Plan Commission Packet - 1/5/2016
CITY OF MUSKEGO
PLAN COMMISSION AGENDA
January 5, 2016
6:30 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES OF THE DECEMBER 1, 2015 MEETING
PUBLIC HEARING
Public Hearing for Tess Corners Automotive requesting a Conditional Use Permit in
accordance with the Muskego Zoning Ordinance for the purpose of allowing a new auto
service facility for the property located in the NE 1/4 of Section 2 (Tax Key No.
2165.989.001 / W145 S6645 Tess Corners Drive).
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #PC 001-2016 - Approval of a Building, Site and Operation Plan and
Conditional Use Grant for Tess Corners Automotive located in the NE 1/4 of Section 2 (Tax
Key No. 2165.989.001 / W145 S6645 Tess Corners Drive).
#PC 002-2016 - Conceptual Discussion of a Preliminary Plat for Edgewater Heights located
in the NE 1/4 of Section 21 (Tax Key 2241.999 / W182 S8756 Racine Ave).
MISCELLANEOUS BUSINESS
ADJOURNMENT
NOTICE
IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF
THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION
WILL BE TAKEN BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL
BODY SPECIFICALLY REFERRED TO ABOVE IN THIS NOTICE.
ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED
INDIVIDUALS THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS
SERVICE, CONTACT MUSKEGO COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136.
Unapproved
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
December 1, 2015
5:30 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
Mayor Kathy Chiaverotti called the meeting to order at 6:30 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Mayor Chiaverotti, Ald. Madden, Commissioner Hulbert, Jacques and Bartlett. Also
Present: Director Muenkel and Recording Secretary McMullen.
Absent: Commissioners Buckmaster and Fiedler.
STATEMENT OF PUBLIC NOTICE
The meeting was noticed in accordance with the open meeting laws on November 25, 2015.
APPROVAL OF THE MINUTES OF THE NOVEMBER 3, 2015 MEETING
Commissioner Jacques made a motion to approve the minutes of the November 3,
2015 meeting. Commissioner Hulbert seconded.
Motion Passed 5 in favor.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #PC 058-2015 - Recommendation to Council to Rezone a portion of the St.
Paul's Lutheran Church property from I-1-Government, Institutional, and Public Service District
to RS-2 - Suburban Residence District, a 2020 Comprehensive Plan Amendment, and
Approval of a Two Lot Certified Survey Map for the property located in the SE 1/4 of
Section 2 (Part of Tax Key No 2165.972).
Commissioner Bartlett made a motion to approve RESOLUTION #PC 058-2015 -
Recommendation to Council to Rezone a portion of the St. Paul's Lutheran Church
property from I-1-Government, Institutional, and Public Service District to RS-2 -
Suburban Residence District, a 2020 Comprehensive Plan Amendment, and Approval
of a Two Lot Certified Survey Map for the property located in the SE 1/4 of
Section 2 (Part of Tax Key No 2165.972). Alderman Madden seconded.
Motion Passed 5 in favor.
RESOLUTION #PC 059-2015 - Approval of Multiple Temporary Accessory Structures for
Daniel De Buhr on the Bohrer property located in the NW 1/4 of Section 15 (S79 W16459
Woods Road / Tax Key 2218.997.002).
Plan Commission Minutes 2
December 1, 2015
Commissioner Jacques made a motion to approve RESOLUTION #PC 059-2015 -
Approval of Multiple Temporary Accessory Structures for Daniel De Buhr on the
Bohrer property located in the NW 1/4 of Section 15 (S79 W16459 Woods Road / Tax
Key 2218.997.002). Alderman Madden seconded.
Motion Passed 5 in favor.
MISCELLANEOUS BUSINESS
ADJOURNMENT
Commissioner Hulbert made a motion to adjourn at 5:43 PM. Alderman Madden
seconded.
Motion Passed 5 in favor.
Respectfully submitted,
Kellie McMullen,
Recording Secretary
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CITY OF MUSKEGO NOTICE OF PUBLIC HEARING P L E A S E T A K E N O T I C E t h a t t h e P l a n n i n g C o m m i s s i o n o f t h e C i t y o f M u s k e g o w i l l h o l d a P u b l i c H e a r i n g a t 6 : 3 0 P M o n T u e s d a y , J a n u a r y 5 , 2 0 1 6 , i n t h e M u s k e g o R o o m o f C i t y H a l l , W 1 8 2 S 8 2 0 0 R a c i n e A v e n u e , t o c o n s i d e r t h e f o l l o w i n g : U p o n t h e p e t i t i o n o f N a t h a n L a u r e n t ( K e l l e r I n c . ) o n b e h a l f o f J i m M i n e l l i ( T e s s C o r n e r s A u t o m o t i v e ) s h a l l t h e f o l l o w i n g a r e a k n o w n a s : T a x K e y N u m b e r 2 1 6 5 . 9 8 9 . 0 0 1 / W 1 4 5 S 6 6 4 5 T e s s C o r n e r s D r i v e b e g r a n t e d a C o n d i t i o n a l U s e P e r m i t i n a c c o r d a n c e w i t h t h e M u s k e g o Z o n i n g O r d i n a n c e f o r t h e p u r p o s e o f a l l o w i n g a n e w a u t o s e r v i c e f a c i l i t y . T h e p e t i t i o n e r s a p p l i c a t i o n i s a v a i l a b l e f o r p u b l i c i n s p e c t i o n a t t h e C i t y o f M u s k e g o C o m m u n i t y D e v e l o p m e n t D e p a r t m e n t . A l l i n t e r e s t e d p a r t i e s w i l l b e g i v e n a n o p p o r t u n i t y t o b e h e a r d . P l a n C o m m i s s i o n C i t y o f M u s k e g o P u b l i s h i n t h e M u s k e g o N O W N e w s p a p e r o n D e c e m b e r 2 4 , 2 0 1 5 . D a t e d t h i s 1 1 t h d a y o f D e c e m b e r , 2 0 1 5 N O T I C E I T I S P O S S I B L E T H A T M E M B E R S O F A N D P O S S I B L Y A Q U O R U M O F M E M B E R S O F O T H E R G O V E R N M E N T A L B O D I E S O F T H E M U N I C I P A L I T Y M A Y B E I N A T T E N D A N C E A T T H E A B O V E - S T A T E D M E E T I N G A N D G A T H E R I N F O R M A T I O N ; N O A C T I O N W I L L B E T A K E N B Y A N Y G O V E R N M E N T A L B O D Y A T T H E A B O V E - S T A T E D M E E T I N G O T H E R T H A N T H E G O V E R N M E N T A L B O D Y S P E C I F I C A L L Y R E F E R R E D T O A B O V E I N T H I S N O T I C E . N O T I C E " P l e a s e n o t e t h a t , u p o n r e a s o n a b l e n o t i c e , e f f o r t s w i l l b e m a d e t o a c c o m m o d a t e t h e n e e d s o f d i s a b l e d i n d i v i d u a l s t h r o u g h a p p r o p r i a t e a i d s a n d s e r v i c e s . F o r a d d i t i o n a l i n f o r m a t i o n o r t o r e q u e s t t h i s s e r v i c e , c o n t a c t t h e C o m m u n i t y D e v e l o p m e n t D e p a r t m e n t a t C i t y H a l l , W 1 8 2 S 8 2 0 0 R a c i n e A v e n u e , ( 2 6 2 ) 6 7 9 - 4 1 3 6 . "
