Regular Meeting of the Common Council

Agenda Regular Council Meeting Monday, February 1, 2021 @ 7:00 PM Council Chambers Join Zoom Meeting https://us02web.zoom.us/j/82735997990 ?pwd=RjdRWDBud3VzT3ZyV1JSTEFyQWNSQT09 Meeting ID:827 3599 7990 Passcode: 157598 or Dial: 312.626.6799 Page Public comments will not be taken during the Council meeting on any agenda item that is not listed as a Public Hearing. If you have comments on an agenda item please contact your Council representative and/or the Mayor to provide your input prior to the m eeting. Council contact information can be found here, https://www.hudsonwi.gov/317/Mayor-and-Common-Council or you may email the Mayor and all Council Members here, mayorandcouncil@hudsonwi.gov or you can call 715-386-4765. 1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE 2. CLERKS ROLL CALL 3. PRESENTATIONS a. Presentation from the WI Department of Transportation regarding the 2021 STH35/Hanley Road roundabout repaving project 4. PUBLIC HEARINGS a. Discussion and possible action on amendment(s) to Municipal Code Chapter 99-21; Chickens Chicken Code Update 3 - 11 5. COMMENTS AND SUGGESTIONS FROM CITIZENS PRESENT Comments are limited to five (5) minutes; must address items not listed on the agenda; are limited to issues that have an impact of the City of Hudson, and that the Common Council may address at a future meeting and must not include endorsements of any candidates or other electioneering. An exception to the five (5) minute limits may be made at the discretion of the Mayor. As presiding officer, the Mayor, may allow public comment on agenda items during discussion by the Common Council following a motion and a second being made on said agenda item. The Mayor may place time limits on individual comments as he or she deems necessary. 6. DISCUSSION AND POSSIBLE ACTION ON CONSENT AGENDA ITEMS All items listed under the consent agenda will be approved as one motion. There will be no separate discussion of these items. If further discussion is desired by the council members or by the public, the item may be removed from the consent agenda and considered separately. a. Approve the meeting minutes from the January 19, 2021 Regular Council Meeting Regular Council - 19 Jan 2021 - Minutes - Pdf 12 - 16 b. Approve the claims in the amount of $309,260.34 2-1-2020 Council Claims_ 17 c. Approve Operator's licenses listed on the list sheet 18 Page 1 of 69 Operator License applications 2021 0201 d. Approve the City Attorney RFP as presented City Attorney RFP 2.1.21 19 - 22 7. UNFINISHED BUSINESS a. Discussion and possible action on reinstating Ordinance 8-21; Public Safety State of Emergency Emergency Order Review 2.1.21 Ord. 4- Emergency Declaration and Order extension 2.1.21 23 - 25 8. NEW BUSINESS a. Discussion and possible action to adopt the City of Hudson's Retaining Wall Policy Retaining Wall Policy 26 - 41 b. Discussion and possible action to amend Ordinance 106-6; Residential Building Permits Ordinance 106-6 42 - 43 c. Discussion and possible action to amend Ordinance 106-19; Retaining Walls Ordinance 106-19 44 - 45 d. Discussion and possible action to amend the City of Hudson's Special Assessment Policy Special Assessment Policy 46 - 69 9. COMMUNICATIONS AND RECOMMENDATIONS OF THE MAYOR 10. COMMUNICATIONS AND ITEMS FOR FUTURE AGENDAS a. City Attorney and/or City Staff 11. ADJOURNMENT Rich O’Connor, Mayor Some agenda items may be taken up earlier in the meeting, or in a different order than listed. Upon reasonable notice, an interpreter or other auxiliary aids will be provided at the meeting to accommodate the needs of the public. Please contact the City Clerk at 715-386-4765, ext. 140. Page 2 of 69 505 Third Street Hudson, Wisconsin 54016-1694 FAX: (715)386-3385 www.hudsonwi.gov The City of Hudson is an Equal Opportunity Employer and Service Provider Mike Johnson Assistant City Administrator/ Community Development Director mjohnson@hudsonwi.gov (715)386-4776, ext. 166 Tiffany Weiss Associate City Planner tweiss@hudsonwi.gov (715)386-4776, ext. 161 Nick O’Brien Associate City Planner/ GIS Coordinator nobrien@hudsonwi.gov (715)386-4776, ext. 143 Emily Boles Executive Assistant eboles@hudsonwi.gov (715)386-4776, ext. 116 NOTICE OF PUBLIC HEARING COMMON COUNCIL, CITY OF HUDSON, WISCONSIN NOTICE IS HEREBY GIVEN, that the Common Council of the City of Hudson, Wisconsin will hold a public hearing on Monday, February 1, 2021 at 7:00 p.m. to invite public comment regarding the consideration of amendments to municipal code Chapter 99-21 to allow the keeping of chickens on institutional properties in publicly-zoned districts. The usual in-person meeting will be conducted in the form of videoconferencing. Citizens can participate in the hearing by live video or over the phone by voice. The video conference link will be available on the meeting agenda found at the following website: https://www.hudsonwi.gov/agendacenter. To view a copy of the drafted ordinance, please contact the Community Development Department at 715- 386-4776. If you have any questions regarding this matter you may contact Mike Johnson, Community Development Director, at 715-386-4776. Dated this 5th day of January 2021 Tiffany Weiss, Associate City Planner Publish Class II notice, January 14 & 21, 2021 in Star-Observer; send affidavit of publication Forwarded to Star-Observer, 1/5/2021, Posted in city hall lobbies, 1/5/2021 cc: Aaron Reeves, City Administrator Mike Johnson, Assist. City Administrator/Community Dev. Director Becky Eggen, City Clerk Rich O’Connor, City Mayor Cathy Munkittrick, City Attorney Kyra Warner, Agriculture Instructor of Hudson High School Report Attachment #a. Page 3 of 69 505 Third Street Hudson, Wisconsin 54016 ph: (715)-386-4765 fx: (715)386-3385 www.hudsonwi.gov TO: Common Council FROM: Plan Commission DATE: 1 February 2021 SUBJECT: Public hearing and discussion and possible action on amendment(s) to municipal code Chapter 99-21, Chickens BACKGROUND: At its July 20th meeting, the Common Council heard a presentation and request from the Hudson High School Agriculture Department to amend sections of Municipal Code Chapter 99-21, Chickens. Notable amendments that are being requested include: - Allowing chickens to be kept on institutional land use properties zoned PUB (Public) - Allowing the selling of eggs from the premises - Increasing the number of chickens to be kept on the premises - Increasing chicken coop floor plan and run area - Requiring applicants to notify neighbors within a 100-ft buffer of the property where keeping chickens will take place At its November 10th meeting, the Plan Commission voted to approve the amendments to Municipal Code Chapter 99-21 Chickens with 6 ayes and 1 nay. PLAN COMMISSION RECOMMENDATION: Recommends approving the proposed amendments. ACTION REQUESTED: Approve the amendments to Municipal Code Chapter 99-21, Chickens. ATTACHMENTS: Public Hearing Notice Ordinance Prepared by: Tiffany Weiss, Associate City Planner Through: Mike Johnson, AICP, Community Development Director Report Attachment #a. Page 4 of 69 1 CITY OF HUDSON ORDINANCE NO __________ WHEREAS, the Common Council of the City of Hudson finds that keeping chickens in the City, if properly regulated, is in the public interest; NOW THEREFORE, the Common Council hereby ordains that Chapter 99 of the Hudson City Code shall be amended to allow keeping chickens in the City of Hudson as provided in this Ordinance: 99-21 - Chickens. A. Purpose. The purpose of this section is to establish conditions under which City residents on certain residential and public properties may safely keep and maintain a limited number of chickens to provide eggs for household use; to assure appropriate chicken coops or structure sin which to house chickens; and to protect the health, safety, and welfare of the general population of the City of Hudson. B. Definitions. As used in this section, the following terms shall have the meanings indicated: ABUTTING PROPERTY All lots that the applicant’s property comes into contact with at one or more points, except forincluding those lots that are separated from the applicant’s property by a public or private street or public alley. CHICKEN A female gallinaceous bird or hen of any age, including chicks. This definition does not include other kinds of fowl, including guinea hens, ducks, quail, pheasants, geese, turkeys, peacocks, emus, or ostriches. COOP An enclosed structure, building or pen within which chickens roost or are housed. EDUCATIONAL PURPOSE/ORGANIZATION Purposes directly related to learning, training, research, or development fulfilled by a qualified educational institution, faculty, or other authorized educational licenses and does not include commercial, professional or any other for-profit purposes. Report Attachment #a. Page 5 of 69 2 ONE-FAMILY DWELLING A building designed exclusively for occupancy by one family living independently as defined in Hudson City Code §255-4. PUBLIC Those areas that are zoned PUB-Public in the City of Hudson Zoning map. C. License required. 1) No person or educational organization shall own, harbor, keep or maintain chickens within the City without first obtaining a license approved by the Common Council. 2) The license year shall commence on January 1 and shall end on December 31 and must be renewed annually if chickens continue to be kept on the property. 3) Applications shall be made to the City Clerk’s office. 4) Applicants shall provide the following information on the license application: a) A plan to dispose of chicken manure in a safe and adequate manner. b) Coop design and materials plan that is consistent with the requirements of this section. c) A site plan showing compliance with the requirements of this section. c)d) The names and signatures of all those neighboring property owners within a 100-ft radius of the property who have been notified by the applicant of the chicken license application. 5) No license shall be issued until the City reviews the application and inspects the property and determines that the applicant has complied with the requirements of this section. 6) The applicant shall be the property owner or tenant with written consent of the property owner. Report Attachment #a. Page 6 of 69 3 7) Written permission from a homeowners’ association, if applicable, or a statement by the applicant that keeping chickens on the property is consistent with any homeowners’ association bylaws or rules. 8) The license shall not be transferable. 9) No license shall be issued if the applicant is delinquent in the paying of any taxes, assessments, forfeitures, or fines for violations of City ordinances, utility bills, or other claims owed to the City. 10) For the first year this section is in effect, no more than 15 licenses shall be issued. The Common Council shall review after one year to evaluate how the chicken licensing program is working in the City and whether to continue and/or make any changes in the regulations. D. Fees. 1) Application and license fees shall be in the amount established by City fee schedules. For the first year, the permit fee shall be $50. The renewal fee shall be $20. The fees may be changed by the Common Council and shall be incorporated into the City fee schedule. 2) License fees shall not be prorated or refundable. E. Property requirements and coop/run design. 1) Property requirements: a) Chickens regulated by this chapter shall only be permitted either on Public zoned property to be used for educational purposes, or on property upon which a one-family dwelling is located and occupied, is in any residential zoning district, and is consistent with any covenant and/or homeowners’ association bylaws or rules, if applicable. b) Chickens shall not be harbored, kept or maintained on a vacant lot. c) All coops shall be located in a rear yard. d) A coop and any attached enclosure shall be located a minimum of 25 feet from adjacent residential structures, decks or patios on an Report Attachment #a. Page 7 of 69 4 abutting property and a minimum of 10 feet from the licensee’s property line. 2) Coop/run design. a) All chickens shall be kept and maintained within a cross- ventilated and roofed coop in compliance with this section. b) The coop structural floor area shall not exceed 30 50 square feet, and the height of the coop shall not exceed eight feet, as measured vertically from the ground to the outside highest point of the coop. c) The coop shall either be: 1. Elevated with a clear open space of 24 inches between the ground surface and the floor of the coop; or 2. The coop’s foundation shall be constructed of concrete or naturally decay-resistant or pressure-treated wood with preservative on the ground surface. d) All coops, including an attached yard or run, shall be enclosed with one-quarter-inch galvanized hardware cloth or equivalent material, including a protective overhead, that will prevent chickens from escaping the coop or the attached enclosure. e) All coops shall provide a minimum of three square feet per chicken. f) All coop floors shall be composed of a smooth, hard, nonabsorbent surface. A wood or dirt floor is not acceptable. g) There must be at least one nesting box per two chickens. h) Exterior finish materials shall be typical residential type construction materials. i) There must be a minimum of one square foot of window for each 10 square feet of wall space. j) Coops shall provide elevated perches to ensure chickens are able to rest in their natural roosting position. Report Attachment #a. Page 8 of 69 5 k) There shall be a run area maximum of 50 70 square feet of enclosed/screened with one-fourth-inch galvanized hardware cloth, maximum height of six feet six inches. F. Conditions for keeping and sanitation. 1) Conditions for keeping. A person owning, harboring, keeping or maintaining chickens pursuant to this section: a) Shall keep, harbor or maintain not more than five chickens on residential zoned property and shall keep, harbor or maintain not more than 20 chickens on public property. b) Shall keep, harbor or maintain chickens within a coop or attached run enclosure at all times. c) Shall not keep, harbor or maintain any roosters or male chickens. d) Shall not sell any eggs on site.residential properties. The selling of eggs on Public zoned properties shall follow all USDA rules and guidelines. e) Shall not slaughter any chickens within the City. f) No person shall use any chickens for fighting. g) Shall not engage in chicken breeding or fertilizer production for commercial purposes. h) All chickens shall be provided access to food and clean water at all times. i) Chickens ill with an infectious disease capable of being transmitted from bird to bird or from birds to humans, including, but not limited to, salmonella and avian influenza, are prohibited and shall be immediately killed at a veterinarian’s office or removed from the City and humanely killed outside of the City. j) Deceased chickens should be disposed of immediately in a safe manner by placing the deceased chicken in a sealed bag and placing it in a trash receptable with a lid. 2) Sanitation. Report Attachment #a. Page 9 of 69 6 a) Chickens and their coops shall be kept and maintained at all times in outdoor areas and shall not be permitted inside a residential premises or dwelling or public premises. b) Chicken feed shall be stored and kept in containers which make the feed not accessible to rodents, vermin, wild birds and predators. c) All coops and rear yards where chickens are kept, harbored or maintained shall be reasonably free from substances, including, but not limited to, chicken manure, such that it does not cause the air or environment to become noxious or offensive or to be in such a condition as to promote the breeding of flies, mosquitoes, or other insects, or to provide habitat, breeding or feeding place for rodents or other animals, or otherwise be injurious to public health. d) Provision must be made for the storage and removal of chicken manure. All stored manure shall be covered by a fully enclosed structure with a roof or lid over the entire structure. All other manure not used for composting or fertilizing shall be removed. In addition, the henhouse, chicken pen and surrounding area must be kept free from trash and accumulated droppings. Uneaten feed shall be removed in a timely manner. G. Inspection and enforcement. 