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Plan Commission
Thursday, May 26 2016
TIME: 6:30 p.m.
LOCATION: at the Taycheedah Town Hall
Public Hearing

AGENDA

PLEASE TAKE NOTICE that the Town of Taycheedah Plan Commission will conduct a public hearing on Thursday, May 26th, 2016, at 6:30 p.m., at the Taycheedah Town Hall, W4295 Kiekhaefer Parkway, Fond du Lac, for the purpose of gathering testimony pertaining to proposed amendments to the Town of Taycheedah Comprehensive Plan and to make a recommendation to the Taycheedah Town Board regarding the following proposed amendments to the Town of Taycheedah Comprehensive Plan:

Change the future land use designation of the following parcels, owned by 7TZ Farm Girl, LLC from Proposed Transitional Residential to Agriculture:

Parcel #T20-16-18-28-03-001-00, located in the SW 1/4 of the NE 1/4 of Section 28 (40.00 acres);
Parcel #T20-16-18-28-02-001-00, NW 1/4 of the NE 1/4 of Section 28 (25.40 acres); and,
Parcel #T20-16-18-28-01-001-00, NE 1/4 of the NE 1/4 of Section 28 (22.16 acres).

PLEASE TAKE FURTHER NOTICE that the Taycheedah Town Board will conduct a special meeting of the Town Board, on Thursday, May 26th, 2016, at the Taycheedah Town Hall, W4295 Kiekhaefer Parkway, Fond du Lac, immediately following the public hearing, for the purpose of considering and taking action on the Town of Taycheedah Plan Commission's recommendation and the oral testimony presented during the public hearing, and to adopt the amendments to the Town of Taycheedah Comprehensive Plan.


Dated this 18th day of April, 2016.

Brenda A. Schneider, Clerk


MINUTES

PLAN COMMISSION
PUBLIC HEARING
COMPREHENSIVE PLAN AMENDMENTS
7TZ FARM GIRL, LLC
THURSDAY, MAY 26, 2016
6:30 P.M.
TAYCHEEDAH TOWN HALL

Members present: Chairman John Wagner, Bud Sabel, Leon Schneider, Joan Simon, Tim Simon, Bill Spieker and Joe Thome. Also present: Secretary Brenda Schneider.

Chairman Wagner called the public hearing to order at 6:30 pm.

The purpose of the public hearing was to make a recommendation to the Town Board regarding the following proposed amendments to the Town's Comprehensive Land Use Plan:

Change the future land use designation of the following parcels owned by 7TZ Farm Girl, LLC, from Proposed Transitional Residential to Agriculture:

Parcel #T20-16-18-28-03-001-00, located in the SW 1/4 of the NE 1/4 of Section 28 (40.00 acres);
Parcel #T20-16-18-28-02-001-00, NW 1/4 of the NE 1/4 of Section 28 (25.40 acres); and,
Parcel #T20-16-18-28-01-001-00, NE 1/4 of the NE 1/4 of Section 28 (22.16 acres).

Katherine Diederich, representing 7TZ Farm Girl, LLC, presented the following:
She grew up on a farm and always liked animals and farming.
She purchased the former Buechel farm with the intent of bringing farm-life back to the farm.
Exclusive Ag (A-1) is the only option to have over 5 animal units. They intend to have 10 livestock units. They currently have twenty chickens.
A-1 has no animal restrictions or inconsistencies with lot size. Their objective is creating a 2.5 acre lot containing the structures with a 100' setback around the barn.
A component of the Comprehensive Plan is to preserve agriculture.
She is open to the Comp Plan amendment to the farm site only, if preferred.
There are three contiguous parcels.

Ed Braun, Chairman of the Comprehensive Planning Committee, stated the following:
The property was changed to Agriculture Transitional (A-T) in 1998 due to anticipated residential growth and infill.
The land is currently used for agricultural purposes.
The Town's agricultural preservation area is designated to the east.
Switching the future land use designation for the property opens the possibility of multiple livestock units.

Rebecca Ries, member of the Comprehensive Planning Committee, made the following statements:
The Town conducted multiple hearings on the Plan.
A-2 land can still be used as a farm, subject to one livestock unit per acre. It was noted that the owner could have more than 80 animal units.

Plan Commission
May 26, 2016
Page 2

Kathy Diederich stated she would not be opposed to amending the future land use designation of only the southern 40-acre parcel along McCabe Road.

