PLAN COMMISSION OF THE CITY OF HUDSON, WISCONSIN Tuesday, August 28, 2018 7:00 p.m. Council Chambers of City Hall, 505 Third Street AGENDA (Click on agenda items highlighted in blue to access documents related to that item) 1. Call to Order 2. Discussion and Possible Action on August 20, 2018 Meeting Minutes 3. New Business A. Public Hearing on a conditional use permit (CUP) three-year review for K9 Playtime, LLC to operate a commercial dog kennel/dog daycare facility at 1400 Gateway Circle B. Discussion and Possible Action on a conditional use permit (CUP) three-year review for K9 Playtime, LLC to operate a commercial dog kennel/dog daycare facility at 1400 Gateway Circle C. Discussion and Possible Action on a zoning map amendment from AR, Agricultural Residential to R1, One-Family Residential for the 21.1 acre M/L parcel known as St. Croix County tax parcel 040-1026-30-000 LandDevCo of Hudson, LLC D. Discussion and Possible Action on a zoning map amendment from AR, Agricultural Residential to RM-1, Multiple Family Residential and a comprehensive plan amendment from One and Two Family Residential and General Commercial to Medium Density Residential for a 13.57 acre M/L portion of St. Croix County tax parcel 040-1025-70-000 LandDevCo of Hudson, LLC E. Discussion and Possible Action on a zoning map amendment from AR, Agricultural Residential to RM-1, Multiple-Family Residential and a comprehensive plan amendment from Single and Two Family Residential and General Commercial to High Density Residential for a 5.54 acre M/L portion of St. Croix County Tax Parcel 040-1025-70-000 LandDevCo of Hudson, LLC 4. Unfinished Business 5. Communications and Items for Future Agendas 6. Adjournment Emily Sorenson, Acting Secretary Posted in City Hall lobbies and emailed to Hudson Star-Observer on 8/23/2018 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.
REGULAR MEETING OF THE PLAN COMMISSION CITY OF HUDSON Monday, August 20, 2018 The Plan Commission meeting was called to order by Chairman O Connor at 4:00 p.m. PRESENT. Pat Casanova, Randy Morrissette, Rich O Connor, Mary Claire Potter, Frank Rhoades, Kurt TeWinkel, and Fred Yoerg. ABSENT. None. OTHERS PRESENT. Brian Zeller, Eric Maass, Janele Taveggia, Wendy Sander, Robert Jones, Tiffany Weiss, Mike Johnson, Marian Webber, Doug Rowen, Ron Howard, Quinn O Leary, and others present. Discussion and possible action on July 10, 2018 meeting minutes. Motion by Yoerg, seconded by Rhoades to approve the minutes of the August 8, 2018 Plan Commission meeting. All ayes (7). Motion Carried. NEW BUSINESS. Public Hearing on an amended preliminary master plan/conditional use permit (CUP) for a planned commercial development at the St Croix Meadows Redevelopment site St. Croix Meadows, LLC. Mayor O Connor asked if anyone in the audience had any comments. Marian Webber, 604 Grandview Drive, recommended to the Commission that bicycle, pedestrian and ADA related concerns be brought into the discussion. Doug Rowen, 295 Riverview Drive (Town of Troy), stated he was representing himself, his family, the Riverview Drive homeowner s association, and YMCA s Camp St. Croix. Mr. Rowen expressed concerns with the intersection of Carmichael Road and Riverview Drive stating that the intersection is already very dangerous. Mr. Rowen continued to state that the inclusion of the new access point into the Planned Commercial Development would promote even more traffic in the area. Mr. Rowen suggested the Plan Commission consider putting a roundabout in that intersection to help slow down traffic. Chairman O Connor asked if Mr. Rowen was given authority to speak on the YMCA s behalf. Mr. Rowen confirmed that he was given permission. Yoerg asked if Mr. Rowen is simply requesting that traffic be slowed down in that area. Mr. Rowen stated that a traffic control mechanism of some kind is needed, especially with two deaths having occurred at that intersection. He further explained that speed is an issue, but overall safety is his main concern. Ron Howard, 1902 Shasta Drive, requested further information on the changes that have been proposed from the previous preliminary master plan and how the developer is going to recoup the money the City has already put into the project. Mr. Howard stated that the ball park is a third of the property and is not taxable, therefore the city is losing a large tax base. He also discussed the change in the condos being bumped up from 130 owned units to 200 rental apartments, therefore lowering the value of those. Mr. Howard also mentioned his disapproval of the inclusion of a new industrial zone in the development plans when there are already two or three existing industrial parks in the Page 1