1) The Hudson Police Department, Animal Control Officer, or their designees shall have the power, whenever they may deem reasonably necessary, and consistent with the requirements of statutory and constitutional law, to enter a building, structure, or property related to a license under this chapter to ascertain whether the license holder is in compliance with this chapter. The above-listed departments may issue compliance orders and citations pursuant to the provisions of this chapter, this Code and state law. 2) Violations of this chapter may constitute a public nuisance under Chapter 175 of this Code or under Chapter 823, Wisconsin Statutes. 3) The City may revoke a license at any time if the licensee does not follow the terms of the license or this section or if the City finds that the permit Report Attachment #a. Page 10 of 69 7 holder had not maintained the chickens, coops, or outdoor enclosures in a clean and sanitary condition. H. Other methods not excluded. The requirements and remedies provided under this section are not exclusive and may be used in combination with each other or with any other section of this Code or applicable state statute. I. Severability. If any provision in this section, or portion thereof, is found to be unconstitutional or otherwise invalid, the validity of the remaining sections shall not be affected. J. Violations and penalties. Any person who violates the provisions of this section shall, upon conviction thereof, forfeit not less than $50 nor more than $500 per day of violation, if applicable, together with the costs of prosecution. Each day a violation exists is a separate violation. K. This Ordinance shall become effective upon adoption by the Common Council and publication as provided by law. Adopted at a regular Common Council meeting this ___ day of _______________, 2021. _______________________________ Richard O’Connor, Mayor Attest: _________________________________ Becky Eggen, City Clerk Date adopted: ___________________ Date Published: ________________ ___ Report Attachment #a. Page 11 of 69 MINUTES Regular Council Meeting 7:00 PM - Tuesday, January 19, 2021 Council Chambers The City of Hudson Council met in Regular Council on Tuesday, January 19, 2021 at 7:00 PM in the Council Chambers via Zoom. 1 CALL TO ORDER AND PLEDGE OF ALLEGIANCE The Common Council meeting was called to order by Mayor Rich O’Connor at 7:01pm and led those in the Pledge of Allegiance. 2 CLERKS ROLL CALL Mayor O'Connor stepped out of the meeting at 7:02pm. Council President, William Alms presided as chair of the Council for the time being. Mayor O'Connor returned and led the meeting at 7:27pm Council Present: Mayor Rich O'Connor, Alderperson -Dist 1 Randy Morrissette II, Alderperson - Dist 2 Bill Alms, Alderperson - Dist 3 Paul Deziel, Alderperson - Dist 4 Jim Webber, Alderperson - Dist 5 Sarah Atkins Hoggatt, and Alderperson - Dist 6 Joyce Hall Council Absent: Staff Present: City Administrator - Aaron Reeves, Clerk - Becky Eggen, Finance Director - Alison Egger, Techonolgy Director - Bryan Watson, City Attorney - Cathy Munkittrick, City Engineer - Dean Chamberlin, Police Chief - Geoff Willems, Deputy Clerk - Karen Duchow, Waste Water Treatment / Utility Director - Kip Peters, Assistant City Administrator/Community Development Director - Michael Johnson, and Public Works Director - Mike Mroz 3 PRESENTATIONS A. Presentation from Wisconsin Department of Transportation Regarding Upcoming Maintenance Project at I-94/Carmichael Road Interchange Stephanie Miner with the Department of Transportation gave an overview of the upcoming maintenance project at I -94/Carmichael Road Interchange. Dean Chamberlin, City Engineer, clarified that this is the bridge maintenance not the reconstruction of the interchange. Stacie Lambele, project manager, gave more detailed of timeline of the project. More conversation will happen in the near future. 4 COMMENTS AND SUGGESTIONS FROM CITIZENS PRESENT Page 1 of 5 Report Attachment #a. Page 12 of 69 A. Becca Hackel - stated her disappointment with the Mayor and lack of action with the Republican Party. B. Beth Wiskoff commented that she did not appreciate Becca Hackel's comments C. Kristin Emerson spoke on behalf of Tallia Tajema stated she did not like the Mayor's speech as it was twisting Dr. Martin King's words. D. Beth Wiskoff - commented that she did not appreciate Becca Hackel's comments ** Kristin Emerson stated she did not like the Mayor's speech as it was twisting Dr. Martin King's words. ** Brandon (he did not state his last name) - the City hasn't seen extremism the best is yet to come. 5 DISCUSSION AND POSSIBLE ACTION ON CONSENT AGENDA ITEMS A. Approve the meeting minutes from the December 7, 2020 and January 4, 2021 Regular Council Meeting and the December 8, 2020 and January 13, 2021 Special Council Meetings B. Approve the claims in the amount of $8,304,880.57 C. Place on file the December 8, 2020 Public Utility Commission Meeting Minutes D. Approve Operator's Licenses listed on the list sheet E. Approve 4th Quarter and 2020 Building Inspector Year End Reports F. Approve changing polling locations from City Hall to the Fire Station on Ward Ave G. Approve Public Works Director Pay Grade H. Set Public Hearing date of February 15,2021 for Adoption of Special Assessments for 2020 Mill & Overlay Project (Industrial Street and Stageline Road) I. Approval of conditional use permit (CUP) application for garage height to exceed 20 feet at 809 Third Street - Robert & Wendy Hanson J. Approval of the Hudson Library's 2021 Solar Walk K. Approval of the 2021 Grandview Park Concessions Agreement with the Hudson Boosters L. Approval of the LOE with Bolton & Menk for engineering services in the amount of $20,600 for the 2021 Stormwater project M. Approve the Hudson Hot Air Affair event for February 5 -7, 2021 and to designate as a community event N. Approve the agreement with Zappa Brothers in the amount $4,590 to abandon the well at 1421 2nd Street (West Public Works Facility) Motion by Alderperson -Dist 1: Randy Morrissette II, second by Alderperson - Dist 3: Paul Deziel to approve consent agenda except Item A- pulled by Hall and Item F - pulled by Morrissette. Roll call vote. Carried unanimously. Motion by Alderperson - Dist 6: Joyce Hall, second by Alderperson - Dist 3: Paul Deziel moved to approve minutes with corrections. Carried unanimously. Motion by Alderperson -Dist 1: Randy Morrissette II, second by Alderperson - Dist 6: Joyce Hall approve the change of polling locations with concerns. Roll call vote. Carried 4-3 (opposed: Alderperson -Dist 1: Randy Morrissette II, Alderperson - Dist 4: Jim Webber, and Alderperson - Dist 6: Joyce Hall). Page 2 of 5 Report Attachment #a. Page 13 of 69 6 UNFINISHED BUSINESS A. Discussion and possible action on Public Safety State of Emergency should be reinstated Administrator Reeves gave and update with Minnesota opening up and having a closing time at 10:00pm. Chief Willems stated the ordinance has had a very positive impact. Lifting the Thursday night has not been an issue. He suggests extending the Ordinance with extending the time to 11:00pm Motion by Alderperson -Dist 1: Randy Morrissette II, second by Alderperson - Dist 2: Bill Alms Extend the Ordinance to 11:00pm and revisit this at the February 1, 2021 Regular Council Meeting. Carried 5-1 (opposed: Alderperson - Dist 3: Paul Deziel). B. Discussion and possible action regarding the Diversity and Law Enforcement Listening Session Follow-up Administrator Reeves stated City is continuing to address the request(s) from Council and will continue to update the Council regularly. Addison Filiatr eaux is happy to hear of the extra training and had a few questions that will be addressed at a further meeting. No Action was taken. 7 NEW BUSINESS A. Approve and adopt the City's 2021 Fee Schedule Motion by Alderperson - Dist 6: Joyce Hall, second by Alderperson - Dist 3: Paul Deziel to approve the 2021 fee schedule. Carried unanimously. B. Discussion and possible action on adoption of the City of Hudson Retaining Wall Policy City Engineer, Dean Chamberlin gave an overview of the proposed Retaining Wall Policy as there currently is not one in place. - No Action was taken C. Discussion and possible action on City Hall improvements and construction Discussion of the repairs needed to the City Hall - some items to be repaired are: painting, cupola, bathrooms, council chambers, lights changed to LED, more security at front desk, key fobbing doors, and other miscellaneous improvements. Motion by Alderperson -Dist 1: Randy Morrissette II, second by Alderperson - Dist 6: Joyce Hall to approve City Hall Improvements. Carried 5-1 (opposed: Alderperson - Dist 3: Paul Deziel). D. Discussion and possible action on the 2021-2022 CIP Motion by Alderperson -Dist 1: Randy Morrissette II, second by Alderperson - Dist 6: Joyce Hall to approve the 2021-2022 CIP. Carried unanimously. E. Discussion and possible action on Resolution 2 -21; Support for Outdoor Recreation Assistance to Improve Riverfront Recreational Opportunities at Lakefront Park Motion by Alderperson -Dist 1: Randy Morrissette II, second by Alderperson - Dist 3: Paul Deziel to suspend the rules. Carried unanimously. Motion by Alderperson - Dist 3: Paul Deziel, second by Alderperson -Dist 1: Randy Morrissette II to approve Resolution 2-21. Carried unanimously. F. Discussion and possible action on updating the 2020 Sewer Rate and Connection Fee Ordinance 198-10 Kip gave a brief overview of the update of the sewer rate and connection fee ordinance. Christy DeMaster from Trilogy went more into detail of the changes/updates. Motion by Alderperson -Dist 1: Randy Morrissette II, second by Alderperson - Dist 3: Paul Deziel to suspend the rules. Roll call vote. Carried unanimously. Page 3 of 5 Report Attachment #a. Page 14 of 69 Motion by Alderperson - Dist 6: Joyce Hall, second by Alderperson - Dist 2: Bill Alms to approve the update for the 2020 Sewer Rate and Connection Fee Ordinance 198-10. Carried unanimously. G. Discussion and possible action on amending Ordinance 242 -1 Section B to establish a clear role for the appointed Village of North Hudson liaiso n on the Public Utility Commission Motion by Alderperson - Dist 6: Joyce Hall, second by Alderperson - Dist 5: Sarah Atkins Hoggatt move to suspend the rules. Roll call vote. Carried 5-1 (opposed: Alderperson -Dist 1: Randy Morrissette II). Motion by Alderperson - Dist 6: Joyce Hall, second by Alderperson - Dist 5: Sarah Atkins Hoggatt to approve Ordinance 242-1. Carried 5-1 (opposed: Alderperson -Dist 1: Randy Morrissette II). 8 Discussion and possible action on motion to convene into closed session pursuant to Wis. Stat 19.85(1)(g) to confer with legal counsel for the governmental body relating to litigation in which the governing body is likely to become involved relating to the City’s sign ordinance. 9 Discussion and possible action to convene into closed session pursuant to A.12. Wis. Stat. 1985(1) (c) to consider performance evaluation date and compensation relating to the City Administrator Motion by Joyce Hall, second by Bill Alms to convene into closed session at 8:52pm. Roll call vote. Carried 6-0 10 Reconvene into open session for discussion and any possible action relating to the performance evaluation date and compensation relating to City Administrator. Reconvened back into open session at 9:37pm Motion by Alderperson - Dist 3: Paul Deziel, second by Alderperson - Dist 5: Sarah Atkins Hoggatt to approve the next pay scale step for Administrator Reeves. Carried unanimously. 11 COMMUNICATIONS AND ITEMS FOR FUTURE AGENDAS Paul Deziel took a minute to put out an appeal to be calm. He pledged as a Council member to listen and respect your views regardless of your political views. He wants to get through the future together going forward and wants to work with whomever is looking at going the other direction. William Alms congratulated the Mayor and his video that he put out. Bill is impressed with Mayor's leadership and what he spoke about and thought it was exactly what the community needed to hear. City needs to listen and communicate. Randy Morrissette II stated respect each other opinions is all we should be doing. Lack of respect and violence has no place anywhere. 12 ADJOURNMENT Motion by Alderperson -Dist 1: Randy Morrissette II, second by Alderperson - Dist 3: Paul Deziel to adjourn at 9:37pm. Carried unanimously. I hereby certify the City Clerk has submitted the foregoing minutes to me and hereby my signature approves said minutes and all acts of the Common Council as set froth therein. Page 4 of 5 Report Attachment #a. Page 15 of 69 Date Approved by Council: Approved: ______________________________ Rich O'Connor, Mayor Attest: _______________________________ Becky Eggen, City Clerk Page 5 of 5 Report Attachment #a. Page 16 of 69 SUBMITTED TO: Finance Committee DATE: February 1, 2021 SUBMITTED BY: Kathy Edwards, Accountant COUNCIL CLAIMS - February 1, 2021 Fund A/P Amounts P/R Amounts Totals 100 General 143,472.30 144,032.65 287,504.95 416 Tid 1-6 8,659.22 8,659.22 451 2017 & 2018 Cap Projects 238.00 238.00 620 Parking 9,638.48 2,209.71 11,848.19 640 Storm Sewer 1,009.98 1,009.98 Totals $163,017.98 $ 146,242.36 $ 309,260.34 Report Attachment #b. Page 17 of 69 SUBMITTED TO: Finance/Common Council DATE: February 1, 2021 SUBMITTED BY: Karen Duchow, Deputy Clerk REGARDING: Application(s) for Operator Licenses ISSUE: Applications for Operator Licenses are on file in the City Clerk’s office and are available for inspection upon request. If approved by Council, the licenses will be issued contingent upon successful completion of a background check and payment of any outstanding debt owed to the City. STAFF RECOMMENDATION: Approve the issuance for 1 Regular Operator Licenses for the period of February 2, 2021 to June 30, 2022 to: Joseph Bauer Report Attachment #c. Page 18 of 69 SUBMITTED TO: Mayor and Common Council DATE: February 1, 2021 SUBMITTED BY: Aaron S. Reeves, City Administrator REGARDING: City Attorney RFP BACKGROUND: The City Attorney has notified the Council of her intent to retire on April 30, 2021. First, staff would like to thank Cathy for her years of service to the City, her advice and counsel will be missed. With Cathy’s pending retirement the City will need to issue an RFP for City Attorney services. STAFF RECOMMENDATION: A motion to approve the City Attorney RFP as presented. Report Attachment #d. Page 19 of 69 CITY OF HUDSON REQUEST FOR PROPOSALS FOR LEGAL SERVICES I. STATEMENT OF PURPOSE The City of Hudson invites law firms and attorneys qualified to practice law in the State of Wisconsin to submit a proposal to provide general legal services for the City. This RFP and the interview process will be operated by the City of Hudson Finance & Personnel Committee, subject to approval by the Common Council. II. GENERAL INFORMATION The City of Hudson is need of legal services as the result of the retirement of the current