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HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 August 19, 2023 PLAN COMMISSION MINUTES September 19, 2023 PRESENT: Thomas Perry, Mamadou Coulibaly, Paul Esslinger, Karl Loewenstein, Kathleen Propp, Meredith Scheuermann EXCUSED: John Kiefer, Ed Bowen, Margy Davey, DJ Nichols STAFF: Mark Lyons, Planning Services Manager; James Rabe, Director of Public Works; Emma Dziengeleski, Assistant Planner; Brandon Nielsen, Planner; Brian Slusarek, Planner; Jeff Nau, Planner Chairperson Perry called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of September 5, 2023 were approved as presented. (Propp/Scheuermann) Mr. Lowenstein arrived at 4:03 pm. I. PRESENTATION AND DISCUSSION ON CLEARWELL AD HOC COMMITTEE REPORT FOR THE PROPERTY LOCATED AT 425 LAKE SHORE DRIVE Site Inspections Report: Ms. Scheuermann, Mr. Esslinger, and Mr. Lowenstein reported visiting the site. Linda Moore, Project Manager with Jacobs Engineering at 1610 North 2nd Street Suite 201 Milwaukee Wisconsin 53212, presented twelve Power Point slides giving a brief overview of the project background. The architectural finish options have been narrowed down to number one and number five. Perimeter fence, site security, landscaping, appearance, and functionality were all discussed during the process. Planning to present the highlights of the committee’s work, input from Advisory Park Board, and from Plan Commission to the Common Council meeting next week, on 9/26. The Clearwells need to be replaced in order to comply with State Statute. We are under a corrective action plan, which means we must enter into final design for these improvements this fall and then get construction underway next year. The plan would be to work on filtration plant improvements this fall and a landscape plan. Get final permitting from the City in 2024 through the DNR and Public Service Commission so that we can get construction underway. Mr. Perry opened up technical questions to staff. __________________________________ Plan Commission Minutes 2 August 19, 2023 Ms. Scheuermann wanted to know more details about the ad hoc committee. Mr. Rabe stated there were six committee members. Ms. Moore talked about the committee members and the committee liaisons. Liaisons were from the Fire Department, Police Department, Community Development, Public Works, and Parks. Committee members got twice the voting power as the liaisons. The committee members had four votes for each topic, and liaisons had two. Ms. Scheuermann wondered what the differences are in option one and option five facades. Mr. Lyons stated the primary difference is the banding at the top. Ms. Moore stated option one, in the banding, the pump station has masonry glass block windows in between brick, banded above and below. That feature is similar to the filtration plant. The reservoirs, rather than having windows because these are concrete structures, will have a 5x5 area filled with herringbone pattern brick. That gives you a suggestion of a window but it is not a window. With the precast concrete panels that have art on them, the window impression on the reservoir is replaced with panels. The daylighting windows were kept on the north, south, and east sides of the pump station because we want daylighting in that room. That room is going to be a highly occupied space. A wild rice motif would be on a precast concrete veneer/panel on the Lake Shore Drive side, which would sacrifice some daylight there. Mr. Lyons stated it is really the inclusion of the art verses the herringbone brick pattern. Ms. Propp wondered if the engineering has been restructured now so that the storage tanks are shorter and in a rectangular shape. Mr. Rabe stated the Common Council passed a resolution in September 2022 directing staff to work with Ms. Moore and her team to redesign the storage tanks from the precast round structures to the cast-in-place rectangular structures. The final engineering has not been done. Ms. Moore stated conceptually the two different façade options do not have a significant price differential between them. Mr. Lyons stated the presentation today is to open up discussion on what has been going on. Plan Commission first saw this project several years ago. A lot has happened since __________________________________ Plan Commission Minutes 3 August 19, 2023 with creation of the ad hoc committee and some of the decisions Council has made. No formal recommendation or action is needed by Plan Commission today. The ad hoc committee recommendations will be going to Council next week. Council will weigh in on the broader picture, elevations, lake shore park, the drive, etc. Once they do, some of those pieces will come to Plan Commission. Final building elevation design will be something Plan Commission will have to address at a later date. Common Council must give exact direction on what they want done to Public Works first, before items