City of Muskego
Plan Commission Supplement PC 001-2016
For the meeting of: January
REQUEST: Conditional Use Grant and Building, Site, and Operation Plan for Tess Corners Automotive
Tax Key No. 2165.989.001 / W145 S6645 Tess Corners Drive
NE ¼ of Section 2
PETITIONER: Nathan Laurent (Keller Inc.) on behalf of Jim Minelli (Tess Corners Automotive)
INTRODUCED: January 5, 2016
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 001-2016
On December 23, 2015 a submittal was received from Keller, Inc. for Tess Corners Automotive for a new
automotive service building at the northwest corner of Janesville Road and Tess Corners Drive. This site
currently contains a home with a few outbuildings. The property also used to contain a restaurant, whic h
was removed as part of the Janesville Road widening.
CONSISTENCY WITH ADOPTED PLANS 001-2016
Comprehensive Plan: The 2020 Plan depicts the property for commercial uses. The petition is
consistent with the Plan.
Zoning: The property is zoned HC-1, Tess Corners Historic Crossroads District.
The use is permitted subject to CUG and BSO approval.
STAFF DISCUSSION PC 001-2016
The submittal is included in the supplement consisting of a narrative, preliminary site plan, building
elevations, floor plans, colored renderings, and a photometric plan. As stated above, the petitioner
requests approvals for a new auto service business on a piece of land at the northwest corner of
Janesville Road and Tess Corners Drive. The proposed building will be about 7,583 square feet in size,
with an additional 71 square foot mezzanine. The building will contain a waiting room, an office, a parts
room, a break/locker room, a tire room, and a large repair bay containing eight (8) lifts and an alignment
rack. Proposed hours of the business are going to be 8:00AM to 6:00PM M-F, with possible future
weekend hours. The business will require a minimum of five (5) employees to start and long range plans
indicate a maximum of seven (7) employees. The shop estimates that the maximum number of
customers at the site at one time would be ten (10) people.
Architecture
The proposed eastern and southern elevations are similar to each other in material usage and the
northern and western elevations are similar to each other in material usage. The eastern and southern
elevations contain lap siding, shake siding, thin stone veneer, stucco textured fiber cement panels,
precast sills, and split face CMU. These two elevations provide a nice mix of materials and design
features. The majority of the north and west elevations contain split face CMU and vertical metal siding.
On these two elevations you also see a little bit of the lap siding, shake siding, and thin stone veneer.
There are some areas on the elevations that staff is suggesting some alterations as follows (these were
previously mentioned to the applicant):
1. South & East Elevations - Replace the split face CMU on these two elevations with the stone
veneer (at the same heights as currently shown for the CMU) so that the stone look is consistent
throughout these elevations. Currently with these portions of the building having different
masonry, it looks as if portions of the building were just tacked onto the larger repair garage
portion of the structure.
2. South & East Elevation – The design guide states that EIFS is not allowed on the elevations.
While EIFS is not proposed, there is a cement board product with a stucco finish, which could
look very similar to EIFS. As such, these materials should be removed and replaced with lap
siding for consistency on the elevation.
3. South Elevation - Continue the stone veneer in the center section of the building so that there is a
band across the entire elevation.
4. South Elevation - Add some dormers or a gable roof feature within the large eastern roof section.
This will help further enhance the design of this building and help the design better fit within the
design guide requirements.
5. West Elevation - Continue the stone veneer on the far southern side of this elevation where the
wall is currently all lap siding center section of the building so that there is a band across the
entire elevation.
6. West Elevation - A portion of this elevation will be visible as people travel eastward on Janesville
Road. The Plan Commission may want to consider some alteration to this elevation. The larger
portion of the building that houses the shop is currently proposed as CMU and vertical steel
siding which does not tie into the rest of the south elevation as well.
7. Steel Roof Areas - In order to have the roof features of the two different portions of the building
(the shop and the office areas) look cohesive, staff is suggesting that the entire building have roof
overhangs that match. This means that the steel roof portion of the building should have 2’-8”
overhangs similar to the rest of the building.
This area of the City is governed by the General Design Guide and the Historic Crossroad Design Guide.
The General Design Guide calls for 50% masonry product unless the Planning Commission finds reasons
not to apply the full extent of the guide. Currently the proposal has some good design elements (as it
relates to the design guides for this area) but per the items noted above, there are changes that staff feels
need to occur to further enhance the design and to bring it into compliance with the design guides. The
combination of masonry/stone and siding on some elevations will be satisfactory with the alteration
proposed by staff, but without those alterations, some elevations or portions of elevations will lack what
the design guides aim for. The design guide does not promote expanses of metal wall panel.
Relating to the colors of the building, no specific colors have been noted at this time. The submitted
rendering does show some general earth tone colors (tans, browns, greens, etc.) which is what the
Historic Crossroads design guide calls for. Final color details will need to be provided.
