Plan Commission - April 23, 2026

1 _____________________________________________________________________________________________________ _______ Thursday – April 23, 2026 9:00 A.M. Amery City Center Council Chambers ____________________________________________________________________________________________________________ Pursuant to Wisconsin Statutes 19.84, Notice is hereby given to the public that a meeting of the Plan Commission of the City of Amery will be held on: April 23, 2026 at 9:00 A.M. Call to Order Roll Call Adoption of Agenda 1) Public Hearing: Conditional Use Permit request for Soldiers Field part of PID 201-01065-0000 and 201- 01070-0000 2) Decision on recommendation for Conditional Use Permit request for Soldiers Field part of PID 201- 01065-0000 and 201-01070-0000 3) Zoning Code Rewrite Update and Discussion 4) Adjournment Respectfully Submitted; Taylor Larson Clerk-Treasurer ***Posted: April 20, 2026: Website (www.amerywi.gov); City Hall; Amery Public Library & Amery Police Department PLAN COMMISSION AGENDA 104 Maple St. W. Amery, WI 54001 http://www.amerywi.gov (715) 268-7486 Fax: (715) 268-4870 The City of Amery does not discriminate on the basis of race, color, national origin, sex, religion, age or disability in employment or provision of services, programs or activities. NOTE: Upon reasonable notice, the City of Amery will accommodate the needs of disabled individuals through aids or services. For additional information or to request this service, contact the Clerk -Treasurer’s office at (715) 268-3410 by Noon the previous day so that arrangements can be made. 104 Maple Street W., Suite A Office: 715.268.7486 Amery, WI 54001 Fax: 715.268.4870 TO: The Plan Commission of Amery FROM: Alex Mansfield, City Administrator DATE: 4/15/2026 RE: Conditional Use Permit Application – Soldier’s Field Executive Summary Partners Properties LLC (Scott Lee and Jenna Johnson) has submitted a Conditional Use Permit (CUP) application to construct and operate a private campground and RV park on the Soldier’s Field property. The parcel is currently zoned as a CD-1 Conservancy District, which permits RV parks and campgrounds as a conditional use. The City Council previously approved a purchase and sale agreement on March 4th, granting the Developer the necessary stake in the property to pursue this application. This memo outlines the project parameters and provides a framework for the Plan Commission to review the application against the City’s statutory standards for conditional uses, prior to making a formal recommendation to the City Council. Proposal Details The Developer proposes a phased approach to building the campground, handling all necessary site work, infrastructure, and the removal of the buried concrete bleachers. Site Layout & Access: • Campsites: Approximately 60 campsites measuring 25’x40’, featuring a mix of electric-only and full hook-up sites. Each site will include a fire pit and a picnic table. A larger group campsite will be located near the corner of Harriman Ave and Water Ave. Availability for seasonal campers is planned. • Access & Traffic: The primary entry point will be located off Memorial Drive. Interior navigation will be facilitated by 30-foot gravel driveways. 104 Maple Street W., Suite A Office: 715.268.7486 Amery, WI 54001 Fax: 715.268.4870 • Public Boundaries: The campground will be fenced along the south and east property lines where it abuts neighboring parcels. The South Twin Lake gazebo and the south access road will be sectioned off to remain public property. Utilities & Amenities: • Sewer/Water: The Developer has stated their willingness and ability to install the necessary water and sewer improvements independently, which includes a lift station. • Phase 1 Amenities: The initial installation will include a bathroom and an office. The office will be staffed by an employee daily from 8:00 a.m. to 10:00 p.m. • Future Amenities: Dependent on cost, future phases could introduce a recreation room, a bathhouse, and a semi-public pool or play pond (accessible to the public for a fee Sunday through Friday). Statutory Review Framework: § 450-45 Standards Under § 450-45(A), the Plan Commission must find that all of the following conditions are present before recommending approval: 1. Public Health, Safety, and Welfare: The operation must not endanger or be detrimental to the public. Note for discussion: The presence of an on-site employee from 8:00 a.m. to 10:00 p.m. provides a level of operational control. 