***TOWN OF MENASHA***

PLANNING COMMISSION MEETING

WEDNESDAY, SEPTEMBER 20, 2006 at 5:00 PM

MUNICIPAL COMPLEX - 2000 MUNICIPAL DRIVE

 

CALL TO ORDER: Chairperson Bellmer called the Planning Commission Meeting of September 20, 2006 to order at 5:00 PM.

 

PRESENT:       Chairperson:                 Alvin Bellmer

Commissioners:            Dennis Jochman(5:55)    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:       Duane Gabel                Steve Freschl                Dan Hoel         

                                    Kelly Rousseau Jim Beasom                  Fred Liethen                

                                    Dianne Liethen  Marv Voissen               Jon Martzahl

                                    Louis Blasczyk Rick Timm                    Bob Goldman

                                    Charleen Steenis           Pete Miles                    Mary Miles

                                    Steve Bunnow              Stan Garratt                  Patty Haase

                                    Keith Oppeneer            Shirley Oppeneer          Ben Verstegen

 

PLEDGE OF ALLEGIANCE:

 

APPROVAL OF MINUTES – August 16, 2006

The minutes of August were reviewed.  Motion by Chairperson Bellmer, seconded by Commissioner Schaetz to approve the minutes of the August 16, 2006 meeting.  Motion carried 6-0-1 (Commissioner Jochman).

 

APPROVAL OF MINUTES – August 23, 2006 Special Meeting

The minutes of the August Special Meeting were reviewed.  Motion by Chairperson Bellmer, seconded by Commissioner Buck to approve the minutes of the August 23, 2006 Special Meeting.  Motion carried 6-0-1 (Commissioner Jochman).

 

COST BENEFIT ANALYSIS


The cost-benefit table for August shows that there is a positive overall cost-benefit, however, one & two family was negative, which indicates that multi-family and commercial/industrial help pay for services for single family and two family developments.

 

NEW ITEMS OF BUSINESS:

  1. Sign –Reinhold Sign Services – Grand Central Station – 1370 Jacobsen Road – 008-0240-01

Department of Community Development Director George Dearborn introduced the item.

 

Commissioner Van Dyke asked why the signage was not placed within the EFIS area.

 

Commissioner Schaetz asked about the arch on the other tenant space.

 

Associate Planner Mommaerts responded that the drawings are only representative of the building for the signage, and are not a revised rendering of the façade.

 

MOTION:  Commissioner Van Dyke, seconded by Commissioner Schaetz to approve the Sign as submitted.  Motion carried 6-0-1 (Commissioner Jochman).

 

  1. Sign – Signs & Such, Inc. – Curves – 1575 Plaza Drive – 008-0233-06

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Koeppe to approve the Sign as submitted.  Motion carried 6-0-1 (Commissioner Jochman).

 

  1. Right-of-Way Vacation – Biedermann & Verstegen McGann Road West of Kerwin Road

Department of Community Development Director George Dearborn introduced the item.

 

Chairperson Bellmers asked if the property would be split in half and also asked about Kerwin Road.

 

Director Dearborn stated that was correct and that there is a trail connection from Jacobsen Meadows to Kerwin Road and that there is a driveway off of Kerwin Road.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to approve the Right-of-Way Vacation.  Motion carried 6-0-1 (Commissioner Jochman).

 

  1. Certified Survey Map – Martenson & Eisele, Inc. – Jim Schultz – Easy Street at Ninth Street – 008-0311-00, 008-0311-03 & 008-0311-01

Department of Community Development Director George Dearborn introduced the item.

 

Chairperson Bellmer asked about condition #2.

 

Director Dearborn stated that it is still up in the air and that it could be resolved by the Town Board Meeting.

 

Dan Hoel, Martenson & Eisele, stated that the problem is at the house on the other side of the railroad tracks.

 

Director Dearborn stated that the Town needs verification.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Sabel 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 6-0-1 (Commissioner Jochman).

 

  1. Certified Survey Map – Northern Evironmental – Ken Syring Tayco Road & Forkin Street – 008-0310-01 & 008-02

Department of Community Development Director George Dearborn introduced the item and stated that the applicant agreed to the 30-day delay.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to delay for 30-days the Certified Survey Map so that more information could be provided.  Motion carried 6-0-1 (Commissioner Jochman).

