“More Info” Needed for Pheasant Run Rezoning

Public opposition was raised against Valido Homes’ (ACS RBHS, LLC) proposal of rezoning lots in the Lomira Highland subdivision at the Village of Lomira Planning & Zoning Commission public hearing and meeting on Wednesday, March 26.
The proposal is to rezone parcels 146-1317-1512-004 and 146-1317-1512-003 on Pheasant Run from R-4 Residential to R-2 Residential and divide the parcels into three lots for single-family homes. Initially, the lots were intended for duplexes; however, due to the current housing market, Valido Homes would like to build single-family homes instead.
In R-2 Residential, the minimum lot width is 60 feet. Currently, the lots are 100 feet wide or “50 feet for lots intended for zero lot line two-family attached dwellings” per R-4 Residential minimal requirements.
“Section 135-69 of the Lomira Municipal Code of Ordinances states that single-family dwellings...must have a 30-foot front yard set back,” stated Alisha Kuen during the public hearing. “I would like to see the drawing of the site plan showing how these houses will fit on that small of lots while following the ordinance, especially with the corner lot needing to have a 30-foot setback on the front and west sides.”
Alisha Kuen added, “The covenant clearly states that no lot in the Lomira Highlands Subdivision shall be subdivided into smaller parcels. Any actions taken to divide lots without adherence to these restrictions undermine the contractual agreement made by all the property owners in the subdivision and threaten the cohesiveness of our community... I urge you to hold off on approval of this request until all information is gathered as to how this project will meet all requirements.”

Subdividing the lots was the main concern of both residents who spoke during the public hearing.
“I raised a family on a lot in Mayville that was 66 feet wide by 92 feet deep. It is an impossible thing even if you have two children. With everything that my family required, certainly, the neighbors that surrounded us were opposed to that,” said Jo An Wolter. “How are you going to produce the size of a family on this type of a lot that they are proposing to do? So, I am against having those two lots divided into three.”
After the public hearing, the Planning & Zoning Commission moved into its meeting, where Jim Hartung, owner of Valido Homes, elaborated on the proposed project.
“The other lots are 100 feet wide, so the R-4 zoning allows for a 50-foot lot width. We are actually decreasing the number of lots because right now, if we had developed duplexes on all of those lots, we would have...ten lots. With our design, we would be taking it from ten...down to eight. We are going from 50-foot widths to 60-foot widths, which is the minimum in R-2,” said Hartung. “The lot widths are small. We are working on home plans that are 36 feet in width. We’ve developed houses in other communities that...are as narrow as 29 feet.”
After discussing the lot sizes, the conversation shifted to water, sewer, and drainage concerns.
“How are you going to make the water and sewer connections?” asked commission member Peter Kuen. “The laterals are all set up already.”
“We talked to the DPW (Department of Public Works) director about that,” responded Hartung. “We have it where there may have to be some easements on the front of the lots, but they’re pretty close.”
“What is the plan to handle the stormwater runoff?” asked Richard Pribnow.
“It’s per the grading plan,” Hartung answered.
“That’s going to change, though, with the lot divisions. If there are swales between the lots, that’s going to change,” said Peter Kuen. “The impervious surface will probably stay the same, but the swales won’t stay the same when the lots are divided.”
“Well, I mean, we have to design everything so that there is swale in between the lots, so that wouldn’t change,” stated Hartung.
“The concern right now is that it’s flat, so it can retain the water, but you’re going to add some elevation and some roof that is not going to allow it to soak in, so you’re not going to get the same kind of absorption in the lot that you have now,” said Pribnow.
The concerns about drainage arose due to a past drainage problem during housing development.
Acting Chair Tony Schraufnagel inquired, “There were some issues on Quail Run, though, with some drainage, weren’t there?”
“Yeah, there was a tremendous amount of time discussed about that. On one of the lots, they didn’t like how it was really flat in the backyard even though we followed the grading plan,” answered Hartung. “We’re looking...to do single-family houses and not duplexes. So it’d be less impervious surface, less lots, and a greater width.”
“I don’t think impervious surface is the issue. It’s the lateral swales in Quail Run that were done piecemeal over time,” responded Peter Kuen. “At least they’re developing on the high side first and then working their way. That’s about the only advantage. You have time to correct yourself, but who’s going to be responsible to correct it is what it always comes out to. I know the village spent some good time and resources on Quail Run as well, and it really shouldn’t have been an issue at all. I would recommend that some kind of drainage plan would be made to avoid having village resources spent on drainage.”
“It’s going to cost money, obviously, to put a drainage plan together,” said Hartung. “We can do a drainage plan if that’s what you guys want. No problem. But, we’d like to do it on the condition that, yes, if it is acceptable to your Department of Public Works guy or whoever is going to review it, we would have approval on the CSM and rezone.”
“I would not make a motion to that tonight,” stated Chair Schraufnagel. “I think we’re going to need a little more info before we can move on this.”
Chair Schraufnagel made a motion to table rezoning parcels 146-1317-1512-004 and 146-1317-1512-003 from R-4 Residential to R-2 Residential until a drainage plan is reviewed. The motion passed unanimously. Don Luedtke and Jim Koenigs were absent.
The motion to table approving the CSM for parcels 146-1317-1512-004 and 146-1317-1512-003 was also made by Chair Schraufnagel and passed unanimously.