PLANNING COMMISSION MEETING MINUTES

Town Hall, Wednesday July 18, 2001 for approval at the

8/15/01 meeting

 

 

Chairperson Bellmer called the meeting to order at 5:00 p.m.

 

PRESENT:  Chairperson Bellmer and Planning Commissioners’ Chuck Lewis,

                                 Michael Van Dyke, Harold Pelton Dennis Jochman, Kris Koeppe,

                                 and Richard Ratchman. Community Development Director George Dearborn 

                                 and Associate Planner Jeffrey Smith.

 

ALSO PRESENT:  Marilyn Anunson

                                Bruce Anunson

                                Jane Bahr

                                Ann Coyle

                                Barb Barczak

                                Melissa Naczek

                                Thomas Bohn

                                Linda Van Lieshout

                                Mark Schmitt

                                Arden Tews

                                Jane Hermans

                                Gwen Schmitt

                                Claude Foster

                                Chris Foster

                                John Davel

 

Approval of Minutes – June 20, 2001

 

Motion by Chairperson Bellmer, seconded by Commissioner Van Dyke, to approve the minutes of the Planning Commission meeting on June 20, 2001. Motion carried unanimously.

 

1.  Review Landscaping Plan for Century Oaks Home Inc. CBRF – W. American Dr.

 

Director Dearborn reminded the Commission that one of the conditions of the approved Conditional Use Permit Modification for the Community Based Retirement Facility was that the landscape plan comes back to them for review. In addition, the CUP modification required that there would be minimal landscaping on the western (open space) end of the property. The landscape showed this portion

to be left natural, with the possibility of benches and a walking trail in the future. Director Dearborn then stressed the point that the proposed berm had to comply

with the approved drainage plan. Furthermore, Director Dearborn suggested that when the detailed site plan was submitted to staff, the details of the berm would go back to the Planning Commission in order to verify that all drainage issues were covered.

 

Century Oaks representatives explained that the berm, with arborvitae planted on top (12 ft. in height, 5 ft. apart), would be used as screening along the entire northern boundary of the parcel. Also, the berm would be 3 ft. to 4 ft. in height.

 

Barb Barczak, 2202 W. Prairie Creek Dr., expressed a concern about the berm causing drainage problems since it would be located near a drainage ditch. A Century Oaks representative responded to this concern by explaining that they would put a break into the berm, if necessary, to allow water to drain.

 

Bob Drifka, representing the CBRF project, stated that the Town Engineer has already approved the drainage plan. Mr. Drifka then pointed out on the plan how the water would flow to the south of the parcel towards W. American Dr.

 

Jane Bahr, 1049 Highland Park Rd., was concerned with how the berm would affect drainage on the western end of the property.

 

Arden Tews, 1955 Lynn Drive, requested that the Commission mandate that the berm and landscaping be placed on the site at the beginning of the project. This would ensure that the screening was present before actual construction would take place. Chairperson Bellmer then pointed out that it would be unlikely for the berm to be put up right away, especially with all the original excavation and other site work that would be required. A Century Oaks representative stated that the berm would be placed on the site when feasible.

 

Ms. Bahr questioned if any trees would be removed on the western portion of the parcel. A Century Oaks representative responded that some trees would go down. Director Dearborn pointed out that any proposed fill or other alteration to the land would have to be approved through the drainage plan.

 

Motion by Commissioner Jochman, seconded by Commissioner Pelton, to approve the landscaping plan, with the condition that the berm and landscape plan comply with the approved drainage plan.

 

Chairperson Bellmer then proposed an amendment to the motion, which was seconded by Commissioner Van Dyke, stating that the developer put in the berm as soon as possible. The amendment carried with 6 Aye, 1 Nay (Commissioner Jochman)

 

The original motion for approval, with the specified condition along with the new amendment, then carried unanimously.

 

 

2.  Rezoning – Brookfield Manor Estates – Tumblebrook Rd. & Tumblebrook Ct. – (008-3857 through 008-3890)

 

Director Dearborn reported to the Commission that the Brookfield Manor Estates subdivision was requesting a rezoning from R-3 (Two-Family Residential) to R-2 (Suburban Residential). Director Dearborn then stated that all of the parcels have single-family homes, which were mandated by private covenants. Director Dearborn then briefly pointed out the zoning in the adjacent areas, which included R-5 (Planned Residential) zoning to the north.

 

Jane Hermans, 1963 Tumblebrook Ct., told the Commission that the rezoning was a neighborhood effort to make the land use compatible with adjacent single-family areas.

 

Director Dearborn explained that the covenants were enforced privately and if a house burned down, then the covenants mandating single-family homes for the Brookfield Manor lots would have to be enforced privately. On the other hand, the rezoning to R-2 (Single-Family) would allow the Town and County to enforce the R-2 zoning.

 

Commissioner Jochman pointed out that the R-5 zoned property to the north could be used for a multiple family or single-family (Planned Use Development with zero lot lines) use.

 

Motion by Commissioner Pelton, seconded by Commissioner Koeppe, to approve the rezoning as submitted. Motion carried unanimously.

 

3.  Rezoning – Martenson & Eisele – NW corner of Irish Rd. & W. American Dr. – (008-0206-03)

 

Director Dearborn stated that the rezoning would remove the parcel from the mapped surface water drianageway district. In particular, the drianageway was filled in when the nearby area was developed and furthermore, Director Dearborn pointed out that the stream has already been relocated. Commissioner Jochman later pointed out that the GIS map being displayed by staff showed the old location of the stream and verified that the stream has been relocated.

 

Motion by Commissioner Lewis, seconded by Commissioner Van Dyke, to approve the rezoning as submitted. Motion carried unanimously.