REGULAR MEETING OF THE PLAN COMMISSION CITY OF HUDSON Monday, August 20, 2018 area. Mr. Howard further discussed the memorandum on updating the traffic study and how SEH has collected around $500,000 over the last 5-6 years on traffic studies alone for Carmichael Road, yet he s seen nothing done to improve the road during that timeframe. Additionally, Mr. Howard expressed concerns regarding water usage by the ballpark and recently annexed Lee property. Quinn O Leary, 380 Tower Road, discussed the 5-story 200 unit condo complex amendment to the plan. Mr. O Leary expressed concern with a large housing complex being included in an industrial park. Motion by Yoerg, seconded by TeWinkel to close the public hearing. All Ayes (7). Motion Carried. Discussion and Possible Action on an amended preliminary master plan/conditional use permit (CUP) for a planned commercial development at the St Croix Meadows Redevelopment site St. Croix Meadows, LLC. Johnson stated that the property has been closed on and is now under new ownership (St. Croix Meadows, LLC). With the required re-review of the plan, Cedar Corporation (Wendy Sander and Robert Jones) were brought on to help with the planning process. Wendy Sander with Cedar Corporation discussed the new changes in the plan as well as next steps that the developer will need to go through in the process to get the plan fully approved. She mentioned the ball field is moving forward, but buildings around it are changing (the club house, the indoor sports complex, the narrowing-down of multiple industrial buildings to be two larger buildings, the multi-family residential units, and shared-parking changes). Discussion was held regarding property value. Potter requested a map of what was originally approved for the site to visually see what all of the changes are. Johnson requested the applicant s engineering firm present their materials and provide visuals. Eric Maass of WSB discussed the site proposal, highlighting changes to the previously approved site plan. Casanova asked if the brewery is still coming in with the baseball field. Janele Taveggia with WSB confirmed that the brewery is not part of Phase 1 and will not be going in at the same time as the baseball field, however the clubhouse of the baseball stadium will be a part of Phase 1. Yoerg asked how far along WSB is with the traffic study. Taveggia said WSB was just notified the week prior that they need to do the traffic study, so work on the study would be started soon. Morrissette discussed the possibility of including proposed roundabouts at the two intersections of the site that come out onto Carmichael Road in the traffic study to determine if roundabouts would improve congestion and possible traffic-related accidents. Yoerg asked if the proposed brewery fell through, would the developer be willing to allow a different type of business to come into that space (instead of a brewery). Brian Zeller, part-owner/partdeveloper of the redevelopment site, mentioned that they are still engaged with a brewer, there is just no signed agreement yet. Discussion was held regarding restaurant and brewery capacity and liquor licenses. Page 2
REGULAR MEETING OF THE PLAN COMMISSION CITY OF HUDSON Monday, August 20, 2018 Zeller also clarified on the roundabouts and traffic study that were previously discussed, stating that he was unsure how intensive their own traffic study is in terms of outflow and inflow from the site itself, so he and his engineer would have to coordinate with the City to determine those. Casanova asked of Zeller if the buildings on Lots 1 and 2 were designed as-is to accommodate the incoming user of the property. Zeller said they have a purchasing agreement in place for those two lots. Additionally, Zeller mentioned a developer s agreement is being worked on between the City and the incoming user. Motion by Morrissette, seconded by Yoerg to approve an amended preliminary master plan/conditional use permit (CUP) for a planned commercial development at the St. Croix Meadows Redevelopment site with the following conditions: - That City staff reviews and approves changes to the ownership