Village of Mount Horeb 138 E Main St Mount Horeb, WI 53572 Phone (608) 437-6884/Fax (608) 437-3190 Email: [email protected]Website: www.mounthorebwi.info PLAN COMMISSION/HISTORIC PRESERVATION COMMISSION WEDNESDAY, FEBRUARY 27, 2019 The Plan Commission/Historic Preservation Commission of the Village of Mount Horeb will meet on the above date at 7:00pm in the Board Room of the Municipal Building, 138 E Main Street, Mount Horeb, WI. Agenda as follows: 1) Call to order – Roll call 2) Consider January 23, 2019 Plan Commission meeting minutes 3) PUBLIC HEARING: Conditional Use Permit for Group Development and Indoor Commercial Entertainment for proposed two tenant building at 1883/1885 Springdale Street 4) Consider Resolution 2019-02, "CONDITIONAL USE PERMIT FOR GROUP DEVELOPMENT WITH INDOOR COMMERCIAL ENTERTAINMENT 1883/1885 SPRINGDALE STREET" 5) Consider Design Review application for proposed two tenant building at 1883/1885 Springdale Street 6) Consider recommendation for extraterritorial jurisdiction Certified Survey Map in Section 10 Town of Blue Mounds for Barth ID Farm, LLC 7) Consider recommendation for extraterritorial jurisdiction Certified Survey Map in Section 8 Town of Springdale for Windy Ridge Farm LLC 8) Discuss and make recommendation regarding extraterritorial zoning in Town of Blue Mounds for Premier Building Solutions 9) Discuss and make recommendation regarding extraterritorial zoning in Town of Springdale for Matt Zajicek 10) Discussion regarding zoning strategies for affordable housing 11) Plan Commission Chair report 12) Village Planner report 13) Adjourn A QUORUM OF THE VILLAGE BOARD/VILLAGE COMMITTEE MEMBERS MAY BE PRESENT AT THIS MEETING. ONLY NOTICED AGENDA ITEMS WILL BE ACTED ON BY THE GOVERNMENTAL BODY SPECIFIED ABOVE. PLEASE NOTE THAT UPON REASONABLE NOTICE EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED INDIVIDUALS THROUGH APPROPRIATE AIDS OR SERVICES. TO REQUEST THIS SERVICE CONTACT ALYSSA GROSS, CLERK, AT (608) 437-6884 EXT 104.
PLAN COMMISSION/HISTORIC PRESERVATION COMMISSION WEDNESDAY, FEBRUARY 27, 2019
The Plan Commission/Historic Preservation Commission of the Village of Mount Horeb will meet on the above date at 7:00pm in the Board Room of the Municipal Building, 138 E Main Street, Mount Horeb, WI. Agenda as follows: 1) Call to order – Roll call
2) Consider January 23, 2019 Plan Commission meeting minutes
3) PUBLIC HEARING: Conditional Use Permit for Group Development and Indoor Commercial
Entertainment for proposed two tenant building at 1883/1885 Springdale Street
4) Consider Resolution 2019-02, "CONDITIONAL USE PERMIT FOR GROUP DEVELOPMENT WITH INDOOR COMMERCIAL ENTERTAINMENT 1883/1885 SPRINGDALE STREET"
5) Consider Design Review application for proposed two tenant building at 1883/1885 Springdale Street
6) Consider recommendation for extraterritorial jurisdiction Certified Survey Map in Section 10 Town of Blue Mounds for Barth ID Farm, LLC
7) Consider recommendation for extraterritorial jurisdiction Certified Survey Map in Section 8 Town of Springdale for Windy Ridge Farm LLC
8) Discuss and make recommendation regarding extraterritorial zoning in Town of Blue Mounds for Premier Building Solutions
9) Discuss and make recommendation regarding extraterritorial zoning in Town of Springdale for Matt Zajicek
10) Discussion regarding zoning strategies for affordable housing
11) Plan Commission Chair report 12) Village Planner report 13) Adjourn
A QUORUM OF THE VILLAGE BOARD/VILLAGE COMMITTEE MEMBERS MAY BE PRESENT AT THIS MEETING. ONLY NOTICED
AGENDA ITEMS WILL BE ACTED ON BY THE GOVERNMENTAL BODY SPECIFIED ABOVE.
PLEASE NOTE THAT UPON REASONABLE NOTICE EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED
INDIVIDUALS THROUGH APPROPRIATE AIDS OR SERVICES. TO REQUEST THIS SERVICE CONTACT ALYSSA GROSS, CLERK, AT
(608) 437-6884 EXT 104.
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PLAN COMMISSION/HISTORIC PRESERVATION COMMISSION
WEDNESDAY, JANUARY 23, 2019
The Plan Commission/Historic Preservation Commission met on the above date in the Board
Room of the Municipal Building, 138 E. Main Street, Mount Horeb, WI. Chair Brenda Monroe
called the meeting to order at 7:00pm. Present were Commissioners Destinee Udelhoven, Wally
Orzechowski, Peggy Zalucha, and Dave Hoffman. Randy Littel and Norb Scribner were absent.
Also present were Village Administrator Nic Owen, Assistant Village Administrator Kathy Hagen,
and Deputy Clerk Chrissy Kahl.
Consider November 28, 2018 Plan Commission meeting minutes: Hoffman moved, Udelhoven
seconded to approve the November 28, 2018 minutes. Motion carried by unanimous voice vote.
Consider submittal for Cynthia and Shane Swart for Stone Haven Estates Lot 25 a)
Recommendation for Specific Implementation Plan b) Design Review: Shane and Cynthia
Swart were present to give an overview of the project. a) Zalucha moved, Hoffman seconded
to recommend approval of the Specific Implementation Plan to include Village Planner’s note
that the proposed 14.9-foot front yard building setback for the two-flat wing is justified by the
extreme topography and bedrock present on the site. Motion carried by unanimous voice vote.
b) Zalucha moved, Orzechowski seconded to approve the Design. Motion carried by unanimous
voice vote.
Consider recommendation for extraterritorial jurisdiction Certified Survey Map in Sections 18
and 19 Town of Springdale for Chris Hanson: Chris and Cindy Hanson were present. This is the
final split on this property. Village Engineer had no concerns. Zalucha moved, Hoffman
seconded to recommend approval of the Certified Survey Map. Motion carried by unanimous
voice vote.
Consider recommendation for extraterritorial jurisdiction Certified Survey Map in Section 24
Town of Blue Mounds for Ben and Stacey Martinelli: Ben and Stacey Martinelli were present.
Village Engineer had no concerns. Hoffman moved, Zalucha seconded to recommend approval
of the Certified Survey Map. Motion carried by unanimous voice vote.
Consider awning color for Skal Public House, 209 E Main Street: Owner of Skal Public House,
Brian Ladow, was present. The three colors he would like to use on his awning are not on the
approved downtown color palette. Zalucha moved, Udelhoven seconded to approve the awning
colors. Motion carried by unanimous voice vote.
Plan Commission Chair Report: Monroe gave the Plan Commission Chair report which included
the Building Inspector’s report.
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Village Planner report: No report given as Planner was not at the meeting.
