***TOWN OF MENASHA***

PLANNING COMMISSION MEETING

WEDNESDAY, MARCH 15, 2006 at 5:00 PM

MUNICIPAL COMPLEX - 2000 MUNICIPAL DRIVE

 

CALL TO ORDER: Chairperson Bellmer called the Planning Commission Meeting of March 15, 2006 to order at 5:00 PM.

 

 

PRESENT:       Chairperson:                 Alvin Bellmer

Commissioners:            Dennis Jochman            Kris Koeppe
Terry Buck                   Michelle Schaetz           Michael Van Dyke

Staff:                            George Dearborn, Community Development Director

Mark Mommaerts, Associate Planner

 

 

EXCUSED:      None

 

 

VACANT:       1 Commissioner position is vacant

 

 

ALSO PRESENT:       Dennis Smith                Bob Liedl                     Bob Reider                  

Darin Schoening           Dan Schmidt                 Mike Schmio

Pat Gambsky                Jon Losle                      Bruce Anunson

Mary Anunson  Bill Acker                     Martha Acker

Mark Boehlke

 

 

PLEDGE OF ALLEGIANCE:

 

 

APPROVAL OF PUBLIC HEARING MINUTES – February 15, 2006

The minutes of the Public Hearing were reviewed.  Motion by Chairperson Bellmer, seconded by Commissioner Buck to approve the Public Hearing minutes of the February 15, 2006 meeting.  Motion carried unanimously.

 

APPROVAL OF MINUTES – February 15, 2006

The minutes of February were reviewed. 

 

Chairperson Bellmer asked that the minutes of Item #1 be changed to reflect that the Future Land Use Map may have to be changed, not that it would have to be changed. 

 

Motion by Commissioner Van Dyke, seconded by Commissioner Jochman to approve the minutes of the February 15, 2005 meeting.  Motion carried unanimously.

 

 

NEW ITEMS OF BUSINESS:

  1. Sign – Kieffer & Co., Inc. - Affinity – 740 Deerwood Avenue – 008-0527

Department of Community Development Director George Dearborn introduced the item.

 

Chairperson Bellmer asked the applicant if they have any questions or comments.

 

Mr. Smith replied no.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Schaetz to approve the signs with the following conditions:

·        When the land indicated as “future development parcel” is sold, the sign at the corner of County Road CB and Deerwood shall be removed, or all references to Affinity shall be removed from the face of the sign so as to comply with Town Ordinances regarding off-premise signage.

 

Motion carried unanimously.

 

  1. Final Plat – Fieldcrest Developers, LLP – Airport Grove – 829 & 833 Airport Road – 008-0353-05 & 008-0353-09

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Commissioner Jochman, seconded by Commissioner Van Dyke to approve the Final Plat with the following conditions:

·        All taxes and assessments shall be paid prior to the Town affixing signatures on the Final Plat.

 

Motion carried unanimously.

 

  1. Certified Survey Map – Martenson & EiseleCottagewood Condos – NE corner of West American Dr. & Irish Rd.  – 008-0230

Department of Community Development Director George Dearborn introduced the item.

 

Chairperson Bellmer asked if a condominium plat would be presented before the Plan Commission.

 

Associate Planner Mark Mommaerts responded that the Plan Commission has already approved a condo plat.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Buck to approve the Certified Survey Map with the following conditions: 

·        All taxes and assessments shall be paid prior to the Town affixing signatures on the Certified Survey Map.

 

Motion carried unanimously.

 

  1. Certified Survey Map – Martenson & EiseleCottagewood Condos - NE corner of West American Dr. & Irish Rd. – 008-0230

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Jochman to approve the Certified Survey Map with the following conditions: 

·        All taxes and assessments shall be paid prior to the Town affixing signatures on the Certified Survey Map.

 

Motion carried unanimously.

 

  1. Town B-5 Conditional Use Permit – Retail Center – APEX Construction – NW Corner of West American Dr. & Olde Buggy Dr. – 008-0224-03-01

Department of Community Development Director George Dearborn introduced the item.

 

The owner of the development asked why a sidewalk along Olde Buggy Drive is required.

 

Director Dearborn responded that safety is the main concern and that the intent is to get people off the road with the increased traffic from the development.

 

The owner stated that the sidewalk should extend beyond the Church property as well into the residential area.

 

Director Dearborn explained that the Church was an existing development before the Town started requiring sidewalks.

 

The owner stated that the second concern is with buffering from the residential properties to the north.  He stated that there is a 6-foot wood fence on the south property line of the church and asked what more needs to be done.

 

Director Dearborn responded that more trees or enhanced landscaping could be planned.  He also stated that trees are identified in this area on the Landscape Plan.

 

Chairperson Bellmer asked if the existing trees will remain and if more vegetation in the northeast corner could be provided for screening from the residential area.

 

The owner responded that a majority of the trees will, depending on the detention pond construction.

 

Bill Acker of Apple Valley Church stated that code does not allow full screening up to the property line.

 

Commissioner Jochman asked if there was fencing along the sidewalk between the pond and the sidewalk as a safety concern.

 

Commissioner Schaetz suggested that there could be a buffer with shrubs.

 

Commissioner Van Dyke asked why it is a 5-foot concrete sidewalk and not a 10-foot asphalt trail.

 

Director Dearborn stated that sidewalks are intended to be feeders into the trail system.

 

Chairperson Bellmer stated that staff has a concern with the drive-thru on the south building.  He also asked the owner if they have a tenant.

 

Director Dearborn responded that without knowing the use, it is difficult to determine if the stacking distance is appropriate to avoid disrupting traffic flow.

 

The owner responded that a dry cleaner or bank is intended for that location and that the south building would be a 3 tenant building.  He also stated that they have a tenant who is looking at the southern portion of the south building.