can be brought before Plan Commission for the normal process of official approval of public design. This project is a planned development overlay on this property. At some point the full design, landscaping, lighting, fencing, everything will have to come through our typical plan development approval process. That is where Plan Commission will weigh in on the land use, landscaping, all that side of it, before goes on to Council. Today is to let Plan Commission know what has been going on, and to let them know they will be seeing more at a later date for formal approval. Mr. Rabe stated Plan Commission will be seeing this project multiple times. Mr. Coulibaly was wondering if there was neighborhood representation on the ad hoc committee. Mr. Rabe stated there was fairly significant representation. Of the six members there are five members who live around Menominee Park, and one that utilizes the area a lot with the Otter Street Fishing Club. Mr. Perry asked for any public comments. Aaron Sherer, of 1720 Cliffview Drive, stated he sent an email to Plan Commission today. He gave copies to some who have not seen it yet. He was a member of the ad hoc advisory committee, and has been actively engaged in this project for over two years. He has been advocating that the City get a landscape architect involved. Himself and others on the committee expressed frustration in the very first meeting that a landscape architect hadn’t been involved. They were presented very specific architectural plans but no landscaping plans. He is asking that Plan Commission insist a comprehensive plan for the water filtration plant site and surrounding public lands be developed before the Clearwells and pump house project is further reviewed and advanced. The City should be even more attentive and accountable to the ordinances and codes when it is planning its own project. The massive buildings do not meet setback codes from the street. To make them compliant you would have to remove the south section of Lake Shore Drive. The fire department uses Lake Shore Drive to drive fire trucks through, and events use it for ice and park access by vehicles in winter. If the street remains, how would you mitigate the impact of the massive buildings being so close to the street. Green space, landscaping, and __________________________________ Plan Commission Minutes 4 August 19, 2023 trees would need to be done, but we have not seen a landscaping plan. Every decision, even seemingly small, impacts other factors. The Parks Advisory Board was asked for their feedback on the proposed street and parking layout. The Parks Board went against the Clearwells advisory committee’s recommendation and endorsed a plan that would widen the south section of street and add sixteen parking spaces. The Parks Advisory Board was not informed that this decision removes the only possible remaining significant area near the buildings where a berm with trees could be created. City staff also told them they could make the curbs of the parking spaces low so that trucks could back their trailers in and park them on the grass. This would further reduce where tress could be planted. Kirsten Buckstaff, of 1212 Washington Avenue, would appreciate if Plan Commission would consider looking at art panels. There’s a lot of opportunity to highlight what that lake is to us with using sturgeon panels. The panels can be cast with any design. It is an opportunity to reinvent that site and propose some cultural literacy. The wild rice panel on the pump house is a very important piece of our pre-settlement history. She would like you to consider telling a story with the panels and give some deference to the cultural history, indigenous, in Oshkosh and the sturgeon spearing. Bill Wyman, of 1373 Waugoo Avenue, and owner of The Waters which is right next door to this property. He strongly believes we have to look at the big picture. The whole park ties into this so we shouldn’t be looking at one little building and fence. There are many upcoming changes in Menominee Park. The park is one of the strongest things in the community. Mr. Perry closed public comments. Mr. Perry asked if there was any further discussion. Ms. Scheuermann wanted staff to talk more about the sixteen extra parking spots and the setbacks. Mr. Lyons stated the ad hoc committee and the parks advisory board recommended different things. Both recommendations will go on to Council. Council will have to weigh in on what they would like to see. All of those things will have to be incorporated into an overall site plan. That site plan will need to come to Plan Commission and Council through the plan development approval process. A landscape architect getting involved is necessary to make this a successful project but that needs to take place once there is specific direction from Council to Public Works. In regards to setbacks, the property line may need to move. It all depends on what exact direction