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TOWN OF ROCHESTER Link to Town Board Meetings
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Link to Town Board Meetings |
November 7, 2005 PLANNING COMMISSION 6:30p.m.
The meeting was called to order at 6:30 p.m. with Paul Beere, Chris Johnson, Brian Wanasek and Brian Willard present. Maureen Eckert was absent.
Betty Novy, Secretary, was also present.
Pledge of Allegiance.
Bob moved, 2nd by Brian to approve minutes of the October 3, 2005 meeting as printed. Motion carried.
Certified Survey Map – 411 N Browns Lake Dr -Creating four parcels out of one Owners: Gordon & Patricia Hurley Parcel # 014-03-19-15-017-110
No concerns were found in submitted engineering and zoning review documents. Soil tests on lots two through four were found acceptable. Patricia Hurley reported one change. The surveyor will be removing the statement “Unplatted Lands” from abutting properties.
Brian moved, 2nd by Paul to recommend approval of the Certified Survey Map presented by Gordon and Patricia Hurley. Motion carried.
Pre-Application Conference (2):
Developer: Premium Properties Ventures, LLC Engineer: Thomas Foht, P.E. (Kapur & Associates)
(Parcels: Hoyer- #014-03-19-12-008-000: 61.18
acres; 014-03-19-01-029-000 .25 acres; and
Land Use Plan classifications. Betty reported on Town Board and Land Use Plan Committee consideration of the development proposal as it relates to the Land Use Plan. Both entities agreed rural density development was favorable to inclusion in sewer service and urban reserve areas. Steps are being taken to remove the land from these classifications. Tom Foht noted if a plat restriction is needed for those areas currently designated “Urban Reserve” in the Land Use Plan, they will place a restriction stating those lots must hook up to sanitary sewer when it becomes available.
Drain tiles. Tom Foht presented conceptual plans showing drain tile locations and a revised layout. He expressed the developer’s preference to stay with the five-acre average density concept for both developments. It was noted roads cross over drain tiles in the revised plans. Care will be taken to ensure existing tiles are able to withstand the weight of associated traffic. If not, they will be replaced. A liner will be installed to ensure storm-water generated by the road does not enter the tile. It was noted Lot 3 on the Hoyer property has a drain tile running through the center. Concern was expressed over where the house would be built. Tom indicated this can be controlled by placement of a building pad. A statement will be placed on the plat indicating any tiles broken must be repaired.
Storm-water management. Storm-water concerns were addressed with a general statement that when crop land is replaced with residential lawns, there tends to be less storm-water run off. If calculations prove storm-water retention ponds are required, they will be placed in low areas in an out-lot or common area to be maintained by a subdivision association. Chris Johnson stated an overflow might be considered that bleeds the drain tile into storm-water ponds. This might help reduce some of the pressure in the tile.
Lot Layout. A wetland delineation has been done and the developer intends to coordinate with the DNR on how close residential development can come to the heron rookery located on the southern boundary of the property. Lot lines are not in stone and may be shifted if drainage does not work. Paul Beere recommended flip-flopping sizes for lots 12 & 13; and lots 11 & 10; to put deeper lots at the southern end of the development. This will shorten the road and pull development further from the rookery.
The developer was directed to utilize comments at the meeting to make revisions before proceeding with Conceptual Plan Development as outlined in the Land Division ordinance.
Pre-Application Conference (3): Coyote Ridge Conceptual subdivision creating 12 parcels Location: 123 N. Honey Lake Road Owner: Richard Mianecki; Developers: Jeff & Lisa Johnson (Parcel #014-03-19-17-015-000; 64.87 acres
Lot Layout. Jeff Johnson addressed the Commission. He explained lots to the southern end of the development were made larger to minimize development in these low areas. Parcel sizes vary from 1.9 to 12.9 acres in the development. Question arose regarding the dotted line around the perimeter of the development. Jeff explained they were considering a common walk-way based on previous input by the Plan Commission. Due to the down-sizing of lots and input received from abutting property owners, it was decided to eliminate the walk-way. It was noted this layout offers more open space than previous submittals by creating two parcels with significant acreage and attaching additional acreage to the existing home site. Road length is reduced due to elimination of a second cul-de-sac that was presented in the previous design. Generally, layout was found acceptable. Plan Commissioners noted a restriction on lots one and two will be required to restrict further division of the parcels.
Drainage. Michael Bequest, Lori Anderson and Richard Weiner (abutting property owners) were present in the audience. They each expressed concern over existing water run-off problems. The subject land is higher than theirs. Abutting property owners were assured drainage will have to be accommodated before final approval of the development. The land cannot generate more water run-off than it currently does or storm-water retention requirements will be imposed. Jeff stated he was not opposed to creating berms or altering contours in order to keep water on the land.
Groundwater. Mike Bequest stated concern about the affects this development will have on available ground-water. His well tapped into a limestone ridge about 15 feet down and required a liner. He feels existence of the limestone ridge limits available water to be shared by additional residential wells. The Town engineer will be contacted on the effect of this development on underground aquifers.
The developer was directed to utilize comments at the meeting to make revisions before proceeding with Conceptual Plan Development as outlined in the Land Division ordinance.
Conceptual Review of Commercial Development Location: Evergreen Dr Owners: Groundupopps Enterprises LLC Developer: Commercial Construction Consultants LLC; Jim Hurst (Parcel #014-03-19-01-021-050: .63 acre & 014-03-19-01-021-060 .34 acre)
Jim Hurst addressed the Commission. He explained these two parcels are in the process of being combined into one. A preliminary site plan was presented showing placement of structures and parking stalls on the combined parcel. Jim explained the front and sides of the building will be brick and mortar to ten feet; with the rear being metal sided. Proposed uses are a used car dealership (limited to 25 cars); a real estate office and an office or financial institution. Two automobile bays will be placed to the rear of the building to accommodate vehicle preparation and minor repairs. It is not intended to offer general automotive repair as part of the business. He stated the purpose of presenting a conceptual plan to the Plan Commission was to expose their intent to file for site plan review and solicit input before the formal process was taken up.
Soil studies have been conducted to identify buildable soils. The building footprint has been placed within that area. Wetlands have also been delineated and the parking area appropriately placed. Jim identified site grading will present somewhat of a challenge because of the difference in building elevations between two abutting properties. They will work to keep water flowing to the rear of the property. A single slope roof will help direct water this way. A drainage plan will be established so as not to impact neighbors adversely. It was noted the existing site is already asphalted. Construction of the building and improving the parking area is not expected to create additional storm-water run-off.
Brian Wanasek noted the previous owner had extended a sewer lateral to this property. The Town may have record of its location and it would be beneficial to research this.
Additionally, it was suggested the developer consult with the abutting property owner to the west on drainage plans. It would be beneficial if they could work together to deflect storm-water from the buildings and direct its flow to the marsh area behind the properties.
Committee members did not state any objections to the proposed development.
Brian moved, 2nd by Chris to adjourn at 8:00 p.m. Motion carried.
Respectfully submitted,
Betty J. Novy, CMC Clerk-Treasurer
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