group. - The Common Council reviews and approves of the nature of the noted modifications to the plan. - The Common Council approve a development agreement along with the development experience and financial capability. - That City staff reviews and approves changes to the plan schedule including estimated dates for the commencement and completion. - The Community Development Director, City Engineer, Director of Public Works and Parks, Fire Chief, Chief of Police, and Building Inspector shall review and approve these revisions to the preliminary master plan. - That the plan incorporate the engineer review comments from SEH s review memorandum of August 13, 2018, including: a. Updating of the Traffic Impact Study. b. The submittal of storm sewer management plan. c. The submittal of sewage flow estimates and wastewater characteristics complying with the previously allowed maximum estimated flow of 148,800 gallons per day. d. The submittal of water demand calculations and pressure requirements. - That the plan incorporate previous Common Council conditions including a maximum building height of 60 feet and additional conditional use permits for any additional lighting over 45 feet and a brewery. - That a more detailed Phasing Plan be provided for staff review and approval. - That the owner/applicant successfully obtain all required amended preliminary master plan/conditional Use Permit approval. - That the original language of the CSM be approved and recorded prior to the issuance of any building permit. Quinn O Leary came to the podium to discuss his concern with the following verbiage in the plan: The residential area is comprised of a market-rate multi-family building, which is proposed to be up to five stories, with approximately 200 units. This multi-family complex will be located on the south end of the entertainment area at the foot of the hill leading towards Tower Road which will transition and mitigate the views of the existing Town of Troy single family homes along the north side of Tower Page 3
REGULAR MEETING OF THE PLAN COMMISSION CITY OF HUDSON Monday, August 20, 2018 Road. Mr. O Leary mentioned that the wording was misleading and that only 20% of the building will actually be shielded from view. Morrissette requested that the verbiage be changed and an updated memo be added to the motion. Yoerg amended his second to the motion to include that the height of the residential building be looked at. The added condition is: - The WSB memo dated July 27, 2018 be revised to clearly describe the height of the proposed multifamily building on the south side of the property. All Ayes (7). Motion Carried. UNFINISHED BUSINESS. None. COMMUNICATIONS AND ITEMS FOR FUTURE AGENDAS. Next meeting date is Tuesday, August 28, 2018 at 7:00 p.m. ADJOURNMENT. Motion by Morrissette, seconded by Yoerg to adjourn at 4:43 p.m. All ayes (7). Motion Carried. Respectfully submitted, Tiffany Weiss, Acting Secretary Page 4
Mike Johnson Community Development Director mjohnson@ci.hudson.wi.us (715)386-4776, ext. 166 505 Third Street Hudson, Wisconsin 54016-1694 FAX: (715)386-3385 www.ci.hudson.wi.us Tiffany Weiss Associate City Planner tweiss@ci.hudson.wi.us (715)386-4776, ext. 161 Emily Sorenson Community Development Clerk esorenson@ci.hudson.wi.us (715)386-4776, ext. 116 NOTICE OF PUBLIC HEARING PLAN COMMISSION, CITY OF HUDSON, WISCONSIN Notice is hereby given that the Plan Commission of the City of Hudson, Wisconsin will conduct a public hearing on Tuesday, August 28, 2018 7:00 p.m., City Hall Council Chambers, 505 Third Street, Hudson, Wisconsin to invite public comment on a conditional use permit review for K9 Playtime, LLC to allow a commercial dog kennel and daycare facility in the B-2, General Business District at 1400 Gateway Circle. The legal description is Lot 14, except for the east 50 feet, plat of Gateway Circle, City of Hudson, St. Croix County, Wisconsin. Comments or questions may be forwarded to Mike Johnson, Community Development Director, City Hall, 505 Third Street, Hudson, Wisconsin, 715-386-4776 or mjohnson@ci.hudson.wi.us. Dated this 9 th day of August 2018 Emily Sorenson, Community Development Clerk Publish Class I notice, August 16, 2018 in Hudson Star-Observer; send affidavit of publication Forwarded to Star-Observer, 8-9-18, Posted in city hall lobbies, 8-9-18 cc: Johnson Willi Munkittrick Plan Commission O Connor K9 Playtime, LLC The City of Hudson is an Equal Opportunity Employer and Service Provider