Council gives Public Works and Parks. __________________________________ Plan Commission Minutes 5 August 19, 2023 Ms. Propp likes option one, but would not object to option five. She could do without the piers for the fence. Mr. Loewenstein had questions regarding changing the road. Mr. Rabe stated the various layouts for the street were not done by the consultant. That was done by in-house engineering division staff. That effort was led directly by Steve Gohde, Assistant Director of Public Works. Once they get clear direction from Council they will proceed to the next step, get a landscape architect, and develop something that will ultimately come back to Plan Commission. Mr. Perry stated he recommends to Council to require additional significant landscaping to soften the stark exterior. II. PUBLIC HEARING: ZONE CHANGE FROM SINGLE FAMILY RESIDENTIAL-9 DISTRICT (SR-9) TO INSTITUTIONAL DISTRICT (I) FOR THE PROPERTY LOCATED ON SOUTH SIDE OF THE 100 BLOCK OF WEST CUSTER AVENUE (PARCEL 1500740100) Site Inspections Report: Ms. Scheuermann, and Mr. Esslinger reported visiting the site. Staff report accepted as part of the record. The applicant requests a zone change from the existing Single Family Residential-9 District (SR-9) to Institutional District (I) for the vacant property located on the south side of the 100 Block of West Custer Avenue. Ms. Dziengeleski presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The site is currently zoned SR-9 and previously had a single-family home that was recently razed. The surrounding area consists primarily of residential uses to the north and east, and institutional uses to the south and west. The 2040 Comprehensive Land Use Plan recommends Light Density Residential uses in that area. This request is intended to provide appropriate zoning for development of future green space for the neighboring school site. The rezone will provide consistent zoning for the properties, which is needed to complete a CSM to combine them. The proposed Institutional zoning is not consistent with the 2040 Comprehensive Land Use Plan recommendation of Light Density Residential for the subject site. However, staff does not have concerns with the proposed rezone to Institutional as the Comprehensive Plan is not intended to be parcel specific and the purpose of this rezone is to allow for future development of the new school’s green space. __________________________________ Plan Commission Minutes 6 August 19, 2023 For these reasons, staff is supportive of the proposed rezoning of the subject site. Staff recommends approval of the rezone with the findings listed in the staff report. Mr. Perry opened up technical questions to staff. Mr. Esslinger was wondering what future activities would be happening on the parcel. Mr. Lyons stated the school district wants to combine parcels, but state statute requires they be under common zoning. Likely use is just green space. Mr. Perry asked if the owner/applicant wanted to make any statements. Nate Considine, with Bray Architects of 829 South First Street Milwaukee Wisconsin, was available for any questions. Mr. Perry asked for any public comments. Mr. Perry closed public comments. No closing statement from the applicant. Motion by Scheuermann to adopt the findings and recommendation as stated in the staff report. Seconded by Loewenstein. Mr. Perry asked if there was any discussion on the motion. Motion carried 6-0 III. PUBLIC HEARING: ZONE CHANGE FROM TWO FLAT RESIDENTIAL- 10 ZONING DISTRICT WITH A PLANNED DEVELOPMENT (TR-10-PD) TO CENTRAL MIXED USE ZONING DISTRICT (CMU) FOR THE PROPERTY LOCATED AT 17 EAST PARKWAY AVENUE Site Inspections Report: Ms. Scheuermann, Ms. Propp, and Mr. Esslinger reported visiting the site. Staff report accepted as part of the record. __________________________________ Plan Commission Minutes 7 August 19, 2023 The applicant requests a zone change from the existing Two Flat Residential – 10 District with a Planned Development Overlay (TR-10-PD) to Central Mixed Use District (CMU) for the property located at 17 East Parkway Avenue. Mr. Nielsen presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. According to the City Assessors data, the property contains one building that was constructed in 1956 and is currently listed as vacant. The surrounding area consist of mainly commercial uses to the north, south, and west; residential to the east, along with an institutional land use to the north east. The 2040 Comprehensive Land Use Plan recommends Center City land uses for the subject area. The applicant intends to utilize the existing vacant building to store and sell pool tables. This type of commercial land use, retail sales, is not permitted in the current zoning district of TR-10-PD and therefore would be considered a legal non-conforming land use. The applicant intends on making improvements to the site but legal non- conforming land uses cannot be expanded. This re-zone request is