Plan Commission Meeting Minutes – May 24, 2018
A meeting of the City of Kaukauna Plan Commission was called to order at 4:00 p.m. on Thursday, May 24, 2018, by Chairman Penterman.
Members Present: Coonen, Feldt, McGinnis, Moore, Oldenberg, Penterman, Schoenike, Sundelius.
Also Present: Planning Director Jakel, Finance Director Van Rossum, Principal Planner Watson, Project Engineer Neumeier, Applicants, Interested Citizens, Media.
Outdoor Seating and Alcohol Sales in Downtown Business District. Mr. Jakel explained that an ordinance regarding outdoor display was previously approved and was spurred on by the renovation of the downtown streetscape as a way to generate more opportunities to promote outdoor display and food service. Mr. Jakel suggested permitting hours of use from 6:00 a.m. to 11:00 p.m. with an application fee of $10. Mr. McGinnis questioned the start of alcohol sales at 6:00 a.m. Mr. Moore suggested an 11:00 a.m. or noon start time. City Attorney Davidson explained that the City could adjust the start time for alcohol sales as the special use requires a permit and is not subject to state statutes. Mr. Moore explained that in an effort to encourage families to use the downtown for retail and service, alcohol sales at 6:00 a.m. are not appropriate. Mr. McGinnis agreed. Mr. Moore asked about the number of businesses interested in the permit. Chairman Penterman explained that there were two bars and possibly two restaurants considering outdoor service. Mr. Jakel explained that the previous public hearing for the ordinance included several comments in favor of outdoor food/alcohol service as well as display and advertising. Mr. Feldt asked about requirements to cordon off service areas. Mr. Jakel explained that there is no benefit to cordoning off areas as access for pedestrians on the sidewalk needs to be maintained. Mr. Feldt asked about neighboring community procedures. Chairman Penterman explained that Combined Locks and Little Chute both permit service from 11:00 a.m. to 11:00 p.m. Mr. Moore asked if the Police Department had an opinion on the permit. Mr. Jakel explained that the Police Department is not opposed to the permit based on the new street design. Mr. Feldt asked if outdoor areas were required to be smoke-free. Mr. Jakel explained that they are not. Mr. Coenen explained that smoking is not permitted within 25 feet of a building entrance. Mr. Sundelius explained that no permanent alterations are permitted to any sidewalk. Mr. Moore explained that the five-foot pedestrian walkway must be maintained at all times. A motion to direct City Attorney Davidson to draft an ordinance to the Council permitting alcohol sales in the public right-of-way from 11:00 a.m. to 11:00 p.m. was made Sundelius, seconded by McGinnis. All members voted aye. Motion carried.
Site Plan for Dental Clinic in Commerce Crossing – Dr. Chris Berkers. Mr. Jakel explained that the site plan shows building elevations, parking, storm water management and utilities, lighting and landscaping – and all are code-compliant. The proposed façade is in character with the protective covenants as is the location of the proposed sign. Dave Stubbs of Keller representing Dr. Berkers explained that the square footage has not been finalized and will depend on the needs of potential tenants. The project is on a tight time schedule with a projected opening in October or in conjunction with the opening of the DOT roundabout. Mr. Jakel explained that up to 7,000 square feet may be lease space and subject to the full masonry façade. Mr. Neumeier asked about the temporary drive crossing City property. Mr. Jakel explained that there are three lots at the intersection which will create ingress and egress issues as well as issues with traffic and snow removal. Mr. Jakel recommended creating an access easement for the three driveways into one. Mr. Moore asked if the plan was acceptable to the Lazy Dog. Mr. Jakel explained that they are approximately 150 feet apart and are aware of the possibility of a redesign to accommodate the construction of a medical clinic. A motion to approve the site plan for a 7,000 square foot facility contingent on an access easement for the driveways and a requirement that if the square footage increases, storm water provisions would be required to accommodate the additional building footprint, was made by Sundelius, seconded by Coonen. All members voted aye. Motion carried.
Three Lot CSM – West 10th and Brill (Klister). Mr. Jakel explained that the applicant is looking for preliminary approval for the CSM from the Commission prior to expending funds. Mr. Klister explained that he intends to extend the lot line to accommodate the house with the garage and build residential units on the other lots. Mr. Jakel explained that the CSM would meet all building requirements however a driveway permit still may be required. The preferable option to remodeling the garage would be to tear it down and rebuild. Mr. Oldenburg asked if the legal description established a new non-conforming lot in a residential district. Mr. Jakel explained that of the three lots, there is only one house. The non-conformity is not being expanded and the CSM is required to rebuild the garage. Mr. Sundelius asked about the lack of access and explained that crossing the lot was required to get to the shop. Mr. Jakel explained that the garage would be on the same lot as the house. A motion to approve the concept plan as presented was made by Feldt, seconded by Moore. All members voted aye. Motion carried.
Lot Line Adjoining Glenview Park at 202 West 17th Street. Mr. Jakel explained that the property was recently sold and the new owner was told that the driveway encroachment onto Glenview Park was by consent of the City. Mr. Sundelius explained that the property was a shared driveway when he was Street Superintendent. Mr. Jakel suggested that a formal easement be drafted for just the driveway property. It is a very small encroachment. Mr. Coonen noted that a fire hydrant is located left of the driveway. A motion to recommend to the Council approval of an access easement for use of the driveway was made by Feldt, seconded by Moore. All members voted aye. Motion carried.
TIF #10 Project Plan – St. Al’s Site. Mr. Jakel explained that there were two issues that needed to be clarified – statutory compliance with TIF regulations and financing within the TIF district. TIF funds would assist in being consistent among developers and committing monies to make this property equivalent with other locations. As this is an infill lot, road expansion will impact costs, demolition and abatement costs are significant and the lots overall will sell for less than in other locations. Mr. Verstegen explained that actual development costs are $1.4 to $1.5 million; the average lot sale would be approximately $45,000 which brings him close to the break-even point. Mr. Jakel explained that if the DOR values the land at $0, the base value can be higher. Mr. Verstegen explained that there is an option to phase-in development. Mr. Sundelius asked for clarification on the firm development cost. Mr. Jakel explained that the developer’s agreement allows six years of increment up to $700,000. Mr. Verstegen explained that there is a low ceiling as to what the lots are worth and the low density is required to keep the neighbors happy. Another year of increment and phase-in development saves on carrying costs. He is also considering the pre-sale of lots. Mr. Sundelius suggested that Mr. Jakel, Mr. Van Rossum, and Mayor Penterman work to determine the City’s level of comfort with the project. Mr. Verstegen explained that he already has a commitment on the fifteen two-family lots. Mr. Schoenike explained that the Commission will rely on staff’s expertise in negotiating the details. A motion on the consensus of the Commission including the extension of Welhouse Drive, 15 two-family lots with a pond on the corner, and 17 single-family lots was made by Sundelius, seconded by Coonen. All members voted aye. Motion carried.
There being no further business to be brought before the Commission, a motion to adjourn the meeting at 5:18 p.m. was made by Sundelius, seconded by Feldt. All members voted aye. Motion carried.
Julianne Schroeder
Executive Secretary