City Attorney. The City of Hudson has an estimated population of around 14,000 and is served by a Mayor and six Council members. The City of Hudson is a full-service City with professional staff working in the areas clerk, human resources, finance, engineering, community development, parks, public work, utilities, public safety, and administration. III. SERVICES TO BE PROVIDED A. Provide general legal counsel for the City, the Mayor and Common Council and other department heads and officials of the City. When requested by authorized personnel, the attorney shall give written legal opinions, which are to be filed with the City Administrator. B. Function as legal advisor to all Departments of the City government and represent the City in legal matters as requested. C. Draft ordinances, resolutions, contracts, and other documents as may be required by the City. D. Represent the City and advise the Board of Review during meetings. E. Apprise City officials as needed about changing laws and other legal matters that may be of interest and/or concern to the City. F. Render oral advice to the City Council and City Staff. G. Assist as necessary in the processing of insurance claims and coordinate with the various insurance carriers and defense counsel as required. H. Attend meetings of the City bodies as requested. I. Provide storage of existing files. Report Attachment #d. Page 20 of 69 IV. PROPOSAL REQUIREMENTS Submittals should include responses to each of the following items. Include other information as appropriate to address the services the City can expect from the attorney. A. Profile and history of yourself and your firm including attorneys in the firm and a list of the principals. Indicate the attorney(s) who will be responsible for work performed for the City. B. A listing of all current and past municipal government clients including the name and telephone number of the client contact. C. Current fee schedule. Indicate whether the fee schedule varies for different types of legal work or by attorney. Be sure to include travel fees as well. V. EVALUATION CRITERIA Submittals will be evaluated based on the following criteria: A. Qualifications and experience of the attorney and/or firm in working with Wisconsin municipal government. B. Experience and availability of staff assigned to serve the City. C. Scope and cost of services. D. References. VI. TERMS AND CONDITIONS A. The City reserves the right to accept or reject any or all proposals. The City reserves the right to award a contract to the next most qualified attorney/firm if the successful attorney/firm does not execute a contract within forty-five (45) days after award of the proposal. B. The City reserves the right to request clarification of the information submitted and to request additional information of one or more applicants. C. The attorney's/firm's proposal must be received at the address below by 4:00 p.m. on March 1, 2021: City of Hudson Attn: Aaron Reeves , City Administrator 505 Third St. Hudson, Wisconsin 54016 Or via email to areeves@hudsonwi.gov D. All questions regarding this request for proposals should go to Aaron Reeves , City Administrator, at 715-716-5741 or areeves@hudsonwi.gov Report Attachment #d. Page 21 of 69 TENTATIVE SELECTION SCHEDULE The following tentative schedule will be followed for selection of an attorney: A. February 2, 2021-RFP advertised and mailed to attorneys B. March 1, 2021 -Proposals due C. March 15, 2021 - Selection of firms for interviews and scheduling D. March 22 - 25 -Interviews with selected attorneys/firms by Finance & Personnel Committee E. April 12, 2021 –Common Council reviews recommendation for appointment and makes final decision. F. May 1, 2021 - Term of appointment commences Report Attachment #d. Page 22 of 69 SUBMITTED TO: Mayor and Common Council DATE: February 1, 2021 SUBMITTED BY: Aaron S. Reeves, City Administrator REGARDING: Public Safety State of Emergency BACKGROUND: The City has enacted and extended an Ordinance declaring a public safety state of emergency and implementing restrictions that is set to expire on February 1, 2021 unless extended. With each extension we have extended the allowable closing time a little later. If the Council decides to extend the emergency ordinance staff recommends setting the closing time to midnight. If there are problems with this we can always amend at a special meeting if necessary. STAFF RECOMMENDATION: Discuss if reinstating the order is necessary and if it is reinstated a motion to set the closing time at midnight on Friday and Saturday nights. Report Attachment #a. Page 23 of 69 ORDINANCE NO. 8-21 AMENDING ORDINANCE NO. 19-20 & 1-21 & 4-21 Emergency Declaration and Order WHEREAS, The City Of Hudson has experienced a significant increase in the number of people coming across the Minnesota/Wisconsin border into the City of Hudson as a result of the restrictions on bars and restaurants in the State of Minnesota. Current Minnesota restrictions for bars and restaurants include capacity restricted to 50% with a maximum of 150 persons for indoor and 150 for outdoor dining, and they must be closed between 10 p.m. and 4 a.m. Hudson bars and restaurants are not subject to such restrictions. Because of its location right across the river from Minnesota on a heavily traveled freeway crossing the river, Hudson is a quick and easy drive from bars and restaurants located across the river in Minnesota. WHEREAS, this influx of people from Minnesota has caused a significant increase in traffic and crime in the City of Hudson, especially on the week-ends ; WHEREAS, at approximately 1 a.m., on Sunday, December 6th, 2020, three people were stabbed in downtown Hudson, resulting in one person being killed in the stabbing; WHEREAS, the crime has occurred in the later evening/early morning hours around the time of bar closing and appears to be directly related to over-service of alcohol beverages; WHEREAS, this influx of people into the City of Hudson and the resulting increase in crime, including violent crime, has over-loaded the City’s transportation and public safety services including police protection, emergency medical services and systems, safety of vehicular and pedestrian traffic, and the public safety systems of surrounding municipalities due to increased calls for mutual aid, thus jeopardizing public safety in the City of Hudson and surrounding areas. NOW THEREFORE, pursuant to Wis. Stat. §323. 11, the City of Hudson Common Council hereby declares that a state of emergency exists with respect to the City’s ability to protect public safety while the restrictions on Minnesota bars and restaurants are in effect. NOW THEREFORE, as a result of this state of emergency, and to protect public safety in the City of Hudson and surrounding area, pursuant to the authority conferred in Wis. Stat. 323.14 (4) the Common Council hereby ordains as follows: 1. Beginning on February 5, 2021, all establishments in the City of Hudson that hold Class B Beer, Class B Intoxicating Liquor, and/or Class C wine licenses for on- premises consumption of beer, intoxicating liquor and/or wine shall close for business no later than ________ on Fridays and Saturdays. 2. This ordinance does not extend the closing time for any alcohol beverage licensed establishment holding a beer, wine, or intoxicating liquor license that is required under state law or city ordinance to close before _____________. Such licensed establishments are required to close at the earlier closing time required under state law or city ordinance, whichever applies. Report Attachment #a. Page 24 of 69 3. Violation of this ordinance and emergency declaration order may result in suspension or revocation of the establishment’s alcohol beverage license following the procedures established in Wis. Stat. 125.12. 4. Persons holding private invitation only events such as a wedding or other similar private invitation only event which may be affected by this Emergency Declaration and Order may apply to the City for an exception to this Emergency Declaration and Order for that private invitation only event. 5. This order shall be effective beginning on _____________________, 2021 through February 15, 2021, for the days specified in paragraph 1. Adopted by the Common Council this 1st day of February 2021. APPROVED: ____________________________________ Rich O’Connor, Mayor ____________________________________ Becky Eggen, City Clerk Report Attachment #a. Page 25 of 69                  505 Third Street Hudson, Wisconsin 54016 ph: (715)-386-4765 fx: (715)386-3385 www.ci.hudson.wi.us  TO: Common Council FROM: Dean Chamberlain – City Engineer DATE: January 26, 2021 (for February 1, 2021 meeting) SUBJECT: 8A – Discussion and Possible Action on Adoption of the City of Hudson Retaining Wall Policy BACKGROUND: The City of Hudson does not currently have a Retaining Wall policy adopted, and current ordinances do not adequately address requirements for construction, maintenance, and cost participation of retaining walls. There are several retaining walls in poor condition in the City of Hudson and must be replaced for the safety of adjacent pedestrians. At the January 19, 2021 City Council meeting, staff presented a summary of the proposed retaining wall policy and asked for any questions, comments, or other revisions to make to the policy before approval. No revisions were requested to be made. FUNDING: Development of this policy has been undertaken with in-house staff and thus does not require funding. Capital funds will be needed to fund the City’s obligation of retaining wall construction and maintenance costs per the proposed plan. Those funding needs will be identified on a project-specific basis. RECOMMENDED ACTION: Staff recommends approval of the retaining wall policy as attached. If not approved, staff requests direction on next steps. Additional agenda items related to the proposed ordinance changes are also recommended to be approved if the policy is approved.   Prepared by: Dean Chamberlain, PE - City Engineer      Attachments: Proposed Retaining Wall Policy Report Attachment #a. Page 26 of 69            505 Third Street Hudson, Wisconsin 54016-1694 PHONE: (715) 386-4765 FAX: (715) 386-3385 www.hudsonwi.gov    Page 1    City of Hudson  Department of Public Works  Retaining Wall Policy      1. Purpose  The purpose of this policy is to state the criteria for maintenance of existing retaining walls and  construction of new retaining walls. This policy applies to retaining walls wholly within private  property, walls on or parallel to lot lines between private properties, walls on or parallel to  public right of way or City property boundaries, walls wholly within City right of way not parallel  to right of way boundaries, and walls wholly within City property not parallel to property  boundaries. Retaining walls existing at the time of adoption of this policy shall not be  grandfathered in unless written agreements are in place between applicable parties prior to the  adoption of this policy.    2. Background  In the City of Hudson, homeowners, developers, and contractors have built many retaining walls  along sidewalks, alleys, and between private property to create means of access and develop  property for construction.  Eventually, even well‐built retaining walls need maintenance.  When  maintenance is needed, some types of repairs are very expensive and require engineered  documents and skilled craftsmanship.  With the span of years between initial construction and  the time when repairs to retaining walls are necessary, the property owner and the City of  Hudson are often faced with the need to determine the ownership of the walls and  maintenance responsibilities.    3. Summary of Allowable Wall Types and Cost/Maintenance Responsibilities  The following tables summarize some of the major items contained in this policy for ease of  understanding. Information provided in the summary tables do not supersede the information  in the remainder of this policy document, and the information in the remainder of the  document shall resolve any potential discrepancies.                        Report Attachment #a. Page 27 of 69     Page 2    Table 1: Summary of Allowed Retaining Wall Types by Location      * Assumes all proper permitting, engineering, and other applicable details in this policy are followed      Table 2: Summary of Cost Share Responsibility for Retaining Walls Parallel to City Right of Way or City  Property        *   A written agreement  between parties will supersede the cost share percentages shown  **   100% to property replacing utility service  ***   For retaining walls built by private property owners but on City right of way or City property,  100% cost to private property owner      4. Definitions    A. Cast‐In‐Place Concrete Retaining Walls:  Retaining walls that are formed and concrete  poured on‐site to retain earth above the wall, including any incidental materials and  construction activities. Cast‐In‐Place Concrete Retaining Walls shall use air‐entrained  concrete.  B. Gabion Baskets: Wire baskets filled with rocks that are used to retain earth, including any  incidental materials and construction activities.  Where Allowed * Cast‐In‐Place  Concrete Walls Gabion  Baskets Precast Concrete  Modular Block Walls Stone or  Boulder Walls Wood/Timber  Walls Other Wall  Types Allowed Wholly Within  Private Property X X X X X X Allowed Parallel to Lot Lines  of Private Properties X X X X X X Allowed Fronting City Right of  Way or City Property X X X Allowed Wholly Within City  Property X X X Type of Activity Cause  of Activity City Cost  Share * Private Owner  Cost Share * Changes in City's Fronting  Street 100% 0% Changes in Private Property 0% 100% Replacement  of Utility  Service 0% 100%  ** All Others Maintenance of  Existing Retaining   Walls All Removal of Existing  Retaining Wall and  Regrading Earth  Behind Old Wall All 50% 50% New Retaining Wall  Construction Reconstruction of  Existing Retaining   Wall 100% to property being held  up by the retaining wall *** 100% to property being held  up by the retaining wall *** Report Attachment #a. Page 28 of 69     Page 3    C. Maintenance: Maintenance of retaining walls consists of preventative maintenance (keeping  walls that are in good condition in that condition) and reactive maintenance (bringing walls  in marginal or poor condition to good condition). Since retaining walls can be a safety  hazard when in poor shape, retaining walls should be kept in good shape as much as feasible  for the welfare of the general public.  D. Parallel: Generally following the same direction as an adjacent property line or meandering  slightly along the property line, as determined by the City Engineer. Any part of the wall,  including blocks or other wall materials, foundations, tiebacks, and other permanent  structures, must be within 5 feet of the property line, except as described in Section 5.C.1  for retaining walls constructed on City right of way or City property by private property  owners. Examples of parallel walls are as follows:        * See Section 5.C.1 for walls constructed on City right of way or City property by private  property owners.    E. Precast Concrete Modular Block Retaining Walls: Retaining walls made using precast or  “manufactured” concrete blocks arranged in rows to retain earth above the wall, including  any incidental materials and construction activities. These walls may utilize tie‐back systems  or anchors, or they may be designed as “gravity” walls not needing tie‐backs or anchors.  Installation of precast concrete modular block retaining walls must follow all installation  requirements from the manufacturer.  