intended to provide the proper zoning to allow for future improvements to occur on the lot as the land use will be permitted by right as well as bring it into harmony with the rest of the commercial block and 2040 Comprehensive Plan. The applicant stated they plan to pave a concrete loading area and install the proper stormwater features for appropriate drainage on the site, along with a 5’ buffer yard of green space to the west of said loading area. Staff does not have concerns with proposed rezone to CMU and recommendations approval. Mr. Perry opened up technical questions to staff. Mr. Perry asked if the owner/applicant wanted to make any statements. Mr. Perry asked for any public comments. Mr. Perry closed public comments. No closing statement from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Coulibaly. Mr. Perry asked if there was any discussion on the motion. Motion carried 6-0 __________________________________ Plan Commission Minutes 8 August 19, 2023 IV. PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN ADAPTIVE REUSE AT 2501 HARRISON STREET Site Inspections Report: Ms. Scheuermann, Mr. Esslinger, and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant is requesting Conditional Use Permit approval for an adaptive reuse at 2501 Harrison Street. Mr. Slusarek presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The subject site is located the west side of Harrison Street, north of Libbey Avenue. The subject parcel is about 0.44 acres in size and is developed with an existing building including attached garage and associated parking area. The property was most recently used as a community based residential facility (CBRF). The site is surrounded by a mixture of residential and industrial land, along with vacant land immediately to the west. The applicant is requesting approval for an adaptive reuse of the site to convert the existing to an office to be utilized by Winnebago County Housing Authority for 6 or 7 employees. Plans for the site include interior work and repaving the existing parking lot in the same footprint. Staff is in support of the Conditional Use Permit (CUP) for the adaptive reuse as the conversion of the site to an office should not have an adverse impact on neighboring properties due to the relatively small scale of the use with up to 7 employees. The proposed use is also compatible with neighboring properties as the surrounding area includes several non- residential uses. The existing parking area and garage provide a total of 7 parking stalls, which will be sufficient for the expected number of employees. Staff recommends approval of the proposed Conditional Use Permit for an adaptive reuse at 2501 Harrison Street with the findings listed in the staff report. Mr. Perry opened up technical questions to staff. Mr. Perry asked if this site was a former CBRF. Mr. Slusarek stated it was. Mr. Perry asked if the owner/applicant wanted to make any statements. Wade Foley, Director of Maintenance at Winnebago County Housing Authority, 600 Merritt Avenue, stated they will be using this site temporarily. They have been actively looking for an office space. __________________________________ Plan Commission Minutes 9 August 19, 2023 Mr. Perry asked for any public comments. Mr. Perry closed public comments. No closing statement from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Scheuermann. Mr. Perry asked if there was any discussion on the motion. Ms. Propp wondering what would happen to the property once the temporary use is over. Mr. Lyons stated there were two options. Could formally remove the conditional use permit, or after twelve months of it not being used the conditional use permit would automatically roll off and it would just return to residential use. Motion carried 6-0 V. PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN ADAPTIVE REUSE AT 204 CHURCH AVENUE Site Inspections Report: Ms. Scheuermann, Ms. Propp, Mr. Esslinger, and Mr. Loewenstein reported visiting the site. Staff report accepted as part of the record. The applicant is requesting a Conditional Use Permit approval for an adaptive reuse at 204 Church Avenue. Mr. Nau presented the items and reviewed the site and surrounding area. The subject site is located at the northwesterly corner of Church Avenue and Central Street. The subject parcel is about 4,851 square feet (0.11 acres) in area and is developed with an existing 2,296 square foot two-story building constructed pre-1920. According to the City records, this property was originally used as a single-family house. Between 1976 and 1977, the use changed to commercial abstract and title business. Since that time the property switched uses back and forth from commercial to various institutional uses. The surrounding area has a wide variety of uses including government, with City Hall being across the street, other institutional uses and various residential uses to the north. The applicant is requesting approval