Plan Commission

Minutes Village of East Troy Plan Commission 2015 Energy Drive 9/11/2023 6:30 p.m. 1. Call to order- President Johnson called the meeting to order at 6:30 p.m. 2. Pledge of Allegiance 3. Verification of open meeting notice – Clerk Alexander verified the meeting had been posted according to open meetings laws. 4. Roll call Present: President Johnson, Trustee Renucci, Commissioners Edward Arendt, Roger Hayes, Jacob Lederhaus, and John Merath Excused: Commissioner Chris Bottoni Others: Zoning Administrator Schwecke, Administrator Suhm, Clerk Alexander 5. Citizen participation Dan Donagan, 2110 Mill St., re: Overlook Ridge – stated he was not opposed to the project but feels there should be considerations and expressed concern with the proposed roof height, additional density, and zoning. He asked about the anticipated rent, sizes of units, if residential area. He stated there is a demand for housing and residents would support our businesses and community but questioned the height and density. Anthony B., W2292 St. Peters Rd., re: Overlook Ridge - asked if there are additional grants or funds for this project from the Village and the impact it would have on the water/sewer systems, the schools, long-term impacts, and what the development would do for the community. Ted Zess, N8385 Weber Rd., re: Overlook Ridge - stated that he approves of the development as a business owner and as a school board member. He feels the development would bring more students and residents to the community. He supports the development. Vicki McKone, 3019 Main St., re: Overlook Ridge - stated that she approves the plan and is excited for this development as a resident and business owner. She likes that it is within walking distance to Square, feels residents would support our businesses and community. She is hopeful it moves forward. Cynthia Dargitz, W2292 St. Peters Rd., re: Overlook Ridge - asked the height of the water tower, expressed concern that additional residents would require additional school resources and increased taxes, asked if this would increase the value of the town and if that would cause county taxes to increase. She also asked the size of the property. Mike Zei, 1950 Fremont St., re: Overlook Ridge - stated that he would rather see condos than apartments, feels it is a great location but long term a condo project would be better for the community, and he would appreciate a review of the process for the project during topic. Julianna Burmeister, 1930 Center St., re: Overlook Ridge - expressed mixed feelings about the development, wants to see our community flourish but hopes there is room for compromise in the plan, feels the small-town feel is important and needs to support local businesses and needs growth but feels that a four-story building on Main Street is detrimental to the that small town feel. Would prefer the development be either be smaller or locate this tall a development elsewhere in the Village.  Ann Zess, 2905 Main St. – East Troy Brewery, re: Overlook Ridge - supports the development to continue growth in our community for customers and employees. 6. Approve Plan Commission minutes of August 14, 2023 Motion by Trustee Renucci, second by Commissioner Arendt, to approve the minutes from August 14, 2023. Motion carried with President Johnson abstaining. 7. Two-lot certified survey map for property located at 3022 North Street (RXUP 00019); Jamie Rohrer, applicant (application 2023-21) A. Discussion and possible recommendation to Village Board Jamie Rohrer, applicant, explained his plans to create two lots. He currently has no plans for the second lot, but his sister-in-law, who lives in the house on the western lot, would like to buy that lot. Discussion included concern with the topography of the eastern lot, potential drainage issues should it be built for neighboring properties, and the size of the lot. One of the conditions of the CSM is to have the Village Engineer review any building requests to ensure there are no drainage problems. Motion by Commissioner Arendt, second by Commissioner Hayes, recommend to the Village Board the approval of the certified survey map based on the general and specific conditions listed in the staff report dated September 7, 2023. Motion carried. 8. Rezone the property located at 2010 Church Street (ROP 00008) from Highway Business (HB) to General Industrial (GI); McCrete LLC, applicant (Jeff McPherson, agent) (Application 2023-18) A. Public hearing President Johnson opened the public hearing at 6:51 pm. Mike Zei, 1950 Fremont St., asked for explanation for the request. Jeff McPherson, applicant, explained that the rezone request is due to the poly structure for equipment storage. Zoning Administrator Schwecke explained that earlier this year comprehensive plan was amended to show this property would be light industrial, this is the follow-up to rezone the property to be consistent with the comprehensive plan. This rezoning will change the zoning of both his properties to be the same for the operation of his business. The poly structure will be considered at a future date. President Johnson closed the public hearing at 6:53 pm. B. Discussion and possible recommendation to Village Board Motion by Commission Arendt, second by Commissioner Lederhaus, to recommend to the Village Board the rezoning of the subject property as set forth in the ordinance dated September 7, 2023. Motion carried. 