 

 

OLD ITEMS OF BUSINESS:

  1. Conditional Use Permit – Kelly Rousseau – 2225 & 2235 Northern Road – 008-0101-03

Department of Community Development Director George Dearborn introduced the item and stated that staff is recommending a 60-day delay because no new information was provided to staff.  He also stated that the Conditional Use Permit (CUP) is for the production of energy for sale to outside users.

 

Chairperson Bellmer asked if the CUP was need for the generators.

 

Director Dearborn replied that many businesses have backup generators and that a CUP is not required.

 

Chairperson Bellmer stated that at their first meeting, the Plan Commission recommended a phased approval, with phase 1 being the wind turbines and vegetable oil bus.  He also asked if the Plan Commission could bring back the other phases for a CUP.

 

Director Dearborn responded yes.

 

Commissioner Schaetz asked if there would be a grandfathering of uses and approvals if they are not allowed under the Town zoning, when that time comes.

 

Director Dearborn responded that the approval of a phase may be grandfathered.

 

Chairperson Bellmer asked about the hours of operation for the bus.

 

Kelly Rousseau, applicant, stated that the bus would only run with someone on-site and as a demonstration, it wouldn’t be a 24 hour operation.

 

Chairperson Bellmer asked if the operation is going to sell energy back to the utility or keep it on site.  He also asked if they plan to sell it back, what phase would that be in.

 

Mr. Rousseau replied that they are working with the engineer and architect and that he is unsure what phase the sell back would occur, if any.

 

Associate Planner Mommaerts distributed a letter from Richard Jones regarding the proposal.

 

Stan Garratt, of Northern Road, stated that there are still issues with the wind turbines regarding health and safety.  The first issue is that the CUP has no setback rule, which is a safety issue. The second issue is that construction/engineering plans have not been submitted and that setback and abandonment clauses be part of the CUP.  He also requested that the Town look at adopting a Wind Turbine Ordinance.

 

Commissioner Schaetz asked if the County has an ordinance.

 

Director Dearborn replied that the County does not have an ordinance, he also recommended that the Town develop the ordinance.

 

Duane Gabel, of Sunrise Drive, asked about regulations or standards for noise, odor, etc.

 

Chairperson Bellmer stated that the CUP addresses noise and odor issues.

 

Director Dearborn also stated that there are Federal Emission Standards.

 

Fred Leithen, of Stroebe Island Drive, stated that cell tower site selection process deals with setbacks.

 

Steve Bunnow, of Stroebe Road, stated there are too many unanswered questions and that his concern is with the waste material for energy & pellets and excess materials.

 

Bob Goldman, of Northern Road, asked about the tax exemption, at the first meeting they stated that they would pay taxes, at the second meeting they stated that they would look for exemption. 

 

Chairperson Bellmer stated that the Town can’t use tax status as a reason to approve or deny a proposal.  He also stated that the Plan Commission only recommended approval of the wind turbines and bus to the Town Board.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Schaetz to delay for 60-days the Conditional Use Permit so more information can be provided.

 

Unidentified Speaker asked the name of the engineering firm working with the applicant.

 

Mr. Rousseau stated that EFJ Engineering out of Green Bay.

 

Unidentified Speaker asked if the project has a development agreement and when the next meeting would be for a delay.

 

Chairperson Bellmer stated that development agreements are typically established for projects were some aspect of the project will become Town property.

 

Associate Planner Mommaerts stated that the CUP would appear at the November 15 Plan Commission meeting.

 

Mr. Bunnow asked what will happen at the next meeting.

 

Chairperson Bellmer replied that it will depend on the information provided by the applicant and that there will be a chance for public input and discussion.

 

Motion carried 6-0-0-1 (Commissioner Jochman Abstained).

 

 

OTHER BUSINESS:

  1. Development Report – Portside Builders started construction on a business center.
  2. Building Permit Report

 

 

COMMUNICATIONS:

None for this meeting.

 

 

ADJOURNMENT:

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to adjourn the meeting of September 20, 2006 at 6:05 PM.  Motion carried unanimously.

 

 

 

 

Mark J. Mommaerts

Recording Secretary