F. Stone or Boulder Retaining Walls: Retaining walls made using stones or boulders arranged  to retain earth above the wall, including any incidental materials and construction activities.  G. Wood/Timber Retaining Walls: Retaining walls made using wood or timber planks or logs  arranged in rows to retain earth above the wall, including any incidental materials and  construction activities.     5. Standards, Maintenance, and Cost Responsibility Requirements for Retaining Walls    This section details the various construction and maintenance standards for retaining walls, the  maintenance responsibility for such walls, and the cost responsibility requirements for  such  walls.     A written agreement, such as an easement, between affected property owner(s) and/or the  City, as applicable, shall supersede the cost and maintenance responsibilities detailed in this  policy. Construction standards may not be superseded by a written agreement.    Construction of new retaining walls and replacement of existing retaining walls  shall follow all  applicable City Ordinances as well as the standards contained in this policy.      Report Attachment #a. Page 29 of 69     Page 4    A. Retaining Walls Wholly Within Private Property    1) General    Section 5.A applies to all retaining walls within private property and not along a  property line (either between two private properties or between one private property  and City right of way or City property). For walls running generally parallel to or  straddling a property line, see Section 5.B or 5.C as appropriate.    Retaining walls being newly constructed or reconstructed on property parallel to areas  to be dedicated as City right of way or City property shall follow Section 5.C. Retaining  walls being newly constructed or reconstructed on property wholly within areas to  be  dedicated as City right of way or City property shall follow Section 5.D.     A property boundary survey may be required to determine whether a wall in question  applies to this section.    2) Construction Standards    Where a retaining wall is wholly within private property, the retaining wall shall be of  any type of material or design as determined by the design engineer (if needed for  necessary permits) and the property owner.     Stone or Boulder Retaining Walls shall be grouted so that any voids are filled with  concrete to avoid future erosion through the void spaces.     Wood or Timber Retaining Walls shall not exceed 4 feet in height.    Weep holes, drain tile, and associated bedding and other materials shall be provided  where determined by the design engineer (if necessary for permitting).    All areas adjacent to the top and bottom of any retaining wall shall be established with  vegetation or impervious surfaces to minimize the potential for erosion and to control  stormwater runoff.    In new developments and redevelopments, any existing retaining walls shall be replaced  at the time of development or redevelopment unless otherwise allowed by the City  Engineer.    Fall protection is required on top of all retaining walls three feet in height or higher and  may be provided for retaining walls of any height.     Construction of all retaining walls shall require the applicant to construct the retaining  wall to meet the requirements of any applicable approved plans, specifications, permit  conditions, policy requirements, and all other applicable requirements. All retaining  walls not built according to the approved plans, specifications, permit conditions, policy  requirements, and all other applicable requirements shall be removed and replaced to  meet such requirements at the expense of the applicant.     Report Attachment #a. Page 30 of 69     Page 5    Any turf disturbed by the new construction of a retaining wall, reconstruction of a  retaining wall, or any maintenance activity related to a retaining wall shall be restored  as soon as possible to minimize the potential for erosion.    3) Maintenance     Maintenance of retaining walls wholly on private property shall the  be responsibility of  the property owner on whose property the wall is located.    4) Cost and Assessment Policies    The costs for all construction, reconstruction, maintenance, surveying, and removal of  retaining walls wholly on private property shall be the responsibility of the property  owner on whose property the wall is located.  These costs are not eligible for special  assessments unless otherwise approved by the Common Council of the City of Hudson.    5) Permit Needed    New construction, reconstruction, and major maintenance of retaining walls wholly on  private property that are three feet or more in height at its maximum height shall  require a permit. Major maintenance consists of activities that involve impacts to the  structural capacity of the wall. Minor maintenance to retaining walls, such as tuck  pointing and grouting, do not require a permit. The City Engineer shall determine  whether a maintenance activity is considered major or minor. Property owners wishing  to provide maintenance to a retaining wall are required to contact the City Engineer to  determine whether a permit is needed for the proposed maintenance work.    When a permit is needed, see Section 6 for additional information on permitting  requirements.    B. Retaining Walls Parallel to Boundary Between Two Private Properties    1) General    Section 5.B applies to all retaining walls running generally parallel to (as defined in  Section 4) or on a property boundary between two private properties.     Disputes regarding property boundaries and the ownership of retaining walls between  two properties shall be settled by the property owners involved in  the property  boundary dispute. The City suggests that property owners settle all property disputes  amicably and that the property owners hire a land surveyor licensed in the State of  Wisconsin to perform a boundary survey in order to determine ownership. As a last  resort, property owners may settle property boundary disputes in the applicable court  as a civil case. The City will not be involved in property boundary disputes between two  property owners.    The requirements of Section 5.B, except for the construction standards in Section 5.B.2,  may be superseded by a written agreement between the owners of the subject  properties.    Report Attachment #a. Page 31 of 69     Page 6      2) Construction Standards    Stone or Boulder Retaining Walls shall be grouted so that any voids are filled with  concrete to avoid future erosion through the void spaces.     Wood or Timber Retaining Walls shall not exceed 4 feet in height.    Weep holes, drain tile, and associated bedding and other materials shall be provided  where determined by the design engineer (if necessary for permitting).    All areas adjacent to the top and bottom of any retaining wall shall be established with  vegetation or impervious surfaces to minimize the potential for erosion and to control  stormwater runoff.    In new developments and redevelopments, any existing retaining walls shall be replaced  at the time of development or redevelopment unless otherwise allowed by the City  Engineer.    Fall protection is required on top of all retaining walls three feet in height or higher and  may be provided for retaining walls of any height.     Construction of all retaining walls shall require the applicant to construct the retaining  wall to meet the requirements of any applicable approved plans, specifications, permit  conditions, policy requirements, and all other applicable requirements. All retaining  walls not built according to the approved plans, specifications, permit conditions, policy  requirements, and all other applicable requirements shall be removed and replaced to  meet such requirements at the expense of the applicant.     The location of a newly constructed retaining wall or reconstructed retaining wall shall  not straddle the border of two private properties. Unless superseded by a written  agreement between the applicable property owners, all parts of the  retaining wall,  including any tie‐backs and drainage systems located behind the wall, shall be located  solely on the property owned by the property owner installing the retaining wall.    Unless otherwise superseded by a written agreement between the subject property  owners, where a retaining wall is parallel to or on  the boundary between two private  properties the retaining wall shall be of any type of material or design as determined by  the design engineer (if needed for necessary permits) and the property owner installing  the retaining wall.     Removal of an existing retaining wall and sloping the ground to create a maintainable  slope is encouraged wherever possible to minimize future maintenance and  reconstruction efforts. Unless otherwise superseded by a written agreement between  the subject property owners, where a retaining wall is parallel to or on the boundary  between two private properties removal of a retaining wall and sloping the ground shall  be the responsibility of the property owner responsible for maintenance of the retaining  wall per Section 5.B.3. Regrading and sloping activities must be contained to the  property whose owner is removing the retaining wall unless otherwise agreed to in  Report Attachment #a. Page 32 of 69     Page 7    writing between the applicable property owners. The turf on the newly sloped ground  must be restored as soon as possible to minimize the potential for erosion.    3) Maintenance     Maintenance of a retaining wall on or parallel to a lot line shall be determined by the  applicable property owners.    The City  strongly suggests that property owners record a written agreement between  the applicable property owners establishing cost responsibility for maintenance of  retaining walls to avoid future disputes. Such an agreement will be required for all new  developments and redevelopments constructing or reconstructing retaining walls.    4) Cost and Assessment Policies    The costs  contained in this section are not eligible for special assessments unless  otherwise approved by the Common Council of the City of Hudson.    All costs for new construction, reconstruction, or removal of retaining walls parallel to  the property boundary between two properties shall be determined through an  agreement between the applicable property owners.     The City strongly suggests that property owners record a written agreement between  the applicable property owners establishing cost responsibility for new construction,  reconstruction, or removal of retaining walls to avoid future disputes. Such an  agreement will be required for all new developments and redevelopments constructing  or reconstructing retaining walls.    5) Permit Needed    New construction, reconstruction, and major maintenance of retaining walls parallel to  a boundary between two private properties that are three feet or more in height at its  maximum height shall require a permit. Major maintenance consists of activities that  involve impacts to the structural capacity of  the wall. Minor maintenance to retaining  walls, such as tuck pointing and grouting, do not require a permit. The City Engineer  shall determine whether a maintenance activity is considered major or minor. Property  owners wishing to provide maintenance to a retaining wall are required to contact the  City Engineer to determine whether a permit is needed for the proposed maintenance  work.     The property owner responsible per Section 5.B.4 for the costs of the new construction,  reconstruction, or major maintenance activity shall be responsible for acquiring and  following any needed permit.    When a permit is needed, see Section 6 for additional information  on permitting  requirements.          Report Attachment #a. Page 33 of 69     Page 8    C. Retaining Walls Parallel to City Right of Way or City Property    1) General    Section 5.C applies to all retaining walls running generally parallel to (as defined in  Section 4) or on a property boundary between a private property and City right of way  or City property.     Unless otherwise agreed  upon in a written agreement between the City and the  property owner, retaining walls built entirely on City right of way or City property by a  private property owner shall be considered as parallel to City right of way or City  property. Where the original constructor of the retaining wall cannot be determined, it  shall be assumed that the private property owner constructed the wall.    A property boundary survey will be required to determine whether a wall in question  applies to this section unless undisturbed property corner irons are able to be located at  each change in the property boundary (such  as property corners, angle points in the  property boundary, and the beginning or end of an arc in the property boundary).    The City Engineer will resolve any disputes on whether a retaining wall is subject to this  subsection upon completion of the property boundary survey.    2) Construction Standards    Construction of  retaining walls parallel to City right of way or City property boundaries  shall meet all City aesthetic, functional, and other requirements in this policy. Retaining  walls constructed parallel to City right of way or City property boundaries shall be made  of one of the following materials unless otherwise allowed by the City Engineer due to  site constraints:     Precast Concrete Modular Block (gravity or anchored/tied back)   Cast‐In‐Place Concrete   Gabion Baskets     Precast concrete modular block walls shall be made of materials that are resistant to  road salt in areas parallel to public or private streets or alleys. The design shall be  aesthetically pleasing as determined by the Community Development Director or  his/her designee where any portion of the retaining wall is visible to the general public.    In places where any portion of a cast‐in‐place concrete wall is visible to the general  public, cast‐in‐place concrete walls shall be faced with aesthetically pleasing materials,  such as brick, blocks, or stone, or formed and colored in such a way as to mimic a block  wall, brick wall, stone wall, or other type of wall as approved by the Community  Development Director or his/her designee.    Gabion baskets are only allowed in areas that are not visible to the general public.     Retaining walls constructed parallel to City right of way or City property must be  installed completely within private property and not encroach onto City property.    Report Attachment #a. Page 34 of 69     Page 9    Fall protection shall be of an aesthetically pleasing design, such as a split‐rail fence,  decorative guard or handrail, or other protection as approved by the Community  Development Director or his/her designee.    The City Engineer, Building Inspector, and Public Works Director shall have the authority  to determine the suitability of any proposed design, fall protection, plans, specifications,  calculations, computations, or anything else submitted in regards to the retaining wall.     Weep holes, drain tile, and associated bedding and other materials shall be provided  where determined by the design engineer (if necessary for permitting).    All areas adjacent to the top and bottom of any retaining wall shall be established with  vegetation or impervious surfaces to minimize the potential for erosion and to control  stormwater runoff.    In new developments and redevelopments, any existing retaining walls shall be replaced  at the time of development or redevelopment unless otherwise allowed by the City  Engineer.    