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TOWN OF ROCHESTER Link to Town Board Meetings
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Link to Town Board Meetings |
June 7, 2004 PLANNING COMMISSION 6:30 P.M.
The meeting was called to order at 6:30 p.m. with Ken Dahlstrom, Brian Wanasek, Karyn Borucki, Chris Johnson and Bob Willard present.
Betty Novy, Secretary, was also present.
Pledge of Allegiance.
Bob moved, 2nd by Brian to approve minutes of the May 3, 2004 meeting as printed. Motion carried.
Certified Survey
Map: Land division creating two parcels (Parcel #014-03-19-01-009-060)
It was verified requested changes were made to the map. Brian moved, 2nd by Karyn to recommend approval. Motion carried.
Pre-Application
Conference for subdivision creating fourteen parcels out of two: Rowntree Road;
Owners: Joseph & Ione Kojis Trust/ Agent: Steve Kempken Parcel #014-03-19-13-012-000: 52.09 acres)
Steve Kempken addressed the Plan Commission. The following items were discussed:
Road and future access easements. Concerns were expressed about proposed length of the road ending in a cul de sac (3,450 feet). Steve cited examples of Schneider Lane (length: 2,200) and Seidel Drive (length unknown at time) previously allowed by the Town of Rochester. County ordinance specifies a 800-foot road length limit when ending in a cul de sac, but allows this type of design as long as additional right of way is platted to the parcel boundary. Bob pointed out the 800-foot length limit is reiterated in Rochester’s Design Standards as well. Placement of the road over the gas line was avoided in this plan as the pipe must be at least five feet deep when crossed by a public road. The pipe line is only three feet deep as it crosses this property. Ken questioned future road dedications shown on the map. He would like to see how parcels to the south fit in with this development and whether the abutting property owner intends to develop his or her land in the future. This will establish the feasibility of platted road extensions. Steve indicated he could check with the property owner but there are no guarantees how that land will develop. Ken thought any input provided by the land owner will help with consideration of this land division. Chris Birkett, the property owner to the east, was present at the meeting. Chris indicated future plans are to divide his 80 acres into four horse farms with a common equestrian trail around the outer boundary. It was decided road dedication to the east is not necessary. If the road is constructed as presented on the plan, a culvert will be needed in the bottom of the hollow area. DNR approval would be required to cross any wetlands with this road. Access to the Smith farm must be preserved in some way. There was further discussion on acceptance of the road design as is. Bob indicated he is not satisfied with this road and would prefer a clustered subdivision design. Ultimately, discussion suggested the road length be reduced significantly to approximately 1,000 feet. The Plan Commission is open to different lengths based on how the subdivision is ultimately laid out.
Drainage. Ken presented pictures of ponding in an area by Rowntree Road that is designated for retention . Steve indicated about one-quarter of this natural ponding exists on the Kojis property, with the other three-quarters on the Birkett property. Paul Beere indicated this water follows a drain tile down through Dick Rehberg’s property to Eagle Creek. Typically every three to four years there is significant ponding in the area, many times causing the need to replant crops. There was question about increasing efficiency of the drainage by cutting a ditch. Paul Beere indicated consultation with the Soil Conservation Service indicated the ditch approach wouldn’t work because of the limited amount of fall from Rowntree to Plank Roads. It was noted Kojis’s field is not tiled. Chris Birkett expressed additional concern about the water. He knows surface water has to be provided for in engineering designs, but questioned where the additional water generated from fourteen homes with sump pumps will go (because of the high water table). Steve indicated these are conceptual drawings at this point. His engineer and the Town engineer will ultimately have to decide on size and placement of the ponds. It was thought that actual engineered drainage plans will make it so there is less runoff from the Kojis property.
Septic. Chris Johnson commented multiple soil tests proved the land suitable for mound systems.
Design Issues. There was agreement that this land division has to be a platted subdivision per Town ordinances. Minutes from the February 2nd Plan Commission meeting were reviewed. Dissatisfaction with road length and a preference for cluster design was noted. Ken explained purpose of the Land Use Plan is to try to preserve the rural character of community. The plan specifically states cluster development is preferred. Bob indicated this type of property would benefit from cluster design. It was noted agricultural use is predominant in the area. This will be its first significant residential development. Bob stated there may be some design impracticalities because of the gas pipeline and drainage; but he would like to see at least some attempt made to cluster the subdivision. Chris noted the proposed land division meets density requirements specified in the Land Use Plan. Although the area is identified for agricultural use, he feels soil types are not necessarily supportive of this. Chris stated his opinion that cluster design with deeded restrictions for common use is not desirable in this instance; he feels owners will want to know their four corners. Karyn indicated lot sizes could be varied allowing for smaller lots towards Rowntree and larger parcels to the back that could be used for horses, farming, etc. Lots could still be privately owned. Brian stated he would like an opportunity to see cluster designs for the property. They do not have to be engineered drawings, pencil concept drawings will do. He would prefer several options. Steve can use dimensions on his map to play with several concepts. An idea to explore was one cluster of homes on each side of the gas pipeline. If designed as cluster, the maximum number of lots will be 20. It was stated lots in cluster design do not need to be one-acre; this could be designed with three-acre lots near the front of the development and larger parcels to the back. Consensus was that Steve should come back with several cluster design alternatives utilizing a shorter road.
As a sidenote: Ken indicated disappointment with review comments provided by the Town engineer. He would like to see more input on design aspects in the future.
Continued Discussion: Gravel Pit Permit Fee Structure
The Town of Lisbon’s ordinance regulating rock crushing, blasting and quarrying was reviewed. After discussion, consensus of the commission was for each member to come to the July meeting with a proposed fee schedule for crushing machines, wash plants and asphalt plants.
Schedule July & September Meetings
Due to holidays, dates were rescheduled to Thursday, July 8th at 6:30 p.m. and Tuesday, September 7th at 6:30.
Ken asked that Plan Commissioners review the planning books previously distributed and read up to page 25 for discussion at the August meeting.
Brian moved, 2nd by Bob to adjourn at 8:35 p.m. Motion carried.
Respectfully submitted,
Betty J. Novy Planning Secretary |