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Planning Commission Minutes
Nov 13, 2017



Planning Commission – November 13, 2017

Town of Caledonia, Waupaca County, Wisconsin


Commissioners present: Helen Adams, Bill Fitzpatrick, Ivan Gruetzmacher, Kim Miller, Marvin Schneider

Also present: Paula Pagel, Ryan Brown, Alicia Standerfer


Chairperson Marvin Schneider called the meeting to order at 5:30 p.m. and noted that the required public notice for the meeting was posted. The agenda was approved 5-0. The minutes of the October 2, 2017 Planning Commission were approved, 5-0.


Conditional Use Permit (Animal Husbandry: Horses, Rabbits, & Chickens)

Alicia Standerfer, E7982 Weiland Road, submitted an application for a conditional use permit for animal husbandry involving horses, rabbits, and chickens. She described the conditions for horse shelter, pasture, exercise, water availability, and composting for the horse her family currently owns as part of a 4H project. Although there are no immediate plans for another horse, rabbits, or chickens, she included them on the application.


Ivan Gruetzmacher moved to recommend approval to the Town Board for the Conditional Use Permit for animal husbandry for Alicia Standerfer for 2 horses, 6 rabbits, and 6 chickens with 5 conditions including 1) adequate pasture, 2) access to water for reasonable periods each day, 3) minimum shelter with three sides and a roof, 4) proper disposal of animal waste, and 5) a one year review of the CUP by Waupaca County personnel to ensure compliance. Motion approved 5-0.


Ryan Brown, director of the Waupaca County Planning and Zoning Department, noted there was a recent revision in the Waupaca County ordinance specifically related to animal husbandry for horses. When determining the amount of land required for a conditional use permit to keep horses, the decision is not to be based on the total land the petitioner owns, but rather the amount of land suitable (or usable) for horses.


Proposed Modification of Town’s Preferred Land Use Map

Ryan Brown was present to answer commissioners’ questions about the proposed preferred land use map. Ryan explained that the zoning map reflects the current land use situation, but the preferred land use map reflects the direction the township wants in the next 20-30 years. The town’s preferred land use map must be consistent with its comprehensive plan.


Ryan explained that the land designated on the current preferred land use map as “resource protection” is an overlay, and those areas were never assigned a zoning district.  Therefore, the county needs to assign zoning to those areas. No land owner will be rezoned without notification by the county.


With the change to the five new preferred land use districts (agriculture, residential, commercial, industrial, and public/institutional), conditional use permits will still be required based on the current zoning. All residents will still have to rezone if they want a different zoning designation. The new districts allow for some rezoning to occur without having to have a comprehensive plan (future land use map) amendment. For example, a landowner can move from ag retention to AWT without a plan amendment.


Commissioners asked about the areas currently zoned rural residential and many forestry areas that are not found on the new preferred land use map. Ryan indicated that on the next version of the proposed Caledonia preferred land use map, he will add the residential, commercial, and hamlet areas to the new map. Commissioners determined by consensus that parcels of 5 acres or less will be designated as a residential district, and parcels of 5 acres or more will be placed in an agriculture district. Changes in the proposed land use map will follow parcel lines. Those parcels determined as being in a residential district need access to a public road. Brown will attend the December 11 Planning Commission meeting for continued discussion


Review of Town of Caledonia Survey Results

Jessica Beckendorf, Waupaca Count UW-Extension Community Educator, sent commissioners raw survey results recommending specifically reading of the substantial number of comments before they are categorized. Jessica is currently analyzing qualitative data. Commissioners discussed the need for broadband coverage in the town and received an update from Ryan Brown on what is happening in neighboring towns.


Comprehensive Plan Discussion

There was insufficient time for commissioners to continue analyzing tables and creating revised text in chapter 2 of the Comprehensive Plan. The work will continue at the December meeting. At that meeting, commissioners will also determine the Plan update process


Conditional Use Permit (CUP) Application Process (Notification of Adjacent Property Owners)

Commissioners expressed dissatisfaction with the current CUP process under which adjacent property owners within 300 feet of a parcel for which its owner is requesting a CUP are not notified before the town’s planning commission and town board have already made recommendations to the county and a hearing is scheduled. In the future, when the Planning Commission chairperson receives a notice about a CUP application from the county, he will advise the applicant two weeks is needed to send notification to landowners within 300 feet of the relevant parcel. If the CUP application comes less than two weeks before the Planning Commission meeting, consideration of the CUP will be delayed until the following month’s meeting. The town clerk will prepare and send letters to adjacent landowners, thereby allowing for them to attend the Planning Commission meeting at which the CUP will be discussed.


The meeting adjourned at 7:20 p.m.


Action Items from the November meeting

  • Marv Schneider will obtain a sample letter for notifying adjacent landowners of CUP applications.
  • Commissioners will create a more efficient comprehensive plan revision process that may include meeting outside of their monthly meetings.


                                                                                    Respectfully submitted,


Helen R. Adams, Recording Secretary          


Upcoming meetings – 5:30 p.m. at Readfield Elementary School

December 11, 2017

January 8, 2017

February 5, 2018

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