Currently the overhead doors are shown containing at least two rows of windows. This is a feature that
has been required on past auto repair facilities and is included within this proposal. The resolution is
drafted to require all overhead doors and non-glass pedestrian doors to match building colors. The
resolution also states that the color of any CMU, stone, brick, etc. must be produced in its intended color
and not painted.
Site, Parking, and Access
The site plan currently shows 30 parking stalls. Per the zoning code only one (1) space is needed for
every 150 SF of customer floor area, which in this building is about 400 SF. That would suggest only
three (3) stalls being needed. Based on the actual use, the customer count, number of car racks, and the
employee count, the parking provided should cover the actual site needs.
All parking stalls must be shown at 10’ x 20’ in size. Currently some stalls appear to be under that size.
Also, any driveways that can have the potential of two-way traffic must have a width of at least 24 feet.
This dimension may need to be increased in areas that are deemed a fire lane or fire street per the Fire
Department. Access to the site is currently shown off of Tess Corners Drive and Janesville Road. The
access off of Janesville Road will need to be approved by the County as Janesville Road is a County
highway.
The site plans currently shows curb and gutter on the site, with the exception of along the western parking
lot edge. To keep the entire site consistent throughout and consistent with other newer urban
developments in Muskego, the entire site should have curb and gutter, meaning that the western edge
also needs curb and gutter. The only exception to this would be if the stormwater requirements require
that the curb not be there.
The design guide for this area promotes pedestrian access/connections. Since there is sidewalk/trail
along Janesville Road, a connection should be made to that from this site.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits. Possible changes to
the site plan may be required based upon the final Fire Department review.
Dumpsters/Outdoor Storage
A dumpster enclosure is proposed in the northwest corner of the parking lot. While no enclosure plans
are included at this time the narrative states that the enclosure will be 10’ x 12’ in size and be a 6 foot tall
board-on-board fence. Details of the enclosure will need to be provided before building permits can be
issued.
No specific details have been provided as to the parking/storage of vehicles on the site. With this being
the case, the resolution is drafted to state that no junked/wrecked vehicles can be stored outdoors on site
and no outdoor storage of products, materials, parts, etc. is allowed on site. The only items allowed
outdoor overnight are non-wrecked vehicles that are awaiting repair or pickup and these vehicles must all
be in marked stalls.
Landscaping
The site plan does show some conceptual landscaping but details have not been provided at this time.
The final landscape plan must include foundation plantings along the sout h and east sides of the building
as well as any required street trees. Also, ample landscaping/screening must be provided along the north
lot line, which is adjacent to a residential lot. Staff has been told that the petitioner/owner has talked with
the adjacent resident and they will work together to come to an agreement of what type of
landscaping/screening will be implemented in this area. A fully detailed landscape plan must be
submitted and approved before any building permits can be issued.
Signage
No signage details have been provided at this time. The applicant noted in the narrative that all signage
will be wall mounted with exterior lighting. Separate sign permit(s) will be required before any signage
can be installed. This includes any signage on the building, freestanding, and/or temporary signage.
Lighting
A photometric plan has been included in the submittal but no lighting details/cut sheets have been
provided at this time. The photometric plan seems to indicate that the lighting will all be building
mounted, with no freestanding lighting. Further lighting details will need to be provided before building
permits can be issued. The design guide for this area notes that the lighting fixtures must be of a
decorative/historic design. Examples of such fixtures are shown within the Historic Crossroads Design
Guide. All lighting must be zero degree tilt and full cut -off. Any freestanding lighting must meet the
code/design guide requirements for height and the concrete base for any freest anding lighting cannot
exceed six (6) inches above grade. The current photometric plan shows that no lighting levels will exceed
0.5 foot-candles at the lot lines.
Sewer, Water, Stormwater, Grading
The development will be served by municipal sanitary sewer and municipal water. A stormwater pond is
shown in the northwest area of the site but there may not be a need for stormwater on site depending on
the total amount of added impervious surfaces. If stormwater management is required, then the
placement and design of it would need to be examined further to see if it can be placed in this location.
There may be concerns with this location due to floodplain, wetlands, and/or the proximity to the creek.
No site engineering or site topography work has been conducted or examined at this time by the
petitioner. City staff has strongly suggested that this be examined early on due to possible site concerns
but the applicant has stated that they are going to wait to do any engineering work until they know the
CUG for the use is acceptable. The possible engineering/site concerns are as follows:
General Site Topography/Grading – We know approximate site topography but, as noted
above, full detailed topography has not been determined by the petitioner at this time. Once this
is known, then we will need to see how the site will be graded. The grading of the site could alter
the building elevations, the site layout, and/or the need for retaining walls on site.
Creek/Stream – There is a creek/stream along the western side of this property. The ordinary
high water mark (OHWM) of this water feature may need to be known and it may need to be
known if this water feature is deemed navigable by the DNR.
Floodplain – Per the FEMA floodplain maps the creek/stream on this pro perty has a floodplain
associated with it. As such there are regulations of what can and cannot happen within the
floodplain. Specifically, the maps indicate that there is a portion of the floodplain (floodway) on
the western side of the lot. Depending on how far this floodplain encroaches onto the lot, it could
impact where grading, filling/excavation, and/or parking/buildings can be located. The exact
floodplain boundary is based on site elevations so until full site topography is known we will not
know exactly where the floodplain is and how that will impact the site layout and/or grading.
Wetlands – Per the aerial photography for this site and knowing that there is a waterway on this
property, there may be wetlands on the site. To determine if wetlands are on the site or not a
qualified professional has to conduct a site inspection to determine this and to determine exactly
where the wetlands are if they are present. This typically can only occur when there is active
plant growth occurring. Given this, we would like to see at least a preliminary/approximate
wetland location on the site plans to make sure that any impervious surfaces and structures are
at least 15 feet away from any possible wetlands. Furthermore, before building permits can be
issued, a complete wetland delineation would need to occur to show/mark the exact location of
any wetlands on site. As is noted above, any structures or hard surfaces (driveways, etc.) must
be located at least 15 feet from any wetlands.
Staff recommends that these items noted above be looked at and addressed before final Plan
Commission approvals are granted to ensure that these items do not cause a last minute change that
could alter the building and/or site layout. Final approvals from the Engineering and Community
Developments for the items noted above must be granted before any building permit can be issued.
