Minutes: Planning Commision August 2006

Plan Commission
Regular Meeting
Tuesday, August 1, 2006, 6:00 P.M.
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 and Jim Beilke, Clerk/Treasurer.

Approval of Agenda
Agenda item 7(F) Ordinance #2006-25 was removed and rescheduled for the September agenda. The amended agenda was approved.

Approval of Minutes
Motion by Hammann, seconded by Braunschweig, to waive the reading of the June 29, 2006, minutes and approve them as printed. Motion passed.

Citizen Appearances Other Than Those Agenda Items Listed - None

Unfinished Business.
Mr. Sauer gave an update on the traffic impact analysis of Highway 14, County M and J. Lindemann intersections. He reported that Foth & Van Dyke gave their traffic impact analysis of Highway 14, County M, and J. Lindemann intersections to the Department of Transportation (DOT). Foth & Van Dyke should receive approval by next month.

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. Council approved the committee in July and is waiting for the Town of Union to approve the committee. When they do, Council will elect members for this committee.

Mr. Schwecke led the discussion regarding cost-benefit studies (fiscal impact analysis). The fiscal impact analysis can be done in two ways: (1) how a residential subdivision would impact the tax levy or (2) what is the break-even point of building a home, where the city benefits and costs are even. The first analysis would detail the costs and benefits for new subdivisions, and the second would give a snap shot in time of the costs and benefits for a new home. Karen Aikman, 126 Garfield Ave., reported the city has a software program (from the University of Wisconsin – Madison) to do this fiscal impact analysis and would be willing to assist staff. The Commission instructed staff to review this software with Ms. Aikman and report back at their next regular meeting.

Mr. Schwecke led the discussion of draft ordinance amending the city’s zoning code (Chapter 130) relating to completion of a traffic impact analysis for development projects exceeding a specified threshold. Mr. Sauer reported that municipalities are all over the board on threshold for traffic impact analysis. The Commission discussed what would be an appropriate threshold for the City of Evansville. Because this issue is difficult to understand in terms of real developments and businesses, the Commission instructed staff to provide traffic impact analysis for existing developments and businesses. They instructed staff to use the following existing developments - Cap Stone Ridge, Westfield Meadows, and Grand Orchard with the following businesses - Piggly Wiggly, Ace Hardware, and a bowling alley.

The Commission discussed the draft ordinance amending the city’s subdivision and land division regulations (Chapter 110) relating to completion of a traffic impact analysis for development projects exceeding a specified threshold. The Commission instructed staff to include Chapter 110 in the above analysis.

New Business.
Doug Paulin of Lighting Forensics gave a presentation to the Commission regarding services for preparation of an outdoor lighting ordinance. His services include helping municipalities understand the basics of lighting, what they want to look like at night, latest technology and products available, various lighting issues, techniques to use with lighting issues. The Commission agreed a lighting ordinance was important and would be difficult to write, but they need to address the number one issue from the Large Scale Commercial Development Study Committee, which was commercial-retail lighting. Mr. Paulin’s letter stated his bid was for only the downtown commercial-retail area.

Motion by Hammann, seconded by Braunschweig, to authorize staff to solicit from Mr. Paulin a more definitive bid on his scope of services for writing a lighting ordinance for commercial-retail, electronic signs, and bill boards with residential as a break-out bid.

Mr. Schwecke led the discussion regarding the Preliminary land division, City of Evansville applicant (Application #2006-24). The City has been in negotiations with Adevco, LLC, to exchange real estate. To complete the exchange, the subject property off of Exchange Street needs to be divided.

Mayor Decker opened the public hearing at 7:42 PM. Richard Woulfe, 255 E. Main St., asked the zoning of lot 1. Mr. Schwecke reported it is zoned industrial. Mayor Decker closed the public hearing at 7:43 PM.

Motion by Hammann, seconded by Sauer, to recommend to the Common Council the approval of the division of the subject property into the lots as shown on the preliminary CSM, based on a finding that the land division is environmentally sound and there are adequate public facilities available to meet the needs of the land division, provided the conditions listed in the staff report (and other conditions as may be imposed by the Commission) are met prior to recording the final CSM with Rock County. Motion passed.

Mark Steiner led the discussion regarding the preliminary land division, Mark Steiner and Davis Pryce applicant (Application #2006-25). He asked to divide the subject property off of Brown School Road.

Mayor Decker opened the public hearing at 7:53 PM. Ald. Juergens asked the Commission to list the benefits for the city for dividing this lot. The Commission reported it would increased the assessment roll, infill property, and be better land use. Mayor Decker closed the public hearing at 7:57 PM.

Motion by Hammann, seconded by Braunschweig, to recommend to the Common Council the approval of the division of the subject property into the lots as shown on the preliminary CSM, based on a finding that the land division is environmentally sound and there are adequate public facilities available to meet the needs of the land division, provided the conditions listed in the staff report (and other conditions as may be imposed by the Commission) are met prior to recording the final CSM with Rock County. Motion passed.

