***TOWN OF
PLANNING COMMISSION MEETING
MUNICIPAL COMPLEX -
CALL TO ORDER: Chairperson
Bellmer called the Planning Commission Meeting of
PRESENT: Chairperson: Alvin Bellmer
Commissioners: Dennis Jochman Kris Koeppe
Terry Buck Michelle Schaetz Michael Van Dyke
Staff: George
Dearborn, Community Development Director
Mark Mommaerts, Associate Planner
EXCUSED: None
VACANT: 1 Commissioner position
is vacant
ALSO PRESENT: Dennis Smith Bob Liedl Bob Reider
Darin Schoening Dan Schmidt Mike Schmio
Pat Gambsky Jon Losle Bruce Anunson
Mary Anunson Bill Acker Martha
Acker
Mark Boehlke
PLEDGE OF ALLEGIANCE:
APPROVAL OF
PUBLIC HEARING MINUTES February 15, 2006
The minutes of the Public
Hearing were reviewed. Motion by Chairperson Bellmer, seconded
by Commissioner Buck to approve the Public Hearing minutes of the
APPROVAL
OF MINUTES February 15, 2006
The minutes of February were
reviewed.
Chairperson Bellmer asked that the minutes of Item #1 be changed to
reflect that the Future Land Use Map may have to be changed, not that it would
have to be changed.
Motion by
Commissioner Van Dyke, seconded by Commissioner Jochman
to approve the minutes of the
NEW ITEMS OF BUSINESS:
- Sign
Kieffer & Co., Inc. - Affinity
Department of Community Development Director George Dearborn introduced
the item.
Chairperson Bellmer asked the applicant if they
have any questions or comments.
Mr. Smith replied no.
MOTION: Chairperson Bellmer,
seconded by Commissioner Schaetz to approve the signs
with the following
conditions:
·
When the land
indicated as future development parcel is sold, the sign at the corner of
County Road CB and Deerwood shall be removed, or all references to Affinity
shall be removed from the face of the sign so as to comply with Town Ordinances
regarding off-premise signage.
- Final
Plat Fieldcrest Developers, LLP Airport Grove 829 &
Department of Community Development Director George Dearborn introduced
the item.
MOTION: Commissioner Jochman, seconded by Commissioner Van Dyke to approve the
Final Plat with the following conditions:
·
All taxes and assessments shall be paid prior to the
Town affixing signatures on the Final Plat.
Motion carried unanimously.
- Certified
Survey Map Martenson & Eisele
Cottagewood Condos NE corner of
Department of Community Development Director George Dearborn introduced
the item.
Chairperson Bellmer asked if a condominium plat
would be presented before the Plan Commission.
Associate Planner Mark Mommaerts responded that the Plan Commission has
already approved a condo plat.
MOTION: Chairperson Bellmer, seconded by Commissioner Buck to approve the
Certified Survey Map with the following conditions:
·
All taxes and assessments shall be paid
prior to the Town affixing signatures on the Certified Survey Map.
Motion carried unanimously.
- Certified
Survey Map Martenson & Eisele
Cottagewood Condos - NE corner of
Department of Community Development Director George Dearborn introduced
the item.
MOTION: Chairperson Bellmer, seconded by Commissioner Jochman
to approve the Certified Survey Map with the following conditions:
·
All taxes and assessments shall be paid
prior to the Town affixing signatures on the Certified Survey Map.
Motion carried unanimously.
- Town
B-5 Conditional Use Permit Retail Center APEX Construction NW Corner
of West American Dr. & Olde Buggy Dr.
008-0224-03-01
Department of Community Development Director George Dearborn introduced
the item.
The owner of the development asked why a sidewalk along
Director Dearborn responded that safety is the main concern and that the
intent is to get people off the road with the increased traffic from the
development.
The owner stated that the sidewalk should extend beyond the Church
property as well into the residential area.
Director Dearborn explained that the Church was an existing development
before the Town started requiring sidewalks.
The owner stated that the second concern is with buffering from the
residential properties to the north. He
stated that there is a 6-foot wood fence on the south property line of the
church and asked what more needs to be done.
Director Dearborn responded that more trees or enhanced landscaping could
be planned. He also stated that trees
are identified in this area on the Landscape Plan.
Chairperson Bellmer asked if the existing trees
will remain and if more vegetation in the northeast corner could be provided
for screening from the residential area.
The owner responded that a majority of the trees will, depending on the
detention pond construction.
Bill Acker of
Commissioner Jochman asked if there was fencing
along the sidewalk between the pond and the sidewalk as a safety concern.
Commissioner Schaetz suggested that there could
be a buffer with shrubs.