Adjourn: Zalucha moved, Hoffman seconded to adjourn the meeting at 7:15pm. Motion carried
by unanimous voice vote.
Minutes by Chrissy Kahl, Village Deputy Clerk
RESOLUTION 2019-02
CONDITIONAL USE PERMIT FOR GROUP DEVELOPMENT WITH INDOOR COMMERCIAL ENTERTAINMENT
1883/1885 SPRINGDALE STREET
WHEREAS, an application for a Conditional Use Permit to allow a proposed two tenant commercial building as a group development and Indoor Commercial Entertainment at 1883/1885 Springdale Street, parcel number 0607-073-0433-1, was filed with the Village of Mount Horeb by TJK Design Build/John Bieno; and
WHEREAS, said property is currently zoned PD-1 Planned Development in which the desired uses are not allowable principal land uses but rather allowable Conditional Uses per Municipal Code 17.42(2)(b); and
WHEREAS, the matter was the subject of a public hearing before the Plan Commission/Historic Preservation Commission on February 27, 2019, after due notice as required by law; and
WHEREAS, the Plan Commission/Historic Preservation Commission is recommending approval of the following Conditional Uses per Village Code 17.42(2)(b): Group Development for a two-tenant building and Indoor Commercial Entertainment; and
WHEREAS, after due consideration and being fully advised in the premises, the Board of Trustees of the Village of Mount Horeb deems it to be in the interest of the general public to allow the desired use of said property, as hereinafter set forth, as conditional uses; and
WHEREAS, the proposed use is consistent with the Village of Mount Horeb Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED, by the Board of Trustees of the Village of Mount Horeb, Dane County, Wisconsin, that a Conditional Use Permit to allow a two-tenant commercial building as a group development with Indoor Commercial Entertainment is hereby granted.
Introduced and passed this 6th day of March, 2019. Randy J Littel, Village President ATTEST: Alyssa Gross, Village Clerk
M E M O R A N D U M
To: Village of Mount Horeb Plan Commission
From: Village Planners Michael A. Slavney, FAICP and Ben Rohr
Date: February 25, 2019
Re: SIP and Design Review for Multi-Tenant Commercial Building on Telemark Parkway
Background
The Village of Mount Horeb has recently received a request for a Design Review and Specific Implementation Plan for a proposed new multi-tenant commercial building at an infill site located directly south of the Springdale Street Old National Bank and just west of Telemark Parkway and the new Summit Credit Union. The subject property is located in the Planned Development (PD-1) zoning district, which was initially established for the Miller’s grocery project.
Design Review by the Plan Commission is required under Section 17.14 of the Zoning Ordinance. Design Review is required for all development projects in the Village, except residential development with three or fewer dwelling units. The Design Review requirements in Section 17.14(4)(b) identify 27 Design Directives. The Plan Commission has the ability to waive any Design Directive or add additional design requirements upon a finding that the additional design requirement would improve the project.
At the conclusion of the design review process, I recommend that the Plan Commission make a finding that the design of the project (including all waivers of design directives and all additional design requirements) makes the development a positive asset to the visual appearance of the community, and a positive contribution to the growth and stability of the community’s tax base.
Where a specific Plan Commission action is required, my recommendation is in italic font. Village Planner’s Comments on Compliance with the Requirements of the Planned Development (PD-1) Zoning District All requirements of the PD Zoning District have been met for land use, development density/intensity, as well as all standards of the Zoning Ordinance not addressed by the Design Review process, as depicted on the Site Plan dated February 13, 2019.
February 25, 2019 Page 2 of 12
Village Planner’s Comments on the Design Directives
The following analysis is arranged to match the presentation of Design Directives in Section 17.14(4)(b) of the Zoning Ordinance. My review comments are presented in the bulleted paragraphs following each directive. The check symbol indicates my review opinion that the design directive has been met.
1. Site Grading:
a. The grading plan shall preserve existing grades to the greatest extent possible, particularly at the perimeter of the site.
✓ As shown on Sheet C-1.2, the Storm Drainage and Grading Plan has preserved existing grades to the extent possible. Minimal grading is needed to match the existing development to the north. Resulting slopes are within acceptable limits. This requirement is met.
b. In no instance shall proposed grading create transitions to adjoining properties or rights-of-way that are unsafe, unstable or create drainage problems.
✓ As shown on Sheet C-1.2, the Storm Drainage and Grading Plan has proposed site grades matching existing grades around the entire perimeter of the subject property. This is particularly the case on the north and west sides of the site – adjacent to the neighboring lots. This requirement is met.
c. Site grading shall also preserve or create an attractive site appearance in conjunction with the proposed development.
✓ As shown on Sheet C-1.2, the proposed site grading will create an attractive site appearance by continuing the retaining wall and incorporating sidewalk stairs on the east side of the lot. This requirement is met.
2. Existing Site Vegetation and Other Natural Features:
a. The grading and development plans shall preserve, protect, and maintain important existing site vegetation as identified by the Plan Commission. Examples include hedgerows, groves and individual specimen trees.
✓ As shown on the Existing Site Conditions and Demolition Plan, the subject property does not have any existing tree or shrub cover. This requirement is met.
b. Topsoil used at the development site should be from on site, to the extent possible, particularly in areas under the drip line of preserved vegetation.
✓ As shown on Sheet C-1.2, the Storm Drainage and Grading Plan, the proposed grading is designed to use the topsoil from the site following site grading. This requirement is met.
3. Site Layout Relation to Abutting Streets:
a. In general, the layout of buildings, structures, pavement, parking and landscaping shall be compatible with the general pattern for similar land uses in the vicinity, as determined by the Plan Commission.
✓ The building quality and design, parking, and landscaping will meet all Village standards in the vicinity and throughout the community. The physical nature of the development will be an asset to the surrounding area. The proposed land use is compatible with the existing high-quality commercial development to the north and west, in addition to the planned mixed-use development to the east and south. This requirement is met.
February 25, 2019 Page 3 of 12
b. The general site layout shall result in an attractive appearance to all abutting streets, as determined by the Plan Commission.
✓ The proposed site layout and building will result in an attractive appearance on all four sides. This requirement is met.
4. Building Setbacks:
a. Building setbacks shall comply with the requirements of the zoning district, and with the additional requirements listed below in subparagraphs 4.b. and 4.c.
✓ The proposed building/pavement setbacks are in full compliance with the PD-1 zoning district because there are flexible front yard, rear yard, and paved area setback requirements in the district.
b. Within the downtown area, and particularly along Main Street and the commercially developed portions of intersecting streets, the entire street side of buildings shall be located at or within 3 feet of all abutting street rights-of-way, unless an exception is granted through the conditional use process.
✓ This requirement is not applicable, as the subject property is not located in the specified area.
c. Within the CTH ID corridor between STH 78 and USH 151, the entire street side of buildings shall be located at or within 30 feet of all abutting street rights-of-way, unless an exception is granted through the conditional use process. Parking shall not be permitted in this area. Drives for one-way circulation and/or emergency vehicle access may be permitted through the conditional use process.
✓ The building setback is within 30’ of the street right-of-way and no new parking areas are being proposed. This requirement is met.
