PLANNING COMMISSION MEETING MINUTES

Town Hall, Wednesday March 20, 2002 for approval at the

4/10/02 meeting

 

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

 

PRESENT:  Chairperson Bellmer and Planning Commissioners’ Michael Van

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

                     Ratchman. Community Development Director George Dearborn and

                     Associate Planner Jeffrey Smith.

 

EXCUSED:  Commissioner Lewis

 

ALSO PRESENT:  Carl Stapel

                                 Leona Stapel

                                 Russ Handevidt

                                 Cormac McInnis

                                  Bob Liedl

                                  Cheryl Barth

                                  Mike Barth

                                  Mike Lynch

                                  John Schaidler

                                  Pete Rohe

                                

                                                                        

Approval of Minutes – February 20, 2002

 

Motion by Commissioner Van Dyke, seconded by Commissioner Pelton, to approve the minutes of the Planning Commission meeting on February 20, 2002 as submitted. Motion carried with 6 Aye, 1 Excused (Commissioner Lewis).

 

1.  Certified Survey Map – Davel Engineering Inc. –  Sell Ct.– (008-4812, 008-4814-02, 008-4811-02)

 

            Director Dearborn explained that the CSM would combine three lots into one lot

            in order to correct a potential zoning nonconformance for a proposed warehouse

            project on the property.

 

Motion by Chairperson Bellmer, seconded by Commissioner Jochman, to approve the CSM as submitted. Motion carried with 6 Aye, 1 Excused.

           

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

 

2.  Rezoning – Davel Engineering Inc. – 2nd Addition to High Plain Meadows - (008-0169[p])

 

Director Dearborn reported to the Commission that the applicant was proposing a rezoning from A-2 (General Farming) to R-3 (Two-Family Residential) and R-4 (Multiple-Family) for a duplex and apartment project. Since the Future Land Use Map calls for the subject property to be Low Density Residential, staff could not recommend approval since it would then violate the Town’s adopted Comprehensive Plan. Therefore, staff advised the applicant to apply for an amendment to the Future Land Use Map, which would change it from Low Density Residential to Mixed Residential. The public hearing for this amendment will take place at the April meeting. The applicant and staff then recommended a 30 day delay on the rezoning in order to first address the proposed amendment to the Comprehensive Plan.

 

John Schaidler, 623 E. Shady Lane, stated that the property was proposed for a multi-family project in the past and it was denied by the Town Board. Mr. Schaideler reiterated that the proposed rezoning violates the Future Land Use Map. Furthermore, Mr. Schaidler expressed a viewpoint that high bedrock for the subject property was not a justification for a multi-family project. In addition, Mr. Schaidler suggested that the Town should look at the long-term relationship of the subject property with the adjacent quarry. Therefore, Mr. Schaidler was opposed to the proposed rezoning as well as an amendment to the Future Land Use Map.

 

Motion by Chairperson Bellmer, seconded by Commissioner Pelton, to delay the rezoning for thirty-days in order for the applicant to first apply for an amendment to the future land use map for the subject property. Motion carried with 6 Aye, 1 Excused.

           

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

 

 

 

OLD ITEMS OF BUSINESS

 

1. Preliminary Plat – Martenson & Eisele –  Shady Springs Estates VI  – (008-0223)

 

Director Dearborn told the Commission that the developer, Don Gehrt, approached staff a day prior to the meeting to discuss a new proposal for the preliminary plat. Mr. Gehrt then requested another 30 day delay in order for the plat to be modified to address the concerns of Town staff.

 

Pete Rohe, 1283 Whippletree Lane, explained that he entered into a land contract with Mr. Gehrt when he purchased a nearby lot. Mr. Rohe explained that the contract called for the storage building to be removed within three years or to put up a fence. In addition, Mr. Rohe would prefer two cul-de-sacs as opposed to Martingale Lane going all the way through to Whippletree Lane.

 

Mike Barth, 1302 Whippletree Lane, stated that he always believed that there would be a cul-de-sac coming off of Whippletree Lane for the subject property.

