Minutes: Evansville Planning : June 5, 2006

Plan Commission
Regular Meeting
Monday, June 5, 2006, 6:00 PM
City Hall, 31 S. Madison Street, Evansville, WI

MINUTES

The meeting was called to order by Mayor Decker at 6:00 PM. Present were: Mayor Decker, Ald. Braunschweig, Ald. Hammann, Cheryl Dickert, Dave Sauer, Gil Skinner, and Jeff Vrstal. Staff present: Tim Schwecke, City Planner; Bill Connors, City Administrator; and Jim Beilke, Clerk/Treasurer. Ald. Cothard and Sornson were present in the audience.

Approval of Agenda
Agenda items 7(B), D&D Development, and 7(C), Tax Incremental District No. 6, were moved after agenda item 6(B), Traffic impact analysis. Finally, agenda item 7(N), Setting a date for a Special Plan Commission meeting, was added. The amended agenda was approved.

Approval of Minutes
Motion by Hammann, seconded by Sauer, to waive the reading of the minutes for May 1, 2006, meeting and approve them as printed. Motion passed.

Citizen Appearances Other Than Those Agenda Items Listed
Michael George, 645 S. Sixth St., and Carl Franseen, 624 S. Sixth St., appeared and reported on the flooding and standing water in their neighborhood. City Engineer Sauer reported that R&K Construction is required to submit a schedule to rectify the problem or pay for the city to fix the problem.

Unfinished Business
Mayor Decker reported on the establishment of an ad hoc study committee to develop a proposal for the Plan Commission’s consideration relating to the regulation of outdoor furnaces including their placement, design, and operation. An organizational meeting is scheduled on June 15, 2006 at 6:00 PM at City Hall.

Mr. Sauer reported on the status of City traffic impact analysis study of Highway 14, County M and J. Lindemann intersections. Foth and Van Dyke has assembled a lot of the data for the model used for the traffic impact study. They have set up a meeting with state Department of Transportation (WisDOT) staff on June 8, 2006, at 9:00 AM at City Hall to discuss WisDOT’s concerns and present preliminary results of their traffic impact study.

Mr. Schwecke led a discussion regarding the establishment of a two-way or part two-way, part one-way public street between CTH M and Brown School Road to the north of Piggly Wiggly, Brighter Beginnings Child Daycare Center, and Earthwhile Computer Services. Currently, there is a private one-way street that extends from Brown School Road along the back property line of a parcel now owned by Vladimir Vinarskiy (Earthwhile Computer and Day Care) and flows into the Piggly Wiggly parking lot. If this route were closed, traffic circulation in that whole area would be seriously compromised. In an effort to create a two-way public street, the first option would be to convert the current westbound one-way lane to an eastbound one-way. A median would divide the current lane from the new westbound land. Both of the one-way lanes would connect to Brown School Road and would flow into the two-way parking lot lane. In an effort to create a two-way public street, the second option would be to create a two-way street along the utility easement located between the Vinarskiy parcel and the now vacant parcel to the south, which is owned by Landmark Services. No action was taken or suggested.

New Business
Tim Schwecke led the discussion regarding the benefits of City concept plans for future subdivisions, e.g., the D&D Development property south of Highway 14. He reported developers usually ask cities to approve plats of lots, then later someone has to try to fit buildings on those lots. This process has limitations and the results may reflect negatively on the city. Regarding gateways areas to the City of Evansville, such as the D&D Development area, he recommended the city hire a design firm to create a subdivision concept design based on building forms and locations. The city would then be able to use this concept as a “measuring stick” for the subdivision plat submitted by the developer, and the developer would be able to use the concept as a source of ideas for the subdivision plat. The result would be more visually appealing, better functioning buildings in these gateway areas. No action was taken or suggested.