CITY OF HUDSON REPORT TO THE HUDSON PLAN COMMISSION ITEM: Conditional use permit (CUP) three-year review for K9 Playtime, LLC to operate a commercial dog kennel/dog daycare facility at 1400 Gateway Circle MEETING DATE: August 28, 2018 SUMMARY EXPLANATION: K9 Playtime LLC / Kim and Bob Boddy received a conditional use permit (CUP) to operate a commercial dog kennel/dog daycare facility following approval in 2014 and CUP review approval in 2015. As part of the conditions, the conditional use permit is subject to a three-year review (August 2018). Attached is an updated narrative and vicinity map. Staff has not received any comments from neighboring residents. STAFF RECOMMENDATION: Recommends approval with the following conditions: - Permit to be re-reviewed in three years (August 2021) - That the fenced area over the fire lane is to remain accessible with gates that have wheels to allow the gates to be opened for emergency access. ATTACHMENTS: Conditional Use Permit Conditional Use Permit Summary Applicant Narrative Vicinity Map Prepared by: Through: Emily Sorenson, Community Development Clerk Mike Johnson, AICP, Community Development Director
CONDITIONAL USE PERMIT COMMERCIAL DOG KENNEL AND DOG DAYCARE FACILITY K9 PLAYTIME, LLC KIM & BOB BODDY 1400 GATEWAY CIRCLE June 19, 2014 Plan Commission: PUBLIC HEARING AND CONSIDERATION OF AN APPLICATION FOR A CONDITIONAL USE PERMIT FOR A COMMERCIAL DOG KENNEL AND DOG DAYCARE FACILITY AT 1400 GATEWAY CIRCLE KIM AND BOB BODDY / K9 PLAYTIME, LLC. Burchill recited the public hearing notice for the application for a commercial dog kennel and dog daycare at 1400 Gateway Circle. Mark Mondus commented that he was an adjacent property owner and was not objecting to the proposed commercial dog kennel and dog daycare, but wanted to learn more about what was being proposed. No other comments were received. A motion was made by Yoerg, seconded by Yacoub to close the hearing at 7:05 p.m. Bob Boddy, owner of K9 Playtime, LLC and applicant commented that proposed operation will primarily be for the daytime dog daycare with less emphasis on the overnight kennel operations. Dogs will generally be dropped off in the morning and picked up in the late afternoon or early evening hours. He added that the existing building, the former Five-Star Auto facility is wellserved for the use as a dog daycare / kennel operation as it has a good air exchange system. A six-foot high fence is proposed in the rear yard lawn area for an exercise area. The area proposed is 35 feet x 185 feet. Yoerg asked whether there will be an overnight attendant at the facility, if dogs will be kept overnight. Bob Boddy answered that the employees / attendants will normally leave at 9:00 or 10:00 p.m. and return at 6:00 a.m. and that there will be cameras where the dogs can be monitored. Boddy noted that they tested the building to determine if barking may be detected. He added that dog barking can be heard outside of the building, but at a level not to be a nuisance. Burchill asked about the number of dogs that may be at the facility at one time. Boddy stated that the number of dogs is expected to be 35 to 45 dogs to start, with a maximum of 75 to 100. There is 7,000 sq. ft. of building area Boddy added. Yacoub asked about waste disposal. Boddy stated that the waste will be bagged and placed in a dumpster with regularly scheduled pickup and that the floors cleaned and drained to the sanitary sewer. Casanova asked if there may be veterinarian care available. Boddy responded that his wife Kim is a veterinarian technician and will be on staff, but there will not be a veterinarian at the site. Boddy noted that there will always be a minimum of two people on staff to attend to the dogs. The floor area will be divided into four areas, and there will be stand alone kennels. Rhoades asked if there are any similar operations in town. Darnold stated there is a daycare / grooming operation in the St. Croix Business Park. Darnold asked how many dogs may be in the outdoor exercise area at one time. Boddy stated up to ten, and the dogs in the exercise area will have an attendant with them at all times. Yoerg asked about the waste in the outdoor area. Boddy answered that it will be picked up on a regular basis, so that dogs are not trekking through the waste. Yoerg asked if a review period may be considered. Darnold answered yes.