Rebecca Ries added the following statements:
The Board needs to be aware that A-1 would open the potential of the owners of several other parcels pursuing a change in order to take advantage of the tax credit.
The purpose and intent of the transition area is the anticipation of growth into residential.
The impacts of intensive farming near residential areas needs to be considered.

An unidentified Ann Randall Drive property owner commented that they bought their property because there's never going to be houses behind their home.

Neal Nett, member of the Comprehensive Planning Committee, presented the following statements:
He owns property on the south and north end of subject properties.
He is opposed to the request.
He thinks highly of the Diederiches.
He is totally on on-board with farming; however, the type of zoning they are seeking would allow up to 1,000 livestock units.
The current zoning allows for farming to continue.
It would bring him great joy to see animals on the farm again but not to the degree possible.
Commission members need to look at the broader good.
An intense farming operation would not be a good fit for this property.
The Comprehensive Plan was developed over several years, multiple meetings and hundreds of hours of time. Early in the process, a public hearing was held in which the attendees actively participated in mapping exercises. All attendees were asked to map the future growth of the Town. The Majority Opinion Map, contained in the Plan, was compiled as a result of this exercise. The subject land is within the single-family housing area.

In response to Mr. Nett's comments, Kathy Diederich inquired about a Conditional Use Permit for animals on the 40-acre parcel.

Joe Thome, Plan Commission and Comprehensive Planning Committee member, presented the following comments:
The Committee spent 2.5 years developing the Comprehensive Plan.
He has no problem with animals on the subject property.
The subject land was Ag-Transitional prior to the current Comprehensive Plan.
The Committee had to go thru every parcel and had to account for residential infill.
The Town's Zoning Map had to be sent to the State for approval. The State has certified it.
He purchased land on Cty UU knowing he couldn't put it in A-1 and that he therefore could not get the tax credits. He accepted the concept of the A-2 within the anticipated residential growth area. If this amendment is approved, he wants his 150 acres changed to A-1. If the Town changes the subject land, and other lands, the Town could lose their certification. If the Town loses their certification, all A-1 landowners will lose their tax credits.
Plan Commission
May 26, 2016
Page 3

Kathy Diederich responded that she called the State. She was told the following:
It is possible to rezone land from A-2 to A-1.
The Town would need to alert Fond du Lac County to amend their map.
80% of the Town would need to be in A-1.
The County would have to notify the State.
She didn't know if the County would trump it.
She asked how we get to a little farm with 10 animals and some chickens?

Jerry Guelig added that he also sat on the Comprehensive Planning Committee. He stated that Jeff Sanders, the Town's Consultant, stated several times that changes can be made to the Plan.

Kathy Diederich's additional statements:
The intent is not to create a 5-acre lot.
She's been planning since last October for a lot around 3 acres.
She wants to keep as much in farmland as possible
Her goal is to get her current Certified Survey Map for a 2.5 acre lot approved and have five animals.
If going to A-1 jeopardizes the Town's farmland preservation program; she doesn't want to do it.
She wants to leave the meeting with direction as to how to proceed.
She inquired regarding the possibility of rezoning to Single-Family Residential without Public Sewer and to go for a Conditional Use Permit for animals.
She then inquired that if the rezone is denied from A-2 to A-1, would the Plan Commission support a Board of Appeals variance for a substandard lot and increased number of livestock units.

Bill Spieker asked if the neighbors in attendance would object to an increase in the number of allowable animal units. Neal Nett voice support but could not speak on behalf of the other neighbors.

Kathy Diederich commented that she had contacted an attorney. She relayed that going from A-2 to A-1 is most restrictive from a notice perspective. The attorney believed the Plan Commission could make an alternate recommendation. Ed Braun responded that it would be better to compromise than to jeopardize the Comprehensive Plan.

Seeing no further comments or questions, motion by Leon Schneider, second by Joan Simon, to recommend the Town Board deny the amendment to the Comprehensive Plan, noting support for the approval of a variance by the Board of Appeals for 20 livestock units on the 2.5 acre proposed lot. Motion carried (7-0).

Motion by Joe Thome, second by Bud Sabel, to adjourn at 7:20 p.m. Motion carried (7-0).



Plan Commission
May 26, 2016
Page 4

Attest____________________________________
Brenda A. Schneider
Plan Commission Secretary




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Fond du Lac County, Wisconsin
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