2. Property Values and Adjacent Uses: The use must not substantially impair the enjoyment or value of neighboring properties and must be compatible with adjacent land. Note for discussion: The Developer’s proposal to install fencing along the south and east boundaries serves as a physical and visual buffer for neighbors. 3. Orderly Development: The establishment will not impede the normal development of surrounding properties for permitted uses. 4. Utilities and Site Improvements: Adequate utilities, drainage, and access roads must be provided. The Developer has committed to installing all necessary sewer/water improvements, including the lift station. 5. Traffic and Egress: Ingress and egress must be designed to minimize traffic congestion. Access via Memorial Drive and gravel driveways should be evaluated for adequate flow. 6. District Regulations: The use must conform to CD-1 regulations 7. Floodplain Regulations: The use cannot violate floodplain regulations governing the site. 8. Water Pollution and Erosion: Adequate measures must be taken to prevent and control water pollution, runoff, and sedimentation. Additional Considerations for Shoreland Proximity (§ 450-45 C) Given Soldier's Field's proximity to South Twin Lake and the nature of the project, the Commission must also evaluate the proposed use's effect on: • The prevention and control of water pollution and sedimentation. • Existing topographic and drainage features, and vegetative cover. • The amount of liquid wastes generated and the adequacy of the proposed disposal systems. Recommended Conditions & Guarantees for Discussion (§ 450-47) 104 Maple Street W., Suite A Office: 715.268.7486 Amery, WI 54001 Fax: 715.268.4870 Under § 450-47(A), the Plan Commission has the authority to recommend stipulations on the establishment, construction, and operation of the conditional use to secure compliance with city standards. The Commission may require evidence and guarantees to ensure these conditions are met. Staff recommend the Commission discuss attaching the following specific conditions to the permit: • Operational Control & Hours (Items 7 & 8): Formalizing the 8:00 a.m. to 10:00 p.m. staffing hours and establishing quiet hours for the campground. • Fencing & Landscaping (Items 1, 6, & 15): Finalizing the height, material, and specific placement of the south and east boundary fences, and discussing any necessary planting screens near the public gazebo. • Specified Sewage Disposal and Water Supply Systems (Item 14): Requiring city engineering review and approval of the Developer's proposed lift station and sewer infrastructure prior to construction. • Construction Commencement & Sureties (Items 3 & 4): Establishing a timeline for the phased amenity build-out and determining if financial sureties are required to guarantee the infrastructure improvements. • Lighting (Item 5): Ensuring campground lighting is directed inward and does not cause glare for neighboring residential properties. Next Steps The Plan Commission is tasked with evaluating the application and the site. Following the discussion and public hearing, the Commission will need to make a recommendation (approval, approval with stated conditions, or denial) to advance to the City Council for their final determination. '-' - • • ��--� -e::..... 1887 0 City of Amery City of Amery 104 Maple St W, Suite A Amery, WI 54001 Phone: (715) 268-7 486 PETITION FOR CONDITIONAL USE - PLAN COMMISSION - $125 Fee Owner's Name: Applicant Name (If different than owner): � 1:..0-\---\- Le_e. / � e.f\t\C\� Dh \\ Mailing Address: Contact Phone # and email (list both owner/applicant if different): 1. 2. 3. 4. 5. 6. 7. 5te>'o l \ S--th S-\­ �, \N\ 5%0\ Address and legal description of property for which CONDITIONAL USE is sought: �Dld\-e.., 1 5 Fi'-e\q The property described in # 1 above is zoned for: R-1 □ R-2□ R-3□ R-4□ CD-1�-l □ C-2 □ 1-2 □ AT□ MW□ What is the existing and proposed use of each structure and lot? d Ex�--\-'\� �e\d/vo..__�a...:n.+ ta...r,_ Applicant statement in writing that proposed CONDITIONAL USE shall conform to the standards set forth in 450-45. r 'R-&eft,,,-t:J"{ 6l,1<1d ?«1• /f (A f.'k,.