Date:      November 8, 2005

To:          Town Planning Commisison Members

From:     Department of Community Development Staff

RE:          Agenda Item 6 – Preliminary Plat – Jacobsen Meadows


The applicant is proposing a 156-lot preliminary plat on approximately 60-acres (2.60-units/acre) located at Jacobsen Road and Gavin Road.  As proposed, The average lot size is to be 14,065 square feet.  The property is zoned R-2 (Suburban Residential) and is identified as low-density residential on the Town of Menasha’s Future Land Use map.  As a part of this development, Jacobsen Road will be extended from Irish Road to Clayton Avenue.  Another issue that was discussed was the frontage onto Jacobsen Road.  A larger street setback and driveway turnarounds were proposed.  Staff met the developer and engineer regarding street layout and interconnections. 

Staff requested the developer provide a tree inventory map showing trees 6” diameter or larger.  A conservation easement was discussed along the wetland area.  The developer stated that the conservation easement will be clearly identified in the field with monuments.  A street connection to Mary Lane was discussed as well as a pedestrian connection to Kerwin Road between lots 39 & 40.  The connection is noted as a 30’ utility and trail easement.

Staff also met with a group of residents along McGann Road and Kerwin Road.  Their concern is for the treelines along lots 34-40 and along the north/south property lines in the rear of lots 57-65, 19-21 & 41-44, 56, 22 & 18.  Staff discussed the possibility of a 15’ conservation easement to preserve the trees and vegetation in these areas.

Findings of Fact

·         The proposal is consistent with the Low-Density Residential (less than 5-units/acre) designation in the Town of Menasha’s Comprehensive Plan.

·         The proposal is consistent with the Winnebago County/Town Zoning Code (WCTZC) for lot size and front yard setbacks.

·         The proposal is not compliant with the Town of Menasha Municipal Code Chapter 6

o        Easements

o        Storm water drainage

·         The proposal is not compliant with the Town of Menasha Municipal Code Chapter 31

·         The Park Commission at their meeting of October 12, 2005 recommended that fees in lieu of land be accepted.

Staff Recommendation                            

Staff recommends approval of this Preliminary Plat with the following conditions:

·         A phasing plan shall be submitted to the Department of Community Development.

·         Staff encourages the applicant to explore a street layout that does not include cul-de-sacs.

·         Staff encourages the applicant to explore reducing lot sizes so that a more creative approach can be taken to preserve wooded areas.

·         A conservation easement be establish to protect the wetlands and shall be clearly identified and monumented in the field and on the final plat.  A note shall appear on the final plat stating, “This conservation easement is established to preserve the existing brush, vegetation, and trees located within the easement.  Cutting and clearing of live brush, trees, or any other vegetation is strictly prohibited except for the elimination of non-native invasive species and for the removal of hazardous or diseased trees and vegetation and then only after consultation with the Town of Menasha.   Municipal Code Chapter 6.22 (1)(a).

·         The developer shall consult with staff regarding the proposed street names.


Should the above be resolved, at the time of final plat the applicant shall be required to adhere to the following conditions:

·         The trail in the utility / trail easement, shall be constructed at the same time as the roads.

·         All lots having access to Jacobsen Road shall be required to have driveway turnarounds.

·         All construction traffic shall enter and exit the subdivision off of Jacobsen Road.

·         A Developer’s Agreement between the Town of Menasha and the applicant shall be drafted and accepted by both parties.

·         A Stormwater Management and Erosion Control Plan that meets or exceeds Town of Menasha Municipal Code Chapter 31 in its entirety, along with appropriate fees shall be filed with the Department of Community Development.

·         Utility and drainage easements adequate to serve the development shall be provided according to Town of Menasha Municipal Code 6.22 (3).

·         The applicant shall provide for the purposes of access by the Town of Menasha to proposed retention pond(s) a drainage easement of not less than 30-feet in width.

·         The applicant shall meet all the requirements of the Town of Menasha Municipal Code Chapter 6.

·         The applicant shall meet all the requirements of the Winnebago County Subdivision Ordinance Chapter 18.

·         The applicant shall meet all the requirements of the Winnebago County/Town Zoning Code.