5. Building Height:
a. Building heights shall comply with the requirements of the zoning district, and with the additional requirements listed below in subparagraphs 5.b. and 5.c.
✓ This requirement is met. The proposed building height is in full compliance with the PD-1 zoning district and match the other neighboring commercial building heights. The tallest portion of the building reaches a little over 18 feet at the main structure’s parapet. The proposed decorative “towers” each reach just under 26 feet, which is well in line with the surrounding building heights.
b. Within the downtown area, and particularly along Main Street and the commercially developed portions of intersecting streets, building heights shall be a minimum of 20 feet and shall be a minimum of 2 stories, unless an exception is granted through the conditional use process.
✓ This requirement is not applicable, as the subject property is not located in the specified area.
February 25, 2019 Page 4 of 12
c. Within the CTH ID corridor between STH 78 and USH 151, building heights shall provide a functional or decorative building tower or related architectural feature that exceeds the height of the majority of the building facade by at least 7 feet, unless an exception is granted through the conditional use process. Roofs, and roof appurtenances such as cupolas, shall not count toward this requirement.
➢ This requirement may, or may not, be met by the four proposed brick fins.
The applicant has made multiple changes to the architecture of the building that are most apparent when viewing the four building elevation drawings: “North”, “South”, etc.. These include: 1) Increasing the height of the four tower features and 2) Removing the roof-top mechanicals. The result of these changes is a more prominent set of tower features on the north and south elevations.
I believe the key issues are: A) Whether the proposed towers provide the architectural elements desired with tall parapets instead of articulated roofs; and, B) Whether the placement of multiple towers on the north and south façades are most effective, rather than addressing the plain, but visually-prominent eastern façade. The Plan Commission should continue to discuss these design issues in detail.
6. Building Mass:
a. Buildings over 5,000 square feet of gross floor area shall be subject to the requirements for large developments.
✓ At 3,507 square feet of floor area, the project is not subject to those requirements.
7. Building Facades:
a. Long building facades shall be visually broken up and variegated with staggers and offsets as determined appropriate by the Plan Commission.
➢ This requirement may, or may not, be met by the four elevations. The eastern facade, facing Telemark Parkway and the entrance to the entire commercial development, has very little articulation.
This issue directly relates to the tower placement discussed in 5.c. above. The Plan Commission should continue to discuss this design in detail.
b. All building facades facing streets, drives or parking areas shall provide regularly spaced openings for windows and doors, and regularly spaced decorative elements such as piers and columns. The size and spacing of these features shall be compatible with nearby structures that meet this requirement, as determined by the Plan Commission.
✓ This requirement is met. Each of the proposed façades of the building employ regularly-spaced windows, doors and decorative elements.
c. All building facades facing streets, drives or parking areas shall provide a pattern of upper story openings that is compatible with the pattern established by the ground floor, as determined by the Plan Commission.
✓ A second floor is not present, the project is not subject to those requirements.
February 25, 2019 Page 5 of 12
d. Within the downtown zoning district, and particularly along Main Street and the commercially developed portions of intersecting streets, building facades shall employ traditional storefront design by providing pilasters, transom windows, cornices, lintels and related decorative details to highlight transitions between the ground floor and upper stories and between upper stories and the parapet.
✓ This requirement is not applicable, as the subject property is not located in the specified area.
8. Exterior Building Materials:
a. Exterior materials for multi-family, office, or commercial buildings may not include metal wall panels, concrete panels, plain concrete block, asphalt, or spandrel window panels, unless an exception is granted through the conditional use process.
✓ This requirement is met with the proposed high-quality brick and split-face concrete block materials.
b. Hard and durable materials including decorative block, brick or stone, shall be required on all exterior portions of the structure within 40 inches of the adjacent grade.
✓ This requirement is met with the high-quality split-face concrete block base.
9. Exterior Building Colors:
a. Exterior colors of all buildings, structures, appurtenances and paving shall be compatible and harmonious with those of existing buildings in the immediate area which conform to these design requirements, as determined by the Plan Commission.
i. Within the downtown area, the Victorian color palette shall be used, or other colors must be approved by the Plan Commission.
✓ This requirement is not applicable, as the subject property is not located in the specified area.
ii. Throughout the rest of the Village, primary colors including red, blue, green, yellow, black, and fluorescent colors shall not be permitted. Where an integral part of site design, muted versions of these colors may be used, as approved by the Plan Commission.
✓ This requirement is met on all portions of the building using calm, neutral colors.
iii. High gloss paints and other exterior finishes are not permitted.
✓ This requirement is met on all portions of the building.
iv. Color patterns shall be used consistently throughout the property, as determined by the Plan Commission.
✓ This requirement is met on all portions of the building.
10. Exterior Doors:
a. All exterior doors visible from streets, drives or parking areas shall provide decorative design elements.
✓ This requirement is met on all portions of the building by using glass doors with high-quality metal frames which also match other building trim.
February 25, 2019 Page 6 of 12
11. Windows:
a. Spandrel panels, mirrored glass or heavily-tinted windows are not permitted. Where screening is desired, vertical or horizontal strip blinds may be used.
✓ This requirement is met on all portions of the building by using high-quality glass and metal frames with corrugated metal awnings on all sides of the building.
b. Windows may not be obscured by paper or other attached materials on more than 5% of any individual window panel.
✓ This requirement is met on all portions of the building. Continual compliance is required after building occupancy.
12. Roofs:
a. Roof forms and materials shall be compatible and harmonious with those of existing buildings in the immediate area which conform to these design requirements, as determined by the Plan Commission.
➢ The building elevations depict a flat roof with no articulation. None of the surrounding commercial buildings have flat roofs other than the grocery store. The Plan Commission should discuss this design in detail.
b. Metal roofs shall not be used for multifamily, office or commercial buildings, unless an exception is granted through the conditional use process.
✓ This requirement is met through the use of a rubber membrane roof. However, if the roof form is required to change (12.a.), new roof materials may be required and should not be metal.
c. Roof forms shall be designed to accommodate the requirements in subparagraphs 5.c. and 7.d., above.
➢ The roof form may or may not meet the requirements of 5.c.
d. Rooftop mechanical equipment shall not exceed the elevation of the lowest point of the surrounding building parapet or roof.
✓ Said appurtenances are not proposed. This requirement is met.
13. Exterior Building Appurtenances:
a. Building facades shall be uncluttered by the minimal use and careful placement of brackets, wiring, meter boxes, antennae, gutters, downspouts and other appurtenances. Where necessary, such features shall be colored to blend in, rather than contrast, with the immediately adjacent building exterior.
✓ This requirement is met on the proposed elevations.
February 25, 2019 Page 7 of 12
14. Awnings:
a. Awnings, where approved by the Plan Commission, shall complement the character of the building.
✓ This requirement is met. All four sides of the proposed building incorporate bronze metal corrugated metal awnings over each window.
b. Soft, weather-treated canvas or vinyl materials which allow for flexible or fixed installation may be used. Metal canopies are prohibited.
✓ This requirement is met. There are no proposed canopies.
c. Backlighting is prohibited.
✓ This requirement is met, nothing on any elevation is backlit.
15. Trash Containment Structures:
a. Trash containment structures shall be designed to fully conceal trash storage.
