Members present: Mayor Don Richards, Susan Reese, Todd Schultz, Erin Tomlinson, Ellen Smith, David Cronk, Sandy Bowen, Scott Morrissette, Reid Wronski

There was a quorum present at all times.

Staff present: Buddy Lucero, Planning Director; Tony Steiner, City Planner; Dena Mleziva, City Planner; Carl Gaulke, Utilities General Manager; Bernie Van Osdale, City Administrator

Guests present: Virginia Kaczmarek (303 South Main Street, River Falls); Mike Moody (W9317 State Road 29, River Falls); Dennis Zielski (N7951 980^th Street, River Falls); and Louis Filkins (Town of River Falls)

PUBLIC/CITIZEN COMMENTS – None

1.  Special Use Permit for Scrap-Away Retreat, 593 Patrick Court

2.  Proposed Amendments to the Building and Construction Ordinance, Chapter 15.24, Floodplain Protection Regulations (Extension to    Subdivision Boundary)

Mayor Richards recessed the Plan Commission meeting and opened a public hearing at 6:32 pm. He stated that the two above-mentioned topics for tonight’s public hearings were pulled prior to the meeting. Mayor Richards asked if anyone in the audience would like to speak at this time regarding the topics. Nobody came forward to speak.

Mayor Richards closed the public hearing and reconvened the Plan Commission meeting at 6:34 pm.

3.  Special Use Permit for a Group Day Care Center at the YMCA, 211 North Fremont Street (River Falls Academy)

Mayor Richards recessed the Plan Commission meeting and opened a public hearing at 6:34 pm. Planner Tony Steiner stated that the YMCA is requesting a Special Use Permit (SUP) to operate a group day care in a (R1) Single Family Zoning District. The applicant must obtain a SUP in order to receive a group day care license from the State of Wisconsin. The subject site is the River Falls Academy, formerly Meyer Middle School, and several other school-related uses are co-located in the building. The proposed daycare center fits within the public/institutional definition of the Comprehensive Plan. There are no plans to increase the size of the existing structure to accommodate the use. The building was designed as a school and parking facilities are in place to handle pick up and drop off in a safe manner.

Staff received comment back from the Fire Department regarding the need for a hard wire interconnected smoke alarm system. Mike Moody, Assistant Chief/Inspection for the River Falls Fire Department, stated their concerns are about early detection and quicker notification.

Mayor Richards closed the public hearing and reconvened the Plan Commission meeting at 6:42 pm.

Bowen asked about the fire alarm system and detectors. Moody stated that he and Virginia Kaczmarek, Executive Director of the River Falls Area YMCA, have talked about the need for a detector in each room, as the building is not set up for preschool-age daycare. The Red Wing Alarm Co. has tied in detectors (not alarms) into the rest of the system, which is connected to the monitor system. If the alarm goes off, Red Wing Alarm notifies the Fire Department. Kazmarek also stated the children won’t be younger than age three. They are working with the School District and all daycare rooms will be on first floor in one corner of the building.

4.  Proposed Amendments to the Official Map (Extension of Benson Street and New Street Classification of Benson and Summit Streets)

Planner Dena Mleziva stated that on January 9, 2007, City Council referred amending the Official Map to the PC in accordance with Section 12.04.040 F. of the City Code. The proposed Official Map amendments include depicting the future road extension of Benson Street and a new classification for Benson and Summit Streets. The City is in the process of acquiring property north of Benson Street in order to connect Benson Street to Quarry Road. Because of the City’s efforts to extend Benson Street, it seems reasonable to place this future road route on the City of River Falls Official Map. By indicating the extension of Benson Street on the Official Map, it prohibits issuance of building permits for structures on the established line. The Engineering Department also recommends changing the classification of Benson and Summit Streets from a minor arterial to a local road, as projected traffic volumes would support this.

5.  Amend, Repeal and Recreate Sections of Chapter 16, Subdivision and Extraterritorial Subdivisions

Planning Director Lucero stated that on September 21, 2006, the City Council adopted and passed a six-month moratorium on the plat and certified survey map approvals in the extraterritorial plat approval jurisdiction of the City of River Falls. In an effort to provide a more orderly process, we are repealing existing sections and recreating new sections and providing new language for sections of Chapter 16 of the Municipal Code regarding subdivisions. This way we can ensure consistency in the process and procedure for subdivisions.

Based on the study results from the Extraterritorial Advisory Committee, the 72 square mile boundary was reduced to 36 square miles. Lucero would like to make one recommendation to the proposed ordinance on page 13: to delete the last sentence in Section 16.10.160 B. The existing exclusive agricultural district of the Extraterritorial Zoning does not limit single-family dwelling for employees, parents, or a child/children of the operator of the farm; this has never been an issue. Mayor Richards asked for clarification if this ordinance allows us to extend from the three-mile boundary. Lucero stated that the way the ordinance is written, we (the PC and Council) have the ability if we want to extend from the existing 36 up to the three-mile boundary.

