HomeMy WebLinkAboutMinutes
Plan Commission Minutes 1 August 1, 2006 PLAN COMMISSION MINUTES AUGUST 1, 2006 PRESENT: David Borsuk, Ed Bowen, Jon Dell'Antonia, Tom Fojtik, Steve Gehling, Shirley Mattox, Kathy Propp,
Cathy Scherer, Jeff Thorkildsen, John Weinsheim STAFF: Jackson Kinney, Director of Community Development; Darryn Burich, Director of Planning Services; Deborah Foland, Recording Secretary;
Darlene Brandt, Recording Secretary Chairman Dell'Antonia called the meeting to order at 4:00 pm. The minutes of July 18, 2006 were approved as presented. CONSENT AGENDA I.A. LAND DIVISION;
DEDICATE RIGHT-OF-WAY – Fountain Avenue Omni Glass and Paint, owner, requests approval of a 2 lot land division and dedication of street right-of-way for Fountain Ave., for property
generally located on the south side of Fountain Ave., north of Green Valley Rd. and Stearns Road. The land division is proposed to separate the area that has been officially mapped for
right-ofway purposes (proposed Lot 2) for the Highway 41 improvement project that will be be acquired by the Wisconsin Dept. of Transportation in the future. Proposed Lot 1 will be used
for future development. Ms. Mattox inquired if the address will be on Green Valley Rd. or Fountain Avenue? Mr. Burich replied the lot is vacant at this time so no address has been assigned.
However, he believed the address would probably be off Fountain Avenue. Ms. Mattox inquired if future development plans would come before the Plan Commission? Mr. Burich replied yes;
the lot is zoned C-2 General Commercial with a Planned Development Overlay. Motion by Borsuk to move approval of the land division and dedication of right-of-way for Fountain Ave. with
the condition that Lot 2 be changed to an "outlot" status for future right-of-way purposes. Seconded by Thorkildsen. Motion carried 9-0. II. LAND ACQUISITION FOR INDUSTRIAL PARK EXPANSION
/PORTION OF BECK FARM – Clairville Road City Administration requests approval of the acquisition of a portion of the property known as the Beck Farm on Clairville Rd., south of W. 20th
Avenue, for expansion of the Southwest Industrial Park. Referring to the aerial photo in the PowerPoint presentation, Mr. Borsuk inquired if the proposed residential subdivision had
any bearing on this request?
Plan Commission Minutes 2 August 1, 2006 Mr. Burich stated to some extent yes. When the City was approached to purchase a portion of this farmstead, staff looked at existing conditions
on the property – swales and drainage, railroad access – and how this would affect expansion of the industrial park. The City contracted with Foth & Van Dyke to prepare a Southwest Industrial
Park Site Master Plan and based on the Plan and existing conditions on the Beck Farm, staff felt a residential subdivision adjacent to the Park expansion area could be appropriate if
more buffering and landscaping techniques are used. Also, the land use plan does show residential use for that area. Mrs. Scherer felt there will be conflicts between the industrial
park development(s) and the proposed subdivision. Mr. Burich reiterated it would be the City's intent to require additional landscaping and buffering on both the residential subdivision
and in the industrial park. Mr. Borsuk stated from his perspective, residential is not appropriate in this area. Referring to the aerial photo, Mr. Kinney noted the south part of the
proposed residential area is a no mans land that is not suitable for park expansion. The alternatives are either the City purchases the land for park purposes or allows the residential
development. The City isn't interested in the land for park purposes. Also, staff has worked with Winnebago County to amend the airport overlay height restrictions in this area to permit
the residential subdivision. Mr. Gehling inquired if additional setbacks are required when two different zoning classifications abut? Mr. Kinney replied yes, transitional yard requirements
and additional landscaping and buffering would be required on the more intensive use. Mr. Borsuk did not believe it is fair to require a more intensive use provide additional landscaping
and buffering. A lot of useable, valuable land is lost when additional setbacks are required. He also could not believe the City is willing to give up rail service adjacent to the section
designated for residential. Based on an article in this past week's Northwestern, there is a shortage of parcels having access to rail service. Mr. Allan VanderVelden, 2676 Clairville
Rd., inquired if anything is in stone yet on where the street layouts would be? How far would the proposed street be from his property to the north? Mr. Burich noted the street layout
as proposed, indicating it would be somewhere in the vicinity as shown on the Master Plan. Mr. Burich was unsure of the distance from the proposed street to Mr. Vander Velden's property,
but estimated about 300+ feet. Mr. VanderVelden inquired if he could purchase the section between his property and the proposed street? Mr. Burich did not believe so. The land use designation
in this area is for industrial park purposes. Motion by Borsuk to move approval of the acquisition of a portion of the Beck Farm for Industrial Park expansion purposes. Seconded by Weinsheim.
Motion carried 9-0. III. LAND DISPOSITION; ACCESS CONTROL VARIANCE – Southeast Corner of Algoma Blvd. and W. Murdock Avenue City Administration requests disposition of the vacant parcel
at the corner of Algoma Blvd. and W. Murdock Ave. for private redevelopment. An access control variance is also requested to permit the driveway within 175 ft. of the street intersection.
Plan Commission Minutes 3 August 1, 2006 Since this is a former gas station, Mr. Gehling inquired if remediation had been completed and the site is ready for redevelopment? Mr. Burich
replied no, additional remediation work will be required and the prospective buyer is aware of these conditions. Mr. Burich noted staff is also recommending an additional condition that
the site cannot sheet drain to the right-of-way. Ms. Mattox inquired if the City has funds available to assist with remediation? Mr. Burich replied no. Mr. Bowen inquired how the driveway
situation would be addressed in the future? Mr. Burich noted a deed restriction will be recorded. Ms. Mattox inquired about the sidewalk width and terrace? Mr. Burich noted there will
be about a 5 ft. sidewalk/terrace area at the intersection radius that will taper down to meet the existing sidewalks on Algoma Blvd. and W. Murdock Avenue. Ms. Mattox was pleased to
see a parking lot developed at the rear of the property and felt this was a good use. Mr. Fojtik agreed this is a good use for a difficult location. Mrs. Propp agreed. Her only concern
is the driveway location being too close to the intersection. Are left hand turns being permitted? Mr. Burich noted this is an existing site and driveway location is limited. The site
is at a controlled intersection and traffic leaving the site, turning left or right, should be able to make a safe turn. If this were a mid-block site, the situation could be different.
With the amount of traffic proposed for the site, it should not be a problem. Mr. Tom Karrells, 2725 Shorewood Dr., stated he is the proposed buyer. He noted he has discussed the proposed
development with the neighbors. They've discussed visibility issues and landscaping. It is proposed that nothing "tall" will be used in landscaping so as not to impact visibility. Motion
by Mattox to move approval of the land disposition and access control variance as requested, with the following conditions: 1) The sidewalk be relocated per the Dept. of Public Works
prior to development of the site. 2) Relocation of the driveway approach to W. Murdock Ave. at a future date if the lands to the east come under control of the owner of the subject property.
3) Site cannot sheet drain to the right-of-way. Seconded by Gehling. Motion approved 9-0. There being no further business the meeting adjourned at approximately 4:40 pm. Respectfully
submitted, Darryn Burich Director of Planning Services