Date:      October 12, 2005

To:          Town Planning Commisison Members

From:     Department of Community Development Staff

RE:          Agenda Item 13 – CUP – Lake Breeze Condos – 008-0308-01-01


The applicant Michael Blank has revised his conditional use permit (CUP) application for a 3.49 acres site.  The applicant reduced the number of dwelling units from 17 to 14 to 11-units.  The access road has been changed from a private road to a dedicated public road.  All units will be single-family detached units.  The proposed condominium project has a density of 3.15-units per acre.  The parcel is identified on the future land use map as low density residential which will allow up to 5-units per acre. 

At the August 17, 2005 meeting, the Plan Commission asked the residents to form an ad-hoc committee to discuss the resident concerns with the developer and make a recommendation to the Plan Commission.  Staff met with the ad-hoc committee and the developer several times and reached a consensus within this group.  The staff recommendation below outlines the conditions that were agreed upon within these meetings.


The applicant Michael Blank has addressed the issues raised under the previous review of his project. 

2. Officially Mapped Road - The applicant has addressed the officially mapped road through this parcel. The applicant is proposing to dedicate a public right of way through his property and is working with Ken Syring to move the east/west portion of the road that connects to Forkin Street, north to further protect the house that is located at the entrance to the property. 

The public road connects to property on the north and south sides of this parcel.  

3. Width of Access - The applicant has addressed the road width issue by working with the northern property owner.  A portion of the public road will now be on the adjacent northern property. 

4. Exterior Design - The applicant is working on the exterior design.  Information will be provided at the Planning Commission Meeting.   

Findings of Fact

Staff finds that this Town Conditional Use Permit as submitted is now substantially complete and is in compliance with Chapter 30 Comprehensive Planning Ordinance and the Winnebago Town/County Zoning Ordinance.  

Staff Recommendation                            

Staff recommends approval of this CUP with the following conditions:

·         The development shall be limited to 11 Single-family condominium units.

·         There shall be at least a 40-foot setback from the eastern property boundary of parcel 008-0309-03 (1159 Tayco Road) to the condominium units.

·         Adjacent units shall have significantly different exterior building facades.

·         A landscaping plan shall be prepared and approved by the Planning Commission with input from the residents.

·         The development shall provide enhanced landscaping to screen the property located at 008-0309-03 (1159 Tayco Road) from the development.

·         Some form of noise mitigation shall be addressed by the developer in the site plan review process, through the use of landscaping, fencing or a berm, etc., to buffer the development from STH 441.

·         The development shall provide enhanced landscaping around the detention pond. 

·         The development shall be for-sale condominiums and not rental units for the developer.

·         The drainage plan shall not compound any existing stormwater runoff problems and shall be approved by the Town Engineer.

·         Entry signage or development signage location shall be approved by the Town of Menasha Planning Commission. 

·         The Town will require a public road to substantially match the location of the officially mapped road.  The road needs to interconnect with the parcels located just north and south of this parcel. 

·         A certified survey map shall be submitted dedicating the road right of way.  A development agreement shall be executed prior to the construction of the public roads.

·         The condominium units shall be designed to limit interior noise from S.R. 441.  A note shall be placed on the condominium plat stating that the Department of Transportation will not construct a noise barrier along 441 and that the property owners shall be responsible for all noise reductions.

·         The exterior facades shall be approved by the Planning Commission.  All exteriors shall be compatible with the surrounding land uses.   

·         The CUP shall comply with all other local, State and Federal regulations.

More information on development layout and façade design will be presented at the meeting.