Town Hall, Wednesday February 19, 2003 for approval at the

3/19/03 meeting


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


PRESENT:   Chairperson Alvin Bellmer, Planning Commissioners’ Michael Van

                      Dyke, Dennis Jochman, Harold Pelton, Kris Koeppe, Richard

                      Ratchman. Community Development Director George Dearborn and

                      Recording Secretary Lori Jencks                                                                             


EXCUSED:  Commissioner Charles Lewis


ALSO PRESENT:  Maria Wierichs, Jim Weinmann


Approval of Minutes – January 15, 2003


Motion by Commissioner Pelton, seconded by Commissioner Van Dyke, to approve the minutes of the Planning Commission meeting on January 15, 2003 as submitted. Motion carried with 6 Aye, 1 Excused (Commissioner Lewis).


1.  Certified Survey Map – Carow Land Surveying, Inc. – American Dr. – (008-0273-06, 008-0274-01)


Director Dearborn gave a brief overview of this CSM.  The owner, Jeff Wierichs, is acquiring this land from the Wisconsin Department of Transportation.  The new created Lot 1 will be 56,041 square feet and will be used for parking purposes.  The additional land is also needed to meet setback requirements for a new ramp that Jeff Wierichs will be constructing.  There is a future trail in this area that will not be affected by this CSM.


Motion by Commissioner Pelton, seconded by Commissioner Van Dyke, to approve the CSM as submitted. Motion carried with 5 Aye, 1 Excused, and 1 Abstained.


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


2.  Rezoning – David Bentley – 1340 N. Lake St. – (008-0285-01, 008-0291)


Director Dearborn stated the applicant is requesting a rezoning from M-2 (Heavy Industrial) to R-1 (Rural Residential) for two lots located off of N. Lake Street.  The applicant would be constructing a single-family home.  The Town’s current Future Land Use Map identifies this area as industrial use.  This zoning request does not comply with the Future Land Use Map which was adopted in 1996.  The Town is currently working on an update to the Comprehensive Plan and the draft identifies this area as Low Density Residential which should be adopted this spring.  Staff advised the applicant to wait until the Comprehensive Plan is adopted but unfortunately the applicant had already submitted the application and fee of $325 for the rezoning.  Dir. Dearborn handed out a request to delay this action from the applicant until such time as the future land use map is modified.  Dir. Dearborn stated the applicant is in no rush to construct his new home.  Dir. Dearborn stated staff would have to recommend denial if the applicant would have not requested the delay since the rezoning request does not comply with the Town’s adopted Comprehensive Plan.  Dir. Dearborn stated that the County should have advised the applicant to consult with the Town prior to accepting his application and fee.  Dir. Dearborn stated he was disappointed with the County on this issue.


Commissioner Jochman asked if there should be a time frame attached should they recommend a delay.  Discussion of 60, 90, or possibly 120 days were talked about.  Dir. Dearborn stated the County does not like the long delays. 


Chairperson Bellmer asked if the property fronted on N. Lake Street and questioned whether the applicant would need a CSM in the future.  Dir. Dearborn stated the property does front N. Lake Street and the applicant possibility would need a CSM in the future.


Motion by Commissioner Jochman, seconded by Commissioner Ratchman, to delay the rezoning from M-2 to R-1 for 120 days with the options to act on this earlier or extend again if needed. Motion carried with 6 Aye, 1 Excused (Commissioner Lewis).


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


3. Zoning Text Amendment to Section 17.21 Floodplain Zoning – Winnebago County Planning & Zoning Department


Director Dearborn stated the Winnebago County Planning and Zoning Department is requesting a text amendment to Section 17.21-1.7 Floodplain Zoning.  The amendment would be replacing the 1981 approved FEMA floodplain maps with 2003 updated maps.  The amendment would also replace older topographic and floodway studies throughout Winnebago County with new floodplain studies in specific areas of the County.

Dir. Dearborn stated this was a positive step.  Dir. Dearborn stated the older FEMA maps are very hard to read and use.

Commissioner Van Dyke questioned the date of adoption (March 17, 2003) throughout the application request.  Dir. Dearborn stated he did not have an answer, it was possibly an error on the County’s part and he would check it out.  Commissioner Jochman stated it should probably be March 17, 2002 and would recommend approval with the condition that the date be verified and noted correctly.

Motion by Commissioner Pelton, seconded by Commissioner Van Dyke, to approve the Zoning Text Amendment with the one condition as noted. Motion carried with 6 Aye, 1 Excused.


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




Dir. Dearborn talked about the neighbor meetings that recently took place.  There was very positive input at the third meeting from the residents.  This area encompasses Highland Park/W. American Drive.  The residents liked the low density/residential for this area.  Dir. Dearborn stated he had met with a developer regarding the state owned land on the north side of W. American Drive.  The developer is looking at this site for construction of duplexes.  The residents were not excited about the area to the south of St. Mary’s being converted to industrial.  Habit for Humanity had contacted Dir. Dearborn regarding this area also.


Dir. Dearborn stated the first meeting was not as positive.  The residents want the Town owned land to the east of the Municipal Complex to remain park land.  Approximately 30 – 40 people were in attendance for each of the neighbor meetings.


Dir. Dearborn stated he was pleased with the process and will be fine tuning the Comprehensive Plan yet.  There should be two meetings in April, one for the Planning Commission and the other for the Town Board for official adoption.  Possible additional input at that time.  Notices will be sent to all who attended the neighborhood meetings and we could easily see 150 people.  The public meetings might have to be held at a site that could accommodate the group, possibly Spring Road School.


Dir. Dearborn will be making modifications in the next few weeks and will get the changes to the Planning Commission at that time for review prior to the formal public hearings.


Commissioner Jochman stated he liked the idea of the public hearing prior to the Planning Commission meeting for adoption.


Dates and time were discussed.  Dir. Dearborn will be checking out the second Tuesday of April and get back to the Planning Commission.




Dir. Dearborn pointed out to the Commission the resignation letter from Associate Planner Jeff Smith.  Dir. Dearborn stated he was sorry to see Jeff leave and wishes him well.


Dir. Dearborn stated single family development is increasing especially in Gateway Meadows and we should be seeing commercial projects coming in soon.


There were two individuals in the audience.  Maria Wierichs stated she was there to represent her husband, Jeff Wierichs, for the CSM request at 1331 American Drive.


Jim Weinmann stated he was there to speak with Dir. Dearborn about the open position of Associate Planner.


Commissioner Pelton and Commissioner Jochman will not be available for the March Planning Commission meeting.




Motion by Chairperson Bellmer, seconded by Commissioner Van Dyke, to adjourn the meeting at 5:32 p.m. Motion carried with 6 Aye, 1 Excused (Comm. Lewis).


                                                                                   Respectfully submitted,



                                                                                    Lori Jencks

                                                                                    Recording Secretary