✓ This requirement is met. The structure is proposed with a six-foot wall height.
b. Trash containment structures shall be constructed in the same materials and colors as the ground floor of the principal building.
✓ This requirement is met. The structure will employ the same high-quality split-face concrete block facing as the primary building.
c. Wood or synthetic wood gates shall be used and shall be arranged in a pattern to provide complete opacity. Metal panel gates and metal fence gates with strips are prohibited.
✓ This requirement is met. Cedar boards will be used for the gates.
16. Freestanding Canopy Structures:
a. Freestanding canopy structures, such as those providing shelter at a gas station or drive-up banking station, shall be designed to complement the design of the principal building, as determined by the Plan Commission.
✓ This requirement is met. There are no such structures on the proposed site.
b. Canopy roofs shall employ the same pitch, materials and colors as the roof of the principal building, unless an exception is granted through the conditional use process.
✓ This requirement is met. There are no such structures on the proposed site.
c. Canopy supports shall be decorative in nature and shall employ the same materials and colors as the principal building. Exposed nondecorative supporting poles are not permitted.
✓ This requirement is met. There are no such structures on the proposed site.
17. Other Structures:
a. Outbuildings shall employ the same high-quality exterior building materials as used on the principal building.
✓ This requirement is met as no other structures are proposed.
b. Walls and fences shall employ high-quality materials such as metal pickets, stone, decorative block or brick which complement the principal building, as determined by the Plan Commission.
✓ This requirement is met through the use of a 4’ tall powder coated aluminum fence surrounding the outdoor seating area.
February 25, 2019 Page 8 of 12
18. Exterior Lighting:
a. All exterior lighting shall use decorative fixtures, as approved by the Plan Commission. Such fixtures shall be consistent in design theme throughout the site.
✓ This requirement is met. All exterior fixtures are high-quality LED fixtures.
b. All exterior light bulbs shall not be visible from beyond any property line. Directional or cutoff fixtures shall be used to meet this requirement.
✓ This requirement is met. Only full cutoff fixtures are proposed for this site.
c. Lighting at the property lines shall not exceed 0.5 footcandles over ambient conditions.
✓ This requirement is met.
d. Maximum lighting shall not exceed 10.0 footcandles on the site, except in areas serving in-vehicle uses such as drive-up windows and fueling areas. In such locations, maximum lighting shall not exceed 25.0 footcandles.
✓ This requirement is met.
e. Freestanding light fixtures shall not exceed a total height of 20 feet.
✓ This requirement is met. No new freestanding fixtures are proposed.
19. Exterior Signage:
a. Exterior signage shall complement the design of the overall site, as determined by the Plan Commission.
✓ This requirement is met for on-building signage.
b. Freestanding sign supports shall be decorative in nature and shall employ the same materials and colors as the principal building. Exposed nondecorative supporting poles are not permitted.
➢ Exterior freestanding signage is not yet proposed. The sign permit process will ensure compliance with this design standard.
20. Outdoor Display or Storage:
a. All outdoor display and/or storage areas must be clearly depicted and labeled on an approved site plan. Said label shall specify the general types of materials to be displayed or stored, including: retail or rental display; retail or rental vehicle display; long-term business vehicle storage; equipment storage; refuse storage; scrap equipment or vehicle storage.
✓ This requirement is met. No outdoor display or storage areas proposed.
b. Outdoor storage areas shall be adequately screened from view from adjacent properties and streets, drives and parking areas, as determined by the Plan Commission.
✓ This requirement is met. No outdoor storage areas are proposed.
February 25, 2019 Page 9 of 12
21. Pavement Materials:
a. All traffic circulation, parking and pedestrian areas shall be provided with a hard, durable surface such as concrete, asphalt, pavement blocks or bricks. Gravel is not acceptable.
✓ This requirement is met throughout the site.
b. Durable, porous pavement techniques are encouraged, and the overall coverage of pavement on all sites should be minimized so as to reduce stormwater runoff.
✓ This suggestion is not applicable to the sloping nature of this site.
22. Pedestrian Facilities:
a. Public sidewalks or multipurpose paths shall be required along all street frontages, per Village standards.
✓ This requirement is met. There is a public sidewalk already present along Telemark Parkway.
b. Paved pedestrian connections are required between all street frontage pedestrian facilities and public doorways. Said connections shall be a minimum of 5 feet wide.
✓ This requirement is met with the new sidewalk connecting the building to the public sidewalk on Telemark Parkway.
c. Where pedestrian connections cross vehicle circulation areas, a crosswalk clearly delineated by color and/or texture is required.
➢ This requirement is not met. A marked cross-walk should be provided across the parking lot from the northern façade entrances of the two commercial uses to the existing parking stalls.
23. Traffic Circulation:
a. Traffic circulation patterns shall be safe and understandable by vehicle operators, as determined by the Plan Commission.
✓ This requirement is met. I believe the circulation pattern to be very safe and understandable.
b. Traffic patterns which are determined as too complicated by the Plan Commission shall be prohibited. Complications may be identified due to steep grades, inadequate throat depths, offset intersections, too many intersections within a particular area, dangerous and conflicting traffic movements, movements compromised by limited visibility, or restricted turning radii for the types of vehicles likely present on the site.
✓ This requirement is met.
c. No traffic circulation shall be permitted within 10 feet of a street or drive right-of-way or easement, nor within 5 feet of any other property line, except within the downtown area, or as approved as through the conditional use process.
✓ This requirement is met.
d. Within the CTH ID corridor between STH 78 and USH 151, refer to subparagraph 4.c. above regarding limitations on drives located adjacent to street rights-of-way.
✓ This standard is met, there are no proposed drives located adjacent to street rights-of-way.
February 25, 2019 Page 10 of 12
24. Parking:
a. All parking areas located within required principal building setback areas shall be visually screened from streets by a continuous landscaped hedge, fence, wall or berm with a minimum height of 40 inches over the elevation of the adjacent portion of the parking lot at time of installation. Gaps in this hedge are permitted for pavement approved as part of the site design.
✓ This requirement is met.
b. Within the downtown area, and particularly along Main Street and the commercially developed portions of intersecting streets, parking shall not be located along a street frontage unless an exception is granted through the conditional use process.
✓ This standard is not applicable to the subject property.
c. Within the CTH ID corridor between STH 78 and USH 151, refer to subparagraph 4.c. above regarding the prohibition of parking adjacent to street rights-of-way.
✓ This requirement is met, there is no parking adjacent to street rights-of-way.
d. Bicycle parking shall be provided at a rate of one bicycle space for every 10 vehicle parking spaces up to a total of 20 bicycle spaces.
✓ This requirement is met by the bicycle rack near the northeast corner of the building.
25. Building Foundation Landscaping:
a. A minimum 10-foot wide landscaping bed or planter shall be provided along at least 50% of each wall facing a street, drive or parking area, except within the downtown area.
✓ This requirement along each building wall.
b. This bed or planter shall be located adjacent to or within 10 feet of the building foundation.
✓ This requirement along each building wall.
c. This bed or planter shall be landscaped appropriately as determined by the Plan Commission.
