PLANNING COMMISSION MEETING MINUTES

                         Town Hall Wednesday, March 15, 2000, for approval at the

                                                     4/19/00 Meeting

 

                         Town Chairman Tews called the meeting to order at 5:00 p.m.

 

                         PRESENT:     Chairman Tews and Planning Commissioners’ Alvin Bellmer,

                                                 Dennis Jochman, Jeanne Krueger, and Roy Kuehn.

                                                 Community Development Director George Dearborn and

                                                 Associate Planner Jeffrey Smith

 

                         EXCUSED:     Chuck Lewis

 

                         ALSO PRESENT:     Mike Annis

                                                            Barbara Annis

                                                            Mike Van Dyke

                                                            Bill Acker

                                                            Martha Acker

                                                            Duane Fox

                                                            Howard Healy

                                                            Cormac McInnis

                                                            Steve Veldhorst

                                                            John Schaidler

                                                            George Cowly

                                                            Jim Sell

 

         Approval of Minutes – February 16, 2000                   

 

         Motion by Commissioner Krueger, seconded by Commissioner Bellmer, to approve

the minutes of the Planning Commission Meeting of February 16, 2000. Motion with 5 Aye, 1 Excused. Chairman Tews, Commissioners’ Jochman, Bellmer, Krueger, Kuehn Aye; Commissioner Lewis Excused.

 

1.      Rezoning -  Warehouse Specialists Inc. – (008-0416, 008-0420, 008-3251)

 

         Community Development Director Dearborn explained that the applicant was requesting a rezoning from M-1 with a wetlands overlay to M-1 only for a portion of their property that was filled for an access road. Furthermore, Director Dearborn presented some of the legal background that led to the rezoning request. For example, as part of the court settlement with the DNR, a small portion of Warehouse Specialists’ property is to be removed from the wetlands designation and the balance of the property is being dedicated to the Town. Comm. Krueger asked about the amount in taxes that would be lost from the portion of the property being dedicated to the Town.

 

         Comm. Jochman inquired about the width of the road and commented that the Town should ask, not mandate, that Warehouse Specialists pave the road, especially since he thought that this should

         

 

 

 

 

 

 

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be an in-house issue. Duane Fox, representing Warehouse Specialists, explained that the EPA states that the area can be removed from the wetlands, which therefore allows for the rezoning. In addition, Mr. Fox pointed out that the width of the road would be reduced to 26 feet and that paving will begin when there is dryer weather. Barbara Annis, 1695 Plank Road, was then concerned with the potential negative externalities of the road width reduction and also with drainage issues on the nearby trail. In response to these concerns, Director Dearborn explained that this is a DOT project and pointed out where the trail will be located. Duane Fox then explained that the Heckrodt Wetland Reserve is working with the City of Menasha to improve the drainage problems.

 

Motion by Commissioner Jochman, seconded by Commissioner Kuehn, to approve the rezoning as submitted. Motion carried with 5 Aye, 1 Excused.

 

Chairman Tews, Commissioners’ Krueger, Jochman, Bellmer, Kuehn Aye; Comm. Lewis Excused.

 

2. Certified Survey Map -  Super Valu Holdings Inc., Kenneth Syring, City of Menasha – (part of 008-0336-00, 008-0036-04; all of 704-0783-08, 704-0783-09).

 

Director Dearborn explained that the City of Menasha in conjunction with new development by Super Valu Holdings Inc. has constructed and is dedicating a road, Parkside Drive, as a part of a TIF district. Since a portion of the road is located in the Town of Menasha, Director Dearborn indicated that the CSM requires approval from the Town as well as the City of Menasha. Furthermore, Director Dearborn pointed out that the road is already in place. Chairman Tews clarified the small portion of Parkside Drive that is located in the Town of Menasha (near Wittman Dr.). Commissioner Jochman asked if the developer had to pay a dedication fee, in which Director Dearborn responded that there is no cost to them.

 

Motion by Commissioner Jochman, seconded by Commissioner Krueger, to approve the CSM as submitted. Motion carried with 5 Aye, 1 Excused.

 

Chairman Tews, Commissioners’ Krueger, Jochman, Bellmer, Kuehn Aye; Comm. Lewis Excused.

 

3. Rezoning -  High Plain Meadows -  (008-0173)

 

Director Dearborn reported to the Planning Commission that the developer for the High Plains subdivision is requesting a rezoning from A-2 to R-2. The R-2 zoning is the appropriate zoning for the planned single-family subdivision. In addition, Director Dearborn explained that the subdivision (low density, single-family) conforms to the Town’s adopted comprehensive plan. Commissioner Jochman reiterated the fact that it complies with the comprehensive plan and that the preliminary plat was approved at the Planning Commission meeting the previous month.  Finally, Comm. Jochman pointed out that the new subdivision should take into account the concerns of nearby residences.

