Draft

To Be Approved
 
***TOWN OF MENASHA***

PLANNING COMMISSION MEETING

WEDNESDAY, SEPTEMBER 21, 2005 at 5:00 PM

MUNICIPAL COMPLEX - 2000 MUNICIPAL DRIVE

 

CALL TO ORDER: Chairperson Bellmer called the Planning Commission Meeting of September 21, 2005 to order at 5:00 PM.

 

 

PRESENT:       Chairperson:                 Alvin Bellmer

Commissioners:            Dennis Jochman(5:10)    Harold Pelton               Kris Koeppe
Terry Buck                   Michelle Schaetz           Michael Van Dyke

Staff:                            George Dearborn, Community Development Director

Mark Mommaerts, Associate Planner

 

 

EXCUSED:      Names

 

 

ABSENT:        Names

 

 

ALSO PRESENT:       Dave Schmalz               Jerry Porsche               Bob Liedl         Leo Grimes

                                    Curt Solberg                 Pat Gambsky                John Davel       Stuart Bedwhen

                                    Dan Braun                    Bruce Anunson Marilyn Anunson

 

 

PLEDGE OF ALLEGIANCE:

 

 

APPROVAL OF MINUTES – August 17, 2005

The minutes of August were reviewed.  Motion by Chairperson Bellmer, seconded by Commissioner Buck to approve the minutes of the August 17, 2005 meeting.  Commissioner Schaetz asked that comments from the August 17, 2005 meeting be clarified.  Motion carried with the corrected comments 6-0-1.

 

 

NEW ITEMS OF BUSINESS:

  1. Sign - Applicant Marv Grall of Appleton Sign – Workforce Development – 1401 McMahon Drive – 008-5223

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Pelton to approve the sign as submitted.  Motion carried 6-0-1.

 

  1. Sign – Daniel Grady – Sidelines Sports Pub & Grille – 1575 Plaza Drive (Gateway Retail Center) – 008-0233-06

Department of Community Development Director George Dearborn introduced the item stating that there are sign standards for the B-5 zoning district and for Gateway Square and that the applicant is requesting a delay.

 

MOTION:  Commissioner Pelton, seconded by Commissioner Schaetz to delay the sign.  Motion carried 6-0-1.

 

  1. Certified Survey Map – William Degeneffe – Palisades Estates Condos – Baldwin Court – part of 008-1801 & part of 008-1802

Department of Community Development Director George Dearborn introduced the item.

 

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

 

  1. Certified Survey Map – William Degeneffe – Palisades Estates Condos – West of Palisades Park between Valley Road & George Street – 008-0039, 008-0040 & 008-0041

Department of Community Development Director George Dearborn introduced the item.

 

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

 

  1. Certified Survey Map – William Degeneffe – Palisades Estates Condos – West of Palisades Park between Valley Road & George Street – 008-0040 & 008-0041

Department of Community Development Director George Dearborn introduced the item.

 

Chairperson Bellmer asked why these two CSMs couldn’t be put together into one.

 

Dave Schmalz of McMahon & Associates replied that according to State law a CSM can only create 4 lots, whereas these two CSMs were creating more than 4 lots so they had to be split into two.

 

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

 

  1. Certified Survey Map – Dobberke Revocable Trust – County Road BB (Prospect Ave) & Irish Road  – 008-0158

Department of Community Development Director George Dearborn introduced the item.

 

John Davel of Davel Engineering stated that the CSM will be modified so that land to the east can be added to Lot 2 to make it conform to the A-2 zoning district lot size requirement of 5-acres or more.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to approve the certified survey map with the condition that Lot 2 be expanded to meet Winnebago County Town Zoning Code lot size requirements.  Motion carried unanimously.

 

  1. Condominium Plat – Gambsky Builders – 1261 & 1263 Fatima Street – 008-3186-03

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Commissioner Jochman, seconded by Commissioner Schaetz to approve the condominium plat.  Motion carried unanimously.

 

  1. Preliminary Plat – Applicant Davel Engineering, Inc. – Winding Creek Estates – West of Irish Road & North of East Shady Lane – 008-0194, 008-0196, 008-0199 & 008-0201

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to delay for 30 days the preliminary plat. 

 

John Davel of Davel Engineering stated that the main concerns were with the parkland, environmental corridor and bike/pedestrian trail.  Mr. Davel provided the Plan Commission with drawings of the proposed subdivision  with two park locations, one proposed south of the stream and one requested by the Town north of the stream.  The developer prefers the proposed south of the stream location.