Fall protection is required on top of all retaining walls three feet in height or higher and  may be provided for retaining walls of any height.     Construction of all retaining walls shall require the applicant to construct the retaining  wall to meet the requirements of any applicable approved plans, specifications, permit  conditions, policy requirements, and all other applicable requirements. All retaining  walls not built according to the approved plans, specifications, permit conditions, policy  requirements, and all other applicable requirements shall be removed and replaced to  meet such requirements at the expense of the applicant.     Removal of an existing retaining wall and sloping the ground to create a maintainable  slope is encouraged wherever possible to minimize future maintenance and  reconstruction efforts. Regrading and sloping activities must be contained to the private  property side of the retaining wall unless otherwise agreed to in writing between the  City and property owner. The turf on the newly sloped ground must be restored as soon  as possible to minimize the potential for erosion.    The location of a newly constructed retaining wall or reconstructed retaining wall shall  not straddle the border of two properties. Unless superseded by a written agreement  between the City and the property owner, all parts of the retaining wall, including any  tie‐backs and drainage systems located behind the wall, shall be located solely on the  property being held up by the retaining wall.    New retaining walls and reconstruction of existing retaining walls shall be at least 1.5  feet from the closest edge of an adjacent sidewalk or trail.    3) Maintenance     The following maintenance responsibilities apply unless otherwise agreed upon in  writing by the City and the applicable property owner(s).     Report Attachment #a. Page 35 of 69     Page 10    Maintenance of a retaining wall on or parallel to City right of way or City property shall  be the responsibility of the party whose property is being held up by the wall.     The City will periodically check retaining walls parallel to its right of way and properties  for needed maintenance. The City shall contact the property owners with property  adjacent to any retaining walls parallel to City right of way and City property identified  as needing maintenance and arrange for the required maintenance to be done within a  time determined by the City Engineer based on the severity of the needed maintenance  and the time of year.    4) Cost and Assessment Policies    The cost for reconstruction of existing retaining walls (including any necessary boundary  surveys) and removal of existing retaining walls and sloping the ground are eligible for  special assessments following the City’s special assessment policy.    Unless otherwise superseded by  a written agreement between the applicable property  owners, this paragraph shall determine the responsibility for costs associated with  boundary surveying. Boundary surveying costs for new retaining wall construction shall  be as follows:   For new construction of retaining walls due to a change in the elevation or cross  section of the City right of way or City property: 100% City cost   For new construction of retaining walls due to a change in the elevation or cross  section of the private property: 100% private property owner cost   For reconstruction of retaining walls due to a change in the elevation or cross  section of the City right of way or City property: 100% City cost   For reconstruction of retaining walls due to a change in the elevation or cross  section of the private property: 100% private property owner cost   For reconstruction of retaining walls required by Section 7 for failing walls or an  adjacent street reconstruction project: 100% cost to property owner whose  property is being held up by the wall   All other cases: 100% cost to property owner whose property is being held up by  the wall    Unless otherwise superseded by a written agreement between the applicable property  owners, this paragraph shall determine the responsibility for costs associated with new  construction of a retaining wall. Costs associated with the new construction of a  retaining wall, including any applicable design, permitting, and other associated costs,  shall be the responsibility of the City if the new retaining wall is necessitated by a  change to the elevation or cross section of the City street or City property. Costs  associated with the new construction of a retaining wall, including any applicable  design, permitting, and other associated costs, shall be the responsibility of the  appropriate private property owner if the new retaining wall is necessitated by a change  to the elevation or cross section of private property.     Unless otherwise superseded by a written agreement between the applicable property  owners, this paragraph shall determine the responsibility for costs associated with  reconstruction of an existing retaining wall. The responsibility of costs associated with  the reconstruction of an existing retaining wall, including any applicable design,  permitting, and other associated costs, shall be 100% to the property that is being held  Report Attachment #a. Page 36 of 69     Page 11    up by the wall. In cases where the retaining wall was constructed by the adjacent  private property owner but is completely within City right of way or City property  without a written agreement between the City and the adjacent property owner, the  reconstruction cost shall be 100% to the property adjacent to the City right of way or  property boundary that is adjacent to the retaining wall. Reconstruction costs of a  retaining wall due to the replacement of a water, sanitary sewer, or storm sewer service  shall be the responsibility of the property owner replacing the utility service.    Unless otherwise superseded by a written agreement between the applicable property  owners, this paragraph shall determine the responsibility for costs associated with  maintenance of an existing retaining wall. Costs associated with the maintenance of an   existing retaining wall shall be the responsibility of the property owner responsible for  maintenance of the retaining wall per Section 5.C.3.    Unless otherwise superseded by a written agreement between the applicable property  owners, this paragraph shall determine the responsibility for costs associated with  removal of an existing retaining wall and sloping the ground. Costs associated with the  removal of an existing retaining wall and sloping the ground shall be  split 50% to the City  and 50% to the private property owner.    5) Permit Needed    Where private property owners are responsible for the costs associated with new  construction, reconstruction, and major maintenance of retaining walls parallel to City  right of way or City property, such activities shall require a permit. Major maintenance  consists of activities that involve impacts to the structural capacity of the wall. Minor  maintenance to retaining walls, such as tuck pointing and grouting, do not require a  permit. The City Engineer shall determine whether a maintenance activity is considered  major or minor. Property owners wishing to provide maintenance to a retaining wall are  required to contact the City Engineer to determine whether a permit is needed for the  proposed maintenance work.     The property owner responsible per Section 5.C.4 for the costs of the new construction,  reconstruction, or major maintenance activity shall be responsible for acquiring and  following any needed permit.    See Section 6 for additional information on permitting requirements.    D. Retaining Walls Wholly Within City Right of Way or City Property    1) General    Section 5.D applies to all retaining walls wholly contained within City right of way or City  property that are not covered by Section  5.C. Section 5.D does not apply to retaining  walls constructed by private property owners on City property (see Section 5.C).    2) Construction Standards    Construction standards for retaining walls applicable to Section 5.D shall be subject to  all applicable standards of Section 5.C.2.  Report Attachment #a. Page 37 of 69     Page 12      All retaining walls applicable to Section 5.D shall be designed by a professional engineer  licensed in the State of Wisconsin (the “design engineer”). Plans, specifications,  calculations, computations, and all else used to determine the design of the retaining  wall shall be submitted to the City Engineer by the design engineer at  the time of  development of the project and shall be accepted by the City Engineer prior to  construction.    All retaining walls requiring a permit shall be inspected by the City during construction.  No construction activities shall occur on such walls without a City inspector present  unless specific activities are allowed by the City inspector without inspection. The City  reserves the right to hire a consultant to inspect such work rather than utilize City staff.    3) Maintenance    Maintenance of retaining walls applicable to Section 5.D shall be the responsibility of  the City of Hudson.    4) Cost and Assessment Policies    All  costs associated with retaining walls applicable to Section 5.D shall be the  responsibility of the City of Hudson.    5) Permit Required    No permits are required for retaining walls applicable to Section 5.D.     6. Permit Needed      Retaining walls requiring permits as described in Section 5 shall be subject to Section  6.    The City Engineer shall require preparation of plans and specifications by a professional  engineer licensed in the State of Wisconsin (the “design engineer”). Plans, specifications,  calculations, computations, and all else used to determine the design of the retaining wall shall  be submitted to the City Engineer at the time of application or prior to issuance of the permit for  construction of the retaining wall. The City Engineer reserves the right to request any additional  information from the applicant prior to issuance of the permit. The City Engineer and Building  Inspector or their designee(s) shall review all proposed walls for structural integrity. Any  necessary engineering fees incurred by the City in review of the application shall be split  according to the Section 8 of this policy for retaining walls, and any property owner  responsibility for those costs may be rolled into the special assessment amount for the  construction of the retaining wall.    When the City Engineer has received all applicable information for the design of the retaining  wall, the City Engineer will meet with the Building Inspector, Public Works Director, and  Community Development Director, or each respective designee, to determine whether the  proposed retaining wall meets the requirements of this policy.     Report Attachment #a. Page 38 of 69     Page 13    For proposed retaining walls requiring a permit that are not parallel to City right of way or City  property, a permit will be issued for such construction if the proposed retaining wall design  meets the requirements of this policy.    For proposed retaining walls parallel to City right of way or City property, the City Engineer  reserves the right to refuse issuance of a permit for construction of a retaining wall if, upon  consultation with the Building Inspector, Public Works Director, Community Development  Director, or their designees, such a retaining wall is not deemed to be in the best interest of the  City. Reasons for such a decision include, but are not limited to, future roadway widening, future  sidewalk or trail construction, potential redevelopment of the property, or other reasons not  otherwise listed. If City staff determines that the wall construction is in the best interest of the  City and the proposed retaining wall design meets the requirements of this policy, a permit will  be issued for such construction.    Construction of a retaining wall may not begin until a permit is issued for such work. Failure to  comply with this section shall incur penalties as proscribed in City Ordinances or under any  applicable local, state, or federal law.    All retaining walls requiring a permit shall be inspected by the City during construction. No  construction activities shall occur on such walls without a City inspector present unless specific  activities are allowed by the City inspector without inspection. The City reserves the right to hire  a consultant to inspect such work rather than utilize City staff.    7. Standards for Requiring Replacement or Maintenance of a Retaining Wall    A. Determination of a failing retaining wall    The City of Hudson considers a retaining wall to be failing and an imminent safety hazard if  any of the following conditions are met as determined by the City Engineer:   Lean or bowing of at least 1 inch horizontally per foot of wall height away from the  weight load   Cracks in the retaining wall which have horizontally separated one section of a cast‐ in‐place wall from another section by more than 1 inch   Apparent movement in the wall that has caused modular materials to no longer be  installed level   Evidence of retained earth no longer being effectively retained by the wall (such as  sinkholes present on the top of the retaining wall)   Significant parts of the retaining wall are able to be moved without use of  mechanical equipment   Other imminent safety hazards not otherwise listed as determined by the City  Engineer    B. Determination of retaining walls requiring major maintenance    Retaining walls requiring major maintenance are walls which exhibit any of the following  conditions:   Lean or bowing of greater than zero and less than 1 inch horizontally per foot of wall  height away from the weight load   Loss of, spalling, or significant cracking in 5% or more of blocks, bricks, stones, or  other modular block materials  Report Attachment #a. Page 39 of 69     Page 14     Cracks in the retaining wall which have horizontally separated one section of a cast‐ in‐place wall from another section by 1 inch or less   Degradation of mortar materials that is not able to be fixed by tuckpointing or  similar maintenance activity   Other degradation not otherwise listed but deemed necessary for continued  structural integrity and not deemed an immediate safety hazard as determined by  the City Engineer    C. Requiring reconstruction of retaining wall during adjacent street reconstruction project    Retaining walls parallel to City right of way or City property that meet the standard of a  failing retaining wall  or a wall requiring major maintenance according to this section shall be  replaced during an adjacent street reconstruction project.     Exceptions may be allowed by the City Engineer if requested in advance of the adjacent  reconstruction project and may be subject to additional terms as deemed in the best  interest to the City by the City Engineer. Such terms may include, but are not limited to,  necessitating that any imminently needed structural improvements are made at the time of  the adjacent project and/or requiring that the wall be reconstructed within 5 years after the  conclusion of the adjacent reconstruction project. The City Engineer is under no obligation  to grant exceptions to the requirement of reconstruction during an adjacent street  reconstruction project. Any exceptions must be recorded in an official recorded agreement  between the City and property owner. Exceptions for retaining walls wholly or partially  under the maintenance responsibility of the City shall be granted by the Common Council of  the City of Hudson.    