HomeMy WebLinkAboutPlanning & Zoning 10-15-02MINUTES
Joint Meeting
St. Croix County Planning, Zoning and Parks Committee
Land and Water Conservation Committee
October 15, 2002
St. Croix County Agriculture Center, Baldwin, Wisconsin
Committee members present: Supervisors Art Jensen, Linda Luckey, Jan Zoerb, Lois Burri, Veronica
Anderson, Ronald Raymond, Leon Berenschot, Chris Bethke. Jim Cody was absent and excused. Staff
present: Steve Fisher, Pete Kling, Dave Fodroczi, Bob Heise, Greg Timmerman, and Deb Zimmermann.
Others present: Allen Schlipp, Ron Derrick, Bill Berndt, Bill Derrick, Ron Johnson
Chairman Jensen called the meeting to order at 9:00 a.m. A motion was made by Raymond, seconded by
Berenschot and carried to adopt the agenda. There were no minutes to approve.
Jensen explained the reason for the meeting is to discuss issues with 20% slopes. The two committees
would like to discuss this and come up with something definite for a policy that staff can follow. At the
current time, staff is operating under the policy that was put in place by the PZP Committee several
months ago.
Raymond explained that several months ago a policy was developed by the PZP Committee regarding
20% slopes and how issues should be handled in regard to them. Since then, there have been some
experiences where serious erosion has occurred on steep slopes, such as Birch Park and Perch Lake, and
the two committees want to revisit the current policy, and make changes where needed. A plat came
through the LWCD Committee last month that brought up erosion concerns once again. Some members
of the two committees feel that the current policy is not as restrictive as the ordinance, and that should be
looked at.
A lengthy discussion was held on Section 18.16(h)(2), net buildable area, with input from both
committees. Timmerman reminded the group that the zoning ordinance allows for disturbance of 20%
slopes with a special exception permit from the Board of Adjustments. He further stated that 20% slopes
are not always a sensitive area. Disturbance impacts depends on the location and site characteristics.
Bill Berndt, on behalf of the developers and builders, and Ron Johnson, surveyor, addressed the
committees, stating that they believe the current policy in place is reasonable, and is working. Berndt
added that most builders will not build on lots that need extensive excavation. He believes the ordinance
allows for each situation to be looked at individually.
Discussion held on how to prevent the erosion from happening, and who should be responsible for follow
up. Kling added that he believes the engineers on the project should oversee the site, so that plans for
erosion are carried out. He does not think this is being done in most cases.
Several members of the staff agreed that there needs to be a clear policy in place to allow staff to work
with the developers. Staff reminded the committees that the weather this past summer has been extremely
wet, so therefore, there have been unique problems. There is a rigorous review of all plats that are
submitted, before they get to the committee.
Discussion held by staff and committee members on wording for policy to be put in place. Motion by
Jensen, seconded by Anderson to amend the current policy to read as follows:
POLICY: SUBDIVISIONS /CSM'S AND DISTURBANCE OF SLOPES 20% OR GREATER.
1. Developer to design the plat and staff to review the plat to ensure that disturbance of slopes
of 20% or greater are avoided.
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2. If slopes of 20% or greater are proposed to be disturbed the committee will consider that
request. Staff cannot consider disturbances of slopes 20% or greater. Developer must
provide offsetting mitigation for the disturbance.
3. Staff and committee to ensure ample erosion control structures are implemented in the steep
slope areas; this may include the use of multiple erosion control structures and use of
erosion control structures for driveways and buried utilities.
4. The County will require escrow money (letter of credit or bond) to ensure all land
disturbances identified in the construction of the plat are managed, constructed and
stabilized as designed.
5. Any proposed disturbance of slopes 20% or greater not identified on the approved plat or
CSM and not covered by the escrow money are required to apply for and receive a separate
special exception permit. This permit is applied for through the zoning office and is
reviewed through a public hearing process by the St. Croix County Board of Adjustment.
PROCESS
In those exceptional cases where developer /surveyor proposes to disturb 20% slopes or greater the
developer /surveyor must present conceptual plat to committee for discussion before preliminary plat is
accepted by staff and deemed complete.
Motion carried on a unanimous vote.
Timmerman added that all plats for subdivisions that have already been submitted will be reviewed under
the previous policy. New plats submitted after today will be reviewed under the new policy.
Raymond suggested that the committees may want to discuss enforcement sometime in the future.
Motion by Berenschot, seconded by Jensen and carried to adjourn at 11:43 a.m.
Debra Zimme a , Recorder
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Lois Burn, Secretary
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