 

4.  Preliminary Plat – 1st Addition to High Plain Meadows – Cold Spring Rd. – (008-0169)

 

Director Dearborn stated that the preliminary plat was extending the original High Plain Meadows single-family subdivision, located directly to the south. In particular, this plat would create 33 new single-family lots, which would be similar in size (average of 9,810 sq. ft.) to the first phase to the south. In addition, Director Dearborn explained that the plat showed an outlot, which would be used as a park/open space for the entire subdivision. Furthermore, Director Dearborn stated that when Cold Spring Rd. is reconstructed, a trail would tie into this outlot. The conditions set forth by staff for the preliminary plat are as follows:

 

1.      Outlot 1 be dedicated to the public for a park/open space.

2.      The parcel be rezoned from A-2 (General Farming) to R-2 (Suburban Residential).

3.      A restriction be placed on Lot 45 stating that no driveway may access Allison Drive.

4.      Approval of all agencies and all other governmental entities with authority to object to a plat.

 

Chairperson Bellmer then noted that there was no temporary cul-de-sac planned for the western end of Allison Dr. Director Dearborn then explained that Town staff have already discussed this issue with the applicant and came up with the Lot 45 driveway restriction onto Allison Dr.

 

Barb Barczak, 2202 W. Prairie Creek Dr., verified with the Commission on the area being developed and furthermore, that the subdivision would be single-family.

 

Commissioner Pelton clarified with the applicant that the private covenants would be the same as the first phase of the High Plain Meadows subdivision, located directly to the south.

 

Motion by Commissioner Jochman, seconded by Commissioner Lewis, to approve the preliminary plat, with the four specified conditions. Motion carried unanimously.

 

5.  Preliminary Plat – James Christianson – Irish Rd. – (008-0167)

 

Director Dearborn explained that Davel Engineering was submitting a preliminary plat for a new single-family subdivision. There will be 22 new lots, averaging 15,000 sq. ft. The parcel does comply with the Future Land Use Map as Mixed Residential. In addition, Director Dearborn stated that the parcel was in the sewer service area and then must hook up to water/sewer. A few property owners on Irish Rd. would then have to hook up to water/sewer when it becomes available. Furthermore, Director Dearborn mentioned that staff has discussed with the Utility District the possibility of a lift station for this area. Finally, Director Dearborn stated that Calnin & Goss Inc. submitted a letter to staff that objected to the plat, since they preferred a commercial or industrial use instead. Director Dearborn then reiterated that the Future Land Use Map calls for the area to be residential.

 

The conditions set forth by staff for the preliminary plat are as follows:

 

1.      The parcel be rezoned from A-2 (General Farming) to R-2 (Suburban Residential).

2.      The parcel hooks up to water and sewer.

3.      A temporary cul-de-sac be placed at the eastern end of Wasilla Lane for emergency turnaround purposes.

4.      The preliminary plat shows a 25 ft. front setback and it must be revised to show a 30 ft. minimum front setback since the zoning ordinance mandates this minimum setback.

5.      The Planning Commission may require that the developer reserve some land for a park/open space since this is now a Town requirement for new subdivisions.

6.      Approval of all agencies and all other governmental entities with authority to object to a plat.

 

Chairperson Bellmer clarified with the Commission that the property was in the sewer service area but still needs to hook up to it.

 

In response to a utility requirement concern by Commissioner Pelton, Director Dearborn stated that there were a few property owners on Irish Rd. that have septic tanks and they will eventually have to hook up to water/sewer. Commissioner Lewis confirmed with Director Dearborn that it was inevitable that water/sewer would run north and south on Irish Rd.

 

Chairperson Bellmer asked and confirmed with the John Davel, representing the applicant, if the temporary cul-de-sac requirement on Wasilla Lane was an acceptable condition. Director Dearborn then reminded the Commission that this was a mandatory condition by the Town.

 

Concerning a potential park/open space requirement, Mr. Davel explained that additional open space may be added on the northern section of the subdivision since there would be more space available when the road right-of-way widths are reduced from 66 ft. to 60 ft.

 

Bruce Anunson, 2158 Irish Rd., clarified that a portion of lots on Irish Rd. would have to hook up to water/sewer when available.

 

Commissioner Koeppe asked if there would be a time frame required for the specified properties on Irish Rd. to hook up. Director Dearborn explained that the Roadway Development Agreement would cover this issue.

 

Commissioner Lewis questioned if Irish Rd. would be reconstructed. Director Dearborn responded by stating that he would verify what the City of Neenah has designated for the right-of-way width (potentially 80 ft. right-of-way).

 

Commissioner Pelton questioned if the Planning Commission could delay a decision on the plat for 1 or 2 months in order to first see how much it would cost some of the Irish Rd. property owners to hook up to water/sewer. Director Dearborn expressed his opinion that the Commission could not deny a plat based on the cost of a sewer/water hookup for some properties, especially since the subject property already lies within the sewer service area and complies with the Future Land Use Map as residential.

Mr. Davel stated that the applicant plans on beginning construction about the summer of 2002.

 

Motion by Chairperson Bellmer, seconded by Commissioner Jochman, to approve the preliminary plat, with the six specified conditions. Motion carried unanimously.

 

OLD ITEMS OF BUSINESS

 

OTHER BUSINESS

 

Director Dearborn stated that step #1 of the Comprehensive Plan update would be a survey. In other news, Commissioner Jochman pointed out the vast increase in single-family permits this year as opposed to the previous year.

 

ADJOURNMENT:

 

Motion by Commissioner Pelton, seconded by Commissioner Lewis, to adjourn the meeting at 6:09 p.m. Motion carried unanimously.

 

                                                                          Respectfully submitted,

 

 

                                                                         

 

 

                                                                           Jeffrey Smith

                                                                           Associate Planner