for a Conditional Use Permit for reuse of the property to a single- __________________________________ Plan Commission Minutes 10 August 19, 2023 family house. The UMU Zoning District does not allow single-family houses so the adaptive reuse course of action is best to reestablish the single-family use. According to the applicant, the existing building footprint will not be changed and there are no external design modifications planned. Over the years the structure has been well maintained. Staff is in support of the Conditional Use Permit for the adaptive reuse. It’s obvious when the house was originally constructed it was meant to be a single-family dwelling and it’s reverting back to that original use so staff is supportive of the adaptive reuse at 204 Church Avenue as requested. Mr. Perry opened up technical questions to staff. Ms. Scheuermann wondered between 1976 and today, every time they switched uses to Institutional, did it always come before Plan Commission to be changed again. Mr. Lyons responded no, as long as it was an institutional land use and various institutions were going in and out of it, it did not require city action. The reason it needs it now is because it is going back to residential. The benefit of adaptive re-use is that if it no longer is used as a single-family home and it wants to go back to institutional or something else allowed in that zoning district, it could easily go back by keeping that existing underlying UMU zoning. Ms. Scheuermann asked if there’s an expiration on an adaptive use. Mr. Lyons responded that conditional use permits do not expire as long as they are actively being used. If they cease being used for twelve consecutive months, they do expire. Ms. Scheuermann asked that in order to keep the flexibility, doing the adaptive reuse is better rather than zone change or plan development. Mr. Lyons said correct, if we did a zone change to TR-10 where the single-family home would be allowed, then if a title company wanted to go back in, they would be coming back and having to redo the zone change. There is no other single-family zoning adjacent to this so it would be very difficult to do it through a zone change. Mr. Perry asked if the owner/applicant wanted to make any statements. Clinton Laird, board member of Behind Stained-Glass LLC. Behind Stained Glass is owned by Calvary Sunrise, the church at 222 Church Avenue, Oshkosh, WI. We acquired this property a while back and it seemed the most logical use for it was residential, even though it had been used by a lawyer before that. The layout of the property seems best __________________________________ Plan Commission Minutes 11 August 19, 2023 used as residential and is currently being used as a rental property and there is a single family living within it. We were recommended to seek this course of action from the City. Mr. Perry asked for any public comments. Mr. Perry closed public comments. No closing statement from the applicant. Motion by Scheuermann to adopt the findings and recommendation as stated in the staff report. Seconded by Coulibaly. Mr. Perry asked if there was any discussion on the motion. Motion carried 6-0. VI. COMPREHENSIVE LAND USE PLAN MAP AMENDMENT FROM LIGHT DENSITY RESIDENTIAL TO COMMUNITY FACILITY FOR PROPERTY LOCATED AT 505 NORTH WESTFIELD STREET Site Inspections Report: Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant is requesting an amendment to the Recommended Land Use Map in the Comprehensive Plan. The subject area is designated for Light Density Residential land use; the applicant is requesting a change to a Community Facility land use designation. Mr. Slusarek presented the items and reviewed the site and surrounding area. The subject site is a 0.6-acre commercial property located at the southwest corner of Taft Avenue and North Westfield Street. The site includes a 4,104 sq. ft. office building and parking area that was previously used as an office for an insurance agent. The site is zoned Suburban Mixed Use district (SMU) and 2040 Comprehensive Land Use Plan has the property slated for Light Density Residential use. The applicant is proposing an indoor institutional land use which is not consistent with the Comprehensive Plan and is not permitted in the SMU district. So that use requires a comp Plan amendment and zone change. The surrounding area consists of multi-family uses to the north, south, and west, and Oshkosh West High School and their athletic facilities to the east. The petitioner approached the city about utilizing the existing building on the subject site for a church and this was brought to a Plan Commission workshop on March 21, 2023. Plan Commission was supportive of the __________________________________ Plan Commission Minutes 12 August 19, 2023 proposal and it was also brought to a neighborhood meeting August 2, 2023 of this year with no neighbors attending. Staff is supportive of the proposed land use amendment as