Other
The resolution requires that an annual review be placed on this property for the first two years the
business is in operation to ensure there are no issues with outdoor parking/storage. This has been the
recent policy for new auto related facilities.
The following are also part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, That all bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and should be approved by the Planning Division before the issuance of
building permits.
STAFF RECOMMENDATION PC 001-2016
Deferral of Resolution PC 001-2016, subject to the items noted above being addressed. Staff does
not have any concerns with the proposed use if the above note d items are all satisfactorily
addressed.
The applicant and owner have stated that they are most concerned at this time with making sure
the use (auto service) is acceptable to the Plan Commission for this property. The Plan
Commission may want to discuss this specific use so that the applicant and the owner can get a
feel if there are going to be any concerns with the proposed use. They have stat ed that they are
hesitant to spend too much money on further site/engineer work until they know that the use they
are looking for would be allowable. They have expressed that they understand that there still are
site and/or architectural items that need to be addressed.
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RESOLUTION #P.C. 001-2016
APPROVAL OF A BUILDING SITE AND OPERATION PLAN AND CONDITIONAL USE GRANT
FOR TESS CORNERS AUTOMOTIVE LOCATED IN THE NE ¼ OF SECTION 2 (TAX KEY
2165.989.001 / W145 S6645 TESS CORNERS DRIVE)
WHEREAS, A submittal was received from Keller, Inc. (Nathan Laurent) for Tess Corners
Automotive (Jim Minelli) located at W145 S6645 Tess Corners Drive (Tax Key No.
2165.989.001), and
WHEREAS, The property is zoned HC-1 Historic Crossroads District and allows an auto sales
and service facilit y by conditional use grant (CUG), and
WHEREAS, The 2020 Comprehensive Plan shows this property as commercial uses and the
proposal is consistent with the plan, and
WHEREAS, The site currently contains a home with a few outbuildings and used to contain an
old restaurant that was removed as part of the widening of Janesville Road, and
WHEREAS, The proposal is to build a new auto service facility/building totaling about 7,583
square feet, including a 71 square foot mezzanine, and
WHEREAS, The building will contain a waiting room, an office, a parts room, a break/locker room,
a tire room, and a large repair bay containing eight (8) lifts and an alignment rack, and
WHEREAS, Hours of the business are going to be 8:00AM to 6:00PM Monday through Friday,
with possible future weekend hours, and
WHEREAS, The business will require a minimum of five (5) employees to start and long range
plans indicate a maximum of seven (7) employees and the shop estimates that the maximum
number of customers at the site at one time would be ten (10) people, and
WHEREAS, This property is governed by the General Design Guide and the Historic Crossroad
Design Guide, and
WHEREAS, The proposed eastern and southern elevations are similar to each other in material
usage and the northern and western elevations are similar to each other in material usage, and
WHEREAS, The eastern and southern elevations contain lap siding, shake siding, thin stone
veneer, precast sills, and split face CMU and these two elevations provide a nice mix of materials
and design features, and
WHEREAS, The majority of the north and west elevations contain split face CM U and vertical
metal siding and on these two elevations you also see a little bit of the lap siding, shake siding,
and thin stone veneer, and
WHEREAS, No specific colors have been noted at this time, but the submitted rendering does
show some general earth tone colors (tans, browns, greens, etc.) which is what the Historic
Crossroads design guide calls for, and
WHEREAS, The overhead doors will contain two rows of full-light window panels, and
WHEREAS, The site plan currently shows 30 parking stalls and based on the actual use, the
customer count, number of car racks, and the employee count, the parking provided should cover
the actual site needs, and
WHEREAS, All parking should be shown at 10’ x 20’ in size and currently some parking appears
to not meet that requirement, and
WHEREAS, Access to the site is currently shown off of Tess Corners Drive and Janesville Road,
and
WHEREAS, A 10’ x 12’ board-on-board dumpster enclosure (6 feet tall) is proposed in the
northwest corner of the parking lot, and
WHEREAS, The site plan does show some conceptual landscaping but details have not been
provided at this time, and
WHEREAS, No specific sign designs have been shown at this time but the narrative notes that all
signage will be wall mounted with exterior lighting, and
WHEREAS, A photometric plan has been included in the submittal but no lighting details/cut
sheets have been provided at this time, and
WHEREAS, The photometric plan seems to indicate that the lighting will all be building mounted,
with no freestanding lighting, and
WHEREAS, The photometric plan shows that no lighting levels will exceed 0.5 foot -candles at the
lot lines, and
WHEREAS, The development will be served by municipal water and municipal sewer, and
WHEREAS, A stormwater pond is shown in the northwest area of the site but there may not be a
need for stormwater on site depending on the total amount of added imper vious surfaces, and
WHEREAS, The site plans currently shows curb and gutter on the site, with the exception of
along the western parking lot edge, and
WHEREAS, No site engineering or site topography work has been gathered or examined at this
time by the petitioner, and
WHEREAS, The design guide for this area promotes pedestrian access/connections.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and
Operation Plan and Conditional Use Grant for Tess Corners Automotive located at W145 S6645
Tess Corners Drive (Tax Key No. 2165.989.001).
BE IT FURTHER RESOLVED, The proposal has some good design elements (as it relates to the
design guides for this area) but, there are changes that should occur to further enhance the
design and to bring it into compliance with the design guides:
1. South & East Elevations - Replace the split face CMU on these two elevations with the
stone veneer (at the same heights as currently shown for the CMU) so that the stone look
is consistent throughout these elevations,
2. South & East Elevation – Remove and replace stucco material with lap siding for
consistency on the elevation,
3. South Elevation - Continue the stone veneer in the center section of the building so that
there is a band across the entire elevation,
4. South Elevation - Add dormers or a gable roof feature within the large eastern roof
section,
5. West Elevation - Continue the stone veneer on the far southern side of this elevation
where the wall is currently all lap siding center section of the building,
6. Steel Roof Areas - Add 2’-8” overhangs to the entire structure.
BE IT FURTHER RESOLVED, Engineering/site items need to be investigated including, but not
limited to, site topography, creek/stream location and ordinary high water mark (OHWM),
floodplain location, and wetland location.
