Date:      7/11/02

To:          Town Planning Commission Members

From:     Community Development Department Staff

RE:          Agenda Item 1: Preliminary Plat – Davel Engineering – McGann Acres

Davel Engineering has submitted a preliminary plat, McGann Acres, for a new single-family subdivision. There are 7 large lots proposed, which average 26,605 square feet. Lot 1 has an existing home and is included in the plat. Lot 7 has an existing shed used by Data Tel Communication and there is an easement to it. The property is presently zoned A-2 (General Farming) and it will need to be rezoned to R-2 (Suburban Single-Family). Property owners within 300 ft. have been notified of the preliminary plat.

McGann Ct. is proposed to be slightly jagged to the north of McGann Road. McGann Ct. is shown to have a 60 ft. right-of-way and a cul-de-sac. Since McGann Ct. will terminate with a cul-de-sac, its offset from McGann Road was acceptable to Street and Fire staff.  The State Statutes on Platting allows a minimum road right-of-way width of 60 ft. when 9 or fewer lots access the road so therefore, a Wisconsin DOT waiver will not be necessary. There will be storm sewer as well as curb & gutter in this subdivision. A Roadway Development Agreement will be required for the new road and utility construction. Even though McGann Ct. will not connect through to Symphony Blvd., Town Utility staff will want to have water looped over to it. This idea was discussed in a conceptual plat meeting with Davel Engineering, Inc.  An easement then should be shown on the plat for this utility connection.

As with the adjacent Wildlife Heights subdivision, there is a navigable stream, Millbrook Creek, abutting this proposed subdivision. This subdivision will then be required to have an environmental corridor within the 75 ft. shoreland setback. Mr. Schwartzbauer’s existing garage will have to be removed since it would lie within the 75 ft. setback.

The plat shows a 2,997 sq. ft. outlot along the northern portion of an existing home that is not a part of the plat. Outlot 1 was proposed in order to allow this existing home to maintain a side setback (minimum 7 ft.) as opposed to having to conform to the minimum 30 ft. street setback. The outlot is not shown to be dedicated to the public. Staff does not prefer these types of outlots and would rather see the outlot attached to the existing home. This would require the land being given or sold to the adjacent property owner, Thomas Faella. Winnebago County also prefers that the outlot is attached to the existing home through a Certified Survey Map.

Staff Recommendation

Staff recommends approval of the preliminary plat, with the following conditions:

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

2.       An environmental corridor be established along the southern portion of the plat (75 ft. setback), which includes preserving vegetation and trees. A note on the plat shall read as follows: The environmental corridor is intended to preserve the existing brush, vegetation, and trees located within the 75 ft. setback from Millbrook Creek. Cutting and clearing of live brush, tress, or any other vegetation is strictly prohibited and shall be enforced by the Town of Menasha.

3.       The existing garage, located to the south of the proposed Lot 1, will have to be removed since it lies within the 75. ft. shoreland setback.

4.       A utility easement must be shown on the plat to loop water over to Symphony Blvd. The size of the easement will be specified after discussions with Utility staff.

5.       Outlot 1 is attached to the adjacent residential property.

6.       The property is rezoned from A-2 (General Farming) to R-2 (Suburban Single-Family).

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