Memo

Date:      October 12, 2005

To:          Town Planning Commisison Members

From:     Department of Community Development Staff

RE:          Agenda Item 2 – Preliminary Plat – Jacobsen Meadows – 008-0543, 008-0545-07, 008-0545-06, 008-0550, 008-0552, 008-0215

Overview

The applicant is proposing a 161-lot preliminary plat on approximately 60-acres (2.68-units/acre) located at Jacobsen Road and Gavin Road.  The average lot size is proposed to be 13,607 square feet.  The property is zoned R-2 (Suburban Residential) and 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.

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 Winnebago County Subdivision Ordinance Chapter 18

o        Owner of land shall be identified

o        Subdivision boundary shall be referenced to a corner established in the US Public Land Survey

o        Type, width & elevation of existing street pavements within the exterior boundaries of the plat or immediately adjacent thereto, together with any legally established centerline elevations, all to the datum used for the contours.

o        Names of owners of abutting unplatted lands.

·         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 proposal does not recognize the roads officially mapped by the City of Neenah.

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

Staff Recommendation                            

Staff recommends a delay of this Preliminary Plat so the developer can address the following issues:

·         The street design shall be modified so that there are connections to Mary Lane and McGann Road, as well as maintaining the connections to Kerwin Road, Jacobsen Road and the properties to the west and south. Staff understands that the extension of these two streets will require the removal of a number of trees, but the development as proposed would not protect them anyway.  Lots are shown at the end of both of these streets.  Construction of homes on these lots would also eliminate trees.  The map on page 6 illustrates this recommendation.

·         Jacobsen Road is intended to be a collector street with minimal access.  The Town understands that there is a limited layout for lots 1-18 east of Gavin Road.  The Town would encourage the use of shared driveway access for these lots.  However, west of Gavin Road, wherever possible the lots should be designed so that there are no driveways onto Jacobsen Road.

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

·         Street curves should not exceed 90-degrees, for example, C42 and C24.

·         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.

·         The developer shall provide detailed information on the size and location of all trees in excess of 6” in diameter to assist in the preservation of desirable stands of trees.

 

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

·         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 and shall be at least 15-feet wide per 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.



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