the proposed Community Facility land use designation is consistent with neighboring institutional land uses, specifically Oshkosh West High School immediately to the east. The proposed Community Facility land use will also be relatively compatible with the neighboring residential properties to the north, south, and west. Community Facility land uses are located within many residentially developed areas through the city and is consistent with lang use patterns in the city. Staff recommends approval of the requested land use map amendment from Light Density Residential to Community Facility for property located at 505 North Westfield Street with findings that the proposed amendment is consistent with the goals and objectives of the Comprehensive Plan and is consistent with the surrounding area. Mr. Perry opened up technical questions to staff. Mr. Perry asked if the owner/applicant wanted to make any statements. Michael Kimjerski, 6616 Woodenshoe Road Neenah WI 54956, is representing United Church of God. In February, 2023, they made an offer to purchase 505 North Westfield, which was the former McClone Insurance building. The purchase is contingent on a successful rezone from commercial to religious use. Our attendance is around 35 and there is adequate parking. There are no plans for changes to the site. Mr. Perry asked for any public comments. Mr. Perry closed public comments. No closing statement from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Scheuermann. Mr. Perry asked if there was any discussion on the motion. Motion carried 6-0. VII. GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN REVIEW FOR AN INDUSTRIAL DEVELOPMENT AT 3463 COMPASS WAY __________________________________ Plan Commission Minutes 13 August 19, 2023 Site Inspections Report: Ms. Scheuermann, and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The petitioner requests General Development and Specific Implementation Plan approval for an industrial development at 3463 Compass Way. Mr. Slusarek presented the items and reviewed the site and surrounding area. The subject site is a 31.63-acre vacant parcel located along Compass Way/Transit Drive, east of Clairville Road and is located in the Southwest Industrial Park and the surrounding area is a mixture of vacant land and industrial uses. The applicant is proposing to develop the subject property for manufacturing of concrete and associated activities. This will include railroad access and car storage along with trans-load facilities for the receiving, storage, and shipping of various sands and aggregates. The applicant anticipates that the site will initially have up to 5 employees and up to 30 employees when fully developed. The proposed site will have two accesses from Compass Way/Transit Drive and will include four buildings centrally located on the site. The site also includes an approximately 185,000 sq. ft. outdoor storage area at the southwest portion of the site. Screening is required from non-industrialized areas so the applicant will need to provide screening from the public right of way along Compass Way and Transit Drive. Staff is recommending a solid row of evergreen trees to fully screen view the storage area or provide 8-foot-tall solid fencing to meet those screening requirements. Code requires 1 parking stall per employee at the largest work shift for industrial uses. As the applicant has stated that there will be up to 30 employees, an additional 11 parking stalls will need to be striped to meet the parking requirement. The plan shows sufficient paved area to accommodate the additional parking stalls. The plan for the Redi-mix Plant building shows an overall height of 88’, where the maximum building height in the HI district is 60’. According to the applicant, the increased height is needed to enclose tall cement silos that would otherwise be exposed. Staff is supportive of the request BSM as the increased height for the tower is needed to accommodate the proposed land use. The applicant has stated that Winnebago County has verified that the building is below the maximum airport height elevation. To offset the requested BSM, staff is recommending a condition that a minimum of 20% of this building be devoted to Class I materials. The provided lighting plan is deficient of the code requirement for lighting levels for drive aisles and parking areas of 0.4 fc lighting illumination. The plan shows 28’ tall light poles being utilized, which exceeds the maximum light fixture height of 25’ for the HI district. These items will be addressed during Site Plan Review. The landscaping plan is exceeding the point requirement for building foundation landscaping and it is deficient of the paved area landscaping point requirements. The paved area landscaping requirements also include 30% of the points being devoted to trees and 40% of shrubs and a tall deciduous or shade tree at the ends of all parking rows. These requirements are also