8. Assessment Policies     Where allowed in Section 5.C.4 or when otherwise approved by the Common Council of the City  of Hudson, property owners may elect to have the costs added to their property taxes via a  Special Assessment or billed directly upon completion of the project. The costs for Special  Assessments for retaining walls shall be computed per this policy, and the terms, interest rate,  administrative rates, and other details of the Special Assessment shall follow the applicable  sections of the current version of City of Hudson Special Assessment policy, except as noted in  Section 9.    9. Enforcement of Retaining Wall Policies    The City of Hudson will periodically inspect any retaining walls that the City is partially or fully  responsible to replace or maintain per the requirements of this policy as well as any retaining  walls parallel to City right of way or City property. The City will not enter private property to  enforce retaining wall policy unless invited to do so by the owner of said property. The City will  not intervene in disputes between private property owners in regards to retaining wall issues  except to issue advice to interested parties and in cases of identifying failing retaining walls  causing imminent safety hazards (see Section 7.A). Disputes between private property owners  are advised to be resolved amicably between such owners or, as a last resort, as a civil case in an  applicable court.    Any retaining wall deemed an imminent safety hazard per Section 7.A must be scheduled for  replacement within 30 days of notification of the property owner by the City. Replacement of  Report Attachment #a. Page 40 of 69     Page 15    such walls shall be undertaken as promptly as possible based on the timeframe given by the  contractor carrying out the work. Deficiencies in scheduling or executing replacement of failing  retaining walls as determined by the City Engineer may result in the emergency replacement of  such retaining wall by the City or its contractor with replacement and administration costs billed  to the property owner. If the City replaces the retaining wall by its contractor due to failure of  the property owner to promptly schedule such work, the work will be billed to the property  owner immediately upon completion. If the property owner fails to pay the bill within the  specified timeframe, the City may pursue any legal action available pursuant to Wisconsin State  Statutes and City Ordinances to recover such costs.    For retaining walls parallel to City right of way or City property requiring replacement or  maintenance work and that are partially or  wholly the cost responsibility of a property owner,  the property owner may contract with City or a City‐hired consultant and/or contractor to  provide the necessary design, inspection, and/or construction services.     10. Other Considerations and Miscellaneous Requirements    Property owners should consider removal of retaining walls instead of extensive maintenance  and repairs where applicable. Removal of retaining walls and regrading of slopes will in most  cases result in fewer continued maintenance expenses.    Occasionally, City‐owned retaining walls may be on private property by easement agreement or  other recorded agreement. The agreement shall determine maintenance and reconstruction  cost responsibilities in this case.     Where the City is responsible for the cost of new construction or reconstruction of a retaining  wall, the City will select the lowest cost wall (construction cost and/or maintenance cost) that  will suitably carry the loads sustained by the wall. If the adjacent property owner wishes to  “upsize” or “upgrade” the wall to a different height or type above and beyond the type the City  is intending to construct, that property owner is responsible for the additional construction cost  and will be responsible for maintenance of the retaining wall.    Where a private property owner is responsible for the replacement of a retaining wall during an  adjacent street reconstruction project and the City also chooses to either lower the elevation of  the adjacent street, sidewalk, or trail or change the cross section of the City right of way or  property in a way that would make the reconstructed retaining wall taller than its existing  height, the private property owner is responsible for the costs associated as if the existing  retaining wall is replaced at its current height and location, and the City is responsible for any  additional costs incurred by the change to the City right of way or property.    Any material  and debris from a retaining wall that falls onto City right of way or City property  shall be removed and cleaned up as soon as possible by the party responsible for maintenance  of the retaining wall.     Any special cases not otherwise identified in this policy shall be determined by the  Common  Council of the City of Hudson with input from the City Engineer and City Attorney.    Report Attachment #a. Page 41 of 69                  505 Third Street Hudson, Wisconsin 54016 ph: (715)-386-4765 fx: (715)386-3385 www.ci.hudson.wi.us  TO: Common Council FROM: Dean Chamberlain – City Engineer DATE: January 26, 2021 (for February 1, 2021 meeting) SUBJECT: 8B – Discussion and Possible Action on Adopting Ordinance 5-21 Amending Section 106-6 Residential Building Permits of the City of Hudson Municipal Code BACKGROUND: The requested ordinance change is related to the adoption of the City of Hudson Retaining Wall policy. Specifically, this section is being amended to require residential installations of retaining walls to follow the adopted policy. FUNDING: No funding needed for preparation of this ordinance change. RECOMMENDED ACTION: Staff recommends approval of Ordinance 5-21 amending Section 106-6 of the Hudson Municipal Code if the retaining wall policy is adopted at this meeting. If the retaining wall policy is not adopted, staff recommends tabling this ordinance change until the retaining wall policy is adopted.   Prepared by: Dean Chamberlain, PE - City Engineer      Attachments: Ordinance 5-21 Report Attachment #b. Page 42 of 69 ORDINANCE NO. 5‐21  AN ORDINANCE AMENDING THE MUNICIPAL CODE OF THE CITY OF HUDSON, WISCONSIN  Upon review, recommendation, and consideration by the City of Hudson Common Council, the Common  Council does ordain that Municipal Code Section 106‐6 is hereby amended to read as follows. Text in red  bolded font is proposed to be added to the existing code.  Chapter 106 Building Construction and Fire Prevention  Article I Wisconsin Uniform Dwelling Code  §106‐6 Residential Building Permits  A. Building permits required. No one‐family or two‐family dwellings shall be built, enlarged, or  altered unless a building permit for that work shall first be obtained by the owner or his or her  agent from the Building Inspector. Application for a building permit shall be made in writing  upon the form designated as the Wisconsin uniform dwelling permit application for the form  supplied by the Community Development Department.   B. Submission of plans. The applicant shall submit one set of plans for all new one‐ and two‐family  dwellings or repairs or additions to existing one‐ and two‐family swellings at the time that the  building permit application is filed.   C. Issuance of permit. If the Building Inspector finds that the proposed building or repair or  addition complies with this chapter and the Uniform Dwelling Code, the Building Inspector shall  officially approve the application and a building permit shall be subsequently issued to the  applicant. The building permit shall be posed in a conspicuous place at the building site. A copy  of any building permit issued shall be kept on file with the Building Inspector.  D. Exceptions. Work that may be done without a permit:  (1) Replacement or repair of roofing, siding, gutters, and windows  (2) Landscaping, not including decks  (3) Minor repairs as defined in 106‐4  E. Retaining walls. Retaining walls on residential properties shall follow §106‐19.    Report Attachment #b. Page 43 of 69                  505 Third Street Hudson, Wisconsin 54016 ph: (715)-386-4765 fx: (715)386-3385 www.ci.hudson.wi.us  TO: Common Council FROM: Dean Chamberlain – City Engineer DATE: January 26, 2021 (for February 1, 2021 meeting) SUBJECT: 8C – Discussion and Possible Action on Adopting Ordinance 6-21 Amending Section 106-19 Retaining Walls of City of Hudson Municipal Code BACKGROUND: The requested ordinance change is related to the adoption of the City of Hudson Retaining Wall policy. Specifically, this section is being amended to require commercial installations of retaining walls to follow the adopted policy. FUNDING: No funding needed for preparation of this ordinance change. RECOMMENDED ACTION: Staff recommends approval of Ordinance 6-21 amending Section 106-19 of the Hudson Municipal Code if the retaining wall policy is adopted at this meeting. If the retaining wall policy is not adopted, staff recommends tabling this ordinance change until the retaining wall policy is adopted.   Prepared by: Dean Chamberlain, PE - City Engineer      Attachments: Ordinance 6-21 Report Attachment #c. Page 44 of 69 ORDINANCE NO. 6‐21  AN ORDINANCE AMENDING THE MUNICIPAL CODE OF THE CITY OF HUDSON, WISCONSIN  Upon review, recommendation, and consideration by the City of Hudson Common Council, the Common  Council does ordain that Municipal Code Section 106‐6 is hereby amended to read as follows. Text in red  strikethrough font is to be removed from the existing code, and text in red bolded font is to be added to  the existing code.  Chapter 106 Building Construction and Fire Prevention  Article II Commercial Building Code  §106‐19 Retaining Walls  A. No retaining wall adjoining or abutting any public street, alley or right‐of‐way shall be  constructed unless a permit is issued pursuant to this section.  B. Application shall be made to the Building Inspector, who shall require that plans and  specifications for the retaining wall be prepared by a Wisconsin registered engineer or architect,  and shall set forth engineering calculations, computations and specifications as required by the  Building Inspector. Any necessary engineering fees incurred by the City in review of the  application shall be paid for by the applicant.  C. This section shall apply only to retaining walls that are more than five feet in height above  average grade as defined in Chapter 255, Zoning, 255‐4 of this Code.  Application, permitting, construction, and other requirements of retaining walls shall follow the most  recent version of the City of Hudson Retaining Wall Policy as adopted and amended by the Common  Council of the City of Hudson. Copies of the Retaining Wall Policy are available upon request from the  offices of the City Clerk, City Engineer, or Building Inspector.    Report Attachment #c. Page 45 of 69                  505 Third Street Hudson, Wisconsin 54016 ph: (715)-386-4765 fx: (715)386-3385 www.ci.hudson.wi.us  TO: Common Council FROM: Dean Chamberlain – City Engineer DATE: January 26, 2021 (for February 1, 2021 meeting) SUBJECT: 8D – Discussion and Possible Action on Amending City of Hudson Special Assessment Policy BACKGROUND: This requested amendment to the City’s Special Assessment Policy is related to the adoption of the proposed retaining wall policy. The revised policy is attached to this issue sheet with the proposed additions in red bold font. FUNDING: No funding needed for preparation of this revision. RECOMMENDED ACTION: Staff recommends approval of the revision to the Special Assessment policy if the retaining wall policy is adopted at this meeting. If the retaining wall policy is not adopted, staff recommends tabling this item until the retaining wall policy is adopted.   Prepared by: Dean Chamberlain, PE - City Engineer      Attachments: Revised Special Assessment Policy Report Attachment #d. Page 46 of 69     Special Assessment Policy    As Adopted 11/15/82  Amendments:  12/02/85, 12/15/86, 04/18/88, 06/06/88, 07/05/88, 07/28/88,  09/06/88, 09/19/88, 10/03/88, 11/21/88, 01/17/89, 04/17/89,  05/07/90, 09/07/93, 06/20/94, 07/05/94, 07/18/94, 08/01/94,  10/17/94, 12/19/94, 07/01/96, 10/16/00, and 02/01/21    Report Attachment #d. Page 47 of 69 1    The legal provisions delineating the City of Hudson’s responsibilities in assessing costs for public  improvements is found in Wisconsin Statutes, Chapter 66.60, and following.  It is the policy that all properties shall pay their fair share of the cost of local improvements as  they benefit; it is not intended that any property shall receive the benefits of improvements  without paying for them, except as may be set forth hereinafter.  These assessment policies are designed to serve as a general guide for the Common Council of  Hudson in allocating benefit to properties for the purpose of defraying the cost of installing  public facilities. The Council reserves the right to vary from these policies if the policies act to  create obvious inequities where the assignment of benefit to particular property is difficult  because of an extreme situation, which is unlikely to occur in the future.  Pursuant to these powers, and for the sake of consistency, the following definitions and  formulas are adopted.     Report Attachment #d. Page 48 of 69 2    Table of Contents  Definitions ................................................................................................................................................. 3‐4  Cost Allocation......................................................................................................................................... 5‐10  Development Participation by City ....................................................................................................... 11‐12  Special Assessment Methods ................................................................................................................ 13‐18  Front Foot Method ............................................................................................................................. 13‐15  Area Method ........................................................................................................................................... 16  Lot of Connection Method ...................................................................................................................... 17  Trip Generation Method ......................................................................................................................... 18  Preferred Method of Assessment ......................................................................................................... 19‐22  Variations ........................................................................................................................................... 19‐20  Special Policy Situations ..................................................................................................................... 21‐22        Report Attachment #d. Page 49 of 69 3    I. Definitions  A. Assessment:  That portion of the project cost which is levied against any individual parcel. The  total assessment cannot exceed the project cost and must be apportioned  equally within properties having the same general land use, residential and  institutional, multiple family and commercial, or industrial, based on benefits.  (Amended 8/1/94)    B. Benefits  Increase in value of property resulting from the improvement installed.    C. Construction Cost  Amount paid to contractors for furnishing and installing materials of  construction.    