Commissioner Van Dyke asked why it is a 5-foot concrete sidewalk and not a
10-foot asphalt trail.
Director Dearborn stated that sidewalks are intended to be feeders into
the trail system.
Chairperson Bellmer stated that staff has a
concern with the drive-thru on the south building. He also asked the owner if they have a tenant.
Director Dearborn responded that without knowing the use, it is difficult
to determine if the stacking distance is appropriate to avoid disrupting
traffic flow.
The owner responded that a dry cleaner or bank is intended for that
location and that the south building would be a 3 tenant building. He also stated that they have a tenant who is
looking at the southern portion of the south building.
Mr. Acker expressed concern over light and noise, and also odors from
restaurants or other uses. He also asked
if the fire access lane met the requirements.
The owner stated that it is a two phase development with the south
building being phase one. The foundation would be in for the north
building, but actual building construction wouldnt be until September or
October.
Director Dearborn stated that the Fire Department has viewed the plans
and that there could be a condition to constrict odor from off-site.
Mr. Acker asked if more vegetation and a 6-foot berm
on the northern portion of the site could be provided.
Commissioner Jochman stated that a fence and berm seems redundant and that the Landscape Plan indicating
trees along the north property lines is acceptable.
Martha Acker stated that there is a 6-fence behind the BP Express, except
the gas station built the land up so the fence doesnt screen it.
Chairperson Bellmer asked if a berm would affect the drainage plan. He also asked about the architecture of the
buildings exterior.
The owner was not sure, but explained that a portion of the pond bends
around behind the building. He also
responded that the building is CMU with EIFS and colors to complement the
convenience store.
Commissioner Van Dyke expressed concern over noise and asked if the
Commission could limit speakers.
Director Dearborn responded that the Commission could prohibit outdoor
speakers.
Chairperson Bellmer stated that speaker noise
will be an issue. He also asked what the
finish floor elevation is compared to the lot grade at the property line.
The owner stated that the building will be about 2-feet higher than the
grade at the property line. He also
stated that they are not opposed to a berm with
landscaping on top.
Commissioner Van Dyke asked if the Landscaping Plan would be brought back
to the Plan Commission.
Director Dearborn stated that the Commission could condition it come back
as well as anything else.
Commissioner Jochman stated that staff could
bring back any questionable issues regarding the site.
Commissioner Schaetz asked if the amount of parking
is more or less than the amount required.
Reducing the amount of parking could be looked at which may reduce the
size of the detention pond.
Director Dearborn stated that the Town has worked with the County before
for reducing parking.
The owner stated that he has an interest in reducing the amount of
parking.
A resident on
Commissioner Schaetz stated that an engineer
will have to hold all run-off on site.
Mr. Acker asked if the overflow could go into the dry pond on the
Churchs site and they might consider a shared pond.
The owner stated that the DNR may have issues with that.
Chairperson Bellmer asked if the Site Plan
would have to come back to the Plan Commission if they changed the number of
parking spaces or pond location.
Director Dearborn responded that if they reduce the amount of parking
then no, but a major change to the Site Plan would require Plan Commission
approval.
Commissioner Van Dyke asked the owner if the drive-thru speakers could be
eliminated.
Director Dearborn suggested that if it is a questionable use, then it be
brought back before the Commission.
MOTION: Commissioner Jochman, seconded by Commissioner Buck to approve the Town B-5 Conditional Use Permit with the following conditions:
·
A 5-foot wide
concrete sidewalk shall be constructed along
·
Landscape
screening shall be utilized along the north edge of the site to buffer the
development from the residential uses to the north.
·
If any of the
drive-thrus intend to use speakers then they shall be
designed to not direct any sound to the adjacent residential areas. No sound from the operations of any speakers
used at drive thrus or for any other purpose shall heard beyond the property lines. For the purpose of enforcement any decibel
reading taken at the property lines of the development shall not exceed the
ambient decibel readings found at the property lines.
·
The applicant
shall submit to Community Development more details on the proposed use of the
drive-thrus and the stacking distances of the drive-thrus to ensure that vehicle flow is not disrupted.
·
The applicant
shall submit to Community Development the uses of the tenant spaces for staff
review of appropriateness in the zoning district. Uses deemed questionable by staff shall be
brought before the Plan Commission for approval.
·
At Community
Development staff discretion, issues regarding drive-thru tenants, landscaping,
odor, noise and/or any other issue shall be brought before the Plan Commission
for approval.