 

Director Dearborn stated that the trail could be located along the roadway and that there is no compensation by the Town for parkland dedication.  The two options are parkland dedication or pay a fee in lieu of parkland.  The Park Commission in this case is requesting parkland.  He also stated that the parkland needs to be upland, useable area.

 

Commissioner Schaetz had concerns about the trail going between two lots.

 

Chairperson Bellmer also had concerns about the proposed trail in the backyards of the lots on the southern portion of the subdivision.

 

Mr. Davel responded that they could place the trail along the road.  The main objection from the developer is the trail in the backyards along the stream.

 

Director Dearborn stated that originally staff asked that the trail be along the environmental corridor.

 

Leo Grimes of Irish Road expressed a concern over drainage.

 

Director Dearborn explained that a drainage plan will be submitted that must meet the Town’s standards.

 

Mr. Davel stated that they are studying Outlots 2 & 3 as possible locations for stormwater detention ponds.  He also expressed concern about dedicating to the Town the environmental corridor.  His concern is that it would create a larger setback from the stream and would decrease lot values.  Mr. Davel suggested that an environmental easement similar to the one in Wildlife Heights subdivision be created.

 

Director Dearborn responded that the easement places a hardship on the Town to enforce, however, it is an alternative that can be considered.

 

Mr. Davel asked if the location of the parkland is a question for the Park Commission.

 

Director Dearborn answered yes.

 

Chairperson Bellmer asked if the proposed parkland property was usable like the requested parkland property.

 

Mr. Davel answered that a small portion of the proposed parkland was in the wetlands.

 

Director Dearborn commented on the proposed parkland being disconnected by the road.

 

Commissioner Schaetz asked about the wetland delineation report.

 

Mr. Davel answered that the report has been submitted but he doesn’t know if it has been approved.

 

Motion carried unanimously.

 

  1. Town B-5 Conditional Use Permit – Martenson & Eisele, Inc. – Cottagewood Condominiums – E. of Irish Road & N. of West American Drive – 008-0230 & 008-0230-02

Department of Community Development Director George Dearborn introduced the item.

 

Mark Winter of Mark Winter Homes expressed concern about the 1/3 or 7’ masonry requirement in the B-5 zoning district and cost concerns.

 

Director Dearborn recommended that exterior facades be brought back to the Plan Commission for approval.

 

Chairperson Bellmer asked about the limit on business hours from 8am-5pm.

 

Mr. Winter replied that he was willing to write the code with the Town.

 

Director Dearborn suggested that the business hours could be determined on a case by case basis.

 

Curt Solberg of Martenson & Eisele asked if the issue could be covered in the Developers Agreement.

 

Director Dearborn replied that the Developer’s Agreement could cover this issue.  Also, Community Development will need to approve the business license for each business. 

 

Commissioner Van Dyke asked for clarification on staff recommendation #19 regarding private road and public roads.  He also asked what is going to happen with Ethan Way.

 

Director Dearborn answered that the recommendation should read public access road and not private.

 

Mr. Winter stated that there are wetlands to the north of Ethan Way.

 

Director Dearborn stated that it will be addressed when the property to the east develops.

 

Commissioner Schaetz brought up the issue about 2 parking spaces per Live/Work unit and if this requirement was limited to the Live/Work units.

 

Mr. Winter responded that he would limit the Live/Work units to the west side and the number of units.

 

Commissioner Schaetz expressed concern that it may be too much parking if it applied to all units.

 

MOTION:  Commissioner Pelton, seconded by Chairperson Bellmer to approve the Town B-5 conditional use permit with the following conditions: all conditions outlined in the staff memo, the faηade be brought back to the Plan Commission for approval, and the hours of operations be limited as determined appropriate by the Department of Community Development.  Motion carried unanimously.

 

 

OLD ITEMS OF BUSINESS:

            None for this meeting.

 

 

OTHER BUSINESS:

  1. Development Report – Single-Family permits has dropped dramatically compared to August of 2004.  The MEE Bellevue, the Live/Work condos and the Palisades condo developments will bring value to the Town.
  2. Building Permit Report & Cost Benefit Analysis

The cost-benefit table for August shows that there is a negative cost/benefit to the Town for the month of August, but overall, the Town has a positive cost/benefit for the year.

 

 

 

COMMUNICATIONS:

None for this meeting.

 

 

ADJOURNMENT:

MOTION:  Commissioner Pelton, seconded by Commissioner Schaetz to adjourn the meeting of September 21, 2005 at 6:12 PM.  Motion carried unanimously.

 

 

 

 

Mark J. Mommaerts

Recording Secretary