Date:      April 12, 2006

To:          Town Planning Commisison Members

From:     Department of Community Development Staff

RE:          Agenda Item 8 – Town B-5 Conditional Use Permit – Kurz Electric Solutions


The applicant is proposing a 35,719-square foot office, shop & storage building for Kurz Electric Solutions at 1325 McMahon Drive (008-0240-04).  The property is located just west of the Fire Station on Jacobsen Road.  The main entrance will be off of McMahon Drive with a secondary access off of Jacobsen Road for trucks.  The building elevations indicate that the building will be metal except for the lower portion, which will be masonry, and the office portion, which will be glass. 

Findings of Fact

·         Staff finds that this Town B-5 Conditional Use Permit complies with the Town of Menasha’s Chapter 30 Comprehensive Plan Ordinance.

·         Staff finds that this Town B-5 Conditional Use Permit complies with the Town of Menasha’s Chapter 30 Comprehensive Plan and Winnebago County Town/County Zoning Ordinance.

Staff Recommendation                            

Staff recommends conditional approval of this Town B-5 Conditional Use Permit with the following conditions:

·         A 10-foot wide asphalt trail along Jacobsen Road shall be provided.

·         A pedestrian connection from the building to the trail shall be provided.

·         Enhanced landscaping on the eastern property line shall be provided to screen the overhead doors from view off the property.

·         The masonry base on the exterior of the building shall continue along all four sides.

·         All ground level air conditioning, gas and electric units shall be identified and screened.

·         No sound from the operations of the business shall be heard beyond the property lines.  For the purpose of enforcement, any decibel reading taken at the property lines of the development shall not exceed the ambient decibel readings found at the property lines.

·         Detailed Site Plan – A detailed site plan meeting the requirements of the Town of Menasha Site Plan Review Ordinance & WCTCZO Chapter 17.13-B shall be submitted to the Community Development. The proposal must meet WCTCZO Chapter 17.13-B in its entirety including the following:



·   Elevations – All architectural facades shall meet WCTCZO 17.13-B.  Architectural elevations, floor plans, material samples, and color samples shall be submitted to the Department of Community Development for approval and shall meet WCTCZO 17.13-B in its entirety. 

·   Setbacks – All buildings shall meet the required setbacks per WCTCZO Chapter 17.13-B.


Landscaping and Screening

·   Landscaping – A landscaping plan shall be submitted by the applicant that meets or exceeds the standards of the Town of Menasha Municipal Code Chapter 29 and WCTCZO Chapter 17.13-B. 

·   Refuse Storage – Dumpster enclosures shall meet WCTCZO Chapter 17.13-B.

·   Services – Air conditioning, gas and electric units shall be identified and screened.

·   Fences – No fences are identified.  All fences require application and review. 

·   Roof Mounted Equipment –  Applicant shall identify RMEs, if any exist, and provide detail on how they will be screened from view.

·   Open Space – The applicant shall meet WCTCZO 17.13-B regarding 30% open space. 

·   FAR (Building Floor to Site Area Ratio) – The applicant shall meet the requirement for FAR per WCTCZO 17.13-B and submit information to determine the FAR on the site.

·   Outside Storage –No outside storage of materials shall be allowed.  All business, servicing, processing, and storage shall be conducted within completely enclosed buildings per WCTCZO 17.13-B.


Traffic and Access

·   Parking – Parking shall meet the requirements of WCTCZO 17.26 and 17.13-B.

·   Access – Driveway curb cuts shall require an excavation permit and escrow through the Street Department.


Streets and Improvements

·   Improvements – All improvements shall meet the Town of Menasha Standard Specifications for Storm Sewer and Street Construction.



·   Lighting – All fixtures including exterior building fixtures shall be direct cut-off fixtures.  Lighting requirements shall meet WCTCZO 17.13-B.


Stormwater and Erosion Control

·   Stormwater and Erosion Control – A Stormwater and Erosion Control Plan shall meet WCTCZO 17.13-B and Town of Menasha Municipal Code Chapter 31 in its entirety.



·   Signs – No signage details are indicated.  Any proposed signs require separate application and review. 

·   Accessory Structures – Any future accessory structures or additions will require a new Town B-5 Conditional Use Permit.

·   Radio and Television Antennas – No antennas are indicated.  Radio and Television Antennas shall meet WCTCZO 17.13-B.

·   Satellite Dishes – No satellite dishes are indicated.  Satellite dishes shall meet WCTCZ 17.13-B.

·   Noxious uses - Uses that are offensive due to odor, smoke, fumes, dust, noise, vibration, radioactive emissions, pollution, or excessive danger of fire or explosion shall not be allowed, per WCTCZO 17.13-B.


Fire Protection

·   Fire Protection – The applicant shall meet all requirements of Town Ordinances on Fire Projection and all other applicable fire codes.



·   Utilities – The location of all utilities shall be submitted by the applicant.  The applicant shall meet all requirements of the Town of Menasha Utility District Ordinances and Regulations.