✓ The building foundation landscaping requirements are significantly exceeded. Very substantial landscaping is provided on all sides of the building.
26. Street Frontage Landscaping:
a. A minimum 10-foot wide landscaped area shall be provided adjacent to the frontage of all streets and drives, except within the downtown area.
b. This area shall be landscaped appropriately as determined by the Plan Commission. At minimum, one canopy-type street tree (maple, oak, hickory, ginkgo, honey locust or similar species) shall be required for every 50 feet of street or drive frontage, except within the downtown area. Said trees shall be a minimum 2-inch to 2.5-inch caliper.
✓ This requirement is met.
February 25, 2019 Page 11 of 12
27. Parking Lot Landscaping:
a. Parking lot landscaping shall comply with the requirements of §17.136
✓ Parking lot landscaping already exists. This requirement is met.
b. Subsection 24.a., above, shall also apply along street and drive frontages.
✓ This requirement is met.
c. Subsection 24.c., above, shall also apply along CTH ID.
Village Planner’s Recommendations Regarding the Site Plan and Design Review: If acceptable to the Plan Commission, the Village Planner recommends the Plan Commission make, consider, and adopt a motion that finds the proposed Site Plan and Project Design to be fully consistent with the requirements of the Zoning Ordinance., inclusive of full and continuous compliance with the submittal documents, and with any conditions identified by Village Staff and the Plan Commission, and the following conditions of approval, below:
1. Compliance with any requirements identified by the Village Engineer.
2. Compliance with Plan Commission direction or waiver regarding: a. The requirement for an acceptable decorative or functional tower per 5.c.; b. The requirement for a building façade being visually broken up per 7.a.; c. The requirement for an acceptable roof design per 12.a. – now flat
3. Village Staff approval of the following:
a. Update Building Elevations depicting the Plan Commission directives in 2.a.-c., above, regarding:
i. the required decorative or functional tower; ii. the building elevations; iii. the roof design
b. Updated Site Plan depicting: i. Marked crosswalks; ii. Exterior signage at time of sign permit application
4. Subsequent Plan Commission approval of any freestanding (monument) signage. 5. Any additional requirements identified by Village Staff, the Village Engineer, or the Plan
Commission.
ENC/ENT/ENV ENTRI LED
1 - 2 LightBARs
Solid State LED
ARCHITECTURAL WALL
LUMINAIRE
InvueThe Entri LED luminaire features a classic and stylish design with the added benefits of solid state lighting technology, offering outstanding uniformity and energy savings. Using Eaton’s proprietary LED LightBAR™ technology and AccuLED Optics™ system, the Entri LED luminaire offers designers vast versatility in system design, function and performance. Use Entri LED for wall mount architectural lighting applications and egress lighting requirements. UL/cUL listed for use in wet locations.
DESCRIPTION
SPECIFICATION FEATURES
ConstructionHOUSING: Heavy wall, one-piece, die-cast aluminum construction for precise tolerance control and repeatability in manufacturing. Integral extruded aluminum heat sink provides superior thermal heat transfer in +40°C ambient environments. FACEPLATE / DOOR: One-piece, die-cast aluminum construction. Captive, side hinged faceplate swings open via release of one flush mount die-cast aluminum latch on housing side panel. GASKET: One-piece molded silicone gasket mates perfectly between the door and housing for repeatable seal. LENS: Uplight lens is impact-resistant, 5/32” thick tempered frosted glass sealed to housing with continuous bead silicone gasket. Downlight lens is LED board integrated acrylic over-optics, each individually sealed for IP66 rating. HARDWARE: Stainless steel mounting screws and latch hardware allow access to electrical components for installation and servicing. OpticsChoice of six patented, high-efficiency AccuLED Optic distributions. Optics are precisely designed to shape the light output, maximizing efficiency and application spacing. AccuLED Optic technology creates consistent distributions with the scalability to meet customized application requirements. Offered Standard in
4000K (+/- 275K) CCT and minimum 70 CRI. Optional 3000K CCT and 5000K CCT.
ElectricalLED drivers mount to die-cast aluminum back housing for optimal heat sinking, operation efficacy, and prolonged life. Standard drivers feature electronic universal voltage (120-277V 50/60Hz), 347V 60Hz or 480V 60Hz operation. 480V is compatible for use with 480V Wye systems only. Greater than 0.9 power factor, less than 20% harmonic distortion, and is suitable for operation in -40°C to 40°C ambient environments. All fixtures are shipped standard with 10kV/10kA common – and differential – mode surge protection. LightBARs feature and IP66 enclosure rating and maintain greater than 95% lumen maintenance at 60,000 hours per IESNA TM-21. Emergency egress options for -20°C ambient environments, occupancy sensor and dimming options available. MountingJUNCTION BOX: Standard with zinc-plated, quick-mount junction box plate that mounts directly to 4” J-Box. LightBARs mount facing downward. Fixture slides over mounting plate and is secured with two stainless steel fasteners. Mounting plate features a one-piece EPDM gasket on back side of plate to firmly seal fixture to
wall surface, forbidding entry of moisture and particulates. Optional mounting arrangements utilize a die-cast mounting adaptor box to allow for LED battery pack, surface conduit and through branch wiring. The Entri LED luminaire is approved for mounting on combustible surfaces.
FinishHousing is finished in five-stage super TGIC polyester powder coat paint, 2.5 mil nominal thickness for superior protection against fade and wear. LightBAR cover plates are standard white and may be specified to match finish of luminaire housing. Standard colors include black, bronze, grey, white, dark platinum and graphite metallic. RAL and custom color matches available. Consult Outdoor Architectural Colors brochure for a complete selection.
WarrantyFive-year warranty.
S
YSTEMS
C
E R T I F I E
D
C E R T I F I C A T I O N D A T AUL/cUL ListedISO 9001IP66 LightBARsLM79 / LM80 CompliantDesignLights Consortium® Qualified*
E N E R G Y D A T AElectronic LED Driver>0.9 Power Factor<20% Total Harmonic Distortion120-277V/50 & 60Hz, 347V/60Hz, 480V/60Hz-30°C Minimum Temperature40°C Ambient Temperature Rating
S H I P P I N G D A T AApproximate Net Weight: 16 lbs. (7.3 kgs.)
7-3/4"[196mm]
15-3/4"[400mm]
8-1/8" [206mm] 7-3/4"
[196mm]
15-3/4"[400mm]
8-1/8" [206mm]
7-3/4"[196mm]
15-3/4"[400mm]
8-1/8" [206mm]
ENT (Triangle Reveals)ENC (Round Clean)
ENV (Round Reveals)
DIMENSIONS
11"[279mm]
CONDUIT MOUNT / BATTERY BACK BOX
Catalog # Type
Date
Project
Comments
Prepared by
TD514003EN February 7, 2019 9:57 AM*www.designlights.org
ENC/ENT/ENV ENTRI LED
1 - 2 LightBARs
Solid State LED
ARCHITECTURAL WALL
LUMINAIRE
InvueThe Entri LED luminaire features a classic and stylish design with the added benefits of solid state lighting technology, offering outstanding uniformity and energy savings. Using Eaton’s proprietary LED LightBAR™ technology and AccuLED Optics™ system, the Entri LED luminaire offers designers vast versatility in system design, function and performance. Use Entri LED for wall mount architectural lighting applications and egress lighting requirements. UL/cUL listed for use in wet locations.
