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July 8, 2004 PLANNING COMMISSION 6:30 P.M.
The meeting was called to order by Betty Novy, Planning Secretary, at 6:30 p.m. with Karyn Borucki, Chris Johnson and Bob Willard present. Ken Dahlstrom and Brian Wanasek were absent.
In the absence of the chairman, Karyn moved, 2nd by Chris to appoint Bob Willard Chairman pro-tem. Motion carried.
Pledge of Allegiance.
Karyn moved, 2nd by Chris to approve minutes of the June 7, 2004 meeting as printed. Motion carried.
Site Plan Review to construct a walled
Veteran’s Memorial with flag pole Applicant: Commander Bob Hembrook, American Legion Post 20
Bob Hembrook was unable to attend. In his absence, Betty presented pictures of the proposed memorial. Gary Beck explained the memorial will be dedicated to veterans of 1st and 2nd World Wars. Names of servicemen will be displayed on the wall (engraved on plaques). Gary explained Bob talked to the neighbors and no objections were noted. The monument will cut into a hill and will not be visual from either abutting property owner. The flagpole will be lighted with a direct beam so as not to disturb the neighbors. It is expected to be much like a historical marker along side the road. The Legion does not expect the monument to generate much traffic. The Legion will maintain the monument. Bob Willard expressed concerns about drainage since the monument will change the grade of the land. Bob moved, 2nd by Karyn to recommend approval of the site plan to construct a walled Veteran’s Memorial by the American Legion subject to Town approval of drainage on the finished site. Motion carried.
Concept discussion on commercial rezoning and access issues: STH 36 and STH 20 2629 Beck Drive; Jim Filicetti & Bill Czaja (Parcel #014-03-19-01-026-000)
No one appeared on this issue. The item was tabled for later in the meeting.
Concept discussion on subdivision
layouts to create thirteen to fifteen parcels out of two: Rowntree Road; Owners:
Joseph & Ione Kojis Trust/ Agent: Steve Kempken Parcel #014-03-19-13-012-000: 52.09 acres)
Several items of correspondence concerning proposed subdivision layouts were reviewed. An email from Racine County Planning and Development maintained previous concerns about the road being too long to serve thirteen dwellings; however, if one of the three presented layouts were chosen, a preference was indicated for layout number one. An email from Ken Dahlstrom, Plan Commission Chairperson, offered comment that the three layouts presented are not representative of true conservation or cluster subdivision design. Additional information was provided on this concept to Steve Kempken in the form of a design handout and compact disc via the Plan Commission Secretary.
Drainage comments:
Drainage was identified as the most significant issue on this plan.
A drainage tile/ swale system drains from the north, east and west through the Birkett property (abuts the subject property to the north/ northeast; also identified as the lowest point), through the subject property exiting onto Rehberg’s property (abuts the subject property to the south/ southeast) into Eagle Creek. Although it is believed field tile exists on the subject property, no one has been able to locate it. Steve and his surveyor attempted with no luck. Chris Johnson reported he did not hit any tile during soil tests. A couple of holes went down six feet, but most were three feet. However, Paul Beere (property owner to the west) recalled Dick Sheehan running some tile back to meet his land. A note is placed on the original development proposal that any broken tiles must be replaced or relayed.
Steve reported his original drawing showed proposed retention areas for drainage. Wetlands were delineated as well. Engineering studies have to be performed so that any additional water generated by the development is retained on site. It is necessary that plans show less water draining off the land after the development as drains off today; including any water coming from the north. All three proposed layouts show an outlot near Rowntree Road. The outlot will serve as a retention area and can be five to seven acres depending on what is needed. After recent heavy rains, Steve measured where the water sat at its highest point; it was 175 feet to the west of the Kojis lot line in this outlot area. An engineer will do a hydrology report that will show
July 8, 2004 PLANNING COMMISSION 6:30 P.M.
how much water runs off the property now and how much will run off after. Retention areas have to be built so final calculations show less runoff than currently generated.
Chris Birkett questioned whether hydrology studies take into account water generated from sump pumps in the new homes that will be built. Steve indicated he does not know of any hydrology study that does that. It was thought that the water table may be only 3 – 5 feet down in some areas of this land. It will be necessary to put basement elevations up in areas with a high water table. Chris Johnson commented any good excavator will keep a basement out of the water table. It was suggested houses be built on hillsides when possible.
Mike Weinkauf, present in the audience, recalled drainage issues on the Seidel Drive development. After the parcel next to this developed, the drainage situation improved. He felt it is conceivable that after this development is engineered, the water situation may be better than what it is now.
Consensus of the committee was a hydrology report must be submitted showing and sizing retention areas before a lot layout will be approved.
Design comments:
The design layouts presented were identified as being more acceptable than that presented at the last meeting. Drainage will significantly affect the final layout. Layout (or Plan) numbers two and three show multiple cul de sacs; road lengths are 2,750 and 2,680 feet, respectively. The committee agreed these were not desirable due to necessity of several roads crossing the gas pipeline (dissecting this property) and the length of roadway. A preference was indicated for Plan one, consistent with the County’s recommendation, though some concerns were expressed about the number of driveways coming off the cul de sac. It was noted each property will need at least 150’ of road frontage. 2.75 acres will be added to the Smith parcel in exchange for land they are giving towards the road. The committee agreed they were not comfortable approving a layout until drainage issues are resolved.
Road comments:
Concern was expressed about length of the road and that it does not comply with County or Town standards recommending that a road ending in a cul de sac not exceed 800 feet in length. However, it was noted 800 feet won’t take the road back far enough to provide frontage to the Smith parcel. It was acknowledged this is a complicated site. The fact that the road on Plan One exists totally outside of the gas pipeline right of way was viewed positively. This insures the town won’t incur costs to repair the road if the pipeline company needs to cut into it to service their lines. The Plan Commission prefers road length be kept to the minimum required to accommodate necessary frontage for both new parcels and the Smith parcel.
Concept discussion on commercial rezoning and access issues: STH 36 and STH 20 2629 Beck Drive; Jim Filicetti & Bill Czaja (Parcel #014-03-19-01-026-000)
It was noted correspondence was received from the Department of Transportation granting one access point to STH 20 on the Stanza property until such time as a public road becomes available. The rezoning issue was tabled until Jim Filicetti or Bill Czaja are able to attend a meeting.
Any other business: Chris reported he had read up to page 25 in the Planning Book and was ready for discussion in August. Gravel Permit fees are to be placed on the August agenda for discussion.
Chris moved, 2nd by Karyn to adjourn at 7:50 p.m. Motion carried.
Submitted by:
Betty J. Novy Planning Secretary
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