May 2, 2011
PLAN COMMSSION
7:00 p.m.
Mike Weinkauf called the meeting to order at 7:00 p.m. with Paul Beere, Chris
Johnson, Tom Rowntree and Mark Tamblyn present; Maureen Eckert and James Joseph
were absent.
Sandi Swan, Secretary and Jonathan Schattner, Zoning Administrator were also
present.
Johnson moved, 2nd by Tamblyn to approve the minutes of the March 7, 2011
meeting as printed. Motion carried.
Public Hearing:
Application for Conditional Use Permit to operate a therapeutic equine assisted
riding center for children/adults with disabilities at 2623 Maple Road
Owner/Applicant: Curtis & Jennifer Pape / Willow Creek Ranch, Inc. Parcel#
176031904002010
Schattner supplied a site map showing the proposed location of the riding
center. The property is zoned A-2 and is approximately 5.21 acres. In addition
to the 5.21 acres there are two parcels to the south that will be leased by the
applicant for pasture purposes. There are approximately eleven horses on site.
The site plan indicates that there will be a sandy arena east of the residence
and to the east of the riding area there will be a parking lot for clients and
volunteers participating in the riding. This conditional use was approved
in the Town of Rochester in September 2007; however the use was discontinued due
to the applicant moving to a different location outside of Rochester.
Jennifer Pape spoke on her behalf. Jennifer stated that when they started out in
September of 2007 they had three riders and three horses. Their program quickly
went from three to seventeen participants diagnosed with autism, cerebral palsy,
Down’s syndrome and traumatic brain injury. With the growth of the program a
property became available that could provide indoor riding facilities. Due to
the sale of selling that property they are now back on the property on Maple Rd.
There are currently seven program horses with eleven horses total on the
property. They currently have 40 clients ranging from three years old to
seventy-seven years old. Their program will run seasonal from June until
October. The hours will be Tuesdays, Wednesdays and Thursdays from 4:30 p.m. –
7:30. p.m.
Weinkauf questioned if she has to be certified to do this program. Jennifer
stated that she is certified and does continuing education to keep her
certification current.
Johnson asked about bathroom facilities. Jennifer stated that they will have
handicapped accessible portable restrooms available and they have a walk-out
basement with a bathroom that is accessible to the arena. Plans are underway to
have a permanent handicap accessible bathroom in the residence.
Weinkauf asked about waste. The horse manure will be managed in two 8’x8’x5’
compost piles; one in each pasture; pasture one and pasture two as indicated on
the site plan. The manure will be picked up on a daily basis and place in
compost piles. The manure piles will be rotated and actively turned over with a
skid loader. The manure will be removed from the property by a local
contracted farmer by dump truck on an as needed basis.
Tom Rowntree questioned if she will be able to maintain grass in the pastures
all year round. She stated that they are rotating the horses to maintain
continued grass growth.
There were no other comments from the public.
Johnson moved, 2nd by Beere to adjourn the public hearing at 6:16 p.m. Motion
carried.
Action Items:
Application for Conditional Use Permit to operate a therapeutic equine
assisted riding center for children/adults with disabilities at 2623 Maple Road
Owner/Applicant: Curtis & Jennifer Pape/Willow Creek Ranch, Inc. Parcel#
176031904002010
Johnson moved, 2nd by Tamblyn to recommend approval of the conditional use
permit application to operate a therapeutic equine assisted riding center for
children/adults with disabilities at 2623 Maple Road to subject to the
recommended conditions of the zoning administrator as follows:
1. Before beginning this
project, the applicant or project manager must obtain a zoning permit card from
Village Zoning Administrator, after paying the zoning permit fee of $125.00.
These conditions must be kept at the project site at all times until the project
has been completed.
2. Failure to comply with the
terms and conditions stated herein could result in citations being issued and/or
the approval/permit being revoked.
3. This approval will expire
November 2, 2011, unless substantial work has commenced following such grant.
If this office determines that no substantial work has commenced, the project
may not occur unless the Rochester Village Board and Village Planning Commission
grants a written extension. Written extension requests must be submitted
to this office 30 days before permit/approval expiration.
4. The proposed equine-assisted
therapeutic riding classes shall be located and operated in accordance with the
submitted plans and documents received Village of Rochester, on April 4, 2011.
5. The applicants must comply
with the provisions of Article VII, Division 4, Performance Standards of Chapter
20, (Zoning) of the Racine County Code of Ordinances, adopted by the Village of
Rochester on November 4, 2008.
6. The applicants must allow the
Zoning Administrator or a Village employee full and unlimited access to the
project site at a reasonable time to investigate the project's construction,
operation, or maintenance.
7. Prior to the issuance of the
zoning permit, the applicant/owner must contact the Racine County Code
Administration office to determine if the existing sanitary system located at
2623 N. Maple Road is adequate in size to support the existing residence and the
proposed agricultural/commercial use on this property. The contact person
is Brian Jensen, Senior Code Administrator, and he can be reached by telephone
at (262) 886-8475.
8. The facility must maintain
its NARHA certification. A copy of this certification shall be submitted
to the Village of Rochester for inclusion in their file.
9. The facility must procure and
maintain liability insurance. A photocopy of such insurance policy/rider
must be provided to the Village of Rochester for inclusion in their files.