 

Motion by Commissioner Jochman, seconded by Chairperson Bellmer, to delay the preliminary plat for thirty-days. Motion carried with 6 Aye, 1 Excused.

 

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

 

2.  Variance – James Stapel – 1580 Lakeshore Dr. – (008-0628)

 

Director Dearborn restated the fact from the last meeting that there would now in effect be a new addition with the proposed raised roof. The footprint would not change but the visibility would be altered. Even with new details provided, such as building sketches and pictures, the proposal still met the three justifications for a variance (exceptional circumstance, preservation of property rights, absence of detriment) according to Town staff.

 

Carl Stapel, 1580 Lakeshore Dr., explained some of the natural conditions of the property that have caused problems (e.g. erosion, clay shifting) through the past many years. Mr. Stapel told the Commission that he met with the opposing neighbor to show the latest building sketches and to discuss the visibility concern. Mr. Stapel went on to state that the opposing neighbor still had concerns about the visibility.

 

Commissioner Jochman clarified with Director Dearborn that alternative designs (e.g. glassed enclosure) were discussed with the applicant but those were not financially feasible. Mr. Jochman did point out that visibility was still being reduced. Furthermore, Commissioner Jochman later stated that a nonconforming structure (e.g. the 34’ x 34’ addition) within the 75 ft. shoreland setback should not obstruct the view of other properties to the water. Chairperson Bellmer soon concurred with this viewpoint.

 

Motion by Commissioner Pelton, seconded by Commissioner Van Dyke, to approve the variance as submitted. Motion carried with 4 Aye, 2 Nay, 1 Excused.

 

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

 

 

 

 

 

 

 

 

OTHER BUSINESS

 

1. Comprehensive Plan Update – Agricultural, Natural and Cultural Resources & Economic Development Element

 

The main issues/concerns expressed on the Agricultural, Natural & Cultural Resources Element by the consultant for the comprehensive plan, Jon Bartz, Town staff, and the public were as follows:

 

  1. Is there a lifeline for the active quarries? The Town will receive reclamation plans for them this year.
  2. Wetlands and woodlands are important Town assets. A Town scientific survey recently supported this notion. A problem is that the Town has little leverage over preserving tress & vegetation on private property. Financial incentives for preserving these natural resources might be a possible solution. The Town does collect an open space fee for new developments.
  3. The Town’s site plan review process works/encourages preservation of trees, etc. Also, a landscape ordinance will soon be adopted by the Town that works towards this goal as well.
  4. Fritse Park may be enhanced with the upcoming trestle trail.
  5. Easy access (e.g. trails, wider roads) to parks is important.
  6. Air & water quality are very important issues that must be addressed. The Town should not only be concerned with water runoff (e.g. detention areas for drainage) but with the water quality as well.
  7. Cluster zoning is a good tool to preserve natural features/resources.
  8. Objective f. should be changed since the Town is urbanizing and farming/food production is not a realistic future land use for the Town.
  9. Objective g. (management of solid & organic wastes) should be moved to the Community Facilities Chapter.

 

The main issues/concerns expressed on the Economic Development Element by the consultant for the comprehensive plan, Jon Bartz, Town staff, and the public were as follows:

 

  1. Older industrial jobs will have to adjust to the changes in the economy (more service orientated).
  2. The Town needs more industrial sites, which will require utilities to be extended to these areas.
  3. The possible name change to “Bridgeview” could be a major marketing opportunity for the Town.
  4. Infrastructure improvements will help economic development efforts in the Town.
  5. The overall economic quality of the Fox Cities is important to the economic benefit for the Town.
  6. The Town will soon conduct business visits in order to explore their needs and issues.
  7. Objective d. (improving visual quality of existing commercial & industrial properties) should be further explored to include specific properties/locations in the Town.

 

 

ADJOURNMENT:

 

Motion by Commissioner Pelton, seconded by Chairperson Bellmer to adjourn the meeting at 7:38 p.m. Motion carried with 6 Aye, 1 Excused (Commissioner Lewis)

 

 

                                                                                   Respectfully submitted,

 

 

 

 

                                                                                    Jeffrey Smith

                                                                                    Associate Planner