PLANNING COMMISSION MEETING MINUTES

Town Hall, Wednesday January 15, 2003 for approval at the

2/19/03 meeting

 

 

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

 

PRESENT:   Chairperson Alvin Bellmer, Planning Commissioners’ Charles Lewis,

                      Michael Van Dyke, Dennis Jochman, Harold Pelton, and Richard

                      Ratchman. Community Development Director George Dearborn and

                      Associate Planner Jeffrey Smith.

 

EXCUSED:  Commissioner Koeppe

 

 

ALSO PRESENT:   James Fletcher

                                 Mike Carroll

                                 Keith Sippel

                                 Lois Grundman

                                 Bob Reider

                                 Janice Banks

                                 Mike Gibbons

                                 Randy Meyer

                                 Bob Froze

                                 Betty Zaborsky

                                 Barb Hanson

                                 Paul Dahms

                               

                                        

Approval of Minutes – December 11, 2002

 

Motion by Chairperson Bellmer seconded by Commissioner Pelton, to approve the minutes of the Planning Commission meeting on December 11, 2002 as submitted. Motion carried with 6 Aye, 1 Excused (Commissioner Koeppe).

 

 

1.  Final Plat – Carow Land Surveying, Inc. – Pages Sunset Shores – (008-0310, 008-0298)

 

Director Dearborn briefly described how the final plat proposed 16 new single-family lots that would average over 17,000 sq. ft. Director Dearborn then listed the conditions set forth by staff, which were as follows:

 

1.      A drainage plan, with calculations, is submitted to the Town Engineer for approval.

 

2.      There shall be a note on the final plat that states that Lot 12 can only have a driveway access onto Forkin St.

 

3.      The State Department of Administration and Winnebago County is requiring that the final plat has a note that documents the recorded vacation of the portion of Pages Point.

 

4.      Approval of a development agreement for the construction of roads, utilities and all other infrastructure which incorporates a letter of credit to ensure construction of the infrastructure.

 

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

 

Commissioner Jochman clarified that the original drainage concerns of nearby residents would be alleviated when the infrastructure improvements (e.g. curb, gutter, and storm sewer) are completed to Pages Point. Furthermore, the engineered drainage plan would mandate onsite detention.

 

Barb Hanson, 1744 Lakeshore Dr., questioned if Pages Point was currently a private road and whether or not it was being maintained by the Town. The Commission explained that it was already a public road, which was being maintained by the Town (e.g. plowed). Furthermore, Pages Point will meet Town road standards after it is reconstructed as part of the approval for the plat.

 

Motion by Commissioner Jochman, seconded by Commissioner Van Dyke, to approve the Final Plat, with the five specified conditions. Motion carried with 6 Aye, 1 Excused.

 

Chairperson Bellmer, Commissioners’ Lewis, Van Dyke, Pelton, Jochman, Ratchman Aye; Commissioner Koeppe Excused.

 

2.  Town Conditional Use Permit – Valley Gateway Development LLC – W. American Dr. - (008-0233-06-06, 008-0233-06, 008-0233-06-07, 008-0233-06-13, 008-0233-06-12)

 

Director Dearborn explained that the Town CUP proposed a 61,513 sq. ft. commercial building and a 23,880 sq. ft. strip mall. Director Dearborn described the main access to the project, which would come from Town Center Road and Plaza Dr. The portion of Shangra Lane within the development would then have to be vacated. In addition, Director Dearborn discussed how there would be future access points to the subject property as nearby properties were developed. Finally, Director Dearborn listed some of the conditions of the Town CUP, such as façade, drainage, lighting, interconnections, and detailed site plan review.

 

The complete set of conditions recommended by staff for the Town CUP was as follows:

 

1.      Fences – No fencing or other type of screening is identified on the plan. If proposed, it must meet the guidelines of the B-5 district.

2.      Outdoor lighting – No outdoor lighting detail is shown.  All outdoor lighting must conform to the requirements of this district (e.g. no wooden poles, full cut-off fixtures, 25 ft. height maximum)

3.      Signs – No signs have been identified. The design & color of the facial signage for each use in the strip mall shall be uniform. Any free standing signs must abide to the B-5 guidelines and the design and placement shall be approved by Town staff.

4.      Parking – Parking is identified on the plan (approx. 718 stalls) and it meets the minimum requirements of this district. Since there will be parking situated between the building and the street (Plaza Dr.), the ordinance requires a 60 ft. setback. If some of these stalls are eliminated, then the ordinance would require only a 30 ft. setback from the building to the public road.

5.      Setbacks – all setbacks need to be identified (street, rear, side) on the plan in order to make sure each is in compliance with the B-5 requirements. GIS data does show a navigable stream running along the eastern portion of the property, which then requires a 75 minimum setback. A new layout plan will then be required if the proposed buildings and driveway areas are situated within the 75 ft. setback.

6.      A Certified Survey Map, combining the subject lots, will be required in order for all structures to meet zoning setback requirements.

7.      No garages or storage buildings are identified on the site. If proposed, they must abide to the B-5 guidelines. 

8.      Radio and Television Antennas – No antennas are shown on the site plan.  They must be in conformance with the requirements of the B-5 zoning district. 

9.      Satellite Dishes – No satellite dishes are shown on the plan.  They must be in conformance with the requirements of the B-5 zoning district. 

10.  The façade for each building will be a combination of brick and stucco. More details (e.g. color) are required to be submitted to staff in order to ensure that the design would be unique.

