reviewed are traffic generation and street alignments. Depending on what proposal(s) that may be brought forward, then changes to the city s comprehensive plan and rezoning may be considered. Darnold added that this matter is on the agenda tonight for discussion only to provide the Hansons with some concerns / issues that may need to be addressed. Darnold added that there will be no action taken by the plan commission. Casanova noted that there exists a use restriction also on property that was transferred from Hans Hagen Homes to the golf course. Redmon noted that there is approximately 22 acres on the north side of the course subject to a 40 year restriction that the property be used a golf course. The Hansons have assumed that area will not be part of a development proposal and may go back to the homeowner s association. Yoerg asked what may come from the city s review of the private use restriction. Burchill responded that the Common Council cannot address that issue until a request is made by the owner to be released from the restriction. Redmon added the city attorney is aware of the restriction and has seen the document as part of the city s review of the subdivision on the Carmichael Road frontage lots. Yacoub commented that in the discussion of the subdivision of the lots fronting on Carmichael Road that the Hansons proposed changes to the golf course that would keep it operational and retain the integrity of the golf course. She further expressed disappointment that the course will be closed and that she hoped the Hansons will try to find resources to keep it open. Redmon responded that for decades the golf course has lost money and that a number of courses in the Twin Cities area have closed due to the demand for play, that there are too many golf courses; and the courses that do exist cannot charge a fee to keep the courses open. Redmon expressed that the viability of a golf course is not there and that it is not a matter of the Hansons not wanting to operate a golf course, but that it is not economically viable. Redmon closed noting that this will not remain a golf course and that it is a prime piece of real estate and should be redeveloped as something that the community can be proud of.
Page 7, Plan Commission Yacoub inquired about the existing zoning. Darnold explained that the existing zoning is R-1, One-Family Residential District and will remain as such until the city may consider an amendment. Redmon noted that there are residential developers that have expressed interest in the property. Yoerg echoed Yacoub s comment in regard to feeling that the plan commission was mislead in that it was understood that changes to the area west of the frontage road lots would occur to keep the course running. Yacoub noted that this will become a problem for the city as the city may lose a valuable community asset. Potter also expressed concern that the golf course may not continue as it is a huge asset to the community, and she also felt that she had been mislead as to the intentions of the owners for keeping the course in operation. Other business for discussion purposes only or placement on future agendas. Darnold commented that the dates for plan commission meetings in 2013 are November 7 and 21 and December 5. Darnold noted that if there are no submittals for review received early next week that the November 7 th meeting will be cancelled. Also already 2 or 3 members have expressed that they will not be able to attend a meeting on November 7. A motion was made by Yacoub, seconded by Yoerg. Motion carried. 7:43 p.m. Respectfully submitted, Dennis Darnold, Secretary