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August 18, 2005 LAND USE PLAN COMMITTEE 6:30 P.M.
Brian Wanasek (chairperson) called the meeting to order at 6:30 p.m. with Bob Willard, Pat Hurley, Chris Johnson, Chuck Haubrich, Chris Denman, Dennis Crombie, Mike Weinkauf and Dean Stapleton present.
Sandi Swan, secretary, was also present.
Hurley moved, 2nd by Weinkauf to approve minutes of the June 23, 2005 Land Use Plan Committee Meeting.
Motion carried.
Request to Amend Land Use Plan to re-classify a parcel Low Density Residential
Location: River View Pkwy (extension); Fox River Prairie Subdivision;
Owner: James A. Kupfer
(Parcel# 014-03-19-14-025-020: 14.82 acres)
Wanasek asked the committee if they want to piece meal these requests or do they feel this request should wait until they are ready to review the LUP map.
After much discussion the committee felt that they did not want to handle this request on an individual basis. They would like to discuss it when they start to review the LUP map.
Weinkauf moved, 2nd by Willard to table Mr. Kupfer’s request until the committee is ready to discuss the LUP Map.
Motion carried.
Continued discussion on revising density and green space requirements in the Rural Density classification:
“Recommended Land Use Plan for the Town and Village of Rochester”
Haubrich handed out lot configurations using the Schneider property. He gave five examples of how the property could have been developed. The first three scenarios all fit in under the regulation of five acre average density 2.5 to 1 depth to width ratio. The fourth scenario was under the regulation of five acre average density 2.5 to 1 depth to width ratio with 50% open space which dropped the sizes. The last scenario was with three acre average density and 60% open space which gave him 24 lots at one acre in size.
Weinkauf stated he feels that everyone on the committee is in favor of open space and the issue that needs to be resolved is three are or five acre average density. He stated that this committee has spent too much time on this issue and he feels that if the committee cannot come to a consensus and move on then it should be referred to the Town Board.
Weinkauf addressed the committee and gave them his recommendations for Rural Density.
The
Rochester Land Use Plan, for its non-sewered area, is a three-acre density with
50% open space.
The
plan specifies that any development should work with the Plan Commission to
place residential building envelopes so that 50% of the parcel remains in open
space.
Open
space will defined as an area where no additional houses can be built. The area
can contain agricultural buildings of historical sites but for the most part
remains in open space. This area must be designated on CSM or subdivision plat.
Lot
sizes may vary as long as density and open space requirements are met. This
allows flexibility to adjust to the geographical features of each different
parcel.
This
open space will not be developed again unless all parties agree and it is
necessary and important. All parties include, present owners of the original
parcel, the Rochester Planning Commission and the Town Board.
The
open space can be owned by one individual or by many through an association.
Effort
will be made to make the open space contiguous and lot sizes will be
proportional in depth and width.
The
Rochester Town Board, with recommendation of the Plan Commission, retains the
right to restrict any parcel to a five-acre average density with 50% open
space. This will pertain to highly sensitive environmental areas or
parcels where the developers will not cooperate with the recommendations of the Land Division Ordinance or Planning Commission.
Weinkauf stated that he feels that three acre average density is fair and that five acre average density uses up too much valuable farm land and it takes value away from the large land owners.
Wanasek stated that Weinkauf put a lot of thought into the recommendations he presented and that it is definitely a different approach. He asked the committee to react to his recommendations.
Johnson stated that he is in agreement with most of what Weinkauf recommends the part he is concerned with is the Plan Commission’s ability to do for one but not for another if they so choose. He just wonders if that is fair.
Hurley asked Weinkauf to define open space. Weinkauf stated that open space can be owned by each one of the lot owners as long as it is stated on the CSM or it can be owned by one owner. Denman stated the opens space needs to be contiguous.
Wanasek stated that he still likes the idea of giving developers an option of five acre average density with no restrictions and three acre average with 50% open space. He feels that forcing an open space restriction on everyone is unfair.
Hurley stated she would like to keep the option of five acre average density because there are people that want horse farms.
After further discussion about the three and five acre average density, Wanasek stated he would like to see the committee come to some kind of consensus.
Motion made by Denman, seconded by Hurley to make a solid decision at next month’s meeting.
Period for public comment.
Ken Dahlstrom, English Settlement, stated that the committee has been make a lot of good points but the committee needs to get a good definition of open space and stay with it.
Richard Schwinn, Honey Lake Rd, stated that he likes the direction the meetings are going in. He said he believes that the ultimate density number is what drives people here. He likes the idea of setting up incentives he said that positive incentives are going to be more effective than negative ones. He stated that when the committee is considering the definition of open space that they avoid any piano key open space and that they also think about who is going to pay taxes on it and who is going to insure it.
Buzz Hurley, N. Browns Lake Rd, addressed the committee with his concern about land in the sewer district being treated the same as rural development and stated that they should be subject to the 50% open space requirement as well.
Stapelton moved, 2nd by Bob Willard to adjourn at 8:00 p.m. Motion carried.
Respectfully submitted,
Sandi Swan
Secretary