Union: Smart Growth Corner: ---Union Debates Shotliff Application for Residential Development and more....

(Ed. note: The following is a portion of the March 29,2007 minutes of the Union Plan Commission.)



"Discussion and recommendation to Town Board for request by Randy Shotliff, 4215
Winnequah Dr. Monona, WI 53716 for a land division and zoning change to create 22 rural
residential parcels (20 buildable lots and 2 outlots) using 41.65 acres of land from two A1
parcels (#6-20-212 (89.406 acres) & #6-20-211 (33.1 acres)). The remaining 80 some acres
of parcels #6-20-212 and #6-20-211 will then be combined with the A1 parcel #6-20-210
(32.881 acres) to create one large A1 parcel of approximately 114 acres. This land is
located in the NW 1/4 of Section 24 and part of the SW 1/4 of Section 24.


Ron Combs, surveyor, presented a new map which showed 100 residential lots for multiple
phases of “The Meadows.” He also provided responses to “Yes” answers on the Site
Assessment Checklist.
Clarification was made by Ron Combs that a homeowners association would be created when
the preliminary plat map is approved. Covenants would be created by this time as well.
Kim asked if other neighbors have been contacted to see if they would like to include their land
in the proposed subdivision plan. Ron indicated he left a road access to them in a future phase
on the east side.
Heidi Deininger, asked about the Town Board stipulation placed in 1995 to not divide the farm
any further. The attorney stated unless it’s written on the deed, the stipulation is not binding.

Marty Johnson asked what the map looked like at that time. A map was supplied to him.
David Gallman stated seven of the lots border his lot. He recommended the board look at what
is going on with the school district. David stated the board has a moral obligation to look at the
impact the development would have on the school district and taxes.

Jeff Billhorn stated the development is pushing the one mile distance. He questioned the water
table.

Renee Exum asked if the land could handle 100 septic systems. Ron affirmed it could. Renee
asked if it was fair to give all fifty lots to one developer. Currently Randy is asking for 20 lots.
She also brought up the issue of the bio-diesel plant and would like to see sustainable growth.

Town of Union Plan Commission M Page 4 of 6 eeting Minutes -March 29, 2007
George Franklin mentioned the loss of farmland and concern for taxes. He questioned how
putting houses in this location is smart growth.
There was discussion about the map and the intent of long term and short term development
which is still in the text of the Comprehensive Plan.
Public Hearing closed at 9:05 p.m.
Doug noted that the surrounding properties are A1 and A2 properties and that the RR proposed
lots do not fit. He read from a prepared statement:
Reasons to support the application for the Meadows project:
1. Randy Shotliff was an active emember of the Smart Growth Committee, and a I would like
to support him and see him do well in our community.
2. Locating a subdivision to the east of Evansville is preferable to adding more growth to the
already overdeveloped west.
3. It is always better to be ablet o say yes, expecially wen an applicant has already engaged
a lawyer.

Reasons to deny the application:

1. This application is for the first phase of a development plan that will make a major and
unneded change in this predominantly rural area of the township. The Comprehensive
Plan’s “primary intent” is “to promote the kind of frowth that would maintain the small rural
atmosphere that 90% of the residents said they like about living in the Town of Union.” I
believe that this project would diminish, not maintain, that valued rural atmosphere. The
property proposed for RR development is surrounded by A-1 and A-2 zoned land, some of
it residential and some farmland. The effect of a rural residential subdivision in the center
of this area will promote a cascade of applications for land division and development of
these properties. I have been told that at least one of these properties is already for sale
because the landwoner is anticipating an approval of this application that will change the
character of his property.

2. An objective of the plan is “to encourage development adjacent to already developed
areas.”

There are lands more adjacent that can be developed. The land being proposed
for development now was seen in the planning to be suitable for development near the
end of the twenty-year period of the plan.


3. While there is some development nearby that has lots sizes similar to those proposed, this
existing development is primarily on land of a character and topography that would be
much to the south of Territorial Road, and there is remaining land for development south
of Territorial Road, so there is no need to move to the north of the orad at this time.


4. Union Township residents that have spoken or written about this proposed development
have commented on the negative effect this development would have on the loss of
farmland and of the rural character of the area.