D. Contract Cost  Amount paid to supply materials, services, and right‐of‐way for the project;  normally includes construction, engineering, legal, right‐of‐way, and  condemnation costs.    E. Construction Interest (Capitalized Interest)  Cost of financing during the time prior to levying and collection of assessments.    F. Expense to be Assessed  Miscellaneous costs incurred by the City in addition to contract cost, including  construction interest, advertising, financial charges, administration, and  assessing. If the expenses area attributable to more than one assessment roll,  the expenses are apportioned on the same basis as the individual utility project  cost bears to the total project cost.    G. Interest Rate  The rate of interest shall be at 2% greater than the rate of interest the City paid  on the bonds issued to finance the project, or, in the event no bonds were  issued, then 2% greater than the average rate of interest on all definitive bonds  issued in the previous calendar year. (Amended 5/7/90)    H. Lateral Sewer  Report Attachment #d. Page 50 of 69 4    A small diameter sewer (8” residential – may be greater for industrial,  institutional, or commercial) which has a primary function of conveying sewage  from individual lots to truck sewers.    I. Street Costs  Total contract costs of street including grading, pavement, curb and gutter,  topsoil and/or turf restoration in the boulevard areas, cross gutters, median  construction, and proportional expenses. Storm drain costs may be included as a  part of street costs when storm drainage is incidental to and associated with  street construction.    J. Trunk Sewers  Medium to large‐sized sewer which performs the function of conveying sewage  to an interceptor line or a treatment facility.    K. Term  The period of time over which an assessment, plus interest, is to be paid.    L. Extraordinary Costs (4/18/88)  Cost of additional or oversized public facilities required to serve more than the  adjacent property owner.     Report Attachment #d. Page 51 of 69 5    II. Cost Allocation  There are two factors to be taken into consideration when considering the cost  allocation of any improvement. One, “What is the public benefit as opposed to the  private benefit?”, and two, “Is the allocation of the private benefit costs between or  among the benefitted properties?”  A. Public/Private Benefit  Regarding public and private benefit, the following policies are in effect in the  City of Hudson.    1. Street Improvements  100% of the cost of new local street improvements will be allocated against  the benefitted property. Replacement of streets surface between curb and  gutter on either side of the street will not be assessed. (Amended 7/5/88)    2. Original and Replacement of Driveways  Original and replacement costs of driveways, from curb and gutter to  property line, shall be 100% assessed against the benefitted property.  (Amended 7/5/88)    3. Sanitary Sewer Collection Mains  New sewers will be 100% assessed against the benefitted property.  Replacement of sewers will not be assessed.    4. Water Distribution Mains  New water lines will be 100% assessed against the benefitted property.  Replacement of water lines will not be assessed.    5. Alleys  (a) Commercial and Industrial Districts  Construction and improvement of alleys, where required by the Plan  Commission in commercial and industrial districts, shall be 100%  assessed against the benefitted property.  (b) Residential Districts  The total cost of all work involved in the original construction of alleys  shall be 100% assessed against the benefitted property. When alley  improvements are necessary, costs shall be shared on a 50/25/25  basis between the City and the benefitting property owners. The City  Report Attachment #d. Page 52 of 69 6    would be 50%, and the property owners on each side of the alley  would pay 25%.    6. Frontage Roads  Where a frontage road is required to serve an area, the total cost of the road  will be assessed against the total area benefitting from the road, which may  include more than the property abutting the frontage road.    7. Curb and Gutter  The total cost of all work involved in the original construction of curbs and  gutters shall be 100% assessed against benefitting property. When curb and  gutter replacement are necessary, costs shall be shared on a 50/50 basis  between the City and the benefitting property.    8. Sidewalks (12/2/85)  (a) Where sidewalk is to be installed on only one side of the street, new  (first time) installation shall be assessed 100% against the adjoining  property. Replacements shall be assessed 50% against the adjoining  property. (Cr. 7/5/94)  (b) New walks in existing areas, where installed on both sides of the  street, shall be assessed 100%, evenly distributed to adjoining  property.  (c) Upon receipt of State or Federal subsidies or grants for initial  sidewalk installation, adjoining properties will be assessed 100% of  the City’s costs. (Example: If the City obtains a grant for 80% of a  sidewalk project, the property would be assessed 20%)    Upon receipt of grants or subsidies for sidewalk replacements, the  property owner shall be assessed up to 50% of the replacement costs,  regardless of the City subsidy or grant, but the assessment shall not  exceed the City’s costs. (Example: If the City received an 80% grant,  the property would be assessed 20%. If the City received a 40% grant,  the property owners would be assessed no more than 50% of the  costs of the costs of installation). (Cr. 7/5/94)  (d) The City continues to require developers to install sidewalks as part of  the improvements in all new developments on both sides of a street.  (Amended 12/19/94)    Report Attachment #d. Page 53 of 69 7    (e) For sidewalks other than residential, the property shall be assessed  full cost.  (f) Four‐plex and larger dwellings shall be considered commercial toward  determining sidewalk assessment status. (9/6/88)  (g) Rebate Policy  Because the Sidewalk Replacement Program varies from year to year,  taking into account budget amounts, volume of pedestrian traffic,  citizen complaints, and concerns, the City does not wish to discourage  a homeowner from repairing or placement a dangerous sidewalk,  according to the following: The City will make a rebate to a private  property owner for costs incurred to replace sidewalk abutting their  property, if the following conditions are met:  (1) The City’s program is doing work within the block and on the  street of the property owners.  (2) Or the work had been done in the previous construction season.  (Amended 12/19/94)  (3) That the property owner has a statement from the contractor  certifying that a breaking permit had been issued, City  specifications were followed, and the work has been completed.  (Amended 12/19/94)  (4) That the City Inspector confirms the footages and approves the  workmanship of the area.  When the above conditions are met, the City will make a rebate  according to the costs and assessments of the present contractor.  9. Sewer and Water Assessments  When sewer or water assessment are to be made by the City of Hudson, they  will be made on the basis of the area and/or the number of developable  units determined to be contained in that area. The City Council may defer a  portion or all of the initial assessment against undeveloped property by  requiring payment of principal and accrued interest when the property is  developed.    10. Street Lights  Developers are required to pay 100% of the street lighting costs, including  the underground wiring. (Amended 10/3/88)      Report Attachment #d. Page 54 of 69 8    11. City‐owned Property  City‐owned property will be assessed against the City at the same rate as per  assessment against private property in the same project.    12. Intersection Costs  Intersection costs of street projects will be borne by the City.    13. Retaining Walls (Created 02/01/21)  Assessed costs for retaining wall construction, reconstruction,  maintenance, and other activities will be determined according to the City  of Hudson Retaining Wall Policy as adopted and amended by the Common  Council of the City of Hudson.    14. Special Assessment Administrative Rates  The following charges shall be added to final special assessment costs.  (Amended 11/21/88, 12/19/94, 10/16/00)        15. Interest During Construction  Interest during construction shall be a capital cost added to a project  containing special assessments and spread over the years of the special  assessments. It shall be computed by multiplying the estimated project costs  times the City’s borrowing rate of interest, plus 2%, and shall commence on  the first day of the month after which construction begins and shall continue  to December 31 of the year when construction is completed. (Cr. 9/7/93;  Amended 7/18/94)  Assessable Amount of  Project Planning and  Administration Legal Loan  Origination Fee $250 to $250,000 1.50% Next $750,000 1.30% Next $1,000,000 1.10% Next $1,000,000 1.00% Next $1,000,000 0.80% Balance 0.60% Actual Amount Actual  Amount Report Attachment #d. Page 55 of 69 9      16. Interest on Special Assessments  Interest on special assessments shall accrue on the first day of the month  during which construction commences on a given project. The rate of  interest shall be 2% above the City’s cost of borrowed funds. (Cr. 5/7/90)  Except when Interest During Construction applies, then interest commences  on January 1 of the year following construction (after Interest During  Construction ceases). (Amended 12/19/94)    17. Payment Duration  (a) Projects Funded by General Obligation Borrowing by the City  Benefitting property owners shall be allowed to pay assessments and the  Common Council shall have authority to change the duration period, as  shown in the following table: (Amended 7/1/96)    Principal  Duration  $500 or less  1 year  $501 to $1,000  2 years  $1,001 or greater  3 years    In addition, the applicable interest charge would be due. The beginning  principal amount shall be divided equally by the applicable interest at 2%  above the City’s borrowing rate applied on the unpaid balance.  (b) Projects Funded by Special Assessment “B” Bonds  For projects funded by the issuance of Municipal Special Assessment B  Bonds, the number of years of installment payments shall be set forth in  the preliminary and final special assessment resolutions, and the  Common Council may, but is not required to, extend the number of  annual installments to more than 3, but not greater than 10 annual  installments. (Cr. 5/7/90)   (c) Benefitting property owners failing to pay special assessment  installments during January shall have a late payment penalty of 1% per  month, commencing on February 1st, added to subsequent payments. (Cr.  5/7/90; Amended 12/19/94)    18. Payment Upon Transfer of Property  All special assessments are required to be paid in full to the City prior to  transfer of ownership. (Cr. 6/6/88)  Report Attachment #d. Page 56 of 69 10      B. Extraordinary Costs  The City or others may be responsible for extraordinary costs for major utility  and street improvements (including right‐of‐way acquisition) which benefit a  much broader area than the subdivision under consideration.    Also, the City will made allowances for development costs when street standards  are greater  than necessary to meet the needs of adjacent property owners with  standards as follows:    1. Standards for Collector Streets in Residential Developments  Curb to curb width over thirty‐six (36) feet.   Tonnage capacity over seven (7) tons.  Accesses restricted to one per lot (may require joint accesses), or one access  per every 150 feet of frontage for single family and two‐family residential  developments, and one access per every 200 feet of frontage for multiple  family residential developments.    2. Standards for Collector Streets in Industrial and Commercial Developments  Curb to curb width over forty‐four (44) feet.  Tonnage capacity over ten (10) tons.  Accesses restricted to one per street frontage per lot (may require joint  accesses), or one per every 300 feet of frontage.    For each access not allowed by the City, as described above, the adjacent  property owner will receive a reduction of street cost of ten percent (10%) as  referred to the standard street costs. Under no circumstances will the  adjacent property owner be responsible for less than fifty percent (50%) of  the standard street costs. (4/18/88)    C. Private Benefit  Once it has been determined how the cost of a project is to be divided between  the public at large and the private property, the next step is to determine how  the costs assigned to the private sector will be divided among the parcels of land  thus benefitted.    D. Payment Upon Sale of Property  Report Attachment #d. Page 57 of 69 11    All special assessments are to be paid in full by the seller to the City, prior to  transfer of ownership.     Report Attachment #d. Page 58 of 69 12    III. Development Participation By The City (9/19/88)  A. Situations  There are situations when the City may be involved in street, storm sewer, and  utility installation that benefit private development, such as:   When it has been determined that oversizing of improvements is  required.   When multiple property owners are involved in a project and total  voluntary participation cannot be reached.    B. Policies   Under the foregoing conditions, the following development practices would be  followed: (12/2/85)  1. The City may use its general borrowing capacity, or, if unavailable or required  for other city project, may sell “B” bonds to realize sufficient funds to install  public improvement developments, as approved by the Common Council.  2. The City does not become directly involved nor incur financial liability for a  given development until after the preliminary plat is approved by the City.  3. Developer shall submit a $1,000 down payment with any set of plans for  development for the purpose of absorbing city review costs, such as  engineering, legal, and administrative, with the unused portion to be  refunded if the proposal is either withdrawn by the developer or rejected by  the City. If the plan is accepted by the City, the unused portion of the down‐ payment will be subtracted from the assessable project cost.  4. Subdivider or developer must make 25% down payment, or provide a Letter  of Credit for like amount, or its equivalent, of the project cost prior to the  city letting bids for the project. The total amount of the project would be  determined by the City and/or project engineer.  5. If a Letter of Credit is used in lieu of the down payment, the City shall notify  the provider 30 days prior to expiration that a new letter of credit for the  subsequent year must be on file 10 days prior to the expiration date, or the  Letter of Credit will be exercised.   6. Each owner involved in special assessments shall execute a Development  Agreement with the City, describing the development, number of lots, rate of  interest, cost to develop, oversizing, etc.  7. All new special assessments shall be recorded in the Register of Deeds office.  Any and all costs for recording and satisfaction shall be the owners’ cost.  8. 100% of the cost of the project would be levied against the benefitting  property over a period not to exceed five years, through special assessment  Report Attachment #d. Page 59 of 69 13    proceedings. The principal levy during the first year shall be based upon  estimate, unless actual figures have been determined.  