***TOWN OF MENASHA***

PLANNING COMMISSION MEETING

WEDNESDAY, NOVEMBER 16, 2005 at 5:00 PM

MUNICIPAL COMPLEX - 2000 MUNICIPAL DRIVE

 

CALL TO ORDER: Chairperson Bellmer called the Planning Commission Meeting of November 16, 2005 to order at 5:02 PM.

 

 

PRESENT:       Chairperson:                 Alvin Bellmer

Commissioners:            Dennis Jochman(5:09)    Harold Pelton              
Terry Buck                   Michelle Schaetz(5:58 due to weather)      

                                    Michael Van Dyke        Kris Koeppe               

Staff:                            George Dearborn, Community Development Director

Mark Mommaerts, Associate Planner

Mike Kading, Director of Parks & Recreation

 

 

EXCUSED:      None

 

 

ABSENT:        None

 

 

ALSO PRESENT:       Mary Paul                    Mike Lynch                  Clarence Peterson

                                    Bruce Achter                Pat Peapenburg            Stuart Bedwhen

                                    Jerry Porsche               Scott Rogers                Claude Foster

                                    Carol Krueger              Jerry Krueger               Bruce Anunson

                                    Marilyn Anunson          Bob Liedl                     Ken Heimerman

                                    Tom Shepeck               Mary Jo Biedermann   

 

 

PLEDGE OF ALLEGIANCE:

 

 

APPROVAL OF MINUTES – October 19, 2005

The minutes of October were reviewed.  Motion by Chairperson Bellmer, seconded by Commissioner Pelton to approve the minutes of the October 19, 2005 meeting.  Motion carried 5-0-2 (Commissioners Jochman & Schaetz).

 

 

NEW ITEMS OF BUSINESS:

  1. Rezoning – Leo Grimes – 2054 Irish Road – 008-0200

Department of Community Development Director George Dearborn introduced the item.

 

Chairperson Bellmer asked if there was a minimum lot size in the R-1 zoning district.

 

Director Dearborn replied that there is and it has been met.

 

MOTION:  Commissioner Van Dyke, seconded by Commissioner Buck to approve the rezoning.  Motion carried 5-0-2 (Commissioners Jochman & Schaetz).

 

  1. B-5 Conditional Use Permit Modification – Mark Winters – Cottagewood Condos – Irish Road and West American Drive – 008-0230 & 008-0230-02

Department of Community Development Director George Dearborn introduced the item.

 

No discussion from Commissioners.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Pelton to approve the B-5 Conditional Use Permit Modifications with the conditions recommended by staff.  Motion carried 5-0-2 (Commissioners Jochman and Schaetz).

 

  1. Condominium Plat – Mark Winters – Cottagewood Condos – Irish Road and West American Drive – 008-0230 & 008-0230-02

Department of Community Development Director George Dearborn introduced the item.

 

No discussion from Commissioners.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to approve the Condominium Plat with the conditions recommended by staff.  Motion carried 5-0-2 (Commissioners Jochman and Schaetz).

 

  1. Certified Survey Map – Cottagewood Condos – Irish Road and West American Drive – 008-0230-02

Department of Community Development Director George Dearborn introduced the item.

 

Director Dearborn explained that staff has an issue with the outlots because they restrict access from Lots 1 & 2 to the road and that they should be combined with Lots 1 & 2 with easements for these areas or they should be combined with the right-of-way.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Pelton to approve the Certified Survey Map with the condition that the outlots be eliminated by either attaching the land to Lots 1 & 2 with easements for the areas or by attaching the land to the right-of-way.  Motion carried 6-0-1 (Commissioner Schaetz).

 

  1. 2006 Plan Commission Meeting Schedule

Department of Community Development Director George Dearborn introduced the item.

 

Commissioner Buck clarified that the year should be 2006, not 2005 as stated in the memo.

 

MOTION:  Commissioner Pelton, seconded by Commissioner Jochman to approve the 2006 Plan Commission Meeting Schedule.  Motion carried 6-0-1 (Commissioner Schaetz).

 

 

 

OLD ITEMS OF BUSINESS:

  1. Preliminary Plat – Davel Engineering – Jacobsen Meadows – Jacobsen Road & Gavin Road – 008-0543, 008-0545-07, 008-0545-06, 008-0550, 008-0552, 008-0215

Department of Community Development Director George Dearborn introduced the item.

 

Chairperson Bellmer asked about the language for additional easements for trees behind the lots.

 

Mary Paul of McGann Road asked why the developer wouldn’t like the easements to preserve trees and that for her it is a privacy issues as well.

 

Tom Shepeck of Centrum Development explained that the more restrictions on a lot makes it harder to sell and that people won’t cut down the trees anyway. 

 

Chairperson Bellmer asked if the drainage and grading plan will change and if the grading of lots will affect the trees.

 

Mr. Shepeck responded that most of the water detention will be in the large pond north of Jacobsen Road.

 

John Davel of Davel Engineering responded that most of the lots won’t need to be graded and that the underground power lines will be the biggest issue that will affect the tree lines.

 

Director Dearborn brought up the issue of privacy as a resident concern.

 

Mr. Shepeck explained that there is not too much to save, most of the area is brush.