DESCRIPTION
SPECIFICATION FEATURES
ConstructionHOUSING: Heavy wall, one-piece, die-cast aluminum construction for precise tolerance control and repeatability in manufacturing. Integral extruded aluminum heat sink provides superior thermal heat transfer in +40°C ambient environments. FACEPLATE / DOOR: One-piece, die-cast aluminum construction. Captive, side hinged faceplate swings open via release of one flush mount die-cast aluminum latch on housing side panel. GASKET: One-piece molded silicone gasket mates perfectly between the door and housing for repeatable seal. LENS: Uplight lens is impact-resistant, 5/32” thick tempered frosted glass sealed to housing with continuous bead silicone gasket. Downlight lens is LED board integrated acrylic over-optics, each individually sealed for IP66 rating. HARDWARE: Stainless steel mounting screws and latch hardware allow access to electrical components for installation and servicing. OpticsChoice of six patented, high-efficiency AccuLED Optic distributions. Optics are precisely designed to shape the light output, maximizing efficiency and application spacing. AccuLED Optic technology creates consistent distributions with the scalability to meet customized application requirements. Offered Standard in
4000K (+/- 275K) CCT and minimum 70 CRI. Optional 3000K CCT and 5000K CCT.
ElectricalLED drivers mount to die-cast aluminum back housing for optimal heat sinking, operation efficacy, and prolonged life. Standard drivers feature electronic universal voltage (120-277V 50/60Hz), 347V 60Hz or 480V 60Hz operation. 480V is compatible for use with 480V Wye systems only. Greater than 0.9 power factor, less than 20% harmonic distortion, and is suitable for operation in -40°C to 40°C ambient environments. All fixtures are shipped standard with 10kV/10kA common – and differential – mode surge protection. LightBARs feature and IP66 enclosure rating and maintain greater than 95% lumen maintenance at 60,000 hours per IESNA TM-21. Emergency egress options for -20°C ambient environments, occupancy sensor and dimming options available. MountingJUNCTION BOX: Standard with zinc-plated, quick-mount junction box plate that mounts directly to 4” J-Box. LightBARs mount facing downward. Fixture slides over mounting plate and is secured with two stainless steel fasteners. Mounting plate features a one-piece EPDM gasket on back side of plate to firmly seal fixture to
wall surface, forbidding entry of moisture and particulates. Optional mounting arrangements utilize a die-cast mounting adaptor box to allow for LED battery pack, surface conduit and through branch wiring. The Entri LED luminaire is approved for mounting on combustible surfaces.
FinishHousing is finished in five-stage super TGIC polyester powder coat paint, 2.5 mil nominal thickness for superior protection against fade and wear. LightBAR cover plates are standard white and may be specified to match finish of luminaire housing. Standard colors include black, bronze, grey, white, dark platinum and graphite metallic. RAL and custom color matches available. Consult Outdoor Architectural Colors brochure for a complete selection.
WarrantyFive-year warranty.
S
YSTEMS
C
E R T I F I E
D
C E R T I F I C A T I O N D A T AUL/cUL ListedISO 9001IP66 LightBARsLM79 / LM80 CompliantDesignLights Consortium® Qualified*
E N E R G Y D A T AElectronic LED Driver>0.9 Power Factor<20% Total Harmonic Distortion120-277V/50 & 60Hz, 347V/60Hz, 480V/60Hz-30°C Minimum Temperature40°C Ambient Temperature Rating
S H I P P I N G D A T AApproximate Net Weight: 16 lbs. (7.3 kgs.)
7-3/4"[196mm]
15-3/4"[400mm]
8-1/8" [206mm] 7-3/4"
[196mm]
15-3/4"[400mm]
8-1/8" [206mm]
7-3/4"[196mm]
15-3/4"[400mm]
8-1/8" [206mm]
ENT (Triangle Reveals)ENC (Round Clean)
ENV (Round Reveals)
DIMENSIONS
11"[279mm]
CONDUIT MOUNT / BATTERY BACK BOX
Catalog # Type
Date
Project
Comments
Prepared by
TD514003EN February 7, 2019 9:57 AM*www.designlights.org
TD517003EN 11/03/2016
Catalog #
Project
Comments
Prepared by
Type
Date
S P E C I F I C A T I O N F E A T U R E S
D E S C R I P T I O N
Recessed 6-inch LED lens downlight is available in various distributions, lumen and CRI/CCT options. Suitable for commercial construction and can be used for both new or renovation work. Insulation must be kept 3” from top and sides of housing. Use for general area lighting where high efficiency and visual comfort are required.
MECHANICALFrameBoat shaped galvanized steel frame with adjustable plaster lip accommodates ceilings up to ½ - 2” thick. May be used for new construction or remodeling installations. Provided with (2) remodel clips to secure frame when installed from below the ceiling.
Mount ing BracketsBar hanger receivers adjusts 2” vertically from above the ceiling or thru the aperture. Use with No Fuss™ bar hangers or with ½” EMT. Removable to facilitate installation from below the ceiling.
No Fuss™ Bar HangersCaptive preinstalled bar hanger locks to tee grid with a screwdriver or pliers. Centering mechanism allows consistent positioning of fixtures.
OPTICALLED ModuleProximity phosphors over chip on board LEDs provide a uniform source with high efficiency and no pixilation. Available in 80 or 90 CRI minimum, accuracy within3 SDCM provides color uniformity. See ordering information for available CRI / CCT options. Passive thermal management achieves L70 at 50,000 hours in non IC applications. Integral diffuse lens provides visual shielding. Integral connector allows quick connection to housing flex.
Ref lectorOne piece parabolic aluminum reflector provides cutoff for a visually comfortable optic. Attaches to LED module with (3) speed clamps minimizing light leaks to lens. Self-flanged standard with an optional white painted flange.
Tr im Retent ionReflectors are retained with two torsion springs holding the flange tightly to the finished ceiling surface.
ELECTRICALJunct ion Box(6) ½” and (2) ¾” trade size pryouts positioned to allow straightconduit runs. Listed for (12)#12 AWG (six in, six out) 90°Cconductors and feed thru branchwiring.
DriverIntegral UNV 120 - 277V 50/60 Hz constant current driver provides noise free operation. For 347V input use Halo transformer H347 or H347200. Continuous, flicker-free dimming from 100% to 10% with leading or trailing edge phase cut at 120V or 0 -10V analog control.
Emergency Opt ionProvides 90 minutes of standby lighting meeting most life safety codes for egress lighting. Available with both integral or remote charge indicator and test switch.
Compl iance- cULus listed for wet location- IP66 Ingress Protection Rated- Insulation must be kept 3” from
top and sides.- Airtight per ASTM-E283. - Optional City of Chicago
environmental air (CCEA)marking for plenum applications.
- EMI/RFI emissions per FCC 47CFRPart 18 non-consumer limits.
- Contains no mercury or lead andRoHS compliant.
- Photometric testing inaccordance with IES LM-79-08.