·
Detailed Site
Plan A detailed site plan meeting the requirements of the Town of Menasha
Site Plan Review Ordinance & WCTCZO Chapter 17.13-B shall be submitted to the Community
Development. The proposal must meet WCTCZO Chapter 17.13-B in its entirety including the following:
Architecture
·
Elevations All
architectural facades shall meet WCTCZO 17.13-B. Architectural
elevations, floor plans, material samples, and color samples shall be submitted
to the Department of Community Development for approval and shall meet WCTCZO
17.13-B in its entirety.
·
Setbacks All
buildings shall meet the required setbacks per WCTCZO Chapter 17.13-B.
Landscaping
and Screening
·
Landscaping A
landscaping plan shall be submitted by the applicant that meets or exceeds the
standards of the Town of Menasha Municipal Code Chapter 29 and WCTCZO Chapter
17.13-B.
·
Refuse Storage
Dumpster enclosures shall meet WCTCZO Chapter 17.13-B.
·
Services Air
conditioning, gas and electric units shall be identified and screened.
·
Fences No fences are identified. All fences
require separate application and review.
·
Roof Mounted
Equipment No roof mounted equipement
is identified. Applicant shall identify RMEs, if any exist, and provide detail on how they will be
screened from view.
·
Open Space The
applicant shall meet WCTCZO 17.13-B regarding 30% open space.
·
FAR (Building
Floor to Site Area Ratio) The applicant shall meet the requirement for FAR
per WCTCZO 17.13-B and submit information to determine the FAR on the
site.
·
Outside Storage
No outside storage of materials shall be allowed. All business, servicing, processing, and
storage shall be conducted within completely enclosed buildings per WCTCZO
17.13-B.
Traffic
and Access
·
Parking Parking
shall meet the requirements of WCTCZO 17.26 and 17.13-B.
·
Access Driveway
curb cuts shall require an excavation permit and escrow through the Street
Department.
Streets
and Improvements
·
Improvements
All improvements shall meet the Town of
Lighting
·
Lighting All
fixtures including exterior building fixtures shall be direct cut-off
fixtures. Lighting requirements shall
meet WCTCZO 17.13-B.
Stormwater
and Erosion Control
·
Stormwater and Erosion Control A
Stormwater and Erosion Control Plan shall meet WCTCZO 17.13-B and Town of Menasha Municipal Code Chapter 31 in its
entirety.
General
·
Signs No signage details are indicated. Any proposed
signs require separate application and review.
·
Accessory
Structures Any future accessory structures or additions will require a new
Town B-5 Conditional Use Permit.
·
Radio and
Television Antennas No antennas are indicated. Radio and Television Antennas
shall meet WCTCZO 17.13-B.
·
Satellite Dishes
No satellite dishes are indicated. Satellite dishes shall meet
WCTCZ 17.13-B.
·
Noxious uses -
Uses that are offensive due to odor, smoke, fumes, dust, noise, vibration,
radioactive emissions, pollution, or excessive danger of fire or explosion
shall not be allowed, per WCTCZO 17.13-B.
Fire
Protection
·
Fire Protection
The applicant shall meet all requirements of Town Ordinances on Fire Projection
and all other applicable fire codes.
Utilities
·
Utilities The
location of all utilities shall be submitted by the applicant. The applicant shall meet all requirements of
the Town of
Commissioner Van Dyke asked
if the sidewalk could be extended beyond the church site.
Mr. Acker stated that he is
opposed to paying for a sidewalk.
The owner stated that he is opposed
to it if the Church isnt willing to share the cost. He also asked if the sidewalk could be
asphalt instead of concrete.
Commissioner Jochman expressed concern that asphalt would require more
maintenance than concrete on the Towns part.
Motion carried unanimously.
OLD ITEMS OF BUSINESS:
- Rezoning
Bruce Anunson 2158 Irish Road 008-0201
& 008-0194
Department of Community Development Director George Dearborn introduced
the item. He also stated that a new
proposal for R-5 zoning with conditions on the building will be submitted.
MOTION: Chairperson Bellmer, seconded by Commissioner Van Dyke to delay the
Rezoning as submitted.
Commissioner Jochman expressed concern about
the R-5 and whether this is the right place for it.
Director Dearborn stated that the Town will work with the County.
Motion carried 5 ayes to 1
nay (Commissioner Jochman).
OTHER BUSINESS:
- Development Report There were 3 single family
residential permits issued and 1 duplex permit for February. Value is slightly below that of last
year.
- Building Permit Report & Cost Benefit
Analysis
The
cost-benefit table for February shows that there is a negative cost benefit at
this time.
COMMUNICATIONS:
ADJOURNMENT:
MOTION: Chairperson Bellmer, seconded by Commissioner Schaetz
to adjourn the meeting of
Mark J. Mommaerts
Recording Secretary