Greg Johnson from Elhers and Associates Inc. reviewed the draft Project Plan for the Creation of Tax Incremental District (TID) No. 6 in the City of Evansville, Wisconsin. Mr. Connors reported the parcel owned by Landmark Services (the parcel with the Gas Station/Convenience Store/McDonalds on it) was excluded from the territory of TID No. 6 in the draft Project Plan. Landmark Services will need to enlarge their convenience store to be competitive or move it to a new location future. Based on this new information, he recommended including Landmark Services’ parcel in the TID.

Mayor Decker opened the public hearing at 6:47. Ald Cothard favors including Landmark Services’ parcel in TID. Richard Woulfe, 255 E. Main St., raised the issue why commercial development was included in this area. Dave Wagner from Elhers and Associates Inc., reported the developers allowed industrial development only if the city would allow a certain amount of commercial development in this area. Mr. Berg, 75 Exchange St., reported the commercial development would make this area more marketable. Mr. Wagner said that the draft Project Plan provides that the property owner will pay special assessments to fund the cost of infrastructure for the commercial lots, so the development of the commercial lots will not be subsidized with TIF, but it also give the city the flexibility to give TIF assistance to individual commercial developments once the kind of development is know and the city can determine whether it would be prudent to give TIF assistance to attract the particular development to locate within TID No. 6. Mayor Decker closed the public hearing at 6:53 PM.

Motion Hammann, seconded by Sauer, to adopt Plan Commission Resolution #2006-3, designating the proposed boundaries and approving the project plan for Tax Increment District No. 6, with the modification that Landmark Services’ parcel will be included in TID No. 6. Ald. Hammann said he opposes giving blanket TIF assistance to all of the commercial development in TID No. 6. Ald. Braunschweig agreed with Ald. Hammann.

Mr. Wagner reported Resolution #2006-3 needs an amendment in the fifth whereas clause by replacing the words “has been zoned” with “shall be zoned.”

Motion Braunschweig, seconded by Dickert, to amend the fifth whereas clause by replacing the words “has been zoned” with “shall be zoned” and to include the Landmark parcel in the TID. Motion passed.

The original motion, as amendment, passed.

Mayor Decker led the discussion regarding the establishment of a standing committee on intergovernmental cooperation, composed of three specified Union Township representatives and three specified City of Evansville representatives. Mayor Decker reported the existing Smart Growth Implementation Committee was never formally established. Town of Union is asking this committee be established with authority and duties. From the Town of Union, Don Krajecik, 17801 W Kyle Rd., reported the Town of Union is close to completing their Smart Growth Plan. He favors establishing the committee’s authority to streamline the intergovernmental process. Mr. Berg recommended the citizens be at-large instead of residents of their communities. Ald. Cothard also favors citizens at-large.

Mr. Schwecke led the discussion on the floodplain code text amendments so as to comply with minimum requirements established by the Wisconsin Department of Natural Resources. He presented the amendments to the city’s code to make it match the state regulations.

Mayor Decker opened the public hearing at 7:28 PM, and no one appeared. Mayor Decker closed the public hearing at 7:29 PM.

Motion by Hammann, seconded by Sauer, to recommend to Council the adoption of Ordinance #2006-10 as drafted. Motion passed.

Mr. Connors led the discussion regarding the zoning code text amendments relating to vehicular access in the B-1, B-2, B-3, B-4, and O-1 zoning districts. Mr. Connors reported this ordinance would amend the city’s zoning code to repeal the restrictions on the types of streets onto which commercial development may take its vehicular access. In general, the current zoning code requires the commercial development to take its vehicular access onto an arterial street (such as USH 14) or a collector street (such as S. 6th St.), and prohibits commercial development from taking its vehicular access onto local streets (such as Brown School Road). The city has not been enforcing this provision. In place of this provision, Ordinance #2006-11 would enact a requirement that when considering an application to rezone property to the local business district (B-1), central business district (B-2), community business district (B-3), regional business district (B-4), or planned office district (O-1), the Plan Commission and Common Council shall consider whether the proposed zoning district change will result in increased vehicular traffic on nearby local streets in areas of existing residential development and whether such increased traffic will have an adverse impact on the existing residential development. In addition, Ordinance #2006-11 would make other technical changes to the rezoning application review process, such as requiring the City Planner to report whether the requested change in zoning is consistent with the city’s comprehensive plan.