not being met with this __________________________________ Plan Commission Minutes 14 August 19, 2023 plan and that will need to be addressed during site plan review. They are exceeding the point requirement for the street frontage landscaping and they can reallocate some of those points for the paved area landscaping. They’re also deficient on the yard landscaping but again, they have excessive street frontage landscaping so they can reallocate some of those points to meet those deficiencies. The Redi-mix Plant building, the aggregate storage facility, and the reclaimed plant will be clad in a combination of faux stone veneer, metal, and concrete panels. The elevations meet the Class I material requirement for facades facing a public street, with the exception of the north elevation of the reclaimed plant, which shows zero percent Class I materials so staff is recommending they increase those materials to the code minimum along the north facing façade. The Redi-mix Plant, as previously discussed, will also need to include 20% Class I materials to offset the requested BSM for the increased height. Staff recommends approval of the General Development Plan and Specific Implementation Plan with the findings and conditions listed in the staff report. Mr. Perry opened up technical questions to staff. Ms. Scheuermann stated there seem to be a lot of recommendations. Mr. Lyons said there are changes that need to be made to meet code because there are some deficiencies and those are outlined in this plan. At this point we want to get the project moving forward, get it into Plan Commission, and Council’s hands. The issues that remain are relatively minimal, like the landscaping. It is just a matter of reallocating things into different places of the site. They have enough room, and just need to stripe some of the parking. Staff felt they could work with the owner to resolve some of the final details. Ms. Scheuermann asked if there were items the owner says no to, after Plan Commission approval, would the owner have to come back to Plan Commission again. Mr. Lyons stated, correct, if Plan Commission and Council approve with the findings and conditions listed, and the owner does not want to comply, they would have to come back and ask for a change. Mr. Perry asked if the owner/applicant wanted to make any statements. GR Lyons, President of Lycon Incorporated, 1110 Harding Street Janesville WI, made himself available for questions. We fully intend to make this a showpiece and we can demonstrate that with the other plants we have constructed around the state. He encourages you to reach out to the Village of Oregon or the City of Middleton and their planning departments to see what they have thought. The purpose behind this facility is __________________________________ Plan Commission Minutes 15 August 19, 2023 to have a state-of-the-art and lowest carbon footprint plant we can have in the marketplace. That is the idea behind the railroad and recycling of the leftover concrete so we can reutilize those aggregates rather than throwing it away and bringing fresh in. Mr. Perry asked for any public comments. Mr. Perry closed public comments. No closing statement from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Scheuermann. Mr. Perry asked if there was any discussion on the motion. Motion carried 6-0. PLANNING MANAGERS REPORT: EXTRATERRITORIAL ZONING COMMITTEE OPEN SEATS Mr. Lyons stated there are currently two open seats on the Extraterritorial Zoning Committee. Some background: Through our boundary agreement with the Town of Algoma, we have an Extraterritorial Plan Commission. That plan commission has not met in many years. It only meets when there is a rezoning or a project that is taking place within our boundary agreement area. We are through Attachment C so most of the area that used to be under extraterritorial zoning control has been moved into the city but there are still some areas that fall within that boundary agreement. If someone wants to do a zone change in that area, we need to call the Extraterritorial Zoning Committee to order. It is made up of members of this Plan Commission as well as the township. Currently we have two alternate vacant seats available, so the Mayor has asked if any of you are interested in filling them. Ms. Scheuermann is interested. Mr. Lyon stated Mr. Kiefer is appointed through 2026, Ms. Propp through 2026, and Ms. Davey through 2024. Mr. Perry stated Mr. Nichols has expressed interest. __________________________________ Plan Commission Minutes 16 August 19, 2023 Mr. Lyons stated, that is correct. Ultimately, the Mayor will make appointments, and Council would need to approve them. That board meets during our Plan Commission meeting time. Mr. Lyons will give the names of those interested to the Mayor. There being no further business, the meeting adjourned at 5:22 pm. (Propp/Esslinger) Respectfully Submitted, Mark Lyons Planning Services Manager