Plan Commission

Minutes Village of East Troy Plan Commission 2015 Energy Drive 10/9/2023 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, Chris Bottoni, Jacob Lederhaus, and John Merath Excused: Roger Hayes Others: Zoning Administrator Schwecke, Administrator Suhm, Clerk Alexander 5. Citizen participation Rosemary Bennett, 3004 South St., stated concerns the proposed development is not in a good location, the density of the development would cause congestion on Main Street, with the intersection of School Street, the plan doesn’t fit with the historic feel of the area, would raise surrounding rents, is not an investment in the community only an investment for the investors, that this development is not in the right place and not the right time. She also asked for more information about the TID district pros and cons and discussed the landscaping/berm comments from the last meeting. 6. Approve Plan Commission minutes of September 11, 2023 Motion by Trustee Renucci, second by Commissioner Arendt, to approve the minutes from 9/11/2023 as presented. Motion carried. 7. 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 (no formal action) Motion by President Johnson, second by Trustee Renucci, to allow citizen participation after Mr. Sawall’s presentation. Motion carried. Kevin Sawall, Sawall Development, provided an update to their concept plan based on feedback gathered at the prior meeting and to answer questions that had been raised. He presented an aerial rendering of potential landscaping and the parking lot plan. There were several options of the concept and he stated that they hope to bring in additional design elements as they consider the downtown design parameters. He also discussed the height of the building compared to the heights of other developments. The proposed project height for the 4-story flat roof project is 47.6’ and he provided building heights for several other designs such as Lakeshore Ridge which is a 3-story building with pitched roof that is 48’ high. President Johnson then addressed several concerns that have been expressed, including: • That this project is a “done deal” – this is incorrect. There is a procedure to follow, and this is in the conceptual phase, the general development plan, the final development plan with any rezoning would occur through the Plan Commission. • That the fire department is purchasing a ladder truck based on this development – this is incorrect. The fire department is replacing their current ladder truck due to age and wear. Such equipment is valuable in the community for buildings on the Square, silos, barns, senior living, and apartment buildings. • TID District – The Village Board and Community Development Authority have considered forming a TID in this area. TID or TIF are Tax Increment District or Tax Increment Financing. TID 3 closed last year, providing a welcome positive financial impact to residents and the village. TID 4 is currently doing well on the south side of the Village with The Lofts and business park. A mixed-use TID is developed for 20-years. The base value is measured when the TID is formed, and any new increment begins to accrue to the district and provides additional investment opportunities for the TID. This allows focus on improvements in the area. • What is “blighted property”? – this property could fall under a “blighted” or “rehabilitation/conservation” for TID purposes. Most of the properties that have been considered to be included in such a TID would fall under the rehabilitation/conservation TID category. To form a TID there is a specific process that includes reviewed by a Joint Review Board that includes the other taxing jurisdictions involved through noticed public meetings. The incremental tax benefits are available for reinvestment and the local tax benefits are realized when the TID closes. The Village’s financial advisor, Ehlers, works with development within TIDs to ensure financial advantages. Ehlers will also process pro forma research for projects such as Sawall’s proposed development to ensure financial feasibility. • Such a development will raise county/state taxes – this is not correct. • The projected rents are too high – Mr. Sawall explained their research on other rental units and feels they offer comparable and conservative rental rates in comparison. • Sidewalks will be charged to property owners – newly constructed sidewalks are not charged to the homeowners along the sidewalk. Homeowners share in the cost of future repairs to sidewalks and are responsible for clearing them. • Such a development will place pressure on services – next year the Village has already budgeted to add the first new Police Officer position in 30 years due to additional state funding and is not tied to any development. Any water or sewer needs would be paid for by the TID. • The developer was offered another property but refused it – this is not correct. Sawall Development owns this property. • The design doesn’t fit the downtown feel – Mr. Sawall explained that with this project not on the Square but just off the Square the design could be a transition or midpoint between the look of the Square and the look of buildings like the Honey Creek Apartments. They are currently going through internal design discussions and looking at downtown design district points. • Why not condos? – with the challenges presented with the site it fits better for multifamily. High rise condos are typically well received in the downtown areas of large cities and side-by-side styles would only yield perhaps 30 condos on this property. The property would only be able to accommodate about 10-15 single-family homes or perhaps less with the required infrastructure, that would increase the cost of development. There is lots of grading and soil remediation required on this site.  Further discussion included other smaller communities that the developer has worked with. He was asked why they had selected East Troy and he responded that he feels East Troy offers so many different and unique businesses and opportunities that he hoped to build in the heart of the community to allow enjoyment of all that the village has to offer. Support for the development was expressed and the hope that a development like this would jump start other improvements along this corridor into the community. Discussion included plans for the trees in the back of the property and plans to stabilize any ground disturbed with the addition of erosion control grasses and other plantings to continue to enhance the southern view and traffic studies of other apartments that have found that not all residents leave at the same time and a staggered traffic pattern would not require additional traffic lanes. Bruce Littlejohn, 2003 Division Street, asked for the types of units and the proposed rents and more information on TID funds. It was explained that the taxes from the developers within a TID go into the TID to support additional needs and development. A TID would include more properties than the property involved in this development. Leon Davis asked what kind of economic impact or job opportunities this development would have. There would be on-site staff and the development itself has a projected value over 20 million dollars. However specific economic impact to local businesses is not able to be determined but from a tax standpoint the development would have an impact. 8. Annexation of two parcels (4.5 acres) located at the northwest corner of North Street (Highway 20) and Main Street; Anderson Commercial Group, applicant (Ray Goodden, agent) (application 2023-23) A. Discussion and recommendation to Village Board (on temporary zoning) Motion by President Johnson, second by Trustee Renucci, to recommend to the Village Board that the property described in the annexation petition submitted by Anderson Commercial Group be temporarily classified as Highway Business (HB) under the Village's zoning regulations. Motion carried. 9. Certified survey map at terminus of South Executive Drive (RA498700002); Village of East Troy, applicant (application 2023-24) A. Discussion and possible recommendation to Village Board Motion by Trustee Renucci, second by Commissioner Arendt, 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. Motion carried. 10. Discussion related to standards for detached garages Zoning Administrator Schwecke explained that this topic has come to the Commission due to an historic home with a detached garage. An attached garage would impact the design of the home, and this change would allow for a detached garage for older homes with an increase in the allowed size. This will typically impact older homes in the village center. Motion by President Johnson, second by Commissioner Bottoni, to direct staff to draft an ordinance and schedule a public hearing for the November 13, 2023, meeting. Motion carried. 11. Recommendations for future agendas • Polystructures as accessory uses in residential zoning districts • Tiny homes as accessory uses in residential zoning districts – to clarify the background on this topic it was raised due to questions regarding in-law suites o To consider if the in-law suite was separate or in the home  o relative to cottage housing o Administrator Suhm has additional information from the recent Housing Summit and there is the consideration of a future joint meeting with the Village Board and CDA regarding this • Revise application requirements for rezoning petitions • Potential regulations/information related to front-yard setbacks on side-loaded homes 12. Next meeting: November 13, 2023, at 6:30 pm, if needed 13. Adjourn Motion by President Johnson, second by Commissioner Arendt, to adjourn at 7:22 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