***TOWN OF MENASHA***

PLANNING COMMISSION MEETING

WEDNESDAY, August 17, 2005 at 5:00 PM

MUNICIPAL COMPLEX - 2000 MUNICIPAL DRIVE

 

CALL TO ORDER: Chairperson Bellmer called the Planning Commission Meeting of August 17, 2005 to order at 5:01 PM.

 

 

PRESENT:       Chairperson:                 Alvin Bellmer

Commissioners:            Dennis Jochman            Harold Pelton               Kris Koeppe
Terry Buck                   Michelle Schaetz           Michael Van Dyke

Staff:                            George Dearborn, Community Development Director

Mark Mommaerts, Associate Planner

 

 

EXCUSED:     

 

 

ABSENT:       

 

 

ALSO PRESENT:       Ted DeKleyn                Loretta DeKleyn           Kathy Eckholm Judy Holtz

                                    Steve Holtz                   Laurie Rhode                Pat Riehl                       Ronald Rhode

                                    Melody Dallman           Jim Luedtke                  Gary Grubak                Ernie Lebel

                                    Becky Luedtke Kathy Depies               Keith Depies                William Roaths

                                    Jay Schroeder              Joe Jankowski              Joe Riedel                    Barbara Hanson

                                    Jeff Luedtke                 Arden Tews                 Jerry Jurgensen

 

 

PLEDGE OF ALLEGIANCE:

 

 

APPROVAL OF MINUTES – July 20, 2005

The minutes of July were reviewed.  Motion by Chairperson Alvin Bellmer, seconded by Commissioner Harold Pelton to approve the minutes of the July 20, 2005 meeting.  Motion carried 6-0-1-0.

 

 

NEW ITEMS OF BUSINESS:

  1. Certified Survey Map – PCF Commercial, LLC – Stepping Stones Learning Center – Northwest corner of W. American Drive & Irish Road – 008-0206-03

Community Development Director George Dearborn explained that this CSM creates the lot for the Stepping Stones Daycare.

 

Chairperson Bellmer commented that there is a shared driveway.

 

MOTION:  Chairperson Alvin Bellmer, seconded by Commissioner Michael Van Dyke to approve the certified survey map as submitted.  Motion carried 6-0-1-0.

 

 

OLD ITEMS OF BUSINESS:

  1. Rezoning from R-2 Suburban Residential to R-5 Plan Residential – Michael Blank, Cypress Homes – Lake Breeze Condos – Tayco Road – 008-0308-01-01

Community Development Director George Dearborn explained that the rezoning and conditional use permit (CUP) were first brought before the planning commission last month and were delayed 30 days.  Located at Tayco Road and Forkin Street, the original proposal was for a private road.  The developer now is proposing a public road.  He also explained that R-5 zoning is not just for multi-family development.  The comprehensive plan designates this area as low-density residential, up to 5 units per acre.  The proposal has a density of 4 units per acre.  The original proposal was for a 17 unit condominium project, with the revisions, the proposal is now for 14 units with 4 single-family units, 3 two-family attached units and 1 4-unit.  The proposal is to have landscaping and is adjacent to Hwy 441.  Staff has several conditions regarding the rezoning and CUP.

 

The developer, Michael Blank of Cypress Homes, Inc., showed pictures of proposed units, as well as a map of the new public road, and a rendering of the site illustrating the courtyard and landscaping.

 

Melody Dallman of Tayco Road commented that residents didn’t know the land was for sale by the county and that they were told that it was going to be used for Hwy 441 expansion and there wasn’t going to be any development built on it.  She also stated that they were told the land would stay single-family.  She also expressed concern about why the property needs to be rezoned and about how the developer knew the property was zoned R-2 and bought it anyway, thinking he could get the rezoning.

 

Chairperson Bellmer stated that the commission is not aware of the site history.  He also explained that R-5 is not multi-family rezoning. 

 

Ms. Dallman stated that the residents don’t want a 4-plex.

 

Chairperson Bellmer explained that an R-5 zoning development would require planning commission review and that the CUP ensures that what is presented is what get built.

 

Jeff Luedtke of Twin Oak Ln. expressed concerns over the appearance and traffic volume the duplexes and apartments will cause.  He stated that the residents are ok with single-family homes, but not condos.

 

Chairperson Bellmer stated that the units are for retirees and empty-nesters and the design of units are geared toward these groups.  He also stated that any development will add traffic.

 

Mr. Luedtke expressed concern over the development of the northern property if this site is rezoned.

 

Kathleen Depies of Pomer Way also expressed concern over traffic issues and the detention pond.  She also expressed concern about who will be buying the units.  She asked if the development can be limited only to retirees and empty-nesters.  She stated that single-family units are ok and that the proposed development, as is, will not enhance the neighborhood. 

 

Commission Jochman stated that studies have been done that show single-family development creates more traffic trips that retiree condos.

 

Chairperson Bellmer responded that detention ponds are not unique to this project and that it happens in new subdivisions.

 

Bill Ross expressed concern about the property to the north being rezoned following this one.

 

Director Dearborn explained that the rezoning is discretionary.  Staff recommendation is based on the fact that the development would be in compliance with the R-2 & R-5 zoning, but it is up to the Plan Commission to decide which zoning is suitable.  He also explained that under the R-5, all aspects of the development can be addressed.

