Plan Commission

Minutes Village of East Troy Plan Commission & Architectural Review Board 2015 Energy Drive January 14, 2019 6:30 p.m. 1. Call to order- President Seager called the meeting to order at 6:30 pm 2. Pledge of Allegiance 3. Verification of open meeting notice – Administrator Suhm verified the meeting had been posted according to open meetings laws. 4. Roll call Present: President Seager, Trustee Forty Renucci, Commissioners Edward Arendt, Roger Hayes, Benny Stichmann, Mary Nugent, Erin Seaverson Others: Zoning Administrator Tim Schwecke and Administrator Suhm Youth in Government Michael Rosin 5. Approve Plan Commission minutes of December 10, 2018 Motion by Trustee Renucci, second by Commissioner Arendt to approve the minutes as presented. Advisory – Motion carried, Commission – Motion carried. 6. Citizen participation David Allen, 2093 Division Street, stated he received letter stating he was not allowed to paint his building (East Troy House) on the Square without the Village’s permission. He stated fourteen years ago he had all the required inspections and approvals. He expressed displeasure with the requirements for approval to fix the building. He stated this was based on legislation that was passed in a void. He also stated nobody in the historical overlay has been notified that they cannot do these things without Village permission. He lives in the Village on the Square and is there every day. He said he believes it is his job is to make his building appealing. He does not think it is right to require Village review and approval to make these modifications to a building or that the Commission makes decision to tell ,us what to do. 7. Conditional use for a telecommunication tower located at 2030 Young Street (RXUP00209B1); AT&T, applicant; Phase 1 Consulting, Sal Randazzo agent (application: 2018-39) A. Public hearing The applicant requested postponement to March 11 to allow for the PIM testing the Village is requiring. Motion by President Seager, second by Commissioner Arendt, to adjourn the public hearing until March 11. Advisory – Motion carried, Commission – Motion carried. B. Possible recommendation by the Plan Commission to the Village Board Note: The applicant has requested that the public hearing be adjourned to the meeting on March 11, 2019. 8. Site plan for a telecommunication tower located at 2030 Young Street (RXUP00209B1); AT&T, applicant; Phase 1 Consulting, Sal Randazzo agent (application: 2018-42) A. Possible action by the Plan Commission Motion by President Seager, second by Trustee Renucci, to table until March 11. Advisory – Motion carried, Commission – Motion carried. 9. Discussion related to potential revision to permitted land uses in the Highway Business (HB) district A. Possible action by the Plan Commission Zoning Administrator Schwecke explained at last month’s meeting Matt Wanazek appeared and discussed his proposed business. He was looking at a specific property on Main Street that is zoned highway business for his business. The proposed use is not allowed in that zoning district. It was requested by the Commission that Zoning Administrator Schwecke do some initial work to make recommendations for a zoning text amendment. He stated if the Commission is inclined to accommodate his business within highway business zoning they would need to do a text amendment. He Village of East Troy Page 2 Plan Commission Minutes January 14, 2019 presented two options – one option is to modify the definition of indoor food production, a use that is permitted in the industrial district. With this option the use would have to be allowed in the highway business district as a conditional use. The second option would be to create a new land use category and call it indoor mushroom production and allow this as a conditional use in the highway business district. Along with any land use there are development standards. He encouraged the Commission to think about development standards to narrowly construe use because they do not want multiple variations of this land use. He explained a retail presence associated with production facility would be required to conform to the highway business district. With the nature of highway business there would be no outdoor storage of any kind. He stated this use may be appropriate as an adaptive reuse of an existing building, however, a constructed building cannot be enlarged or expanded. A building, such as this, that is really not suitable for retail or offices, could be used for something of this nature. Commissioners questioned why the retail would be required. Zoning Administrator Schwecke explained that typically highway business is for retail, professional offices, services and that is the nature of the corridor. That is the reasoning for associating the retail with the indoor food production. Mr. Wanasek will be renting out the entire building, front to back, which includes the front retail area and quonset hut. Mr. Wanasek explained he plans to sell kits to grow mushrooms and supplies as well as mushrooms produced. The minimum amount of time proposed as 25 retail hours was discussed. Zoning Administrator Schwecke explained if it is going to be retail there should be some retail presence. This should be written into the zoning code so it is known this is the type of presence necessary to meet this use. The consensus of the Commission was to select the second option - to create a new land use category for indoor mushroom production to be allowed as a conditional use in the highway business district, with the required retail hours being 20 hours per week, and a provision for a startup window to meet the retail hours requirement. Mr. Wanazek stated he would like to get started as soon as possible. Zoning Administrator Schwecke advised he will draft the ordinance and may add some items if he thinks of other things since the Commission only hit the main points. He did explain the process will take at least two months due to the ordinance revision, conditional use and required public hearings. President Seager took item 11 out of order, before Item 10. 