BE IT FURTHER RESOLVED, Final color selections must be provided before Building Permits
can be issued.
BE IT FURTHER RESOLVED, All parking stalls must be 10’ x 20’ in size.
BE IT FURTHER RESOLVED, Any driveways that can have the potential of two-way traffic must
have a width of at least 24 feet and this dimension may need to be increased in areas that are
deemed a fire lane or fire street per the Fire Department.
BE IT FURTHER RESOLVED, The access off of Janesville Road will need to be approved by the
County as Janesville Road is a County highway.
BE IT FURTHER RESOLVED, All overhead doors and non-glass pedestrian doors must match
building colors.
BE IT FURTHER RESOLVED, The color of any CMU, stone, brick, etc. must be produced in its
intended color and not painted.
BE IT FURTHER RESOLVED, That details of the dumpster enclosure will need to be provided
before building permits can be issued.
BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building or
freestanding.
BE IT FURTHER RESOLVED, The design guide for this area notes that the lighting fixtures must
be of a decorative/historic design and examples of such fixtures are shown within the H istoric
Crossroads Design Guide.
BE IT FURTHER RESOLVED, All lighting must be zero degree tilt and full cut-off and the
concrete bases for any pole lights cannot exceed 6 inches in height above grade.
BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals before
Building Permits can be issued and possible changes to the site plan may be required based
upon the final Fire Department review.
BE IT FURTHER RESOLVED, The final landscape plan must include foundation plantings along
the south and east sides of the building as well as any required street trees.
BE IT FURTHER RESOLVED, Ample landscaping/screening must be provided along the north lot
line, which is adjacent to a residential lot and the developer/owner must work with the adjacent
owner to come to an agreement on what this buffer/screening will look like.
BE IT FURTHER RESOLVED, A final landscape plan will need to be submitted and approved by
the City prior to the issuance of building permits.
BE IT FURTHER RESOLVED, To keep the entire site consistent throughout and consistent with
other newer urban developments in Muskego, the entire site should have curb and gutter.
BE IT FURTHER RESOLVED, Any structures or hard surfaces (driveways, etc.) must be located
at least 15 feet from any delineated wetlands.
BE IT FURTHER RESOLVED, Formal approvals from the Engineering Division will be required
before the issuance of any permits.
BE IT FURTHER RESOLVED, Since there is sidewalk/trail along Janesville Road, a connection
should be made to that from this site.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the
principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, No junked/wrecked vehicles can be stored outdoors on site and
no outdoor storage of products, materials, parts, etc. is allowed on site.
BE IT FURTHER RESOLVED, The only items allowed outdoor overnight are non-wrecked
vehicles that are awaiting repair or pickup and these vehicles must all be in marked stalls.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC
devices, electrical transformers, etc.) must be screened from view and/or incorporated into the
design of the site/structure (screening, etc.) and should be approved by the Planning Division
before the issuance of building permits.
BE IT FURTHER RESOLVED, An annual review will occur on this property for two years after the
building has been in operation and if no problems are found, the annual review will be eliminated.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise
authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted:
Denied:
Deferred:
Introduced: January 5, 2016
ATTEST: Kellie McMullen, Recording Secretary
PHONE
262.250.9710 1.800.236.2534
FAX
262.250.9740
WEB SITE
www.kellerbuilds.com
ADDRESS
W204 N11509 Goldendale Road
Germantown, WI 53022
December 23, 2015
City of Muskego
Janesville Road & Tess Corners Drive
Muskego, WI 53150
RE: Tess Corners Automotive – Building, Site, Operation Plan Submittal
Dear City Plan Commission Members,
Jim Mileli is the Owner/Operator of Tess Corners Automotive. As the owner of Tess
Corners Automotive he has recently purchased the site located at the North West corner of
Janesville Road and Tess Corners Drive. The proposed BSO application is for the
relocation of Tess Corners Automotive to this new location.
The current zoning of the site is HC-1. The property is currently home to a rundown
antique store. The proposed use is a full service automotive repair shop. The business will
require minimum of (5) employees at the start. Long range planning indicates maximum of
(7) employees at this site. The repair shop anticipates a maximum number of clients at the
facility at one time being (10). It will have roughly (8) bays with lifts and one alignment rack.
It will hold a parts room, tire room, waiting area, offices, break room and lockers. Tess
Corners Automotive will have good access off the road with two entrances and appropriate
parking of (30) stalls.
The site is 1.28 acres (55,757 sq. ft.) with a proposed building floor area of 7,583 sq. ft.
There will be 27,666 sq. ft. of green space (49.6% of the site). The hours of operation will
be Monday – Friday from 8:00 AM – 6:00 PM. Additional Saturday hours may be instituted
in the future.
All exterior signage will be building mounted and illuminated by goose-neck style fixtures.
Specific signage plans will be subject to further city permitting and requirements. There will
be a 12’ x 10’ dumpster enclosure constructed of board on board wood fence 6’ high. The
exterior will include split face CMU, stone veneer masonry, stucco lap siding and vertical
metal siding. The rendering vaguely represents the final color scheme. Landscaping is highly
important and curb appealing on the property. On the north side of the property we will
create a landscape buffer to reduce any disturbance for our neighbor.
This application does not include any civil/survey work at this time because we are waiting
for CUG approval. Once we are approved we will start investigating the site. The site
currently shows storm water retention in case the need arises that we do need storm water
management.
PHONE
262.250.9710 1.800.236.2534
FAX
262.250.9740
WEB SITE
www.kellerbuilds.com
ADDRESS
W204 N11509 Goldendale Road
Germantown, WI 53022
If any of the Plan Commission members, city planning department members or the general
public have any questions regarding the business, new structure or site layout please feel free
to contact Keller, Inc at any time. Site visits and tours will also be granted at the time of the
request.
Thank you all for your consideration of this project.