Mayor Decker opened the public hearing at 7:43 PM, and no one appeared. Mayor Decker closed the public hearing at 7:44 PM.

Motion by Hammann, seconded by Skinner, to recommend to Council the adoption of Ordinance #2006-11 as drafted. Motion passed.

Mr. Schwecke led the discussion on the extraterritorial land division for five lots off of Travis Trace for R Four Inc (Application 2006-14). Evansville Water and Light has reviewed the land division and has requested the establishment of utility easements to serve the subdivision lots. This proposed subdivision plat would replace the current plat. Kendall Schneider, Town of Union Chairperson, reported the town will approve the preliminary land division for R Four Inc. at its next meeting.

Motion by Hammann, seconded by Braunschweig, to recommend to Council the approval of the preliminary land division for R Four Inc., subject to the Town of Union’s approval. Motion passed.

John Morning presented the proposed Comprehensive Plan Amendment for Phil Maas’ property, Application 2006-15. Currently, the land is zoned AG-1 and is vacant farmland. The applicant is requesting to change the designation of subject property on the Interim Future Land Use Map to be the same as the designation of the Future Land Use Map—walkable (urban) neighborhood development, including a neighborhood activity center for commercial development. Mr. Morning presented a concept map of a possible subdivision of Mr. Maas’ property, which included estimates of how many lots would be included in each phase. Ald. Hammann asked Mr. Connors to add these lots to the spreadsheet showing development of lots in various approved and anticipated residential subdivisions to see what impact it would have on the city’s residential growth management strategy, and report back at the next Plan Commission meeting.

John Gishnock presented the proposed Comprehensive Plan Amendment for Kurt Kamholtz’s property, 210 Cemetery Road, Application 2006-16. Currently, the property is zoned A-1. The applicant is requesting to change the Interim Future Land Use Map to rural residential, so it can be rezoned Rural Residential, rather than townhomes, as currently shown in the Interim Future Land Use Map. The subject property was used as a residential homesite. Mr. Gishnock wants to continue the home use and establish a small-scale residential landscape design/build business at.

Mr. Hammann led the discussion regarding the recommendation of the Evansville-Union Smart Growth Implementation Committee to redesignate the Donovan Every property (Town of Union) on the Interim Future Land Use Map and Future Land Use Map in the city’s Smart Growth Comprehensive Plan. He recommends that the Every area that is not readily serviceable with the city’s water and sewer should be redesignated to rural residential on the Interim Future Land Use Map and Future land Use Map.

Mr. Sauer reported that gravity sanitary sewer could serve 50% of the Every area if the existing sanitary sewer on Eager court and Garfield is replaced and lowered. Ald. Hammann and Roger Berg are of the opinion that it is unlikely the city would ever complete that particular sewer project because of cost and opposition from property owners along Eager Court, so a sewer lift station and a different sewer extension would be required to provide city sewer service for much of the Every property. Mr. Sauer reported there is a small area of the Every property that would require a booster pump station to provide City water service/fire protection service. Most of the Every property would be serviceable with the existing city water system.

Mr. Hammann reported the City’s Smart Growth Plan identifies a future transportation connection through the northwest quadrant and eventually to USH 14. This future connection is important to the city for routing traffic from the expanding west side of the city to the north toward Madison. Routing of traffic through the Every and Leeder properties is certainly a viable alternative to meet this future transportation need. Mr. Connors suggested that the city needs to not act on this in isolation, but rather should take a comprehensive look at how any change in the future land use map could affect the city’s long-term development potential.

The Plan Commission went into recess at 8:42 PM and reconvened at 8:50 PM.