9. Conditional use for outdoor display/sales per Section 510-42(E) of the zoning code for property located at 2584 Main Street (RA 305700002); David August, owner; Dale Leasure, tenant (LTR Power Center) (application 2023-14) A. Public hearing President Johnson opened the public hearing at 6:54 pm. Lois Clark, 2754 Frontage Rd., verified that she was referencing the Conditional Use under consideration. She expressed concern that due to the timing of the indoor storage space availability that if this CU is approved prior to that space being available to the applicant that the applicant would be in violation of the CU with their outside storage. She asked the Commission to consider making an amendment to the CU or if the situation could be described more clearly. She stated that the applicant has previously had this type of  businesses by CU within the village and asked if the Commission would consider if there have been prior CU violations before considering this application. David August, owner, stated that the current tenant is hoping to be out in early October 2023, and then the other half of the building will be available to move more product inside. Dale Leasure, tenant, plans to make half of the building inside showroom and the other half will be his shop. He wants to have items displayed outside as this is important to his business. He agreed to the limits contained in the CU. Discussion included the timeline for these changes, Mr. Leasure stated that currently there are more items on display having just returned from the County Fair and he is planning to move them to an offsite location for winter storage and he is looking forward to having an inside showroom, the Village Board has agreed to a deadline of January 31, 2024 for code compliance issues to be corrected at the property, it was confirmed that the limits are 14 units in front and six on the side, including the Village Board code compliance timeline in the CU prior to going to the Village Board, termination of the prior CU and amending the draft CU, prior code compliance violations at prior location of this business and stressed that the conditions of the CU will be enforced. Anthony B., W2292 St. Peters Rd., stated that he feels the products on display will enhance the look of the other businesses in this location. President Johnson closed the public hearing at 7:09 pm. B. Discussion and possible recommendation to Village Board Trustee Renucci questioned why the application had multiple question marks on the form, Mr. August stated those were from his notes, it was confirmed that a variance had not been issued for Wisconsin Masonry, and the expected amount of noise from the business. Motion by Commissioner Arendt, second by Commissioner Lederhaus, to recommend to the Village Board the approval of the conditional use subject to the terms in the draft conditional use order dated September 7, 2023, and that the application needs to be cleaned up for clarification. Motion carried. Motion by President Johnson, second by Trustee Renucci, to amend motion to include the timeline to achieve compliance by January 31, 2024, as discussed by the Village Board in August. Amendment carried. 10. Site plan review for outdoor display/sales per Section 510-42(E) of the zoning code for property located at 2584 Main Street (RA 305700002); David August, owner; Dale Leasure, tenant (LTR Power Center) (application 2023-15) A. Discussion and possible action Motion by Commissioner Lederhaus, second by Commissioner Arendt, to approve the site plan/plan of operation for the outdoor display area as proposed provided none of the lawn mower units are stacked or elevated above the natural grade by any means. Motion carried. 11. Conditional use for restaurant (Culver's Restaurant) located at 2557 North Street (RA446400002); East Troy Land LLC (Jay Campbell, agent) (application 2023-16) A. Public hearing President Johnson opened the public hearing at 7:19 pm. Jay Campbell and Brianna Campbell, owners, W725 Miramar, plan to build Culvers and need to apply for the conditional use due to the current zoning. He stated that the store will have a double drive through due to changes seen in business after Covid. Currently about 65% of sales are processed at the drive through. This property has been designed in anticipation of the interstate location and the amount of expected drive through business. This location is  designed with a drive through to accommodate 47 cars in the drive through before it would spill into parking lot. Discussion included asking if traffic studies were done and the WI DOT did required traffic studies and they have approved the plan, anticipated traffic ingress and egress, the design of the shared entrance off of Hwy 20 and the exit onto Hwy ES, utilization of the shared entrances and easements, working to correct the easement with the bank, confirmation that most truck deliveries will be done at night, concerns with truck traffic flow being tight, parking at the bank will not be affected, stormwater management and how that is handled by the location, possibility of improving the pinch point angels and alternate easements, accommodation of cross traffic with traffic stops, possibility of drafting a developers agreement, a written comment from Dr. Tom Wanezek was read with concerns on traffic plan and landscape screening, and Mr. Campbell expressed his willingness to work on possible solutions to the pinch points in the future. President Johnson closed the public hearing at 7:53 pm. B. Discussion and possible recommendation to Village Board Motion by Commissioner Lederhaus, second by Commissioner Arendt, to recommend to the Village Board the approval of the conditional use subject to the terms in the draft conditional use order dated September 7, 2023. Motion carried. 12. Site plan review for restaurant (Culver's Restaurant) located at 2557 North Street (RA446400002); East Troy Land LLC (Jay Campbell, agent) (application 2023-17) A. Discussion and possible action Zoning Administrator Schwecke pointed out that the proposed motion has 26 conditions, and most are standard. He confirmed that the applicant has read and understands all the conidiations listed. He also mentioned that this would be the time to incorporate any traffic conditions in a developer’s agreement. President Johnson proposed a developer’s agreement that may be able to address traffic flows and may present an option to work with surrounding businesses as well. Motion by President Johnson, second by Trustee Renucci, to approve the site plan as submitted subject to the listed 26 terms and for staff to work with the applicant to draft developer’s agreement. Motion carried. 