***TOWN OF MENASHA***

PLANNING COMMISSION MEETING

WEDNESDAY, DECEMBER 13, 2006 at 5:00 PM

MUNICIPAL COMPLEX - 2000 MUNICIPAL DRIVE

 

CALL TO ORDER: Chairperson Bellmer called the Planning Commission Meeting of December 13, 2006 to order at 5:00 PM.

 

 

PRESENT:       Chairperson:                 Alvin Bellmer

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

Staff:                            George Dearborn, Community Development Director

Mark Mommaerts, Associate Planner

 

EXCUSED:      None

 

ABSENT:        None

 

ALSO PRESENT:       Tom Heebner               Karen Heebner Larry Kubinski

                                    Bob Goldman               Lori Marx                     Jeff Lauscher

                                    Jim Lorrig                     Tom Shepeck               Michael King

 

PLEDGE OF ALLEGIANCE:

 

APPROVAL OF MINUTES – November 15, 2006

The minutes of November were reviewed.  Motion by Chairperson Bellmer, seconded by Commissioner Schaetz to approve the minutes of the November 15, 2006 meeting.  Motion carried unanimously.

 

COST BENEFIT ANALYSIS

The cost-benefit table for November shows that there is a negative cost-benefit for single-family development for the month but there is a positive cost-benefit for the month and the year because of the commercial & industrial development.


NEW ITEMS OF BUSINESS:

  1. Sign – Fev Lausch Properties – Grand Central Station – 1370 Jacobsen Road – 008-0240-01

Department of Community Development Director George Dearborn introduced the item.

 

Jeff Lauscher, owner & applicant, asked if the blank panels counted as square footage.

 

Director Dearborn replied that the Town does not count it as square footage, but the County does.

 

Mr. Lauscher asked if building signage could be placed on the Car Wash for the Taco John’s.

 

Commissioner Schaetz asked if the sign could be placed on the monument sign.

 

Mr. Lauscher replied that those spaces are already occupied.  He also asked if the BP station would need to remove any of their panels.

 

Commissioner Schaetz asked how the sign was built if it didn’t meet the zoning.

 

Mr. Lauscher replied that the sign company put it up and the owners thought everything was approved.

 

Director Dearborn stated that the Town will support the applicant at the County level.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Jochman to approve the sign modification alternative #2 and monument sign as the square footage of the sign is a reasonably small percentage over the limit and it is consistent with the ordinance.  Motion carried unanimously.

 

  1. Conditional Use Permit – Dennis Hermans, Nicolet Lumber Co. – Golf Bridge Estates – 1755, 1761 & 1781 Golf Bridge Dr – 008-0264-06 & 008-0264-07

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Commissioner Jochman, seconded by Commissioner Van Dyke to delay for 30-days the Conditional Use Permit so that the applicant can provide more information including the following:

·         A Site Plan including:

·        parking plan for neighboring property to ensure compliance with appropriate number of parking spaces per zoning ordinances.

·        signage location

·        An exterior lighting plan in accordance with ordinances.

·        A landscaping plan.

·        Floor plans and elevations with exterior material and color samples.

·        A plan that shows how screening of the north and east sides of the property will be provided.  This property is identified on the future land use map as high density residential. The adjacent properties to the north and east are designated low density residential.

·         Provision for easements with neighboring development to ensure the second driveway access can be used for both residents of the development and emergency vehicles.

 

Tom Wood, of Harris & Associates, stated that he understands that there will be drainage and screening concerns, that the 36-unit proposal will all be 2-bedroom units that will have decks.  He also stated that they are ok with a 30-day delay to provide more information and that they will address any drainage issues and that they would be willing to have a neighborhood meeting to discussion any other issues.

 

Chairperson Bellmer noticed that the south & west setbacks were greater than the north & east setbacks and suggested that the applicant look at adjusting the building location to create a greater buffer.

 

Mr. Wood responded that fire & emergency access factors affect the location of building #3 and that they are working on a cross-access easement through the parking lot to the west.

 

Tom Heebner, of Millpond Lane, asked if the Town needed more apartments and if a study was done to support the development.  He also expressed concern over maintenance of the development.

 

Chairperson Bellmer stated that market conditions is not something that the Plan Commission can take into consideration for the decision, and that it is the developer’s risk.

 

Director Dearborn stated that the Plan Commission can address maintenance and appearance issues at this level, but cannot deny an application based on it may have too many apartments already.