Mr. Schwecke led the discussion regarding the regulation of window signs. Windows signs defined in the city’s sign code, but they are not listed in the code under signs that are permitted with a permit or signs that do not require a permit. The Commission discussed how the Sign Committee reviewed window signs many years ago and decided that signs on the inside of windows would be allowed without a permit. The Commission discussed what percentage of the windows must be open for safety considerations. The consensus was to codify the Municipal Code to what the city intended regarding window signs.

Motion by Hammann, seconded by Braunschweig, to direct the City Planner to draft an amendment to the city’s sign code to permit signs to be placed on the insides of windows showing outward without a sign permit, subject to certain limits on the total amount of indoor signage. Motion carried.

Mr. Schwecke presented the Evansville Large-Scale Commercial Development Study Committee’s report. Because large retail stores have the potential to significantly affect the existing community, this report focused on large-format stores and also made recommendations that affect the outward appearance of small-scale businesses as well. The Committee has many recommendations to help guide the city’s growth and development with large-format stores. To implement all of the Committee’s recommendations through as single ordinance would be difficult. Mr. Schwecke recommended the Commission consider a number of ordinances over a period of time to implement the report’s recommendations. He prioritized a list of recommend ordinances as follows: 1) Large-format stores, 2) Building Design, 3) Allen Creek Zoning District, 4) Evansville Signature Projects, 5) Traffic impact analysis, 6) Landscaping standards, 7) Parking standards, and 8) Outdoor lighting standards.

After some discussion, the Commission prioritized the city planner’s list as follows: 1) Traffic impact analysis, 2) Large-format stores, 3) Landscaping and parking standards, 4) Building design, 5) Allen Creek zoning district, and 6) Evansville signature projects, and 7) Outdoor lighting standards.

Mr. Connors reported on the cost-benefit studies for new residential subdivisions. He contacted the City of Elkhorn regarding their ordinance, which requires cost-benefit analysis study. Elkhorn’s ordinance only applies to newly annexed land, and as of today, they have not used the ordinance because they have not annexed any land since the ordinance has been in effect. The City of Elkhorn is not looking to do cost-benefits studies with their new subdivisions because developers are doing high-end housing and the city planner is pushing high-end housing with restrictive subdivision covenants. The Commission instructed Mr. Connors to get references from companies who are doing cost-benefits studies and call the references for their thoughts on cost-benefits studies.

Mayor Decker reported on the establishment of an ad hoc study committee to develop a proposal for the Plan Commission’s consideration relating to Traditional Neighborhood Design (TND) projects and design standards for residential structures. This is a Smart Growth Implementation item that she is setting up. Mr. Connors reported that he received a draft of a TND ordinance from the planning company that was working with the developers of the Westfield Meadows Subdivision, and had begun to customize the draft ordinance for Evansville, but he did not complete this project because the developers decided not to do a TND in Westfield Meadows.

Mr. Schwecke led the discussion regarding the adoption of an ordinance to authorize the collection of an application fee for comprehensive plan amendment applications. Currently, the city does not charge a fee for applications. He recommends charging a fee to cover the city’s costs. Alderpersons Hammann and Braunschweig agreed to sponsor ordinance.

Mayor Decker led the discussion regarding setting a special Plan Commission meeting to review two site plan applications. The Commission agreed to meet on Wednesday, June 14, 2006 at 6:00 PM at City Hall.

Motion by Hammann, seconded by Braunschweig, to charge the applicant the cost of a special meeting to review their site plan application. Motion passed.

Preliminary Development Presentations - None

Report of the Evansville Redevelopment Authority - None

Report of the Evansville Historic Preservation Commission – None

City Planner’s Report
Mr. Schwecke gave an update on Common Council actions relating to Plan Commission recommendations, on proposed revisions to landscaping standards, and the enforcement action against Tom Nonn, d/b/a Badger Cycle

Adjournment.
Motion by Hammann, seconded Skinner, to adjourn at 10:05 PM. Motion passed.

Prepared by:
James A. Beilke
City Clerk/Treasurer

The Minutes are not official until approved by Plan Commission at their next regular meeting.