 

Motion by Commissioner Krueger, seconded by Commissioner Bellmer, to approve the rezoning as submitted. Motion carried with 4 Aye, 1 Excused, 1 Abstained.

 

Commissioners’ Krueger, Bellmer, Jochman, Kuehn Aye; Comm. Lewis Excused; Chairman Tews Abstained.

 

 

 

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4. Certified Survey Map – Strohmeyer – (008-0526-01)

 

Director Dearborn explained that this CSM creates a parcel for storm water retention on County II. The storm water retention will be located on Lot 2 of the CSM. In addition, Director Dearborn said that the Town of Menasha has already addressed the purchase of the land. Comm. Jochman then asked why the Town has to purchase it, especially since it is a State road. In response to this concern, Director Dearborn explained that the State does not have to deal with pre-existing problems and therefore the Town has to address this problem. Furthermore, Director Dearborn told the Planning Commission it will cost the Town $14,000 to fix the problem. Finally, Director Dearborn pointed out that the problems would just get worse if the Town did not address them now and Comm. Krueger commented that it is advantageous for the Town to be involved with this project.

 

Motion by Commissioner Bellmer, seconded by Commissioner Jochman, to approve the CSM as submitted. Motion carried with 5 Aye, 1 Excused.

 

Chairman Tews, Commissioners’ Krueger, Bellmer, Jochman, Kuehn Aye; Comm. Lewis Excused.

 

5. Conditional Use Permit -  Apple Valley Church – (008-5185)

 

Director Dearborn explained that the applicant is proposing a CUP (modifying a former CUP) to expand the use of their church to include a pre-school and daycare, with an initial 25 children, and a planned increase in the number of children when the next building addition is constructed. The applicant stated that he planned to encourage all traffic to access the school from West American Drive. Finally, Director Dearborn stated the two conditions for the CUP.

 

Comm. Krueger asked about the “initial 25 children” and commented that the number could get much bigger. Comm. Krueger later inquired that there should be a maximum limit on the number of children. Bill Acker, 1417 Julie Ct., explained to the Commission that when he first applied for the CUP, there was the intention to have a pre-school. Concerning traffic issues, Mr. Acker explained that the majority of the traffic on Olde Buggy (when completed- Director Dearborn answered this concern by Comm. Jochman by stating that Olde Buggy should be completed any day now) will come mainly from nearby residents and the majority of the traffic will be concentrated on W. American Dr. to the south. Chairman Tews reiterated this point, especially since there will be slower speed limits in the nearby residential areas. In terms of parking, Mr. Acker said that the parking lot could hold up to 60 cars.

 

Comm. Krueger then proposed an amendment to the CUP, which would put a limit of 75 children. Comm. Krueger made the motion to add the amendment to the CUP, which was seconded by Comm. Bellmer. Motion carried with 3 Aye, 2 Nay, 1 Excused. Commissioners’ Krueger, Bellmer, Kuehn Aye; Chairman Tews, Comm. Jochman Nay; Comm. Lewis Excused.

 

 

 

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The conditions for the CUP are as follows:

  1. Hours of operation of the pre-school shall be limited to the hours of 5:00 a.m. to 8:00 p.m.
  2. No parking for the daycare shall be allowed on Olde Buggy.
  3. Limit of 75 children (added through an amendment).

 

Motion by Comm. Jochman, seconded by Comm. Bellmer, to approve the CUP with the conditions (the limit on the number of children was done by amendment). Motion carried with 5 Aye; 1 Excused.

 

Chairman Tews, Commissioners’ Krueger, Bellmer, Jochman, Kuehn Aye; Comm. Lewis Excused.

 

6. Certified Survey Map -  John Samp  -  603 Richard Drive - (008-01634, 008-1635)

 

Director Dearborn reported to the Planning Commission that John Samp is proposing a CSM to combine two parcels into one. In addition, the CSM will correct an existing zoning non-conformance.

 

Motion by Commissioner Jochman, seconded by Commissioner Kuehn, to approve the CSM as submitted. Motion carried with 5 Aye, 1 Excused.

 

Chairman Tews, Commissioners Krueger, Bellmer, Jochman, Kuehn Aye; Comm. Lewis Excused.