CONDITIONAL USE PERMIT COMMERCIAL DOG KENNEL AND DOG DAYCARE FACILITY K9 PLAYTIME, LLC KIM & BOB BODDY 1400 GATEWAY CIRCLE A motion was made by Yoerg, seconded by Casanova to recommend approval of the conditional use permit to Kim and Bob Boddy / K9 Playtime LLC for a commercial dog kennel and dog daycare at 1400 Gateway Circle with the condition that the permit be reviewed one year after the occupancy permit is issued and that the fence for the enclosed exercise area be approved by the community development director. Motion carried. July 7, 2014 Common Council: DISCUSSION AND POSSIBLE ACTION ON CONDITIONAL USE PERMIT FOR A COMMERCIAL DOG KENNEL AND DOG DAYCARE FACILITY AT 1400 GATEWAY CIRCLE K9 PLAYTIME, LLC KIM & BOB BODDY. Community Development Director Denny Darnold provided information regarding the Plan Commission s recommendation for approval of a conditional use permit for a commercial dog kennel and dog daycare facility at 1400 Gateway Circle. Mr. Darnold explained the Plan Commission s recommendations; he also requested approval for an easement agreement to be added, if needed, regarding the fence enclosure. MOTION by Yacoub, second by Webber to approve the conditional use permit for a dog kennel and dog daycare facility as proposed by Kim and Bob Boddy/K9 Playtime, LLC at 1400 Gateway Circle with the condition that the permit be reviewed one-year after occupancy permit is issued and that the plans for the fence enclosure are submitted to the community development director for approval and that an easement agreement be added, if needed, regarding the fence enclosure. All ayes, (5). Motion carried. August 27, 2015 Plan Commission: CONDITIONAL USE PERMIT, COMMERCIAL DOG KENNEL AND DOG DAYCARE, 1400 GATEWAY CIRCLE K 9 PLAYTIME, LLC / KIM AND BOB BODDY. Darnold explained this conditional use permit was approved in July, 2015 with a condition of a one-year review after the issuance of the certificate of occupancy. The Boddy s added a fenced enclosure between the building and the approved enclosed run area to allow the dogs to move from the building to the run area in a controlled fashion. The new fenced area extends over the fire access lane on the south side of the building with the requirement that it would have gates that could be opened for emergency vehicle access and the gates to have wheels to facilitate the opening and closure of the gates. The fire chief reviewed the new fence and reported that they were in compliance with the approved / amended fence permit. Darnold recommended continuation of the conditional use permit. A motion was made by Yoerg, seconded by Casanova to recommend to the Common Council that the conditional use permit be continued for a three year period (August, 2018) with the condition that the fenced area over the fire access lane remains accessible with gates that have wheels to allow the gates to be opened if necessary for emergency access. Motion carried. September 8, 2015 Common Council: CONTINUATION OF CONDITIONAL USE PERMIT FOR A COMMERCIAL DOG KENNEL/DOG DAYCARE FACILITY TO K9 PLAYTIME, LLC, 1400 GATEWAY CIRCLE. Approve the continuation of the conditional use permit to K9 Playtime, LLC/Kim and Bob Boddy for a commercial dog kennel and dog day care facility at 1400 Gateway Circle with the condition that the permit be rereviewed in three years (August, 2018) and that the fenced area over the fire lane remain accessible with gates that have wheels to allow the gates to be opened if necessary for emergency access. All ayes, (5). Motion carried.
