Plan Commission

VILLAGE OF WAUNAKEE PLAN COMMISSION MEETING 500 West Main Street October 14, 2024 5:30 PM Meeting Minutes CALL TO ORDER ROLL CALL: Present: Kristin Runge, Joe Zitzelsberger, Brian Wallace, Chris Zellner, Sue Springman, Mike Steinl Absent: Tricia Braun Also Present: Juan Morales, Zach Samis, Stefan Jedlicka, Maria Patt, Bernie Gehrmann, Drew Lawrence, Joe Goldsworthy, Conner Nett, Mike Lawton. MINUTES 1 September 9, 2024 Motion Zellner, second Wallace, to approve the minutes from the September 9, 2024, Plan Commission meeting as presented. Motion carried 6-0. PUBLIC COMMENT None BUSINESS ITEMS 1 Discuss & Take Action on a Site Plan for the Installation of an Exterior Chiller at Octopi Brewing, 1131 Uniek Drive (Item for final action by Plan Commission) Octopi Brewing is applying for a site plan that includes a temporary gravel pad, and a new concrete pad, chiller, and cooling tower at 1131 Uniek Drive. The temporary gravel pad will be used to temporarily relocate the existing chiller unit while a new one is being installed. A construction fence will be installed to restrict access. A larger concrete pad will be poured in the existing chiller space to fit the new unit. A platform will be built above it to hold a cooling tower that will have an elevation of 34 feet. This is lower than the existing grain bins and below the 45-foot height maximum set by Village ordinance. Octopi has done a sound study for the existing chiller unit which is behind a screening fence, but will not be able to do a sound study for the cooling tower as it is being  custom-built. The design of the tower is expected to funnel noise upward. Staff have discussed and agreed to a conditional approval that requires Octopi to do a sound study once the new cooling tower is installed. If the noise of the new chiller and cooling tower exceed the limits set by Village ordinance (75 dB regardless of time of day, Sec. 26-49), the property owner would be required to engineer and install a sound screening system to dampen sound to the limits identified in Village ordinance. The temporary gravel pad and construction fencing will be removed with the old chiller once the new one is installed. Motion Zitzelsberger, second Runge, to approve the site plan, conditioned upon a sound study after the construction of the cooling tower and the design and construction of a screening system within three months to reduce sound to levels set by Village ordinance, if necessary. Motion carried 5-0-1 with Zellner abstaining. 2 Discuss & Take Action on a Request by First Presbyterian Church, 5763 CTH Q, to Divide by Two Certified Survey Maps, 2.6 Acres to be Included in the Kilkenny Farms West Plat, with the Remaining 7.8 Acres to Remain in the Town & be Rezoned from A-1 to G-1 First Presbyterian Church, located at 5763 CTH Q in the Joint Planning Area in Westport, is requesting two CSMs to divide the parcel in order to sell a portion of their land to neighboring Kilkenny Farms West. They are also seeking a rezoning of the remaining lot, which will remain in the Town of Westport, from Legacy A-1 Agricultural to Village G-1 Institutional. Sec. 133-859(c) of the Village ordinance requires that land divisions within the Joint Planning Area and Extraterritorial Zoning Area that currently have a legacy zoning district, be rezoned to Village zoning districts. The first CSM is approximately 2.6 acres on the north and west sides of the property. It will be sold, annexed into Waunakee, rezoned to the Kilkenny West PUD, and incorporated into the Kilkenny West neighborhood plat (see Agenda Item #3). The current use of the land is mostly a maintained field buffer. The second CSM is approximately 7.8 acres on which the church building sits. It will remain in the Town of Westport, and be rezoned to Village G-1 Institutional. The building and lot meet the required lot size and setbacks for this zoning district. This request is split into two CSMs for recording purposes so that the CSM defining each lot is not shared between the Village and the Town. Motion Runge, second Springman, to recommend approval of the Certified Survey Map at 5763 CTH Q, rezoning of Lot 1 to from Legacy non-conforming A-1 Agricultural to Village PUD upon Annexation, and rezoning of Lot 2 from Legacy non-conforming A-1 Agricultural to Village G-1 Institutional. Motion carried 6-0. 