10. The owners/applicants must
comply with the manure management plan outlined in their written request dated
March 21, 2011. The Village of Rochester Public Works Manager has reviewed this
manure management plan and has no objections.
1. There is a drainage ravine in the middle of the
property flowing from the north to the south. This area is presently
fenced on both sides to keep the horses from entering this area. It is the
responsibility of the property owner to ensure that these fences are properly
maintained to keep the horses from encroaching into this drainage ravine.
A buffer zone around this area must be incorporated to prevent the horses from
stripping the vegetation that could cause soil erosion. By keeping the
horse out of this buffer area, manure will not wash into the stream. The buffer
must be a minimum of 15 feet on each side of the drainage ravine and must be
kept in a permanent vegetative condition.
12. A complete and thorough maintenance
program must be established to insure attractiveness. The continued
positive appearance of buildings and property is dependent upon proper
maintenance attitudes and procedures. Maintenance programs must be
established that include watering, maintaining, and pruning all landscape
planting areas; cleaning up litter and emptying trash containers in a timely
fashion; sweeping, cleaning, and repairing paved surfaces; replacing broken and
vandalized parts; replacing burned out light bulbs; and cleaning, painting, and
repairing windows and building facade.
13. Parking must be provided as shown on the
submitted site plan. Each automobile parking space must be a minimum of
nine feet wide and 180 square feet in area, exclusive of the space required for
ingress and egress. Handicapped spaces must be provided in accordance with
State requirements. Aisles and spaces must be clearly marked. The
driveways serving this operation must be located according to the submitted
plan. The driveways and all parking areas must be maintained in
all-weather, dust-controlled condition.
14. Any advertising sign on this property
must conform to the Village of Rochester Zoning Ordinance and will require a
separate zoning permit(s) prior to installation.
15. The applicant must obtain all necessary
federal, state, and local permits, approvals, and licenses and comply with all
applicable codes and regulations.
16. No additions, deletions, or changes may
be made to the project, site plan, or these conditions without the Village of
Rochester Planning Commission and Rochester Village Board, prior approval.
All addition, deletion, and/or change requests must be submitted to this office
in writing.
17. Your accepting this approval/permit and
beginning the project means that you have read, understand, and agree to follow
all conditions. Therefore, Curtis and Jennifer Pape, Willow Creek Ranch,
Incorporated, and their heirs, successors, and assigns are responsible for full
compliance with these conditions.
18. It is the property owner's
responsibility to inform any subsequent owner or operator of these conditions.
Motion carried.
Site Plan Review: Amendment to Parking Lot Landscaping Plan: 201 & 203
W. Main Street Owners/Applicants: Community State Bank & Village of Rochester
Tax Parcels: 176031911201000 & 176031911202000
Schattner explained that this in an amendment to do different plantings around
the perimeter of the parking lot located south of the existing bank and Village
Hall. Also, the bank is not going to bear the costs for installing the planting
along the west line of the Village of Rochester property, approximately 30 ft.
It would cost the Village $225 to have Skyline Landscape design, LLC perform the
work. Chris Birkett submitted a list of plants that he could install in the
Village portion at no cost due to them being split off from plants that are
already on Village owned land.
Schattner added that the original landscaping included two lamp posts. There
was only one installed.
Discussion was held about the lighting. There is one lamppost located at the
back of the parking lot and another that is located closer to the bank. The
Village Hall has lights on the back of the building as well. Schattner
questioned if that was enough lighting or would the Commission like to require
that the bank install the second lamp post. After discussion it was determined
that the lighting was sufficient; however; Schattner is to contact the bank
about putting a shield on the lights to prevent complaints about the lights
shining into the house just south of the parking lot.
Beere moved, 2nd by Tambyln to approve the amended landscaping plans subject to
Chris Birkett planting the Village portion and the recommendations of the zoning
administrator (as follows):
1) The landscaping to be installed around the
perimeter of the asphalt parking lot shall conform to the amended landscaping
plan and plant list, prepared by Skyline Landscaping Design, Inc., received by
the Village of Rochester, on April 20, 2011 and the written report prepared by
Chris Birkett, Village Public Works Manager, received on April 27, 2011.
2) All landscaping plantings to be installed along
the east line of the proposed parking lot shall not exceed a height of two (2)
feet above the grade of the Front Street driveway at the street right-of-way
line.
3) All trees, plants and shrubs planted in the
landscape buffer located around the perimeter of the parking lot must be kept in
a healthy, growing condition. In the event any of these plantings become
damaged, diseased or die, it is the responsibility of the property owners to
replace said tree, shrub or plantings with the same species.
4) The topsoil material placed in the south and
west landscape buffer area shall not exceed the height of the concrete curb and
shall maintain a 3:1 side slope to the property lines. These proposed fill
area shall not block any existing drainage patterns or back up water onto the
adjacent property owners.
5) Any further changes or revisions to this
amended landscaping plan will require approval from the Village of Rochester
Planning Commission, prior to installation.
6) The property owners shall comply with the
conditions mentioned above, as well as the original conditions approved by the
Village of Rochester Planning Commission, on August 2, 2010.
Motion carried.
Beere moved, 2nd by Johnson to adjourn at 6:32 p.m. Motion carried.
Respectfully Submitted by,
Sandi Swan, Planning Secretary