 

Director Dearborn asked about different size easements, such as 5 or 10-feet instead of 15-feet.

 

Mr. Shepeck stated that no where in the ordinance does it state that trees have to be saved and that he isn’t going to cut down trees that give value to the lots.  He also commented that they will be monumenting the environmental corridor to protect those areas. 

 

Scott Rodger of Gavin Road asked how wide Mary Lane will be.

 

Chairperson Bellmer stated that it will be 33-feet back to back.

 

Director Dearborn stated that staff is pursuing narrower paving widths, but other departments prefer 33-feet to accommodate parking and walking.

 

Commissioner Van Dyke asked if the walking trail between lots 39 & 40 will end up being similar to the Symphony case and if the recommendation was correct that it is not compliant with Chapter 31.

 

Chairperson Bellmer responded that the recommendation is for the trail to be built while the roads are constructed, so all the residents will know it is there.

 

Director Dearborn responded that the Chapter 31 requirements will come later.

 

Chairperson Bellmer asked the developer if he had any other questions or concerns.

 

Mr. Shepeck replied no.

 

MOTION:  Commissioner Jochman, seconded by Chairperson Bellmer to approve the Preliminary Plat with the conditions as listed.  Motion carried 6-0-1 (Commissioner Schaetz).

 

  1. Preliminary Plat – Davel Engineering – Winding Creek Estates – West of Irish Road & North of E. Shady Lane – 008-0194, 008-0196, 008-0199, 008-0201

Department of Community Development Director George Dearborn introduced the item.

 

John Davel of Davel Engineering presented the Commission revised plans.

 

Director Dearborn stated that the revised plan does comply with the Park Commissions recommendation and that there is an issue with no street connection to the west.

 

Chairperson Bellmer stated that the main issues with this development are the western connection, parkland, environmental corridor, and the 10-foot wide trail.

 

Mr. Davel responded that they have no problem making a connection to the west, the issue is the second connection to the north and he suggested a swap to eliminate the second northern connection in for a western connection.

 

Chairperson Bellmer asked if the parkland issue was ok and if the environmental corridor language and monumenting was ok and also about the trail.

 

Mr. Davel responded that there is no trail proposed because they thought the Park Commission had no interest in the trail connecting to the park. There will be a trail along Shady Lane and Irish Road.

 

Mike Kading, Director of Parks & Recreation, responded that the trails are out of the Park Commission’s domain and that it is a Community Development and Plan Commission issue.

 

Director Dearborn stated that the trail was proposed by Community Development and it is desirable according to the recent Comprehensive Plan resident survey and that the outcome of the plat is acceptable, but he is willing to compromise on this issue.

 

Mr. Davel commented that the trail was proposed in the right-of-way like a sidewalk and that they do not want in along the environmental corridor, but the trail would not benefit the whole development.

 

Chairperson Bellmer asked about the expansion of the park.

 

Director Kading responded that the idea is to expand to the west.

 

Chairperson Bellmer stated that the location of the park makes it hard to get to and that maybe a trail from Shady Lane to the park should be considered during future developments and that they should work with staff on road connections.

 

Director Kading asked the developer to clarify the trail location.

 

Mr. Davel responded that the trail is not part of the plat.

 

Commissioner Van Dyke asked if the trail was proposed for the east side of Irish Road and that his concern is that Alaskan Acres is already platted.

 

Mr. Davel responded that Irish Road is an 80-foot right-of-way and the trail will be built within the right-of-way when Irish Road is reconstructed.  Mr. Davel also stated that they want the recommendation clarified that there will be a road connection to the west instead of a second connection to the north, that there is no proposed trail and that the Anunson property is included in the plat so they are not going to record the CSM.

 

Director Dearborn asked where their preference is for the connection to the west.

 

Mr. Davel responded along the north side of the park.

 

Chairperson Bellmer asked about the 75-foot setback dedication.

 

Director Dearborn responded that staff would prefer the dedication, but staff is not going to press the issue.  The vision was an environmental corridor with a trail through the area, but staff is willing to compromise.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Jochman to approve the Preliminary Plat with the conditions as listed and the following modifications, condition 3 regarding the 10-foot wide trail be eliminated, condition 5 be changed to staff work with applicant to eliminate second northern connection and establish a western connection, condition 6 be changed so the environmental corridor does not have to be dedicated to the Town, and condition 11 regarding the CSM be eliminated.  Motion carried 6-0-1 (Commissioner Schaetz).

 

 

OTHER BUSINESS:

  1. Development Report – The Town held its budget hearing on Tuesday and the budget was approved.  The northwest water and sewer was approved to be constructed upto and under County Rd CB.  The Plan Commission recommended two new subdivisions, plus condominium developments. 
  2. Building Permit Report & Cost Benefit Analysis

The cost-benefit table for October shows that the Town has a positive cost/benefit ratio.

 

 

 

 

 

 

 

 

 

 

COMMUNICATIONS:

  1. Letter from Wisconsin State Representative Carol Owens.

 

ADJOURNMENT:

MOTION:  Commissioner Pelton, seconded by Commissioner Jochman to adjourn the meeting of November 16, 2005 at 6:15 PM.  Motion carried unanimously.

 

 

 

Mark J. Mommaerts

Recording Secretary