January 2, 2008 PLAN COMMISSION 7:00 p.m.
Meeting was called to order at 7:00 p.m. with Dean Stapleton, Mark Tamblyn, Dennis Crombie and Chris Denman present. Roger Kieffer and James Rumpf were absent. James Joseph sat in as a prospective appointee to replace Thomas Blakely.
Also present were Lee Greivell, Building Inspector; John Tierney, Village Engineer; and Betty Novy, Secretary.
Conceptual Development Plan for 48 condominium units; Location 705 S. Front Street
Owner: Singleton Properties, LLC; Agent: James Olsen, TDI Developments
Tax ID No. 176031911336000
Novy reported on information obtained since the December meeting as follows:
Correspondence received from the DNR confirmed ordinary high water mark delineation of the property. There was reference to the shoreline permitting process in the letter. Novy confirmed with Heidi Hopkins, DNR Water Management Specialist, that installation of rip rap along the shoreline will not be a problem as long as required installation specifications are met.
Rochester’s Fire Chief was contacted to confirm whether building heights in the proposed development would require the purchase of additional firefighting apparatus. No response was received. It was noted some of the older structures in the Village are close to the height of the proposed condominiums. Denman reported on contact with the Village of Waterford’s Fire Chief. Waterford’s Fire Department has the necessary equipment. Per the mutual aid agreement between Waterford and Rochester, Waterford automatically responds to structure fires in Rochester.
Novy reported on communication with Jeff Katz, Racine County Public Works engineer. Jeff reviewed the proposed development and stated only one access point will be allowed on County Highway W. The access point will have to be aligned with Ag School Road. Novy indicated this will impact the current layout of the development.
A report titled “Density Comparisons: Multi-Family Developments” was reviewed which broke down existing multiple family developments in the Village by residential units per acre. Densities varied from 3.88 to 6.15 residential units per acre for recent developments; and 9 to 14.5 residential units per acre for developments existing more than 30 years. The proposed development of 48 units sits on 3.77 acres of land, excluding right of way, which equals 12.73 residential units per acre. The maximum density allowed under R-4 zoning is 10.9 units per acre. The maximum residential density classification allowed in the Rochester Land Use Plan is 7 units per acre. It was noted the Land Use Plan is an advisory document, but the Plan Commission strives to follow its recommendations.
Jim Olsen provided a sketch of the proposed buildings that represented how building heights would look from street level. It was noted floodplain contours and setbacks will affect garage elevations and the final heights of the buildings. Potential water use, allowable densities and zoning issues were also discussed.
Steve Singleton stated his desire to maintain operation of the Coral Reef restaurant for a two to three year period while initial condominium units were built. Concerns were expressed by the Plan Commission regarding the mix of commercial and residential use. The Village attorney is to be consulted on whether commercial use can continue once the property is zoned residential.
Several residents were present in the audience stating concerns about how the development will look and its financial viability. Steve indicated Keefe Real Estate performed a feasibility study and he already had eleven individuals on a pre-sell contact list. Plan Commissioners indicated architectural examples shown at the December meeting were aesthetically pleasing. The developer indicated high end building materials will be used.
Plan Commissioners stated no objection to rezoning the property from commercial to residential. Allowable density was the greatest concern. General discussion indicated eight residential units per acre as a reasonable compromise between what land use regulations are in place and what is being proposed. A maximum of 32 units was stated.
The Village Attorney is to be consulted regarding allowable options for continuing commercial use for a limited period of time as condominiums are built. The Developer was directed to take the input gained at the meeting into consideration and modify the development’s layout appropriately.
Tamblyn moved, 2nd by Stapleton to adjourn at 8:16 p.m. Motion carried.
Respectfully submitted,
Betty J. Novy, CMC
Planning Secretary