When I reflected on these reasons why I would vote to approve or deny, I realized that the reasons
to approve were ones of interest to me personally while the reasons to deny were in the interests of
the township – my job here is to support the interests of the township so far as I can.


Kim Gruebling noted the positives of this being a large scale development. Kim mentioned a
builder’s agreement and the fact that change is inevitable.
Mike Exum noted the town’s attorney recommended the Commission get more information
before making the decision including asking for: covenants, City of Evansville extraterritorial
zoning approval, county approval, and perk test results. Alvin voiced concern over the
practicality of getting all of those ahead of time.


Mike Exum added comments about getting tax base data as well.
Marty Johnson stated that when they looked at this particular land area for the map, they felt
other land should fill in earlier. He would like to see more information on the traffic impact and
whether we can accommodate the traffic.

Town of Union Plan Commission M Page 5 of 6 eeting Minutes -March 29, 2007
Eric Larson looked at the scoring sheets and stated it scored well on location. He does have
concern with this land being agriculture land. He is also concerned about the number of lots
being 20.
Reference was made to Zoning Code Section 17.20 and the requirements listed for considering
an application.
It was noted that the traffic study provided did not take into consideration the current traffic nor
the overall development traffic. Marty Johnson would like to know the effect of the additional
traffic.
Motion by Marty Johnson to postpone a decision on this application until the requirements
identified in Section 17.20 be provided in written format and that more information be provided
including house square footage, a draft of the covenants and homeowner’s association
documents and to have City of Evansville approval, county highway approval, and modifications
to the development map to include recommended park/trails as shared by the Parks and Trails
Committee. Second by Eric Larson. Motion approved 5-2. Alvin Francis and Rich Templeton
voting no.
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Greg’s Hofmeister’s comments on his review of the plan are desired by the Commission.
Conditional Use Permit Review for Tom & Connie Davis 10608 N. East Union Rd.
Evansville, WI 53536 to operate a pheasant shooting preserve on parcel 6-20-94 located
along North East Union Rd. in the SW 1/4, NE 1/4 of Section of the Town of Union. The
pheasant preserve may be open by appointment only between the hours of 8 a.m. and 5
p.m. Monday through Friday and from 8 a.m. - 5 p.m. on Saturdays and noon to 5 p.m. on
Sundays beginning October 1st and ending April 30th. Hunting may commence at the
east-west property line which is approximately 1,400 feet from the south property line.
Kim Gruebling questioned the use of the lodge for weddings and the expansion of use. George
stated Tom’s neighbor would like to see this continue as a conditional use. Marty Johnson
asked for clarity on the use of the lodge. (An ad in the phone book advertises for “lodge
bookings.” Tom Davis stated he does not provide any booze nor beer to the patrons. He noted
however; that they are allowed to bring their own alcohol. Doug Zweizig received clarification
from Tom that the hunting stops at 5 p.m. but use of the lodge continues after that until 10 p.m.
Kim moved to approve the condition use permit for Tom & Connie Davis 10608 N. East Union
Rd. Evansville, WI 53536 to operate a pheasant shooting preserve on parcel 6-20-94 located
along North East Union Rd. in the SW 1/4, NE 1/4 of Section of the Town of Union. The
pheasant preserve may be open by appointment only between the hours of 8 a.m. and 5 p.m.
Monday through Friday and from 8 a.m. - 5 p.m. on Saturdays and noon to 5 p.m. on Sundays
beginning October 1st and ending April 30th. Hunting may commence at the east-west property
line which is approximately 1,400 feet from the south property line. This permit is to be
reviewed by the Plan Commission at a public hearing to be held at the March 2008 meeting.
Upon review, the Plan Commission can extend the permit or deny extending the permit based
on performance criteria stipulated in the permit and any other issues brought to the attention of
the Plan Commission. Failure to request board review prior to the review date will void this
Conditional Use Permit and cause the party to fully reapply for a new conditional use permit.
This conditional use permit is non-transferrable. Second by Eric Larson.
Discussion ensued with Tom asking about if he could not operate under a conditional use
permit and just having hunting during DNR season.
Mike Exum moved to amend the motion to include that lodge usage ends at 10 p.m. Second by