 

Judy Holtz of Lakeshore Dr. showed pictures to the commission and forwarded a petition with 32 signatures by residents that are against the rezoning.  She stated that she doesn’t want  the R-5 zoning or renters.

 

Chairperson Bellmer explained that these are condos that are sold and owner occupied, not apartments for rent. 

 

Mr. Blank responded that these are not for rent.

 

Ernie Lebel of Sherman Rd. expressed interest in buying one of the units. 

 

Keith Depies expressed concern about the property to the south and the future development on the site.

 

Mr. Blank responded that the property was announced for sale in paper and his company bid on the site at an auction.  He also stated that there is multi-family development in the area already.  He reiterated that the proposed units are for sale units and are not rentals and that the exterior appearance of the units is flexible and could be changed.

 

A question directed to Mr. Blank asking him if he can limit the development to retired persons, or if he can just build single-family homes.

 

Mr. Blank responded that they are not going to limit it solely to retired people, but they are the target population.  He also stated that the site is not the best site for single-family homes.  He then responded that he thinks a courtyard with landscaping would be a better view that a highway for the neighborhood.

 

MOTION:  Commissioner Harold Pelton, seconded by Chairperson Alvin Bellmer to deny the rezoning. 

 

MOTION:  Chairperson Alvin Bellmer, seconded by Commissioner Harold Pelton to deny the conditional use permit.

 

Chairperson Bellmer stated that the site should be R-2 except for along the highway and southern property line. 

 

Commissioner Schaetz stated that she wants a diversity of housing in the community and that single-family homes along Hwy 441 is probably not the best use.  She suggested more cooperation between the developer and the residents. 

 

Commissioner Pelton asked Mr. Blank if he was selling duplexes.

 

Mr. Blank responded that he would sell one unit at a time to different owners.

 

Director Dearborn explained that the R-5 zoning and the CUP can be modified by the Plan Commission to be all single-family detached units if the commission wants.

 

Joe Jankowski of Lakeshore Dr. had concern about the distance between buildings.

 

Chairperson Bellmer responded that the R-5 zoning allows for reduced setbacks for interior buildings and that the perimeter setback is 30’ from all property lines and that buildings can be as close as 10’.

 

A roll call vote was requested by Ms. Holtz.  Commissioner Terry Buck-naye; Commissioner Michael VanDyke-aye; Commissioner Harold Pelton-aye; Chairperson Alvin Bellmer-aye; Commissioner Dennis Jochman-naye; Commissioner Kris Koeppe-naye; Commissioner Michelle Schaetz-naye.  Motion failed 3-4.

 

MOTION:  Commissioner Terry Buck, seconded by Commissioner Dennis Jochman to approve the rezoning.  Commissioner Terry Buck-aye; Commissioner Michael VanDyke-naye; Commissioner Harold Pelton-naye; Chairperson Alvin Bellmer-naye; Commissioner Dennis Jochman-aye; Commissioner Kris Koeppe-aye; Commissioner Michelle Schaetz-aye.  Motion carried 4-3.

 

MOTION:  Chairperson Alvin Bellmer, seconded by Commissioner Harold Pelton to withdraw the motion to deny the conditional use permit.

 

MOTION:  Commissioner Dennis Jochman, seconded by Commissioner Terry Buck to approve the conditional use permit with the conditions that the developer and a group of residents meet with staff to explore density, design and layout of the proposed conditional use permit and make a recommendation to the Plan Commission.  Motion carried unanimously.

 

MOTION:  Commissioner Terry Buck, seconded by Commissioner Dennis Jochman to withdraw the motion to approve the rezoning.  Motion carried unanimously.

 

MOTION:  Commissioner Terry Buck, seconded by Commissioner Dennis Jochman to delay the rezoning so that the conditional use permit can be reviewed by a committee of residents, the developer and staff and that a recommendation from this committee can be made to the Planning Commission.  Motion carried unanimously.

 

  1. Conditional Use Permit – Michael Blank, Cypress Homes – Lake Breeze Condos – Tayco Road – 008-0308-01-01

See discussion for item 2.

 

 

OTHER BUSINESS:

  1. Discussion Item – Subdivision Amenities and Enhancement

Staff presentation was given to Plan Commission.

 

  1. Development Report – Community Development Director George Dearborn explained that the Palisades Condo development is going through the site plan review committee process and will proceed in phases.  MEE Bellevue has the site plan review approval and will probably start earthwork this fall.  The department is still waiting for building plan for the Sports Bar.
  2. Building Permit Report & Cost Benefit Analysis

The cost-benefit table for July shows that the permits for single-family residential are down, compared to this time last year.  The cost/benefit analysis is positive due to multi-family, commercial & industrial development.

 

 

 

COMMUNICATIONS:

None for this meeting.

 

 

ADJOURNMENT:

MOTION:  Commissioner Harold Pelton, seconded by Commissioner Terry Buck to adjourn the meeting of August 17, 2005 at 6:46 PM.  Motion carried unanimously.

 

 

 

 

Mark J. Mommaerts

Recording Secretary