Mr. Schwecke led the discussion regarding the preliminary land division, Rolland and Diane Probst applicant (Application #2006-26). The applicants are asking to divide the subject property off of West Main Street.

Mayor Decker opened the public hearing at 8:01 PM. Ald. Cothard is opposed to the applicant’s right to build a duplex on these proposed lots. He reported the Commission from previous years would not allow duplexes to be built on West Main Street. The subject property is zoned R-2, and if the lot is divided, the applicants could build two duplexes on Main Street. Finally, he asked if the Commission considered the fact that the city’s sewer line runs through the proposed lot 1. Mr. Schwecke reported the zoning map listed the subject property as R-2 and the sewer line was not discussed. Ald. Mayor Decker closed the public hearing at 8:14 PM.

The Commission questioned if they have all the facts to make this decision and if the public benefits outweigh the public costs.

Motion by Hammann, seconded by Vrstal, to recommend to the Common Council the approval of the division of the subject property into the lots as shown on the preliminary CSM, based on a finding that the land division is environmentally sound and there are adequate public facilities available to meet the needs of the land division, provided the conditions listed in the staff report (and other conditions as may be imposed by the Commission) are met prior to recording the final CSM with Rock County. Motion failed. All Commissioners voted against.

Ald. Hammann led the discussion regarding the City-initiated comprehensive plan amendment, (Application #2006-27). He reported the future transportation map shows two things: (1) streets and their classifications that are existing today and (2) streets and their classifications that will exist in the future. This resolution would change the future transportation map as follows: J. Lindemann Drive would be listed as a major collector, Brown School Road would be listed as a minor collector, Water Street would be listed as a truck route, Exchange Street would be listed as a truck route, Porter Road would be listed as a minor collector from 5th Street to city limits, and Main Street would be listed as a minor collector from 4th Street to city limits. Finally, Ald. Hammann noted that the resolution did not list Cemetery Road as a future minor collector, which was an oversight.

The Commission grappled with the idea that many existing homes on Main Street would need to put in sidewalks, which means that current homeowners would be required to add and pay for sidewalks. When the homes were built, the sidewalks were not required. This resolution would require sidewalks on Main Street. The Commission discussed alternative special assessments for the sidewalks on Main Street and decided to let Council explore that issue when the time arises.

Motion by Hammann, seconded by Sauer, to adopt Plan Commission resolution #2006-9 recommending the City Council revise the future transportation map with the amendment to include Cemetery Road as a future minor collector. On a roll call vote, the motion passed. Mayor Decker, Ald. Hammann, Dickert, Sauer, Skinner, and Vrstal voted in favor. Ald. Braunschweig voted against.

Mr. Schwecke led the discussion regarding the sign code text amendment to provide for the regulation of window signs. He reported that this agenda item was on the June 29, 2006 agenda, but the Commission postponed the public hearing and action to the August meeting to allow for a redrafting of the ordinance.

Mayor Decker opened the public hearing at 8:48 PM and closed it at 8:49 PM.

Motion by Hammann, seconded by Braunschweig, to recommend to Council the adoption of Ordinance #2006-16 as redrafted. Motion passed.

Mr. Schwecke led the discussion relating to amending the city’s zoning code (Chapter 130) to allow the city planner to review and act on minor site plan amendments. The city’s zoning code gives the Plan Commission the responsibility of reviewing site plans and amendment to site plan amendments. In instances where amendments would fall into a category of “not a big deal,” it may be appropriate to allow the city planner to approve minor modifications to a previously approved site plan. The difficulty is drawing the line in the sand between small changes and big changes. If an ordinance were approved, the city planner would document the minor modification he approved and submit it to the Plan Commission at its next regular meeting. The Commission debated this control issue. The city planner is a consultant, and consultants change. If the city planner were any employee of the city, they tend to be a more permanent staff. The Commission has a lot of confidence in Mr. Schwecke’s ability and judgment, but they are very concerned about the future in terms of city planner and defining what is a minor modification.

On a roll call vote, motion passed. Mayor Decker, Ald. Hammann, Sauer, and Skinner voted in favor. Ald. Braunschweig, Dickert, and Vrstal voted against.

Mr. Schwecke led the discussion relating to how the current zoning code allows land uses that are not listed in the zoning code (Section 130-301). Land uses that are not listed are not necessarily excluded from locating within any given zoning district. Mr. Schwecke recommended this provision be amended to state the opposite – if a land use is not listed, or cannot be interpreted to be like a listed use, it is prohibited. Ald. Braunschweig and Ald. Hammann would be sponsor for this ordinance.

Motion by Braunschweig, seconded by Hammann, instructing staff to draft an ordinance amending the Municipal Code relative to land uses in Section 130-301. 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 Council actions relating to Plan Commission, Tom Nonn, d/b/a Badger Cycle, and the number of development applications submitted to date compared to 2005.

Adjournment
Motion by Hammann, seconded Braunschweig, to adjourn at 9:22 PM, carried.

Prepared by:
James A. Beilke
City Clerk/Treasurer

The minutes are not official until approved by Plan Commission at the next regular meeting.