11. Communicating with downtown square businesses regarding design review and related matters a. Possible action by the Plan Commission Administrator Suhm explained the history behind the draft communication which was included in the packet. She reminded the Commission a business owner on the Square came to the Commission for color approvals after painting a building in early fall. She stated at that time it was discussed there seemed to be a number of building/business owners that are not aware of the downtown design district standards and approvals. The Commission discussed communication being sent out. She also stated she had met with David Allen on the matter related to his building twice and encouraged him to discuss his concerns regarding the approvals with the Commission. She pointed out she believed the concerns related to the approvals were relevant to section 510-78 (B) titled design review, which requires approvals for any change in appearance of the property such as painting, roofing, siding, architectural component substitution, fencing, paving, or signage with different colors, finishes, or materials. This is what the enclosed letter is addressing. She also stated she believed the ordinance change Mr. Allen referred to occurred with the zoning code revision in 2011 and she was aware there were information meetings held and public notices related to the modifications. Commissioner Nugent stated she would like to have more discussion on the matter. We have some very responsible people that own buildings on the Square. She does not see them doing anything that would not enhance the building and feels like we need to trust their judgement for colors, etc. President Seager stated he sees this differently and thinks the letter should be sent out with a discussion after that about Village of East Troy Page 3 Plan Commission Minutes January 14, 2019 what the ordinance requires. The Commission discussed pros and cons to different approaches of sending out the letter as drafted, modifying the letter to indicate the Commission would be discussing these requirements at a future meeting, and reviewing the ordinance prior to sending the letter. Motion by Commissioner Seaverson, second by President Seager, to send the letter out as drafted. It was clarified nothing will be added to the letter about discussion regarding the requirements. Any building or business owner who comments on the requirements will be encouraged to attend the next Plan Commission meeting. Advisory – Motion carried, Commission – Motion carried 5-2 with Trustee Renucci and Commissioner Nugent voting no. 10. Discussion related to possible amendment of the zoning code regarding architectural/design standards in the new tax increment financing district A. Possible action by the Plan Commission Administrator Schwecke reviewed his report, stating last month the Commission had reviewed an early draft but it was missing the materials for the exterior. The current draft includes exterior materials and he referred to standards in the Village of Mukwonago. The Village of East Troy does have a section of the zoning code specifying allowed exterior materials for all commercial, institutional, and industrial buildings. There are also standards for building color. A wide range of building materials are currently allowed. The intent is to adopt an overlay district for TID-4 so we end up with higher quality buildings. The Commission discussed the proposed ordinance. Under section H (1) related to materials Commissioner Seaverson discussed different types of metals, stating the wording needs to be specific to ensure we are doing our due diligence to protect property values. The Commission discussed allowing metal panel systems, but not allowing corrugated metal. Under section 510-204 of the proposed ordinance, the Commission discussed the proposed six-foot limitation on fencing. After discussion, the consensus of the Commission was to allow a range of six feet to twelve feet for fencing, stating materials cannot be stacked to exceed the height of the fence. It was also noted in the draft ordinance there are sections that refer to masonry, stone, brick block and the section that only refers to masonry should be clarified. Section B (5) discussed the requirement for pilasters, stating the purpose was to break up large industrial walls and not a structural requirement, although it could be if it was desired. It was decided this section should be clarified to state that a pilaster could be structural or nonstructural. The Commission also discussed requiring a minimum amount of masonry on street sides of the building. There were questions whether this was necessary with the other material requirements. Zoning Administrator Schwecke encouraged Commission members to view commercial buildings such as Lowes and Home Depot to see the use of a split-face block and brick together and further discuss this at the next meeting. Zoning Administrator Schwecke will work on the modifications discussed and bring another draft back to the Plan Commission. Village of East Troy Page 4 Plan Commission Minutes January 14, 2019 12. Discussion related to Comprehensive Plan update (time permitting) Discussed special meetings will be necessary to continue to work on the goals, objectives and policies. 13. Recommendations for future agendas (no packet materials) Pending Items (no packet materials) 1. Possible amendment of the zoning code regarding pavement requirements to access detached buildings 2. Possible amendment of the zoning code regarding metal shipping containers (for storage) 3. Possible amendment of the zoning code regarding the zoning for RXUP 00256 (west side of STH 120 and South of I-43) Zoning Administrator Schwecke stated he intended to bring this to the next meeting 4. Possible amendment of the zoning code regarding tree protection standards for new development The Commission discussed adding the discussion of color selections and painting of the downtown design district buildings to the next agenda 14. Adjourn Motion by President Seager, second by Trustee Renucci to adjourn at 8:14 p.m. Respectfully submitted, Eileen Suhm, Administrator Clerk-Treasurer