3 Discuss & Take Action on a Request by Kilkenny Farms West for an Amendment to the Final Plat, GDP/SIP & Annexation of Lands to be Obtained from First Presbyterian Church (Item for recommendation to the Village Board) This item is a continuation of the First Presbyterian Church (FPC) CSM in Agenda Item #2. Lot 1 of the proposed CSM of the FPC will be sold to Kilkenny Farms West, annexed into the Village of Waunakee, and rezoned to the Kilkenny Farms West PUD. The lands in Lot 1 will be used to create 2 new lots at the end of Moll Drive to the west, extend 4 lots off private outlots to the north (“courtyard lots”), and create one remote lot to the north. Lots 285, 286, and 291 would be for Single-Family use. Lots 287-290 would be either detached single-family dwellings or attached single-family dwellings like a duplex condominium or “twin home”. The extension of Lots 287-290 requires the vacation of existing public utility easements and the creation of new public utility easements (submitted). The remote lot will have utility service via an access easement across Lot 171, and a driveway access easement for the shared driveway used by Lot 171 and FPC. The applicants have submitted GDP and SIP amendments to incorporate the new and changed lots. Staff have expressed concern about the remote nature of Lot 291. Sec. 129-195 of the Village Code requires that “every lot shall front or abut for a minimum distance of at least 40 feet on a public street. The village board may waive the street frontage requirement where it determines that adequate access to the lot is provided by other means consistent with public safety, welfare, and convenience.” This lot would, by design, require a waiver from the Village Board. Staff have asked the developer to reach out to public safety officials to determine whether there are any public safety concerns with such a lot and shared driveway access. Motion Runge, second Wallace, to recommend approval of the amendment to the final plat to Kilkenny Farms West, GDP/SIP, and annexation of the new Lot 1 from First Presbyterian Church, pending written approval of Lot 291 from public safety officials. Motion carried 6-0. 4 Discuss & Take Action on a Request for approval of a Specific Implementation Plan for Multifamily Development on Woodland Crest Outlot 2 (Item for final action by Plan Commission) Forward Development Group is applying for a Specific Implementation Plan for Woodland Crest Outlot 2. Plan Commission recommended approval of the General Development Plan for this proposed project at the April 8, 2024 meeting. The three-story, multifamily building will have 75 residential units with a mix of studios, one bedroom, one bedroom + den, and two bedroom units. The five stacked flat buildings will have 10 units each, consisting of a mix of one- and two-bedroom  units. The developer has addressed all Tech Staff comments to the satisfaction of the respective staff and consultants. Motion Runge, second Steinl, to approve of the Specific Implementation Plan for Woodland Crest Outlot 2 as presented. Motion carried 6-0. 5 Discuss & Take Action a Request to Rezone 5939 STH 113 (fka Meffert's Dental Offices) from Legacy Non-Conforming A-1 Agricultual to C-1 for Commercial Use (Item for recommendation to the JPC and Village Board) The applicant is requesting a rezone of the property at 5939 STH 113 from Legacy (non-conforming) A-1 to Village C-1 for Commercial use. The neighboring zoning is Legacy (non-conforming) R-4 Residence to the north, Legacy (non-conforming) A-1 Agriculture to the west and south, and Legacy (non-conforming) A1 (Exclusive) Agriculture east of STH 113. It was previously a non-conforming office use, but due to the fact that the property ceased operating as such for more than 12 months, the non-conforming office use expired and a new legal, conforming zoning district is required for the intended Commercial use. The Village Future Land Use Plan identifies the area as Mixed Use, which is defined as: “areas that are suitable for a variety of uses, sometimes mixed within a single development. Some of these areas are in highly visible locations where the design and appearance of development are of great importance to influence the overall character of the community. The plan uses this designation in growth areas adjacent to Hwy 113, Hwy Q, and the Waunakee Business Park.” Staff finds that this is an appropriate zoning district for the intended land use, and is consistent with the Comprehensive Plan and Future Land Use Map. Motion Zellner, second Wallace, to recommend approval of the rezoning of the property at 5939 STH 113 from Legacy Non-Conforming A-1 Agricultural to the C-1 General Commercial district. Motion carried unanimously. 