VICINITY MAP 0 50 100 150ft DISCLAIMER: This map is not guaranteed to be accurate, correct, current, or complete and conclusions drawn are the responsibility of the user.
CITY OF HUDSON REPORT TO THE HUDSON PLAN COMMISSION ITEM: C. Discussion and Possible Action on a zoning map amendment from AR, Agricultural Residential to R1, One-Family Residential for the 21.1 acre M/L parcel known as St. Croix County Tax Parcel 040-1026-30-000 LandDevCo of Hudson, LLC D. Discussion and Possible Action on a zoning map amendment from AR, Agricultural Residential to RM-1, Multiple Family Residential and a comprehensive plan amendment from One and Two Family Residential and General Commercial to Medium Density Residential for a 13.57 acre M/L portion of St. Croix County Tax Parcel 040-1025-70-000 LandDevCo of Hudson, LLC E. Discussion and Possible Action on a zoning map amendment from AR, Agricultural Residential to RM-1, Multiple Family Residential and a comprehensive plan amendment from Single and Two Family Residential and General Commercial to High Density Residential for a 5.54 acre M/L portion of St. Croix County Tax Parcel 040-1025-70-000 LandDevCo of Hudson, LLC MEETING DATE: August 28, 2018 PETITIONER S REQUEST: LandDevCo of Hudson, LLC is requesting to rezone tax parcel 040-1026-30-000 to onefamily residential (R1) and 040-1025-70-000 to multi-family residential (RM1). SUMMARY EXPLANATION: Item C LandDevCo of Hudson, LLC is proposing to rezone the western parcel of 21.1 acres more or less to R1, One-Family Residential with a land use designation of Single and Two Family Residential. This property is located within the Lower St. Croix Riverway Rural Residential Management Zone and is subject to the requirements of the City of Hudson Riverway Code and the State of Wisconsin NR 118. Items D and E LandDevCo of Hudson, LLC is also proposing to rezone the eastern parcel of 19.11 acres more or less to RM-1, Multiple Family Residential. The parcel s northeastern corner 5.54 acres more or less are proposed to have a land use designation of High Density Residential. The parcel s west and southernmost 13.57 acres more or less are proposed to have a land use designation of Medium Density Residential. In addition to the rezoning application, LandDevCo of Hudson, LLC has provided a written narrative and maps of the proposed zoning and land use changes. The intention of the developer is to construct two apartment buildings on the 5.54 acres of land, the
balance of which will be townhomes. The Common Council is scheduled to hold a public hearing on the rezoning application at their September 4, 2018 meeting. Each item must be considered separately. CONSIDERATION: Approve the rezoning and comprehensive plan amendment as presented. In this instance, a recommendation of approval of the request would be forwarded to the Common Council. A finding that a change in the proposed use is warranted and appropriate would be recommended by staff to include in the motion should the Plan Commission recommend approval. Deny the rezoning and comprehensive plan amendment as presented. In this instance, a recommendation of denial of the request would be forwarded to the Common Council. A finding that a change in the proposed use is inconsistent with the 2009 Comprehensive Plan would be recommended by staff to include in the motion should the Plan Commission recommend denial of the application. Postpone the rezoning and comprehensive plan amendment as presented. In this instance, a recommendation to postpone the request would be forwarded to the Common Council. A finding that there is a necessity for further research, comment and analysis on a specific item or items would be recommended by staff to include in the motion should the Plan Commission recommend postponing action on the application.. ATTACHMENTS: Application for Property Rezoning Proposed Zoning and Comprehensive Plan Maps Advanced Engineering Concepts Letter and Maps Dated August 3, 2018 Prepared by: Through: Tiffany Weiss, Associate City Planner Mike Johnson, AICP, Community Development Director
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