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City of Kaukauna

Plan Commission Meeting Minutes – February 8, 2018

Posted on Feb 16, 2018 by

A meeting of the City of Kaukauna Plan Commission was called to order at 3:00 p.m. on Thursday, February 8, 2018, by Chairman Rosin.

Members Present: Feldt, McGinnis, Oldenburg, Penterman, Rosin, Sundelius, VanderSanden.

Also Present: Planning Director Jakel, City Attorney Davidson, Finance Director Van Rossum, Alderman DeCoster, Assistant Fire Chief Grindheim, Project Engineer Neumeier, Planning/Engineering Technician Holmes, Applicants, Interested Citizens, Media.

Absent and Excused: Schoenike.

  1. Absent and Excused. A motion to excuse the absent Commission member was made by Feldt, seconded by Sundelius. All members voted aye. Motion carried.

  2. Minutes. A motion to approve the minutes of the January 15, 2018, meeting was made by McGinnis, seconded by Penterman. All members voted aye.  Motion carried.

  3. Preliminary Site Plan Review for Redevelopment of Former St. Al’s Site. Mr. Jakel explained that the site plan is preliminary and if the project moves forward, there will be two public hearings where residents will be permitted to comment. The plan submitted by Jon Verstegen, Judy Verstegen and Jeff Verstegen intends 20 single-family lots along Hendricks, Main, and St. Mary’s Place which will be slightly larger than surrounding lots and 12 duplex lots under single ownership accessed by a private drive in the center. There will be 30-foot setbacks and a light density for the size of the parcel. In order to facilitate the demolition of the existing buildings, a TIF district would be created where revenue on the development is used to pay off the bonds. TIF regulations require a certain density which the project meets, however, if units are lost as a result of a re-design, the project may be at risk. Jon Verstegen explained that they are sensitive to the neighborhood and intend to create single family lots for sale and duplexes similar in style to ones located at Coffee Hill. The project cost will range from $5.7 to $6.1 million and will generate from $133,000 to $142,000 in annual tax increment. Mr. Penterman asked if the developer had completed similar projects in other locations. Mr. Verstegen explained that this would be their first large scale development and that he is an architect and general contractor by trade. Mr. Penterman asked about single family lots adjoining two-family lots. Mr. Verstegen explained that the project will have a low density for the size of the parcel and that the square footage of the units can be adjusted. The units would be similar to those at Coffee Hill – they would not have basements and have a zero-entry feature. They are popular with people 55+ looking to downsize. Mr. Jakel clarified that the development would be market-rate housing – not limited to seniors. Mr. VanderSanden asked if the private drive would be asphalt and if it had been approved for emergency equipment access. Mr. Grindheim explained that emergency access should be verified with the Fire Department along with signage prohibiting parking and a plan for enforcement. Mr. Verstegen explained that there is a turnaround planned for the end and adjustments could be made to accommodate access. Mr. McGinnis asked about a potential City street up the center of the development. Mr. Verstegen explained that would not be feasible economically. Mr. Sundelius explained that there are similar developments throughout the City and the private road tends to become an operational headache for City staff relative to enforcement of parking restrictions, snow removal and visitor parking. He also explained that the Board of Public Works will want to see sidewalks in the development to adhere to their general philosophy throughout the City. Mr. McGinnis asked about the decision to include a private street. Mr. Verstegen explained that the additional cost would be approximately $200,000 which could not be covered by the sale of lots in the development.

  4. Conceptual Agreement to Establish TIF District at Former St. Al’s Site. Mr. Jakel explained that if the proposed development proceeds, the City would create a TIF district prior to September 30, 2018, to accommodate the demolition of the existing buildings. This process requires a number of public hearings for the TIF as well as the rezoning. Mr. Sundelius explained that he was in favor of creating the TIF district to aid in the development however we need to address the issues that have resulted in similar developments. Mr. Feldt asked what items the TIF would be used for. Mr. Jakel explained that funds would be used for demolition and infrastructure if the developer opts for a City street. Chairman Rosin asked if a public street were placed, if it would run through to St. Mary’s Place. Mr. Jakel explained that it would not as it would create additional corner lots of lower value that would affect the project density per the TIF creation regulations. Mr. Verstegen explained that the layout could be adjusted to accommodate the public street and still maintain the density. At the current mill rate, the $6.1 million development at full value would be covered within three years. Mr. Sundelius explained that the TIF district could cover more infrastructure costs if the street were public. Mr. McGinnis asked if the project would generate more value if it were all single family. Mr. Verstegen didn’t think so and explained that his group would not be interested in the project without the duplex component. The consensus of the Commission was that a public street would be preferred. A motion to direct staff to meet with the developer to revise the plan and bring the item back to the Commission with options for the TIF district and public street was made by Rosin, seconded by Penterman. All members voted aye. Motion carried.

  5. Natural Gas Easement for Municipal Property. Mr. Feldt explained that the easement would run across the Rapide Croche property to serve Fox Energy. There would be minimal disruption to municipal property and Kaukauna Utilities has no technical objection to the easement. The agreed upon compensation is equal to the amount other property recently sold for. The easement has been reviewed and approved by the Kaukauna Utilities Commission. A motion to recommend approval of the easement as presented to the Council was made by Penterman, seconded by McGinnis. All members voted aye. Motion carried.

  6. Commerce Crossing Letter of Intent. Mr. Jakel explained that there is currently an accepted offer for property in Commerce Crossing by Dr. Berkers for a dental facility. With Wal-Mart not opting to locate in Kaukauna, Dr. Berkers is looking to relocate his proposed facility to the front of the development near STH 55 and is looking at expanding the original size of the project by 1,000 square feet of lease space. Construction could be completed in October of 2018 after breaking ground in May. Mr. Jakel suggested locating on the other side of Arbor Way close to US 41. Dr. Berkers explained that the exact location was not an issue to him and that he was looking for visibility and enough space to fit the revised building design of approximately 9,000 square feet.
  7. Execution Session – Letter of Intent. A motion to adjourn to Executive Session at 3:50 p.m. pursuant to Wisconsin State Statute 19.85(1)(e) to consider the letter of intent was made by McGinnis, seconded by VanderSanden. All members voted aye. Motion carried.
  8. Open Session – Letter of Intent. A motion to return to Open Session at 4:20 p.m. was made by Oldenburg, seconded by Feldt. All members voted aye. Motion carried. A motion to advance the Letter of Intent for “Clinic 2” to the Council and to encourage Planning staff to work out a developer’s agreement with “Clinic 1” in lieu of an amendment to the offer to purchase was made by Sundelius, seconded by Penterman. All members voted aye. Motion carried.
  9. Executive Session – Vacant Land Offer to Purchase Submitted by DBD, LLC. A motion to adjourn to Executive Session at 4:21 p.m. pursuant to Wisconsin State Statute 19.85(1)(e) to consider a Vacant Land Offer to Purchase was made by Feldt, seconded by McGinnis. All members voted aye. Motion carried.
  10. Open Session – Vacant Land Offer to Purchase Submitted by DBD, LLC. A motion to return to Open Session at 4:25 p.m. was made by McGinnis, seconded by Penterman. All members voted aye. Motion carried. A motion to take no action on the offer was made by Sundelius, seconded by VanderSanden. All members voted aye. Motion carried.

There being no further business to be brought before the Commission, a motion to adjourn the meeting at 4:26 p.m. was made by Sundelius, seconded by Feldt. All members voted aye. Motion carried.

Julianne Schroeder
Executive Secretary