 

Mr. Acker expressed concern over light and noise, and also odors from restaurants or other uses.  He also asked if the fire access lane met the requirements.

 

The owner stated that it is a two phase development with the south building being phase one.  The foundation would be in for the north building, but actual building construction wouldn’t be until September or October.

 

Director Dearborn stated that the Fire Department has viewed the plans and that there could be a condition to constrict odor from off-site.

 

Mr. Acker asked if more vegetation and a 6-foot berm on the northern portion of the site could be provided.

 

Commissioner Jochman stated that a fence and berm seems redundant and that the Landscape Plan indicating trees along the north property lines is acceptable.

 

Martha Acker stated that there is a 6-fence behind the BP Express, except the gas station built the land up so the fence doesn’t screen it.

 

Chairperson Bellmer asked if a berm would affect the drainage plan.  He also asked about the architecture of the building’s exterior.

 

The owner was not sure, but explained that a portion of the pond bends around behind the building.  He also responded that the building is CMU with EIFS  and colors to complement the convenience store.

 

Commissioner Van Dyke expressed concern over noise and asked if the Commission could limit speakers.

 

Director Dearborn responded that the Commission could prohibit outdoor speakers.

 

Chairperson Bellmer stated that speaker noise will be an issue.  He also asked what the finish floor elevation is compared to the lot grade at the property line.

 

The owner stated that the building will be about 2-feet higher than the grade at the property line.  He also stated that they are not opposed to a berm with landscaping on top.

 

Commissioner Van Dyke asked if the Landscaping Plan would be brought back to the Plan Commission.

 

Director Dearborn stated that the Commission could condition it come back as well as anything else.

 

Commissioner Jochman stated that staff could bring back any questionable issues regarding the site.

 

Commissioner Schaetz asked if the amount of parking is more or less than the amount required.  Reducing the amount of parking could be looked at which may reduce the size of the detention pond.

 

Director Dearborn stated that the Town has worked with the County before for reducing parking.

 

The owner stated that he has an interest in reducing the amount of parking.

 

A resident on Alex Court expressed concern over the detention pond and overflow.

 

Commissioner Schaetz stated that an engineer will have to hold all run-off on site.

 

Mr. Acker asked if the overflow could go into the dry pond on the Church’s site and they might consider a shared pond.

 

The owner stated that the DNR may have issues with that.

 

Chairperson Bellmer asked if the Site Plan would have to come back to the Plan Commission if they changed the number of parking spaces or pond location.

 

Director Dearborn responded that if they reduce the amount of parking then no, but a major change to the Site Plan would require Plan Commission approval.

 

Commissioner Van Dyke asked the owner if the drive-thru speakers could be eliminated.

 

Director Dearborn suggested that if it is a questionable use, then it be brought back before the Commission.

 

MOTION:  Commissioner Jochman, seconded by Commissioner Buck to approve the Town B-5 Conditional Use Permit with the following conditions: 

·        A 5-foot wide concrete sidewalk shall be constructed along Olde Buggy Drive the length of the property and shall have a connection to the road pavement at the northern most point.

·        Landscape screening shall be utilized along the north edge of the site to buffer the development from the residential uses to the north.

·        If any of the drive-thrus intend to use speakers then they shall be designed to not direct any sound to the adjacent residential areas.  No sound from the operations of any speakers used at drive thrus or for any other purpose shall 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.

·        The applicant shall submit to Community Development more details on the proposed use of the drive-thrus and the stacking distances of the drive-thrus to ensure that vehicle flow is not disrupted. 

·        The applicant shall submit to Community Development the uses of the tenant spaces for staff review of appropriateness in the zoning district.  Uses deemed questionable by staff shall be brought before the Plan Commission for approval.

·        At Community Development staff discretion, issues regarding drive-thru tenants, landscaping, odor, noise and/or any other issue shall be brought before the Plan Commission for approval. 

·        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:

Architecture

·        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 separate application and review. 

·        Roof Mounted Equipment – No roof mounted equipement is identified.  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

·        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.

General

·        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

·        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.

 

Commissioner Van Dyke asked if the sidewalk could be extended beyond the church site.

 

Mr. Acker stated that he is opposed to paying for a sidewalk.

 

The owner stated that he is opposed to it if the Church isn’t willing to share the cost.  He also asked if the sidewalk could be asphalt instead of concrete.

 

Commissioner Jochman expressed concern that asphalt would require more maintenance than concrete on the Town’s part.

 

Motion carried unanimously.

 

 

OLD ITEMS OF BUSINESS:

  1. Rezoning – Bruce Anunson – 2158 Irish Road – 008-0201 & 008-0194

Department of Community Development Director George Dearborn introduced the item.  He also stated that a new proposal for R-5 zoning with conditions on the building will be submitted.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to delay the Rezoning as submitted. 

 

Commissioner Jochman expressed concern about the R-5 and whether this is the right place for it.

 

Director Dearborn stated that the Town will work with the County.

 

Motion carried 5 ayes to 1 nay (Commissioner Jochman).

 

 

OTHER BUSINESS:

  1. Development Report – There were 3 single family residential permits issued and 1 duplex permit for February.  Value is slightly below that of last year.
  2. Building Permit Report & Cost Benefit Analysis

The cost-benefit table for February shows that there is a negative cost benefit at this time.

 

 

 

 

 

 

 

 

COMMUNICATIONS:

None for this meeting.

 

 

ADJOURNMENT:

MOTION:  Chairperson Bellmer, seconded by Commissioner Schaetz to adjourn the meeting of March 15, 2006 at 6:17 PM.  Motion carried unanimously.

 

Mark J. Mommaerts

Recording Secretary