APPROVED

PLAN COMMISSION

October 2, 2008

Troy Town Hall @ 7:00 p.m.

Hudson Wisconsin  54016

 

Members Present:     Jan Cuccia, David Wolf, Bob Rolle, Mark Mitchell, Paul Mahler, Dan Pearson

 

Members Absent:      Ray Knapp, Joe Duerre (both excused)

 

Staff Present:             Rob Jones, Cedar Corp.,

 

Recording Secretary:           Sharon Weide

 

Others present:          Rick Banes, Charlie Macdonell, Jim Marnie, Mary Jean Marnie, Gloria Knott

 

Call to Order

Jan Cuccia called the meeting of the Town of Troy Plan Commission to order at 7:00 p.m. followed by the Pledge of Allegiance.

 

AGENDA: 

  1. Approve Minutes; 
  2. Acknowledgement of applications for action as regulated by SDO;
  3. Riverway concept review/public hearing for reconstruction or expansion in a non-conforming area – Jim & Mary Jean Marnie, 175 Glenmont Rd;
  4. St. Croix County special exception for cemetery expansion – German Settlement Cemetery Assoc., County Rd U;
  5. Review and revise sections of draft Comprehensive Plan;
  6. Review of draft #10 amendment for Lower Riverway Zoning Ordinance; decision on readiness for formal amendment process;
  7. Building Permits/Utility Permits;
  8. Committee Reports & correspondence;
  9. Adjourn;

 

1.      Approve Minutes;

 

Members of the Plan Commission reviewed the minutes of the September 4th Plan Commission meeting.  Bob Rolle moved to approve the minutes of the September 4th Plan Commission meeting.  Paul Mahler seconded.   Discussion held on amending the September 4th minutes by replacing (page 5, item 6) “consensus was” with “some members felt”. Agreement reached on friendly amendment.  Amended minutes passed, all in favor.

 

2.      Acknowledgement of applications for action as regulated by SDO;

 

There were none.

 

3.      Riverway concept review/public hearing for reconstruction or expansion in a non-conforming area – Jim & Mary Jean Marnie, 175 Glenmont Rd;

 

Jan Cuccia explained that the applicant had reviewed several projects during the site review and that since that time more projects have been proposed.  Rob Jones went on to explain the projects the applicant is requesting permission for in order to expand a cabin to the north and connect it to the main house.  The applicant would also like to make improvements and repairs to a patio and existing decks on stairs leading to the river.  These projects are:

 

1. Resurface the patio and path to the cabin

2. Expand the footprint in a non-riverward direction to create a porch

3. Replace existing stairs on the north side of the house with cabinets within the existing footprint

4. Replace two landings, one on ground level at the top of existing stairs to the river, and one half-way down

5. Increase the height of the cabin (within the existing footprint)

6. Expand the footprint in a non-riverward direction to create an entry to the East entrance

7. Possible rehabilitation or reconstruction of the foundation of the Northern building.

 

He explained that projects 1 and 3 are requests to modify nonconforming accessory structures.  Projects 2, 5, 6 and 7 are requests to expand a nonconforming principal structure.  Project 4 is a request to modify an existing stairway providing pedestrian access to the river.

 

Jim Marnie provided a handout with drawings of what he would like to accomplish and pictures of the existing structures.  He went on to say that he plans on expanding upward the existing cabin to the north and will be using the existing foundation so item number 7 above is not part of the proposal any longer.

 

A discussion followed about what constitutes non-riverward expansion, what counts as square footage of a house and if the proposed cabinets will be free standing or attached to the house.  Jim Marnie said that he would like to take information gained from the discussion this evening, look at the requirement of 1500 square feet and reevaluate the design.

 

From there the discussion turned to item number 4, replacing two landings, one on the ground level and one half-way down existing stairs to the river.  Rob Jones explained that this project is approvable as long as it meets the requirements of the Riverway Ordinance (RWO).  Jan told the applicant that this would require a Riverway Permit for a conditionally permitted structure.

 

The Plan Commission turned their attention to items 2, 5, and 6.  These projects would add a second story to the cabin to the north and connect it by a covered walkway to the main house.  Rob Jones explained that all of these projects would be allowed assuming the Plan Commission agrees with the definition of non-riverward expansion.  The proposed expansion does not protrude beyond the portion of the house that is closest to the river.  There was considerable discussion around this point; afterwards the majority of the Plan Commission agreed that these structures could be connected in some fashion depending on the location of the river in relationship to the North building.

 

Next, the Plan Commission discussed item 3, replacing existing stairs with cabinets.  Mr. Marnie said that the stairs are in disrepair and no longer used.  He will be removing the stairs and would like to have the cabinets to provide additional storage.  They would be designed to fit in with the aesthetics of the existing structure.  Bob Rolle said that if the cabinets were detached sheds they would be allowed.  Rob Jones stated there are other provisions of our Riverway ordinance that would have to be reviewed to see if the applicant could meet the requirements for a shed in this location. There was discussion that if the cabinets were attached to the structure and went to the ground, they should become part of the footprint and therefore would be considered in the 1500 square foot requirement. Mr. Marnie was told he should review the applicable portions of the RWO and continue to work with the town’s engineer for clarification.