 

7. Certified Survey Map – Morgenson – W. American Dr. – (008-0206)

 

After clarifying the details of the CSM with Cory McInnis, Director Dearborn explained that there are now two CSM’s proposed for tax purposes, (1) three lots, the other two lots. All of the lots have frontage on public roads so they meet Town requirements. Cormac McInnis, from Davel Engineering, explained that since the property in question exceeds 5 acres and there are 5 lots, the County required two CSM’s. Mr. McInnis then clarified a question from Comm. Jochman that Dublin Trail does connect to Irish Road. Finally, Comm. Bellmer inquired about Lot 1, in which Director Dearborn pointed out would disappear when the CSM is recorded.

 

Motion by Commissioner Krueger, seconded by Commissioner Jochman, to approve the CSM’s as submitted. Motion carried with 5 Aye, 1 Excused.

 

Chairman Tews, Commissioners’ Krueger, Bellmer, Jochman, Kuehn Aye; Comm. Lewis Excused.

 

OLD BUSINESS

 

1. Conditional Use Permit Modification -  St. Mary Central High School – (008-4793, 008-4815, 008-4811)

 

Director Dearborn discussed the proposed revisions to the existing CUP for St. Mary’s,

 

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which includes adding sports fields (e.g. football, soccer, baseball) and parking on the southern end of their property. Even though these new uses will cause increased traffic and noise, Director Dearborn explained that they are still acceptable since they are located adjacent to industrial property. Comm. Jochman agreed with Director Dearborn that the uses were appropriate since they were located far away from residential areas.

 

The conditions for the modified CUP are as follows:

  1. A secondary access shall be constructed north of the present existing access to ensure adequate emergency vehicles to the site.
  2. Any lighting planned now and in the future shall be designed not to shine beyond the property line or cause glare to adjacent property.
  3. A drainage plan shall be prepared by the applicant for review and approval by the Town.
  4. A final detailed site plan shall be prepared by the applicant for formal action by Town staff.

 

Howard Healy stated that the layout of the concept plan is not accurate but the concepts are accurate. Mr. Healy then pointed out the approximate location for the secondary (emergency) access, which would be locked in some manner. Chairman Tews then responded that the Town Fire Chief might not like the idea of the fence being locked. Director Dearborn earlier stated that the Town Fire Department mandated the secondary emergency access. Comm. Krueger later inquired on whether the secondary access should be for all vehicles, not just for emergency vehicles. Comm. Jochman responded to this suggestion by explaining that there would most likely be increased traffic problems with a secondary access road for all vehicles (Mr. Healy concurred with Comm. Jochman). In addition, Mr. Healy explained the need for additional parking (e.g. various school events/activities) and estimated that this would be a 3-5 year project (done in phases).

 

Through meetings with neighbors, Mr. Healy pointed out that they did not want a fence to be put up around the facility but rather a walking trail. Since the modified CUP would now allow for a sound system, there were concerns by Commission members and Director Dearborn (thought that the level of noise [e.g. decibel level] should be addressed). Mr. Healy responded to these concerns by saying that most events would take place in the late afternoon and not at night.

 

Motion by Commissioner Krueger, seconded by Commissioner Jochman, to approve the CUP modification with the conditions specified. Motion carried with 5 Aye, 1 Excused.

 

Chairman Tews, Commissioners Krueger, Jochman, Bellmer, Kuehn Aye; Comm. Lewis Excused.

 

OTHER BUSINESS

 

Director Dearborn discussed the recent ordinance dealing with the appointment of Planning Commission members. Director Dearborn pointed out that appointment is done

 

 

 

 

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by the Town Chairman and Town Board. Furthermore, Director Dearborn pointed out that major proposed change involved having no elected officials on the Planning Commission.  Chairman Tews explained that the present Planning Commission members should submit a letter stating their intentions to remain on the Commission. In addition, Chairman Tews pointed out that the Commission would now need to add three new members. Comm. Jochman commented that the makeup of the Commission should not just be based on geographic location (e.g. East Side. West Side, Stroebe Island) but rather the new members should be the best possible additions. Comm. Krueger then suggested that an advertisement be placed in the newspaper about the openings in the Planning Commission. Finally, the Commission briefly discussed the Annual Town meeting on April 11, especially since the issue of the Town land will be a major issue. Comm. Krueger then suggested that the agenda for this meeting be put into the newspaper.

 

ADJOURNMENT

 

Motion by Commissioner Krueger, seconded by Commissioner Kuehn, to adjourn the meeting at 6:16 p.m. Motion carried with 5 Aye, 1 Excused.

 

                                                                              Respectfully submitted,

 

 

 

 

                                                                               Jeffrey Smith

                                                                               Associate Planner