11.  Landscaping – No landscape plan has been submitted.  A plan must be submitted prior to final approval of the plan. This will include landscaping in the parking lot islands and near building entrance areas. The project must meet to the minimum 30 percent open space requirement.

12.  Intermodal interconnection from the CB trail and sidewalk access from West American Drive to the new commercial site shall be required to provide for pedestrian and bicycle flow. In addition, a sidewalk shall be required along the frontage of each building to allow for easy pedestrian flow through the site.

13.  The portion of Shangra Lane within the development must be vacated.

14.  There shall be a bike racks located at each new building. 

15.  A detailed site plan review and drainage review shall be conducted by staff as required by town ordinance and approved prior to the issuance of building permits.  This review shall include incorporation of all required general and basic regulations of the B-5 zoning district.

Chairperson Bellmer clarified that Shangra Lane would not be used as a secondary access. Mr. Bellmer then stated that the primary access points would come from Town Center Road and Plaza Dr.

 

In response to a drainage concern, Director Dearborn pointed to a study completed by the Town Engineer, which showed that Millbrook Creek would not have an adverse effect on the drainage in the Valley Gateway Area. Furthermore, the drainage plan would have to meet all Town drainage standards.

 

Paul Dahms, owner of the nearby video store, expressed a concern about the commercial site having only one access point. Mr. Dahms preferred that Plaza Dr. be extended to the west in order to provide for an additional access.

 

Jim Fletcher, representing the development, briefly discussed why the subject property was no longer viable for an arena. The original traffic and access points were designed for an arena. In addition, since Valley Gateway does not own the adjacent property to the west, Mr. Fletcher explained that Plaza Dr. could not be extended. Furthermore, Mr. Fletcher stated that Plaza Dr. would eventually just be a part of the parking lot area and therefore, it would be vacated as a public road. Finally, Mr. Fletcher discussed how there would be additional access points to the west as that property developed.

 

Barb Hanson, 1744 Lakeshore Dr., clarified with Mr. Fletcher on what properties Valley Gateway owned in the nearby area. Also, Ms. Hanson confirmed with the Commission that there would be a cul-de-sac at the point where Shangra Lane would abut the new commercial site.

 

Janice Banks, 1692 Shangra Lane, asked about the timeframe for the project. Mr. Fletcher responded by stating that Valley Gateway anticipated project approval by the end of February and construction to start by late March.

 

Motion by Commissioner Lewis, seconded by Commissioner Pelton, to approve the Town CUP, with the 15 specified conditions. Motion carried with 5 Aye, 1 Excused, 1 Abstention.

 

Chairperson Bellmer, Commissioners’ Lewis, Van Dyke, Pelton, Ratchman Aye; Commissioner Koeppe Excused; Commissioner Jochman Abstained.

 

3. Text Amedment to Winnebago County Town/County Zoning Ordinance to add Section 17.31, Section A – Construction Site Erosion and Section B – Storm Water Management Zoning

 

Director Dearborn stated that Winnebago County has proposed a new erosion control and storm water ordinance. These new ordinances were a result of stricter federal regulations on these two issues. Town staff concurs with these two ordinances, with the condition that each has a provision to allow for a local unincorporated municipality to have and enforce its own ordinance as long as it is just as restrictive as the County ordinance.

Director Dearborn explained that the Town’s erosion control ordinance required only a few minor revisions since it was structured very similar to the County ordinance proposal.

Associate Planner Smith later stated that the Town’s storm water ordinance would require major revisions in order for it to be just as restrictive as the new County proposal.

Motion by Commissioner Jochman, seconded by Commissioner Lewis, to approve the Zoning Text Amendment Additions, with the specified condition. Motion carried with 6 Aye, 1 Excused.

 

Chairperson Bellmer, Commissioners’ Lewis, Van Dyke, Pelton, Jochman, Ratchman Aye; Commissioner Koeppe Excused.

 

OLD ITEMS OF BUSINESS

 

 

OTHER BUSINESS

 

1.  Discuss W. American Drive remapping

 

Director Dearborn stated that a prospective developer has requested the remapping of the extension of W. American Dr. in order to maximize the area that can be subdivided for a single-family development. The preferred alternative would route W. American Dr. along the southern boundary (Concept C) of the subject property (adjacent to Highway 10).

 

Keith Sippel, representing the Clayton Group, stated that the best alternative was to reroute W. American Dr. to the south and to only have a few access points.

 

Jim Fletcher, representing Valley Gateway, expressed a concern with potential changes and costs associated if utilities need to be relocated as a result of the remapping.

 

Motion by Commissioner Lewis, seconded by Chairperson Bellmer, to recommend approval of the remapping of W. American Dr. extension to Clayton Avenue (Concept C), with the condition that the secondary roads are not included with the proposal. Motion carried with 6 Aye, 1 Excused.

 

Chairperson Bellmer, Commissioners’ Lewis, Van Dyke, Pelton, Jochman, Ratchman Aye; Commissioner Koeppe Excused.

 

ADJOURNMENT:

 

Motion by Commissioner Pelton, seconded by Commissioner Lewis, to adjourn the meeting at 6:03 p.m. Motion carried with 6 Aye, 1 Excused (Comm. Koeppe).

 

                                                                                   Respectfully submitted,

 

                                                                                         

 

 

                                                                                    Jeffrey Smith      

                                                                                    Associate Planner