Council approves zoning changes for annexed land
Two parcels of land recently annexed from the Town of Troy were approved by the Hudson Common Council to be rezoned from agricultural residential to multiple family and one family residential.
Developer LandDevCo has proposed building one-family residences and townhomes on the two separate parcels along Mayer Road near Carmichael Road, though the council was only approving the zoning change, not any aspect of the development.
A request to rezone a third parcel of the annexed land for high density use for apartments did not receive a recommendation for approval from the plan commision and was withdrawn by the developer.
Neighbors expressed concern about the rezoning and the overall proposed development in a public hearing on Tuesday, Sept. 4
Tom Nielsen said he didn't feel the proposed use was the best use for the property. The best use would be single-family residential only.
"As I see it the only reason the development is being asked for like it is is for financial gain," Nielsen said.
He also said the surrounding roads are not conducive for the increase in traffic.
Dan Brook told the council he believes the best use for the land is its original zoning of agricultural residential. Brook said the land should be used as a green space to limit the growth of the city.
Doug Rowan said the property should remain as is until a development proposal is available that shows the plan is consistent with easements as well as riverway guidelines.
The 21.1 acre parcel rezoned for one-family residential falls within the Lower St. Croix Riverway Rural Management Zone, and is required to follow additional standards by the city and the State of Wisconsin chapter NR 118 that reduce density of developments on or visible to the river. Short Elliott Hendrickson engineer Dave Schofield, the city's consultant on NR 118, said the project can be done in a way that does not harm the riverway.
With the riverway guidelines the development would be required to have minimum lot size of one acre, allowing for 17 or 18 lots, though it could apply for a conditional use permit to reduce that size to three-fourths of an acre.
Council Member Randy Morrissette II said the plan commission found both zoning changes were consistent with the surrounding land use as well as with the city's comprehensive plan made in 2009 on future use.
Morrissette reiterated that the recommendation was only for the zoning, not the development itself.
Attorney Nick Vivian, who represents LandDevCo, told the council the developer completed a traffic study incorporating the Hudson Gateway development at the old St. Croix Meadows Dog Track site and additional development in the Carmichael corridor. The study was required by the city and reviewed by its staff.
Vivian said the study showed Mayer Road would not need to be signalized until 2029, though Morrissette disagreed and the plan commission questioned the idea.
As part of the annexation agreement, the city required the developer of the annexed land to bear any costs of road use.
"We know and understand that," Vivian said.
Once the rezoning is approved, Vivian said the development will then move forward with development plans and present a preliminary plat.