- Lumen maintenance projectionsin accordance with IES LM-80-08and TM-21-11.
- Can be used to comply withCalifornia Title 24 Non-ResidentialLighting Controls requirementsas a LED Luminaire.
- ENERGY STAR® listed forcommercial applications,reference database for currentlistings.
9-18-2018 City of Mt Horeb Plan Commission Regarding: Extra Territorial Review Windy Ridge Farm LLC 2749 Town Hall Road Proposed 4-Lot Certified Survey Map To whom it may concern; On behalf of Windy Ridge Farm, LLC., Exeter Design is presenting a Concept Plan for land divisions that has been approved by the Town of Springdale. The lands in question are located approximately ¼ mile east of the limits of the City of Mt Horeb. The existing farm is divided by STH 18 and all of the proposed land divisions are located on the northerly portion of the farm. According to town ordinances, under Option 1 for land use, these lands have 5 buildable rights not including the existing farm house. The proposed 4 Lot Certified Survey would split of the existing farm house with farm building along with a small pasture on one lot. In addition, 3 new lots (2-4) would be created along Town Hall Road. A future Lot (5) will be available for creation once 5 years have passed meeting state platting requirements und Chapter 236. The remnant parcel shown will also have a building right meeting town ordinance. There will be 3 shared driveways for the proposed land divisions once all lots are created. Lot 1 will share with the Remnant parcel; Lot 2 will share with Lot 3 and Lot 4 will share with Lot 5 when Lot 5 is created. All driveways will be connected to Town Hall Road. Thank you for your time and consideration in this matter. Sincerely Ed Short - PLS 2799
KHagen
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KHagen
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Land North ofSTH 18
3,584,820 sqft82.3 acres
Land South ofSTH 18
2,250,240 sqft51.7 acres
Tow
n H
all R
oad
STH 18
Lot 1449,500 sqft10.3 acres
Lot 2114,350 sqft
2.6 acres
Lot 398,000 sqft
2.2 acres
Lot 487,500 sqft
2.0 acres
Future Lot 5110,500 sqft
2.5 acres
Remnant aftercreating 5 Lots2,695070 sqft
61.9 acres(with buildable
right)440'
225'
245'
260'500'
550'
425'
435'
220'370'
375'
395'
375'
575'
120' 140'
575'
325'
620'
Tow
n H
all R
oad
STH 18
66'
66'
Excerpt from September 26, 2018 Plan Commission minutes:
Consider concept plan for Town of Springdale land division within Village extraterritorial
jurisdiction area: Ed Short, surveyor for the Meylor family presented the concept plan.
Scribner moved, Monroe seconded to approve the concept plan contingent on confirming the
dedication to the public provisions from the center line of both roads of 50 feet from the center
property line on the final CSM. Motion carried by unanimous voice vote.
KHagen
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APPLICATION CERTIFIED SURVEY MAP
EXTRATERRITORIAL JURISDICTION
Date: dd1b1 Fee:_.l......."XV""""--~ __ _ (see attached)
The undersigned owner/agent of the described property hereby requests approval of a certified survey map described as follows:
Owner Name:
Address:
Email Address:
Phone:
The survey contains ___ -I-f _" ___ lots and __ ----'d""" .... 6"---"·J""'S=<-__ acres.
Proposed loning, if different, will be __ !....YL;.C!.4-'-. __________ _
SIGNED ~. Il. YYJ. , .fn-(applicant)
P(/'ESI Dwe b..l/iJ,c)'-t RJD(l,f ErjRHs (applicant's interest in the property)
Applicant Name (if different from owner): _______________ _
Address:
Email Address:
Phone:
Date of Plan Commission approval: _______________ _
Date of Village Board approval: ________________ _
KHagen
Text Box
FINAL CSM FEB '19
esig
n, in
c.
xeter
esign, inc.
xeter N8096 Buol RoadBelleville, WI 53508(608) 712-1040
esign, inc.
xeter N8096 Buol RoadBelleville, WI 53508(608) 712-1040
esign, inc.
xeter N8096 Buol RoadBelleville, WI 53508(608) 712-1040
Elvers Creek
Schalpbach Creek
Fryers Feeder
Deer Creek
West Branch Suga r River
StewartLake
Town
of Sp
ringd
aleTo
wn of
Blue
Mou
nds
Town of SpringdaleTown of Blue MoundsTown of Cross PlainsTown of Vermont
15118
P
PD
ID
JG
P
S
78
92
JG
E78
15118
Fourt
h St
Town
Hall
Rd
North
Rd
Witte
Rd
Blue M
ounds
Rd
Bergu
m Rd
Garfield St
Eighth
St
Main St
Secon
d St
Sprin
gdale
Cente
r Rd
First
St
Andre
w Ln
Lunde Ln
Lincoln St
Lake S
t
Fertile Ridge Rd
Peri meter Rd
Offerdahl Rd
Front St
Hickor
y Dr
Brian St
Sletto Rd
Docke
n Rd
Durtschi Dr
Forest St
South Rd Prairie Ridge Rd
Nesheim Tr
Nordic Tr
Wilson St
Town
Hall
Rd
Brook
wood
Dr
Sand Rock Rd
Town
Hall
Rd
San d
Rock R
d
78
Eggum Rd
Lilleha
mmer Ln
Springdale St
Main St Bus. 18/151 E
N6
N5
N3
N2
N4
N1
CP
N7
Military Ridge State Trail
Military Ridge State Trail
AdminBldg
SchoolDistrict
Property
Public Works
Mt. Horeb Station
Senior/Youth CenterLibrary
120'100'
100'
120'
120'
120'
100'100'
100'
100'
120'
Sugar RiverE-Way
Mount HorebComprehensive Plan
Planned Transportation &Community Facilities 5
Data Source: Dane County LIO, V&A, Capitol Area RPC
0 1,000 2,000 3,000 4,000500Feet
Village of Mount Horeb Boundary (2009)Town BoundaryAdopted Urban Service Area BoundaryPotential Future Urban Service Area BoundaryParcel Line
Potential Bike RouteMilitary Ridge State TrailExisting and Potential Off Road Path
Right of Way
Community FacilitySchool Site
Surface WaterSpecial UsesDedicated Village ParklandInstitutional Uses
Future Village Community Park SiteCP
Future Village Park SitesN7
Proposed Road
120' Right of Way Extent
Shaping places, shaping change
VANDEWALLE &ASSOCIATES INC.Adopted: December 2, 2009Amended: May 2, 2012
M E M O R A N D U M
To: Village of Mount Horeb
From: Village Planner Michael A. Slavney, FAICP and Ben Rohr
Background One of the largest issues facing the nation, state, and Madison Metropolitan Area is affordable housing. Over time, housing markets shift as global and national trends develop, economies ebb and flow, and personal preferences evolve. In the last decade, a unique combination of these different factors has exacerbated the housing affordability issue and thrust it into the mainstream conversation. Fortunately, with the help of policies, planning, awareness, and public involvement, there are tangible actions that can be taken at the local level to address affordable housing. The following memo outlines multiple Zoning Ordinance tools that provide opportunities to foster new affordable housing options in Mt. Horeb. What Is A Family? Over the years, the definition of family has significantly changed. In order to adapt to new preferences and provide more flexibility, the Village’s Zoning Ordinance definition of family can be modified to include new relationships such as domestic partnerships, guardianship, and foster children, along with additional options to specify the maximum number of unrelated adults, unrelated persons with disabilities, or unrelated adults with minor children. Another definition change that further modernizes the Ordinance is the addition of new term, functional family. This new definition would allow four unrelated individuals who are essentially functioning as a family to be recognized as a family in the Zoning Ordinance. It could also be accompanied by specific criteria for the Zoning Administrator to use when determining if the situation fits the new functional family definition or not. In total, small modifications to definitions could allow more unrelated people to live together, reducing the price of housing and thus providing new affordable housing opportunities in the Village.