-m Tu 2.o, � (}::,de Attach plan showing location, size and shape of lot involved and plans of any proposed structures. Provide a list of the names and addresses of all persons owning land within 300 feet of the property for which the conditional use permit is requested. File two (2) copies of this petition with the Zoning Administrator, who will present them to the City Planning Commission for public hearing and recommendation to the City Council. The Zoning Administrator will issue a CONDITIONAL USE PERMIT if your petition is granted. To: City of Amery Planning Commission CC: Alex Mansfield, City Administrator Taylor Larson, Clerk/Treasurer From: MSA Professional Services Subject: Bulk Standards Recommendations for Residential Districts, and Draft Map Date: April 16, 2026 Overview Following prior discussions with the Plan Commission regarding the zoning ordinance update, staff has prepared draft residential bulk standards and a corresponding zoning map concept for review. These materials reflect the direction provided at previous meetings, particularly the need to simplify the residential district structure and address widespread nonconformities related to lot size and width. The attached draft standards and map are intended to move the project into a more detailed phase, focusing on how the new districts will function and how they will be applied across the City. Existing Conditions and Need for Update As previously discussed, the current zoning ordinance establishes minimum lot standards that do not align with the City’s existing development pattern. For example, the R-1 district requires a minimum lot area of 10,000 square feet and a minimum lot width of 80 feet . Parcel-level analysis has shown that a substantial portion of residential lots do not meet these requirements. This mismatch results in a large number of legally nonconforming properties, creating ongoing challenges for property owners and staff. The proposed updates are intended to recalibrate these standards so they better reflect existing conditions while still guiding future development. Proposed Residential District Framework The names are in draft form, we can adjust those if the planning commission would like. • Low Density Residential (LDR) • Medium Density Residential (MDR) • High Density Residential (HDR) This simplified structure is intended to improve usability while more accurately reflecting the range of existing residential development patterns present in the City. These standards are written to allow for a majority of existing lots into compliance while maintaining neighborhood character. Low Density Residential Min Lot Area 7,500 sq ft Min Lot Width 60 ft Min Lot Depth 90 ft Front Setback 20 ft Side Setback 5 ft Rear Setback 20 ft Max Building Height 35 ft or 2.5 Stories Max Lot Coverage 40% Max Units 1 Unit per lot Medium Density Residential Min Lot Area 5,000 sq ft Min Lot Width 50 ft Min Lot Depth 80 ft Front Setback 15 ft Side Setback 5 ft Rear Setback 15 ft Max Building Height 35 ft or 2.5 Stories Max Lot Coverage 50% Max Units 2 units High Density Residential Min Lot Area 10,000 sq ft Min Lot Width 80 ft Min Lot Depth NA Front Setback 20 ft Side Setback 10 ft Rear Setback 15 ft Max Building Height 60 ft or 4 Stories Max Lot Coverage 70% To directly address the extent of nonconforming lots, the ordinance will include a lot of record provision. See suggested language below; Any lot legally created prior to the adoption of this ordinance shall be considered conforming with respect to minimum lot area and width. This provision is intended to eliminate the need for routine variances and allow existing lots to be used and improved in a manner consistent with their established pattern. Even with updated dimensional standards particularly in the draft Medium Density Residential zoning district there are some lot that do not meet the lot width requirements of 50 feet. See the map on the next page. Old Residential Districts for Reference Next Steps The Plan Commission is asked to review the draft bulk standards and zoning map concept and provide direction on: • Appropriateness of proposed lot size and width standards • District boundaries and overall mapping approach • Setback standards District Minimum Lot Area Minimum Width Minimum Setbacks Maximum Building Height R-1 (Single- Family) 10,000 ft2 80 feet Street: 25 feet Rear: 8 feet Side: 8 feet 35 feet R-2 (Two-Family) 7,600 ft2 (single family), 3,800 ft2 per family (two-family) 70 feet R-3 (Two-Family Condominium) 7,600 ft2 (single family), 10,000 ft2 per family (two-family) 80 feet R-4 (Multi- Family) 10,000 ft2 + 1,500 ft2 per family over two 100 feet Street: 25 feet Rear: 25 feet Side: 10 feet 45 feet 0 0.2 0.4 Miles DRAFT New Zoning Map City of Amery, Wisconsin LDR - Low-Density Residential MDR - Medium Density Residential HDR - High-Density Residential C-1 - Downtown Mixed Use C-2 - Commercial I - Industrial INST - Institutional PARK - Parks & Conservation DRAFT