Owner: Jim Mileli
Tess Corners Automotive
Cell: (414)254-4071
Architect/ Keller, Inc
Building Nathan Laurent (Project Manager)
Chris Manske (Architect)
W204 N11509 Goldendale Rd
Germantown, WI 53022
(262)250-9710 - Office
(262)250-9740 – Fax
J A N E S V I L L E R O A D
TESS CORNERS DRIVE
5'-0" SETBACK
1
0
'
-
0
"
S
E
T
B
A
C
K
1 0 '-0 " S E T B A C K
1
0
'
-
0
"
S
E
T
B
A
C
K
1 0 '-0 " S E T B A C K
10
'
-
0
"
S
E
T
B
A
C
K
12'x10' TRASH
ENCLOSURE W/
CONC. SLAB
6
13
5'x5' CONC. STOOP
REMOVE EXISTING
RETAINING WALL AND
REGRADE AS REQUIRED
ALL EXISTING
BUILDINGS TO BE
DEMOLISHED (TYP.)
3
8'-0"32'-7 1/4"20'-0"
8'
-
0
"
20
'
-
0
"
25
'
-
0
"
8'
-
0
"
NEW DRIVEWAY
CURB CUT
1
FUTURE
ADDITION
6
V ISI O N C O R N E R
6 0 '-0 "
60
'
-
0
"
5' CONC. WALK
W/ CURB RAMP
ASPHALT EDGE
NEW CONC. CURB
AND GUTTER
1
REWORK STORMWATCH
INLETS AS REQUIRED
S
T
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W
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6'-0" 20'-0" 20'-0"
LANDSCAPE BUFFER AREA
PROJECT INFORMATION
APPLICABLE BUILDING CODE
2009 INTERNATIONAL BUILDING CODE (WITH WISCONSIN AMENDMENTS)
BUILDING CONTENT
FLOOR AREAS
OCCUPANCY
F-1
NON SEPARATED
CONSTRUCTION CLASSIFICATION
TYPE IIB CONSTRUCTION
SPRINKLED NO
FIREWALL NO
BUILDING/SITE CONTENT
BUILDING SIZE 7,583 S.F.
HARD SURFACE 20,508 S.F.
13.6%
36.8%
GREEN SPACE 27,666 S.F. 49.6%
PARCEL SIZE (APPROX.) 55,757 S.F. 1.28 ACRES
PARKING PROVIDED 6 VISITOR STALLS (1 STALL/1263.8 S.F.)
ALLOWABLE AREA
TABULAR FLOOR AREA: 15,500 S.F.
FRONTAGE INCREASE: 11,625 S.F.
SPRINKLER INCREASE: _0 S.F.
TOTAL ALLOWABLE AREA: 27,125 S.F.
ALLOWABLE FIRE AREA: N/A
ZONING INFORMATION
ZONING: HC-1
FRONT YARD SETBACK: 10'-0"
SIDE YARD SETBACK: 10'-0"
REAR YARD SETBACK: 5'-0"
ASHRE STANDARD 90.1-2007
SECOND FLOOR
HIGH PILE STORAGE NO
FIRE ALARM SYSTEM YES
BUILDING & FIRE AREA SQUARE FOOTAGES
FIRST FLOOR
CANOPIES (COLUMN SUPPORTED)
BASEMENT
EXISTING NEW
N/A N/A
7,583 S.F.
N/A
N/A
SUB-TOTAL
BUILDING AREA SUB-TOTALS 7,583 S.F.
MEZZANINES 71 S.F.
FIRE AREA TOTALS 7,654 S.F.
24 EMPLOYEE STALLS (1 STALL/315.9 S.F.)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
DESIGNER:
PROJECT MANAGER:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
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WI
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09.08.2015
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R2 11.12.2015
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TESS CORNERS AUTOMOTIVE
PROPOSED FOR:
MUSKEGO,
1" = 20'-0"
CONCEPTUAL SITE PLAN
NORTH
PLAN
SHEET INDEX
C1.0 SITE PLAN
A1.0 FLOOR PLAN AND ELEVATIONS
A2.0 SECTION AND SCHEDULES
A2.1 3D
T2.0 SPECIFICATIONS
THE LOT DIMENSIONS AND BEARINGS SHOWN ON THIS PLAN
ARE INTERPRETED VALUES. FOLLOW UP INVESTIGATION WITH STATE
AND LOCAL AUTHORITIES AND/OR WITH CERTIFIED SURVEY MAP DATA
WHEN AVAILABLE IS REQUIRED.
N O R T HTRUE
EXTERIOR BUILDING MASONRY % CALCULATION
TOTAL WALL:
1,018 S.F.
1,234 S.F.
110 S.F.
239 S.F.
110 S.F.
623 S.F.
110 S.F.
493 S.F.
39 S.F.
56 S.F.
559 S.F.
60 S.F.
298 S.F.
197 S.F.
385 S.F.
5,531 S.F.
MASONRY:
338 S.F. - 33.2%
616 S.F. - 49.9%
81 S.F. - 73.6%
124 S.F. - 51.9%
81 S.F. - 73.6%
153 S.F. - 24.6%
81 S.F. - 73.6%
178 S.F. - 36.1%
24 S.F. - 61.5%
17 S.F. - 30.4%
131 S.F. - 23.4%
34 S.F. - 56.7%
0 S.F. - 00.0%
0 S.F. - 00.0%
138 S.F.- 35.8%
1,996 S.F. - 36.1%
(WALLS START AT WEST WALL OF
SHOP AND CONTINUE CLOCKWISE
AROUND THE BUILDING)
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
DESIGNER:
PROJECT MANAGER:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
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09.08.2015
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R2 11.12.2015
R3 11.25.2015
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19'-4"77'-8"
20
'
-
0
"
36
'
-
0
"
14
'
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0
"
76
'
-
0
"
30
'
-
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"
10
'
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"
17'-8"46'-0"30'-0"
6'
-
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"
10'-0"
7'
-
6
"
3
5
/
8
"
4'
-
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3
/
4
"
3
5
/
8
"
7'
-
4
"
20'-0"6"6'-6"
3 5/8"
25'-4 3/4"3 5/8"16'-0"
6'-6"6"11'-8 3/8"
OFFICE
107
TOILET
104
TOILET
106
PASS.
105
REF.
MICRO.
SINKBREAK
110
8'
-
1
0
3
/
8
"
3
5
/
8
"
4'
-
4
"
W.H.