6.  Amendment to the Subdivision and Platting Boundary in Figures 3-4 and 3-6, and Creating Section 3.5.1.a., Subdivision Control Boundary, of the Comprehensive Plan of the City of River Falls

Planning Director Lucero stated that, after the six-month moratorium was passed on September 21, 2006, a committee was appointed by the City Council to analyze existing and proposed subdivision regulations and the existing three-mile extraterritorial subdivision boundary and to update those sections of the Comprehensive Plan to be consistent with the City Code. As part of this effort, staff is requesting to create Sections 3.5.1.a., Transition Area and Subdivision Boundary, to amend the subdivision and platting boundary line for Figures 3-4 and 3-6, and add the new subdivision boundary line. A review and update of the regulations and administrative procedures are required to be consistent with the ongoing changes in our policies and regulations. Providing an orderly process will streamline the planning and review for subdivisions.

Lucero asked if there should be a clause in the amendment that any change by the governing body (City Council) is acceptable to PC. Wronski stated the City Council hasn’t adopted the Subdivision Boundary and let’s leave as is. Cronk stated he doesn’t anticipate any changes from the City Council.

Bowen asked about the Transfer of Development Rights (TDR) classification on the Comprehensive Plan Land Use Map. Lucero defined TDR (selling your rights into receiving area), Receiving Area/Sending Area, Urban Area Boundary and Transition Area (one unit to 35 acres). At present, the only successful TDR program is in the Town of Troy.

Dennis Zielski (N7951 980^th Street, River Falls) wanted to inform PC how this affects him. They live on five acres with the house on two acres. Because of wife’s situation, they are forced to build a one-story home. Their family plan was to have son build next to them when he could afford it. The plan they had as a family can’t happen now.

Mayor Richards asked what provisions are in place to accommodate these kinds of situations. None at present. In the future it could be possible if provisions for urban services are extended, clustering (shared wells/septic systems) and increased housing density are adopted.

Mike Moody, (W9317 State Road 29, River Falls), stated he and his brother, Bobby, have concerns about density and sewer systems. They have a developer interested in 63 acres who is willing to propose three houses per acre with community systems (Pierce County now recognizes community septic systems). They feel that the City is not proposing to control growth but to stop growth. Moody is confused about the family farm issue – why a two-acre minimum lot if you’re concerned about widespread housing? Lucero stated that to be consistent with the four Townships, two acres is always the minimum, but it can be greater than two acres. Moody also feels that by allowing subdivisions to be submitted and approved outside of the Transition Area is contradictory and goes against what the Township wants. In the TA, tighter density is closer to the City then phases out. It appears to the Moody’s that the City is creating density farther out with open space in between.

Wronski clarified that the Transition Area lies beyond the Urban Area Boundary. He confirms that the City is trying to promote density in the City and supports adopting the "rural" character that the towns want outside of the Transition Area. The City is focusing on urban growth without getting locked in, forcing growth from the middle out. Moody asked if his developer could submit a plat that uses 3:1 density with community systems. No, but the City’s plan is to start working with each town to make these agreements happen. Again, Moody stated that the City is stopping growth with these agreements.

Lucero stated we have created base standards to work off of. It will take time to come up with other standards but the City wants to look at the areas, amend maps and address issues that arise, i.e., lot for child, lot for sub-divider.

Louis Filkins, Town of River Falls, has concerns over the plats of survey in the ordinance. In the current ordinance, a plat of survey is required for exchange of land between adjoining owners. He has talked with Bill Thiel and asked that plats of survey be eliminated because of State Statutes. He thought it was addressed in this revision but

is uncertain because it’s been struck many times. He spoke about State Statute 236.45, which addresses reducing lots below minimum size required by local zoning and not creating additional parcels. The way the City subdivision ordinance reads now is that you can’t buy land from your neighbor without going through this plat of survey provision. Filkins wants to ensure that it’s covered in this ordinance and requests that on page 2, transfer or conveyance of any portion of any lot to an adjoining neighbor should say "parcel" not "lot."

Lucero asked Filkins to keep his staff involved when talking with Bill Thiel. He stated that in the revised ordinance plats and CSMs are done in house to reduce cost and time.

Wronski confirmed that the City is adopting a Smart Growth strategy. Filkins stated that the growth he refers to is not just City growth and that the Townships should be allowed to grow too. Lucero stated we are meeting with the Townships and looking at cluster zoning and other concerns, which would allow sub-development to occur in a managed way. We now have the procedures and regulations to help do that.

Filkins feels the City is saying no development in this area until you talk with the Towns. He would like the City to create a TA ordinance that allows for ghost-platting and true transition.

Wronksi confirmed that the City is willing to look at conservation-type subdivision ordinances because of the Townships interest, but the City has some authority to implement and other things have to be incorporated into agreements with the Townships.

Filkins thought the 6-month period was a time to study growth needs, but feels all that’s happened is that the City has defined a boundary that they want to control. There is not a room full of people here tonight because most people don’t know how this will affect them. He pays taxes in the City and Town of River Falls and doesn’t want to pay for attorneys on both ends battling each other.

Bernie Van Osdale, City Administrator, stated that the perception of "no growth" is not correct and the City is in discussions with the Townships.

Joint Meeting Wednesday, February 7, with City Council, Utilities Commission and PC to discuss municipal building site

Design Review Committee Meeting Wednesday, February 7, at the Public Library regarding economic development in downtown

PC Meeting & Workshop – Tuesday, February 20, topics:

Respectfully Submitted,

Kristie Bulthuis, Recording Secretary