 

Karen Heebner, of Millpond Lane, expressed concern over the retention pond and safety.

 

Director Dearborn replied that there are design standards in the Town’s Ordinance.

 

Commissioner Schaetz stated that previous development had conditions for a fence around the pond and berms.

 

Jim Lorrig, of Millpond Lane, had concerns with a cookie-cutter design and wanted to see a lighting plan.

 

Commissioner Jochman encouraged a neighborhood meeting in that it saves a lot of discussion at the Plan Commission and helps a project move forward more rapidly and that exterior lighting has to be direct cut-off in nature.

 

Chairperson Bellmer stated that 9.9-units per acre is modest compared to the 12-24 units per acre allowed.

 

Motion carried unanimously.

 

  1. Conditional Use Permit – Tom Shepeck, Decker Rusch Development – Jacobsen Meadows Condominiums – N. or Jacobsen Road between Irish Road & Clayton Ave – 008-0216

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Commissioner Jochman, seconded by Chairperson Bellmer to approve the Conditional Use Permit with the following conditions:

·         A trail connection shall be incorporated between the Highway 10 trail through this development to the Jacobsen Road trail.

·        There shall be a minimum of 15-feet between buildings as stated in the Winnebago County Town/County Zoning Code.

·        All roadways shall be dedicated to the public and shall meet all Town Ordinances and standards and specifications.

·        The exterior façade shall correspond to the submitted façade plan.

·        A detailed site plan as required by Town Ordinance shall be submitted and approved.

·        A condominium plat shall be submitted and approved.

·        A berm and landscaping be provided along U.S. Highway 10 as proposed by the developer to address highway noise as specified by Town Ordinance.

 

Tom Shepeck, of Centrum Development representing Decker Rusch Development, stated that this development is part of an overall master plan for the area and that he doesn’t agree with the trail condition because they don’t want to invite the public into the development as they want more of a private development.  He also stated that the units will be handicap accessible and most will have walk-out basements.

 

Director Dearborn stated that the intent was to have a connection from the development to the Hwy 10 trail.

 

Commissioner Schaetz stated that a decision has to be made between pedestrian access and privacy.

 

MOTION AMENDMENT:  Commissioner Jochman, seconded by Chairperson Bellmer to modify the trail condition to read as follows:

·        A trail connection shall be incorporated from subject property to the Highway 10 trail.

 

Commissioner Schaetz asked about the piers and stormwater issues.

 

Mr. Shepeck replied that the piers will most likely have a gazebo and are intended to be private and that the stormwater will flow into the pond.

 

Commissioner Schaetz suggested that they consider environmentally sensitive landscaping procedures.

 

Mr. Shepeck replied that they intend to and that they understand the pond is their asset.

 

Motion and Motion Amendment carried unanimously.

 

  1. Variance – Orde Sign & Graphic – James Fletcher & Bachaus Development – 3003 W. Prospect – 008-0075

Department of Community Development Director George Dearborn explained that the applicant withdrew the application so the Plan Commission does not need to act upon it.

 

  1. 2007 Plan Commission Schedule

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Schaetz to approve the 2007 Plan Commission schedule as submitted.  Motion carried unanimously.

 

Commissioner Jochman was excused at 6:19.

 

 

OLD ITEMS OF BUSINESS:

  1. Wind Energy System Ordinance

Department of Community Development Director George Dearborn introduced the item.

 

Discussion occurred on the setback requirements for a small wind energy system and language will be added that systems less than 75-feet in height shall have to meet the zoning setbacks for an accessory structure.

 

There was also discussion on the setback requirements for large wind energy systems and language will be added that systems shall have a setback equal to 1.1 times the total height.

 

Discussion on road repair occurred and language will be added that road repair for wind energy systems will have the same restrictions as other commercial/industrial projects/developments.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Sabel to delay for 30-days the Wind Energy System Ordinance to incorporate discussion into the Ordinance.  Motion carried 6-0-1 (Commissioner Jochman).

 

OTHER BUSINESS:

  1. Development Report – No report at this time.
  2. Building Permit Report

 

 

COMMUNICATIONS:

None for this meeting.

 

 

ADJOURNMENT:

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to adjourn the meeting of December 13, 2006 at 7:06 PM.  Motion carried 6-0-1 (Commissioner Jochman).

 

 

 

 

Mark J. Mommaerts

Recording Secretary