13. Sign permit review for restaurant (Culver's Restaurant) located at 2557 North Street (RA446400002); East Troy Land LLC (Jay Campbell, agent) (application 2023-19) A. Discussion and possible action Discussion included that the proposed sign is the standard Culvers signs and are within Village standards. Zoning Administrator Schwecke stated that the monument sign exceeds the allowable size (probably by a miscalculation by the sign designer) and can be corrected administratively. The sign brightness will need to comply with restrictions as stated in the code. Motion by President Johnson, second by Commissioner Arendt, to approve the signs as proposed with the listed conditions. Motion carried. 14. One-lot certified survey map to merge two adjoining lots in same ownership located at 2557 North Street (RA446400002); East Troy Land LLC (Jay Campbell, agent) (application 2023-20) A. Discussion and possible recommendation to Village Board Motion by Commissioner Arendt, second by Commissioner Hayes, to recommend to the Village Board the approval of the certified survey map based on the general and specific conditions listed in the staff report dated September 7, 2023. Motion carried. Mr. Campbell stated the projected opening will be August 1, 2024. 15. Concept review for Overlook Ridge, a proposed planned development district consisting of 145  multi-family dwelling units; Sawall Development, applicant (application 2023-22) A. Discussion Zoning Administrator Schwecke explained the process for this project – a planned development district is being proposed and is a three-step process. It begins with the concept review to listen, review, and offer observations. Then come back with a more formal proposal and a meeting with a public hearing for public comments to be heard and the Plan Commission would make a recommendation to the Village Board and the Village Board would make the final decision setting the basic parameters for the project. The third step is a final development plan with the fine details and the Plan Commission makes final decisions on those points. Art and Kevin Sawall, developers, presented their company and proposal. They explained their business process and management of their properties and showed samples of their other developments. Their project overview is proposing a development of 145 luxury apartments including studios, 1, 2, and some 3-bedroom units on 4.956 acres. The majority of the units would be 2-3- bedroom units. Prices are projected to be $1,100 for the studio units, $1,300- $1,600 for the 1-bedroom units, $1,800-$2,100 for two-bedroom units and $2,300 to $2,500 for three-bedroom units. All units have either a patio or balcony, the development shows a pool and overlook deck with grilles for a gathering space, a gym, community room, dog wash and park, has both underground and surface parking, on-site management team and maintenance garage, it is close to The Square, and has a guaranteed value of $21 million dollars. They discussed the size of the development and the financial viability of the project at this size and number of units. Discussion included questions about condos, concerns with the height of the buildings (the developer stated the flat roofs are utilized to house equipment on the roof and it provides a lower overall height than a pitched roof), the East Troy Fire Chief has reviewed the plan and has no concerns, preparation of the lot, any grants or funding from the Village for the project, concern with this type of development in a residential area, vison for the landscaping along Main Street to add a berm, spruce and bushes, distance of the building from the roadway. Zoning Administrator Schwecke asked if there was the possibility of creating a TID in this area because that would be critical due to the stated percentage of multi-family housing in the Comprehensive Plan and a blighted TID would be the exception for this area. This would impact the revenue the school district and other entities. Zoning Administrator Schwecke explained that this project needs to rezone the property and the Village can allow exceptions if the development is exceptional and with this project requesting for the additional height and density the Plan Commission and Village Board will need to determine that the proposal is exceptional. 16. Discussion related to standards for detached garages Zoning Administrator Schwecke stated that the property owner at 2986 Main Street currently has no garage because the structure that was there burned and they would like to build a detached garage. An attached garage would be difficult in this location and to blend with the existing home. The owner is willing to work with Plan Commission on a solution as they are in the planning stages. Direction to staff was to work on language to bring back to the Plan Commission for consideration. 17. Discussion related to tiny homes as accessory uses in residential zoning districts Motion by President Johnson, second by Commissioner Hayes, to postpone item #17 to the next meeting. Motion carried. 18. Recommendations for future agendas • Revise application requirements for rezoning petitions • Potential regulations/information related to front-yard setbacks on side-loaded homes • Consideration of blighted TID  19. Next meeting: October 9, 2023, at 6:30 pm, if needed 20. Adjourn Motion by President Johnson, second by Commissioner Arendt, to adjourn. Motion carried at 8:53 p.m. Respectfully submitted by Lorri Alexander Clerk Note: Recordings of the meeting may be found on our YouTube Channel - Link: https://www.youtube.com/channel/UCGPfzVwLzE2Pqt4-g450Klg