9. The interest rate charge shall be 2% above the City’s borrowing rates, to be  ascertained when the special assessment final resolution is adopted.  10. Special assessment administrative rates and interest charges (including  during construction) shall be the same as indicated in Section II.A, paragraphs  12, 14, and 15 of this Policy.  11. Owner may waive the special assessment proceedings.  12. Interest accrued to the cast down payment and the down payment from the  owner will be subtracted from the final year assessment.  13. Engineering work shall consist of preparation of plans and specifications,  including State approval thereof, preparation of preliminary and final  assessment rolls, advertising for and reviewing bids, staking, inspection  during construction, approval of payments to contractor, televising,  completing as‐built plans, etc., and shall be reviewed by the City Engineer  and the Common Council. The developer shall have the option of using the  engineering firm of his choice.  14. In single family residential districts, all lots shall be assessed evenly within a  given subdivision, that is, all public improvements would be spread evenly  over a given subdivision zoned single family residential. The owner of record  shall pay 100% of the outstanding assessments against a given lot in a  development, upon its sale. (Amended 12/19/94)     Report Attachment #d. Page 60 of 69 14    IV. Special Assessment Methods  Common practice has been to utilize a formula, involving one or more factors, which  serves as an index for benefits. Outlined below are the four basic formulas most  commonly used, with suggested types of improvements customarily used with each  formula.  A. Front Foot Method    Formula:    (Total Project Cost) / (Net  Front Footage) = (Cost Per Foot)  (Cost Per Foot) x (Footage) = (Dollars Per Unit)    One of the most widely used formulas is the front foot method. When this  method is used, benefit is assumed to be proportional to the front footage of the  property. This method is especially well‐adjusted to such projects as paving local  streets, and construction of lateral sewers in subdivisions, which are laid out in a  rectangular pattern.    Great difficulties arise with the front foot method when subdivisions are laid out  in a non‐rectangular pattern. Often this results in wedge‐shaped lots with front  footages  either very much larger or smaller than average. The front footage  method would be a poor indication of benefit in such a case.    The front foot also raised several assessment policy questions:    1. Side Street Improvements and Corner Lots  Assessment of side street costs is not a problem if there are houses fronting  on the street, except in the case of a corner lot. There are many alternatives  to accessing the side footage of corner lots, depending on their depth and  the type of improvement.    Generally, two basic types of  treatment are accorded corner lots when  determining assessment charges:    (a) Sewer and Water  (1) Since the property can make use of only one connection on a regular‐ sized lot for each service, it is impractical to surmise that sewer and  Report Attachment #d. Page 61 of 69 15    water lines on both the front and side afford the property a benefit  greater than that of an anterior lot. Therefore, a reasonable policy  would be to assess for only the frontage, as determined by the width  of the lot, with the additional costs to be spread among each of the  lots within the adjoining half block.  (2) A corner lot which can be subdivided, and a second building erected  on the lot does benefit, and should be assessed for the width plus the  minimum length that it would take to comprise a second lot.  (3) There are instances where the length of the lot should be assessed in  full, i.e., where the length side is only means of serving the property,  such as on a dead‐end street.    (b) Sidewalk or curb, gutter, and street improvements  A corner lot does benefit to some degree on both assessable sides from  sidewalks, curbs, gutters, and street improvements, and consequently it  should be assessed. However, it is generally conceded that the side lot  assessment should not equal 100% of the cost. Therefore, it is the policy  of the City to assess the width, plus 50% of the length, up to 140 feet, and  100% of the additional length beyond 140 feet.    2. Odd‐Shaped Lots  Because of natural features, railroad right‐of‐ways, easements, or by design  some lots may be very irregularly shaped and therefore merit special  consideration when assessed.    It is the policy of the City of Hudson to assess sewer and water on the odd‐ shaped lots on an effective width determined by dividing the square footage  of the lot by the average length of a lot in the subdivision or as determined  by the City.    Sidewalks, curb, gutter, and street improvements will be assessed against the  odd‐shaped lots on the actual footage except that a minimum assessment  will be based 90%  of a standard lot in the subdivision.    Odd‐Shaped Lot – Assessable Footage Formula:    (Square Footage) / (Average Length) = Assessable Footage    Report Attachment #d. Page 62 of 69 16    3. Gross/Net Footage  In assessing a project based on the front foot method, it is necessary to  measure the net assessable footage. In several cases this may not necessarily  be the gross footage. There may be areas which will not receive any benefit.  Therefore, it is the policy of the City of Hudson not to assess areas where it is  judged that a benefit does not occur, such as unbuildable parcels, rights‐of‐ way, low lands, and easements.    B. Area Method    Formula:    (Project Cost) / (Gross Acres or Square Footage) = Cost Per Acre or Square Foot    The area or square foot method  avoids some of the problems of the front foot  method, such as problems of corner lots and curved streets, but there are other  problems. In many cases, benefits from a street or sewer are not as closely  related to area as to front footage. In a residential area, for example, an  unusually deep lot still serves as the site for only one house, and the benefit  which a deep lot with a large total area receives from the improvement is little  or no greater than the benefit received by a lot of average depth.    In other cases, however, area is more  appropriate than any front footage. In the  case of a drainage project, for example, benefits would normally be more closely  related to area than the front footage.     There are two possible stops beyond the primary calculation to determining the  assessable benefit, depending on how the area is developed or laid out  at the  time of assessment.     If the area is subdivided and the units in the subdivision are relatively equal in  size, then the following calculation may be made to determine the cost per unit:  (Cost Per Acre or Square Foot) X (Gross Area) / (Number of Subdivision Units) =  Dollars  Per Unit    Report Attachment #d. Page 63 of 69 17    If the area is subdivided, but the units are of varying sizes (such as within an  industrial park), then the following calculation may be used:  (Cost Per Acre or Square Foot) X (Gross Area) = Dollars Per Unit  C. Lot or Connection Method    Formula:    (Costs of Sanitary Sewer, Watermain,  Streets) / (Number of Assessable Units) =  Dollars Per Unit    With the advent of curved streets and cluster housing, a third method of  assessment that has become quite popular is the lot or connection method. The  allocation is based on the assumption that every lot, or every connection to  sewer  and water, receives the same benefit from the improvement, regardless  of the difference in size or shape of the lot.    The lot or connection method is best used where there is some uniformity of lots  within a subdivision or uniformity of uses of the property.    D. Trip Generation Method  Formula:  (Trips per Parcel) X (Project Costs) / (Traffic Trips in Special Assessment District) =  Share Per Parcel  The trip generation method is based on the number of traffic trips attributable to  any parcel in the assessment district for a given time period (average daily trips  or peak hour trips). This method stems from the concept that benefit for teach  parcel is based on that parcel’s proportionate share of projected use of the  facility measured by trip generation. Trip generation, as a special assessment  method, is suited primarily for the construction or expansion of local streets,  collector streets, minor arterials, and principal arterials, as defined in the City of  Hudson Subdivision and Platting Ordinance, Chapter 18.05(3)(a)1.  This method takes into consideration both the size of the parcel improvements  and the type of land use existing or planned for a given parcel. There is not need  to make adjustments for irregular or odd‐shaped parcels as benefit is based on  the number of trips generated by the parcel. The trip generation method does  Report Attachment #d. Page 64 of 69 18    not discriminate on the basis of parcel size or front footage like the front foot  and area assessment methods.  Traffic figures for the trip generation method may be based on such things as,  but not limited to, actual traffic counts, results from origin and destination  studies, or Institute of Transportation Engineers trip generation statistics. (Cr.  5/7/90)     Report Attachment #d. Page 65 of 69 19    V. Special Assessment Methods  It is difficult to summarize the Assessment Policy with regard to methodology due to  the many unique cases that can and do arise. However, listed below are the general  types of improvements, the various methods of assessment, and a rating from 1 to 3  at the best method of assessment for the type of improvement. (1 = most common;  3 = least common)  Improvement  Front Foot  Area  Lot  Special  Curb, Gutter,  Sidewalks  1  3  2   Pavement,  Alleys  1  3  2   Approaches  (driveways)  1  2   3  Storm Sewer   1  2   Sanitary Sewer  2  3  1   Water  2  3  1   Landscaping  1  2     Street Lights  2  1     Parking Lots  2  1     Storm, Sanitary,  Water Systems    1   (Benefitted  Zone)  Nuisances       1    A. Variations  1. Special Improvements  Occasionally, there is a need or request for special improvements, such as  oversized water or sewer services, or oversized driveways. These special  improvements shall be assessed against the benefitting property in the  amount of the actual cost of the special improvement.    2. Combined Methods  There is nothing to prohibit the Council form combining two or more of the  above methods. The Council could assess street improvements using the  front foot method, sewer and water on a lot basis, and storm drainage on an  area basis, if they appear to be the most equitable means of assessing the  various project costs.    Report Attachment #d. Page 66 of 69 20    Major sewer and water trucks and storm drainage facilities may be assessed  over a wider area and by a different method than is the lateral benefit  derived from the same improvement.    3. Benefitted Zone  The Benefitted Zone, or Proximity Method, is usually an adaptation of either  the front foot or area procedures. The same methods are followed, except  that certain properties, due to either location or use, are judged to receive a  greater benefit than other properties in the assessment area. Under this  procedure, property not fronting on the improvement is generally assessed  at a lower per foot rate than that of abutting properties, with the rate  declining as the distance from the improvement increases. The most  common application of this process is in the determination of Municipal  Parking Lot improvement assessments.    Fixed rules cannot be stated when discussing this type of assessment, except  that several factors should be taken into construction, as follows:   Distance from the facility   Utilization of the property to be assessed, both general (residential,  commercial, or industrial) and specific (customer‐oriented or service‐ oriented)   Size of the property being assessed   In the case of parking, the availability of private, on‐site parking    B. Special Policy Situations  There are a number of possible situations which may require special  consideration in given improvement programs. It is the intent of this section to  clarify those situations with specific policy. The areas are as follows:    1. The policies set forth heretofore in this document do not alter the  requirements of the City’s Subdivision Ordinance with regard to the  developer’s responsibility in providing and paying for required  improvements.  2. The policies set forth heretofore in this document are consistent with State  law, 66.625,  which requires that service stubs and laterals as defined therein,  when installed by the municipality, shall be charged and be a lien against the  lot or parcel served.  Report Attachment #d. Page 67 of 69 21    3. The City of Hudson will assess any improvement to railroad property or right‐ of‐way as required by Wisconsin State Law, Chapters 66.696 to 66.698.  4. Other Deferments  Under the authority granted by the State of Wisconsin, 66.605 W.S.A., the  City of Hudson will consider deferments for agricultural property. The  deferment will be based on the normal residential assessment for similar  improvements. That portion of the cost which is not assessed will either be  spread against the other benefitting properties or deferred until such time as  the use of the property changes.  5. Assessments against single and double occupancy residential property in an  industrial or commercial district will be cased on the normal residential  assessment for similar improvements. That portion of the cost which is not  assessed will either be spread against the other benefitting properties or  deferred until such time as the use of the property changes.  6. It is the policy of the City of Hudson to assess the costs associated with grater  design standards in commercial and industrial zones.  7. Where it is necessary to oversize a facility in order to meet the needs of a  specific use or uses, the cost of the oversizing will be directly assessed  against the specific benefitted properties.  8. The City of Hudson will not reassess a parcel if it has previously been  assessed for the same type of improvement, except where it can be  demonstrated that the new improvement does benefit the property.  9. Definition of What Constitutes a Residential Unit  The policy of the City of Hudson is as follows:  (a) A unit is typically a dwelling for a single family.  (b) Multiple family structures will be assessed on a dwelling unit basis, i.e., a  duplex equals two dwelling units, a fourplex is four dwelling units.  (c) Apartment complexes will be assessed at 80% of a single family unit.  Therefore, a 12‐unit apartment building will constitute 9.6 units.  (d) Each pad in a trailer park shall constitute a dwelling unit.  (e) Seasonally occupied units shall be considered as 0.5 units.  10. Improvements to property outside the City limits of Hudson which abut the  City shall be assessed under the provisions of Chapter 66.65 of Wisconsin  Statutes, which allows a City to assess abutting property in an adjoining city,  village, or town if the adjoining municipality approves by resolution such  assessment levy.     Report Attachment #d. Page 68 of 69 22    If such agreement is not feasible, then connection charges will be used,  where legally possible. Otherwise, the special assessments will be held in  abeyance until such time as the property is annexed to or consolidated with  the City. At that time, the City will spread the assessment plus the accrued  interest in an equitable manner.  Report Attachment #d. Page 69 of 69