W.S.
12
"
x
1
2
"
L
O
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K
E
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S
LOCKERS /
MECH.
109
PASS.
108
U.C. REF.
COFFEE
SINK
WRITE-UP
103
VEST.
101
WAITING
102
PRINTER COPIER
1'-4"24'-6 11/16"25'-10 11/16"24'-6 11/16"1'-4"
1 3 4
14
'
x
1
4
'
O
.
H
.
D
O
O
R
WORK
BENCH TYP.
PARTS
ROOM
111
CB
14
'
x
1
4
'
O
.
H
.
D
O
O
R
STANDARD TWIN LIFT
(12K LB)
STANDARD TWIN LIFT
(12K LB)
ALIGNMENT
RACK
PARTS WASHER
(BY OWNER)
1/
4
/
:
1
2
1/
4
/
:
1
2
TRENCH DRAIN
SHOP
112
OVERHEAD AIR
DROPS BY OWNER
1/2 LITE
H.B.
COMPRESSOR
H.B.
EXPANDABLE
ENDWALL
BULK OIL TANK
(BY OWNER)
STACKED BULK
FLUID TANKS
(BY OWNER)
UTILITY SINK
BENCH
(BY OWNER)
PROPOSEDFUTURE
2
15'-0"15'-0"15'-0"15'-0"15'-0"
STANDARD TWIN LIFT
(12K LB)
STANDARD TWIN LIFT
(12K LB)
EXHAUST
FAN
BRAKE
LATHE
SAND
BLAST
FD
BRAKE
LATHE
PARTS
WASHER
COMPRESSOR
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
TIRE ROOM
113
H.B.
CMU TO 8' A.F.F.CMU TO 10' A.F.F.
CMU TO 8' A.F.F.
SPANDREL
GLASS
101
102
103
106
105
104
107
108
109
110
111
113
112B112C
11
2
A
11
2
D
1
A2.0
74
'
-
8
3
/
4
"
TYPICAL EXISTING WALL
DEMO WALLS
WALL KEY
NEW WALL/FURRING
NEW MASONRY/
VENEER WALL
NEW COOLER/
FREEZER WALLS
NEW FOUNDATION WALL
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"
2'-8"
T/
M
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S
O
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8'
-
0
"
10
'
-
6
"
16
'
-
0
"
14'x14' O.H. DOOR
1:127:12
THIN STONE VENEER
STUCCO TEXTURED
FIBER-CEMENT PANELS
TRIM BOARD
PRECAST
SILL (TYP.)
LAP SIDING
SHAKE SIDING
PRECAST CAP
SILLS
SPLIT FACE CMU
2'-8"2'-8"2'-8"2'-8"
6:12
THIN STONE VENEER
CORNER TRIM
FINISH FLOOR
100' - 0"
T/ WALL @ OFFICE
110' - 6"
1 3 4
8" BEVEL-TOP
CMU SILL
SPLIT FACE
CMU
STUCCO TEXTURED
FIBER-CEMENT PANELS
PRECAST
SILL (TYP.)
THIN STONE
VENEER
SHINGLES
LAP SIDING
2
2'-8"
2'-8"2'-8"
STUCCO TEXTURED
FIBER-CEMENT PANELS
SIGNAGE W/ GROUND
MOUNTED LIGHTING
TRIM BOARD
SILL TRIM BOARD
LAP SIDING
1
A2.0
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"
134
THIN STONE
VENEER
SHINGLES
PRECAST
CAP/BAND
VERT. METAL
SIDING
8" BEVEL-TOP
CMU SILL
SPLIT FACE
CMU
2
2'-8"
2'-8"
LAP SIDING
1
A2.0
FINISH FLOOR
100' - 0"
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"14'x14' O.H. DOOR
SPLIT FACE CMU
VERT. METAL SIDING
8" BEVEL-TOP
CMU SILL
1:12
7:12
TRIM BOARD
PRECAST SILL (TYP.)
THIN STONE
VENEERLAP SIDING
2'-8"
PRECAST CAP/BAND
CORNER TRIM
SILL TRIM
BOARD
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
DESIGNER:
PROJECT MANAGER:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
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R3 11.25.2015
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1/8" = 1'-0"
FLOOR PLAN
NORTH
PLAN
1/8" = 1'-0"
EAST ELEVATION
1/8" = 1'-0"
SOUTH ELEVATION
1/8" = 1'-0"
NORTH ELEVATION
1/8" = 1'-0"
WEST ELEVATION
N O R T HTRUE
FINISH FLOOR
100' - 0"
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"
7'
-
4
"
8
"
8
'
-
0
"
1:12
8" SPLIT
FACE CMU
8" BEVEL-TOP
CMU SILL
VERTICAL
METAL SIDING
GUTTER
STANDING SEAM METAL
ROOF ON 1" THERMAL
BLOCK AND 8" PURLINS
8" CONCRETE
FOUNDATION
16
'
-
0
"
RAKE TRIM
CMU UP TO 10'-0" A.F.F.
SINGLE SLOPE METAL
BUILDING FRAME
BREAK
110
SHOP
112
SILL TRIM BOARD
2'
-
6
"
4"
7'
-
8
"
LAP SIDING
STUCCO TEXTURED
FIBER-CEMENT PANELS
10
'
-
6
"
SHINGLES ON
WOOD TRUSS
THIN STONE
VENEER BEYOND
SHAKE SIDING
BEYOND
1 1/2" RIGID
INSULATION
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
DESIGNER:
PROJECT MANAGER:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
PR
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09.08.2015
N. LAURENT
C. MANSKE
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P15237
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R1 09.22.2015
R2 11.12.2015
R3 11.25.2015
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1/4" = 1'-0"A2.0
1 BUILDING SECTION
ROOM SCHEDULE
RM# ROOM NAME FLOOR BASE
WALLS CEILING
REMARKSNORTH SOUTH EAST WEST MATERIAL HGT.