                                                             

Finally, the Plan Commission discussed item 1, resurfacing an existing patio and path to the cabin.  The patio and path are constructed of stone and are enclosed by a stone wall.  Jim Marnie’s plan is to remove the stone and replace with wood.  Paul Mahler asked for clarification of the height of the new patio and path.  Jim Marnie said that the stone wall would remain in place and the new patio and path would not be any higher than the old.  It would improve drainage and be a flatter, safer surface.  The Plan Commission agreed that this project would be considered ordinary repair and maintenance as long as the stone wall was left in place.  They suggested that the applicant may want to consider using stone replacements as opposed to wood replacements.  The applicant was told he could work directly with the building inspector on this item.

 

Jim Marnie asked if he could work with the building inspector on item number 6, the creation of an entry to the East entrance.  He was told that the Plan Commission would be acceptable to the entrance depending on where he stands on meeting the requirement of not exceeding 1500 square feet.  As such, he should submit this entrance as part of his Riverway application, all items other than the patio should be done together.

 

Rob then explained the timeline to Mr. Marnie and reviewed the items that will be required in the riverway application:

    1. A scale drawing showing all pertinent information for all projects
    2. A recent aerial photograph
    3. Proposed alterations of vegetation and topography in any area where vegetation would be removed or pruning take place
    4. A mitigation plan for nonconforming structure expansion (Sec L7 of the RWO)
    5. Photos of the site taken from the middle of the river, slightly upstream and downstream of the property
    6. An erosion control plan that deals with the temporary erosion control needed during construction
    7. A vegetation management plan
    8. Photos of the construction areas
    9. Location of on-site wastewater treatment system and private water supply information and verification that they are in compliance
    10. A plan showing the proposed construction of structural erosion control measures due to changes in construction
    11. A construction plan for the landings

 

Jan Cuccia opened the public hearing at 8:35 PM.  No one came forward, the public hearing was closed.

 

4.      St. Croix County special exception for cemetery expansion – German Settlement Cemetery Assoc., County Rd U;

 

Rob Jones said that the County is looking for Town input on a request for a special exception for expansion of the German Settlement Cemetery and the relocation of the driveway.  Bob Rolle questioned the placement of the driveway and suggested putting a road into the cemetery with parking at the rear in order to provide better screening.

 

Gloria Knott, representing the German Settlement Cemetery Association, explained that it is illegal to bury anyone within 85 feet of the center of any road and went on to say that it would not be possible to put a road into the cemetery because of the way people were buried in the 1800s.   She went on to explain that the old cemetery is nearly filled and that an acre has been donated to double the capacity.  The old driveway will be removed, the new driveway will be a grassy area for people to pull in and park.

 

Rick Banes, the neighbor across the road, said that he is in favor of the expansion as long as it doesn’t subtract from his home site.  He would prefer that the setback of the graves be consistent with the current configuration and that the new driveway be offset some from his driveway towards the south.  Jan Cuccia said her understanding is that the County feels that this is the safest location for the new driveway, and suggested Rick Banes might want to make his concerns on this matter known to the County board of Adjustments.

 

Bob Rolle moved that the Plan Commission recommend to the Town Board that they recommend to the County Board of Adjustments, the approval of the German Settlement Cemetery application acknowledging that the existing driveway will be abandoned and a new driveway will be located farther to the south and that the cemetery will be landscaped primarily with grass and will minimize hard surfaces.  David Wolf seconded.  Motion passed, all in favor.

 

5.      Review and revise sections of draft Comprehensive Plan;

 

Rob Jones reviewed for the Plan Commission Chapter 9, Implementation.  Several suggestions were made that Cedar Corp. will integrate into the document.  Bob Rolle noted he would be emailing Cedar Corp. with additional suggestions.  It was noted that this is the last chapter to undergo revision.  The revised draft of the Comprehensive Plan will be sent to the Plan Commission prior to the November meeting.  All Plan Commission members were encouraged to reread the entire document, and submit to Cedar Corp. any suggestions for change prior to the November meeting. 

 

The goal is to review the entire draft at the November Plan Commission meeting and the November Town Board meeting so that public hearings can be held in December.

 

6.      Review of draft #10 amendment for Lower Riverway Zoning Ordinance; decision on readiness for formal amendment process;

 

Plan Commission members reviewed the proposed revised Riverway Ordinance amendments.  Bob Rolle summarized the change in version 10 (page 10, item #14, Erosion Control Standards).  He stated that our proposed amended riverway standards are much stronger than NR 118.  He went on to say that the DNR is ready to approve version 10 as written if adopted by the town.  Jan Cuccia stated that the town’s goal is to have 2 public hearings, the first would be prior to the November 6 Plan Commission meeting, the second would be prior to the November 13 Town Board meeting and to then adopt the amended ordinance at the November Town Board meeting.

 

Bob Rolle moved that the Plan Commission recommend to the Town Board placing Version 10 of the Town Riverway Ordinance as amended on the docket.  Paul Mahler seconded.  Motion passed, all in favor.

 

7.      Building Permits/Utility Permits;

 

Members of the Plan Commission reviewed the September Building Permit Report.  There were no utility permits.

 

8.      Committee Reports & correspondence;

 

Charlie Macdonell made the Plan Commission aware of a free St. Croix River workshop that will be held at the Phipps Center on October 29.  The workshop is being jointly hosted by the St. Croix River Partnership Team and the Lower St. Croix Riverway Management Commission.  He will forward additional information to the members.

 

9.      Adjourn;

 

Dan Pearson moved to adjourn the October 2, 2008 Plan Commission meeting at 9:00 PM.  David Wolf seconded.  Motion passed, all in favor.