6 Discuss & Take Action on Repealing and Replacing Sec. 14-12 and Creation of Sec. 133-1140 Related to Beekeeping Ordinances (Item for recommendation to the Village Board) Beekeeping is currently allowed within the Village of Waunakee as a conditional use. The regulations are currently housed in Chapter 14 – ANIMALS within the Village Code. The proposed ordinance repeals the current code, replaces Sec. 14-12 with licensing requirements, and creates Sec. 133-1140 within the Zoning Ordinance to regulate site requirements for beekeeping. The ordinance is primarily based on the City of Madison regulations for beekeeping. Based on the discussion from the September 9th Plan Commission meeting, the draft  has been updated to require a conditional use permit, and change the flyway barrier distance from 25 feet to the property line to 50 feet from the property line (as required by the current ordinance). Staff contacted local agriculture teachers and FFA advisors to see how many hives would be appropriate for a large institutional parcel, but have not received a response. Madison allows up to 6 hives per zoned parcel. La Crosse allows for 2 hives on any lot, and up to 4 hives on any lot larger than 5 acres. Motion Zellner, second Steinl, to not recommend approval of the ordinance with the keeping of bees allowed by right. Motion carried unanimously. 7 Discuss & Take Action Recommending Issuance of Comprehensive Planning Services RFP (Item for recommendation to the Village Board) At the September 9, 2024 Plan Commission meeting, an item was brought forward for discussion regarding contracting with Dane County Planning Division to update the Housing Chapter of the Comprehensive Plan. Plan Commission discussed passing on the opportunity in favor of waiting for a full Comprehensive Plan Update. The Community Development Authority and Village Board later voted to see if staff could work out a scope of work that did not involve public engagement, and only updated the data and goals for the Housing Chapter to start before and run in parallel with the Comprehensive Plan rewrite. Staff had already been budgeting for and planning to issue an RFP in early 2025 to update from a Joint Town-Village Comprehensive Plan to a Village-specific plan. After the discussion among the Village Board members, we contacted Dane County Planning staff and met internally—ultimately coming to the conclusion that it would be more effective and efficient to do the Comprehensive Plan project as a whole, but move up the timeline to issue the RFP before the end of 2024. This would significantly narrow the timing discrepancy between a plan update/overhaul and pulling out just the Housing Chapter. Staff believe that the interconnectedness of all of the required Comprehensive Planning elements, plus the joint nature of the current plan, make it ineffective to pull out one chapter to update it parallel to a whole plan overhaul. It would be difficult to determine holistic goals and objectives for the plan when parts of it are at different stages of development with different consultants. It could lead to confusion in the process, and inconsistencies in the document requiring early and frequent amendments. The Village Board agreed and voted to ask Plan Commission to recommend approval an RFP draft at the October 14, 2024 meeting to bring forward for approval at the October 21, 2024 Village Board meeting. Motion Zitzelsberger, second Zellner, to recommend approval of the draft RFP to Village Board. Motion carried 6-0. WAUNAKEE/WESTPORT JOINT PLAN COMMISSION UPDATE JPC Agenda 10/15/24 ADJOURN Motion Zellner, second Steinl, to adjourn the meeting at 6:39 p.m. Motion carried unanimously. Respectfully Submitted, _____________________________________ Tracy Meinholz, Plan Commission Secretary