101 VEST.
102 WAITING
103 WRITE-UP
104 TOILET
105 PASS.
106 TOILET
107 OFFICE
108 PASS.
109 LOCKERS / MECH.
110 BREAK
111 PARTS ROOM
112 SHOP
113 TIRE ROOM
DOOR & FRAME SCHEDULE
DOOR #
DOORS FRAME
SIZE
TYPE MAT. LITE GRILLE LABEL COLOR REMARKS TYPE CommentsW H
101 3' - 0" 7' - 2"
102 3' - 0" 7' - 2"
103 3' - 0" 7' - 0"
104 3' - 0" 7' - 0"
105 3' - 0" 7' - 0"
106 3' - 0" 7' - 0"
107 3' - 0" 7' - 0"
108 3' - 0" 7' - 0"
109 3' - 0" 7' - 0"
110 3' - 0" 7' - 0"
111 6' - 0" 7' - 0"
112A 14' - 0" 14' - 0"
112B 3' - 0" 7' - 0"
112C 3' - 0" 7' - 0"
112D 14' - 0" 14' - 0"
113 6' - 0" 7' - 0"
City of Muskego
Plan Commission Conceptual Discussion - PC 002-2016
For the meeting of: January 5, 2016
REQUEST: Conceptual Discussion for Proposed Edgewater Heights Subdivision
W182 S8756 Racine Ave / Tax Key No. 2241.999.002
NE ¼ of Section 21
PETITIONER: Neumann Companies
INTRODUCED: January 5, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 002-2016
The petitioner has submitted for a conceptual discussion relating to a proposed future subdivision
development as outlined further below.
The petitioner is requesting conceptual approval to get comments from the Planning Commission
regarding the proposal. The petitioner will be present at the meeting to further explain the conceptual
land division and to answer any questions.
No formal approval or denial will be given at this meeting and no guarantees can be made. This
conceptual discussion is intended to solicit comments, suggestions, and ideas. If the petitioner would like
to take the next step and eventually apply for a formal rezoning and plat, the comments received at this
meeting must be addressed as part of the formal submittal.
PLAN CONSISTENCY PC 002-2016
Comprehensive Plan:
The 2020 Plan depicts the area for Low Density Residential (.5-.99
units/acre). The proposed concept plat is consistent with the Plan.
Zoning:
The property is currently zoned RSE – Suburban Estate District. This
zoning requires minimum lot sizes of 40,000 SF and average lot width
of 150’ where municipal sewer is present. The proposed concept plat
would require a rezoning to a Conservation Planned Development
(CPD) District in the future.
DISCUSSION PC 002-2016
Per the submittal attached the petitioner, Neumann Companies (Developer of Belle Chasse #3), would
like create a new layout for a subdivision that would be located generally along the SE corner of Racine
Avenue and Woods Road (just east of the Muskego High School). The subdivision would be called
Edgewater Heights and actually is an update to a subdivision plat and a rezoning that received approval
from the Planning Commission back in 2007-2008.
History
The original petition for this property was from Alesci Homes back in 2006 -2008. At that time an RS-2
zoned subdivision was proposed looking for lots at 20,000 SF and 110’ in width throughout the p roperty.
The petitioner found that they could develop about 57 single family lots then. The rezoning process
ended up allowing an RSE zoning which allowed lots at 40,000 SF and 150’ in width. This reduction in
density was agreed upon due to the environmental lands in the area.
The Council and Plan Commission approved a preliminary plat in 2008 under the RSE zoning and a total
of 34 lots were found at the time. A copy of the old plat from 2008 is found in the supplement for Plan
Commission’s reference. No further development came forward for this parcel after the preliminary plat
as the developer backed out during the housing crash.
New Proposal
Neumann Companies now shows the 57 acre parcel being subdivided as per the City’s Conservation
Subdivision land division ordinances. The general conservation subdivision codes require the following:
A yield plan under the existing underlying zoning to show how many parcels may be allowed on
the parcel if developed under a normal platting process
That 50% or more of the land is conserved.
That bonus lots (up to five (5)) may be provided if 50% or more of the land is conserved AND
managed/remediated in different ways.
One of the large reasons that the petitioner has made considerable changes to the original plat la yout is
due to the delineation of many more wetland complexes then back in 2008. The WDNR requires that
wetland delineations are updated every five (5) years and this new delineation now shows many more
areas of wetlands that have to be considered.
The yield plan is derived under the existing zoning of RSE and shows that a total of 34 lots might be
found. Using this base density the proposed conservation concept plat shows 37 lots laid out in a fashion
that preserves 53.6% of the main subdivision acreage. The narrative provided notes that the petitioner
would remediate and manage the conservation open spaces of the plat in order to be allowed bonus
parcels. In this case the developers are asking for a total of three (3) bonus parcels for their preservation
of 50% of the land, the proposed addition of pathways throughout the conservation development, and
their proposed remediation/management of the conservation lands . The 37 lots create a density of .77
units/acre which is well in line with the City’s Comprehensive Plan density of “Low Density Residential” of
.5-.99 units/acre.
The lots shown are requested to be between 18,000 SF to upwards of 22,000 SF. An average lot size is
currently shown at 21,700 SF.
DIRECTION PC 002-2016
In all, staff supports the new layout as it is more in line with our Comprehensive Plan recommendations of
today. The Comprehensive Plan calls for this parcel to be low density residential and the proposed plat
as a conservation subdivision would meet this density requirement. Furth er, the Comprehensive Plan
map calls for many of the city’s rural development parcels to have the developer consider a conservation
planned development if at all possible (noted on the land use map in brown hatching). The parcel in
question doesn’t have this hatching since the former preliminary plat had already been approved.
However, we definitely would have encouraged a conservation planned development for this parcel in the
event it was still an undeveloped lot at the time of adoption of the Comprehensive Plan.
As noted, wetlands are found more prominent now than in the past layouts for this parcel. As the plat
progresses we will have to see how each lot is proposed that has wetlands along it or within it. By the
time of rezoning staff will look to have the developer provide the square footages of each building pad
encumbered by wetlands for Planning Commission to further determine if the lot works. Like in Belle
Chasse we will definitely require the split rail fence to mark the wetland setback “no tou ch” areas.
Staff looks forward to a rezoning process for the conservation planned development so we can see what
other issues/concerns may be flushed out as well as how the developers intend to further remediate and
manage the conservation areas proposed in their concept plat.
MUSK EG Othe City of
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