Affordability in its most basic definition is the ability to purchase essential goods and services. Basically, the greater the ability of the individual or family to save money, the greater their economic security. Affordable housing builds on that definition and is commonly defined as a household that spends 30% or less of its total income on all housing costs (mortgage, taxes, maintenance, utilities, etc.).
February 18, 2018 Page 2 of 5
Better Utilizing Existing Housing Units As more people find themselves caring for or living with aging relatives or their adult-aged children, there is a growing need to accommodate these individuals within an existing home. The most cost-effective way to do this is to retrofit the home with an in-family suite. Simple additions of these land use types as permitted by right uses in the residential districts would provide this affordable housing option for two key age groups that have been most impacted by the existing housing situation, millennials and baby boomers. Along those same lines is the addition of accessory dwelling units. This new land use type within the residential zoning districts would allow for the existing housing stock to be utilized by a greater number of people at greater densities. Throughout Mt. Horeb there are single-family homes with under-utilized basements, upper-stories, or garages. Even a fraction of these spaces being retrofitted into dwelling units would provide new affordable housing units throughout the community in the most cost-effective way possible. In both the Village of Oregon and Village of Cross Plains, similar approaches have been used in the Zoning Ordinance to allow versions of both in-family suites and accessory dwelling units. These peer communities offer an example of ways the land uses can be strategically integrated and regulated.
New High-Density Housing Options Another Zoning Ordinance change that could increase the number of affordable housing units substantially is addressing multi-family and mixed-use buildings. Currently, the code allows both, but through the addition of new zoning districts and land use types, the Village can promote higher-density residential development while still orienting these uses to specific locations. Currently, the Village allows multi-family buildings only in the R-3 district with a maximum of 12 dwelling units. An alternative approach is to add different sized multi-family districts to facilitate and accommodate a variety of densities. Different multi-family districts could range from 3-8 units to 9-20 units, and even 21+ units. This would allow ranges of units permitted by right in different multi-family districts, thus allowing developers more options and flexibility, but also promoting a higher
Above-Garage Accessory Dwelling Unit Example – Portland, OR Source: Portland Tribune
In-Family Suite Example Source: Stroud Homes
February 18, 2018 Page 3 of 5
density of multi-family development in select locations (>12 units), other than just in the Elderly Housing Residential District. The Village of Cross Plains uses a two-tiered multi-family approach with their Multi-Family Residential-8 and Multi-Family Residential-16 Zoning District. The City of Monroe also uses a similar approach with a Multi-Family Residential-15 and Multi-Family-30 Zoning District. Both comparable communities offer examples of how to incorporate various multi-family districts to allow different development densities by right. In terms of mixed-use buildings, the Village allows these types of developments through commercial apartments above any commercial use within a business district. However, there are potentially easier ways to accommodate these uses through the addition of new principal land uses that allow for mixed-uses by right, instead of requiring a conditional use. These changes make it easier for developers to pursue a mixed-use option which could potentially foster adaptive reuse, the redevelopment of older corridors to a higher and better use.
An example of this approach has been incorporated into both the Village of Cross Plains and City of Monroe’s Zoning Ordinances. In Cross Plains they have created a Mixed Use Building Residential Use as a conditional use in their multi-family districts and as a permitted use in their commercial districts. Monroe has used a similar method through establishing mixed-use buildings as a permitted land use in all their commercial districts.
Higher-Density Multi-Family Example – Cross Plains, WI Source: Google Maps
Mixed-Use Example – Middleton, WI Source: Google Maps
February 18, 2018 Page 4 of 5
Existing Commercial Apartments Requirements (Section 17.41 – 17.431 and 17.46)
Zoning District Accessory Permitted Use
Accessory Conditional Use
Not Allowed
Neighborhood Business X
Planned Business X
Central Business X
Main Street Business X
Recreational Business X
Planned Office X
New Single-Family Housing Options Single-family housing is another important piece of the affordable housing puzzle. Recent trends in other areas of the Madison Metropolitan Area have been the development of small-lot alley-loaded single-family homes to provide owner-occupied affordable housing. Today, the minimum lot size in all of the Village’s residential districts is 10,000 square feet. While this may have been the trend historically in Mt. Horeb, the addition of a smaller 6,000-8,000 square foot lot would allow for the alley-loaded single-family homes to be accommodated. These small lots allow for greater density, more flexibility for developers, and potentially new starter and down-sizing options for Village residents. While most of this type of development has taken place in the larger communities of the region (Madison, Sun Prairie, and Verona), other similar communities to Mt. Horeb have incorporated the option into their Zoning Ordinances:
• Village of Oregon Single-Family Residential-6 Zoning District has a minimum 4,000 square
foot lot.
• City of Monroe Single-Family Residential-7 Zoning District has a minimum 5,000 square
foot lot.
• Village of Cross Plains Single-Family Residential-5 Zoning District has a minimum 7,200
square foot lot.
Small Alley-Loaded Single-Family Homes – Verona, WI Source: Google Maps
February 18, 2018 Page 5 of 5
Other Zoning/Policy Changes to Consider:
• Implement inclusionary zoning that requires new development to include a proportion as affordable units.
• Create density bounces to incentivize developers to increase the density of development in strategic locations which grows the total number of housing units in the community.
• Expedite the development review and permitting process to reduce development costs. Conclusion Affordable housing is a nation-wide problem and its only through collaboration, continuing effort and education, and community engagement, will solutions arise. A comprehensive approach is needed, tailored to the specific housing market and wage structures of the Village. The strategies outlined above are focused on Zoning Ordinance amendments and comprise only a narrow range of the possible methods that the Village and its residents can take to foster affordable housing in the community. These zoning tools, if implemented, will only provide new opportunities and options for affordable housing, they alone will not solve the problem. It will take a long-term concerted effort by a number of different partners, public support, further policies, and continuing data analysis to address the affordable housing situation in the Mount Horeb. The detailed housing study proposed by Dane County will provide the insights and recommendations required to provide a comprehensive understanding of housing issues, and the full-range of potential solutions to this challenge. In addition to considering the zoning approaches identified in this memo, I recommend that the Village move forward with the County’s proposal.
Small Alley-Loaded Single-Family Neighborhood Example – Verona, WI Source: Google Maps
Village of Mount Horeb
Building Inspection Dept.
Building Inspector’s Report
January 2019
Month to Date:
1) 11 Building permits have been issued for general construction since January 1st.
2) 1 new UDC permit was issued for a single-family home
