Plan Commission Packet - 5/3/2016
CITY OF MUSKEGO
PLAN COMMISSION AGENDA
May 3, 2016
6:00 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 APRIL 6, 2016 MEETING
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #PC 028-2016 - Approval of a Preliminary Plat for the Edgewater Heights
Subdivision located in the NW & NE 1/4 of Section 21 (Tax Key No. 2241.999).
RESOLUTION #PC 029-2016 - Approval of a Mother-In-Law Unit for the Hartmann/Woppert
property located in the NE 1/4 of Section 24 (Tax Key 2253.040 / W129 S8859 Boxhorn
Reserve Drive).
RESOLUTION #PC 030-2016 - Recommendation to Council to Amend the Zoning Map of
the City of Muskego for Ener-Con Companies for Parkland Towne Center
Development located in the NW 1/4 of Section 10 (Tax Key No. 2198.984 / Janesville Road)
from B-4 Highway Business District to a PD-Planned Development for the Development
known as Parkland Towne Center.
RESOLUTION #PC 031-2016 - Approval of a Building, Site and Operation Plan for Ener-
con Companies for the Parkland Towne Center Development located in the NW 1/4 of
Section 10 (Janesville Road / Tax Key No. 2198.984).
RESOLUTION #PC 032-2016 - Approval of a Certified Survey Map for the Ener-
Con Companies for the Parkland Towne Center Development located in the NW 1/4 of
Section 10 (Janesville Road / Tax Key No. 2198.984).
RESOLUTION #PC 033-2016 - Approval of Commercial Signage for the Parkland Towne
Center Development located in the NW 1/4 of Section 10 (Janesville Road / Tax Key No.
2198.984).
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.
Plan Commission Agenda 2
May 3, 2016
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
April 6, 2016
7:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
Mayor Kathy Chiaverotti called the meeting to order at 6:00 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Mayor Chiaverotti, Ald. Madden, Commissioners Noah (arrived at 7:02 PM),
Jacques, and Buckmaster. Also present Director Muenkel and Recording Secretary McMullen.
Excused: Jerry Hulbert and Jeremy Bartlett
STATEMENT OF PUBLIC NOTICE
The meeting was noticed in accordance with the open meeting laws on April 1, 2016.
APPROVAL OF THE MINUTES OF THE MARCH 1, 2016 MEETING
Commissioner Jacques made a motion to approve the minutes of March 1, 2016.
Alderman Madden seconded.
Motion Passed 5 in favor.
PUBLIC HEARING
Public Hearing for RD Meyer & Associates requesting an amendment to their Conditional Use
Permit in accordance with the Muskego Zoning Ordinance for the purpose of adding additional
mini-storage units on the property located at W145 S6550 Tess Corners Drive / Tax Key
Number 2165.998.012
With no questions or comments, Mayor Chiaverotti closed the Public Hearing at 7:05 PM.
CONSENT BUSINESS
Recommended for approval en gross.
Commissioner Jacques made a motion to approve consent business engross.
Alderman Madden seconded.
Motion Passed 5 in favor.
RESOLUTION #PC 021-2016 - Approval of a Two Lot Extraterritorial Certified Survey Map for
the JS Development LLC property located in the Town of Waterford.
RESOLUTION #PC 022-2016 - Approval for the outdoor sale of plants and flowers for Holtz
Garden Centers at the Elliot's Ace Hardware property located in the NE 1/4 of Section 3 (Tax
Plan Commission Minutes 2
April 6, 2016
Key No. 2169.999.007 / S64 W15732 Commerce Center).
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #PC 020-2016 - Approval of a Building, Site, and Operation Plan Amendment
and Conditional Use Grant Amendment for RD Meyer & Associates located in the NE 1/4 of
Section 2 (Tax Key 2165.998.012 / W145 S6550 Tess Corners Drive).
Commissioner Buckmaster made a motion to approve RESOLUTION #PC 020-2016 -
Approval of a Building, Site, and Operation Plan Amendment and Conditional Use
Grant Amendment for RD Meyer & Associates located in the NE 1/4 of Section 2 (Tax
Key 2165.998.012 / W145 S6550 Tess Corners Drive). Commissioner Jacques
seconded.
Commissioner Fiedler made a motion to amend RESOLUTION #PC 020-2016 by
removing the following:
BE IT FURTHER RESOLVED, That the new mini-storage buildings should be
designed to match the other smaller scale mini-storage buildings on site.
BE ITH FURTHER RESOLVED, That the new buildings need to contain at least 40%
masonry products on each elevation as that was approved on the other mini-storage
buildings when they were new and said masonry product can either be stone face
CMU or a masonry product that would look similar to the vinyl brick siding used on
the main building.
Commissioner Buckmaster seconded.
Motion to Amend Resolution #PC 020-2016 Passed 5 in favor.
Motion to Approve Passed 5 in favor.
RESOLUTION #PC 023-2016 - Recommendation to Common Council to Amend the Zoning
Map of the City of Muskego for Neumann Companies Inc. (Edgewater Heights
Subdivision)from RSE - Suburban Estates District and SW - Shoreland Wetland District to
CPD (Conservation Planned Development) and SW-Shoreland Wetland District for properties
located in the NE 1/4 of Section 21 (Tax Key No. 2241.999 / W182 S8756 Racine Ave).
RESOLUTION #PC 024-2016 - Approval of a Building, Site and Operation Plan Amendment
for Bob Hoormann for the properties located in the NW 1/4 of Section 10 (Tax Key Nos.
2198.998 & 2198.995 / S72 W16498 Janesville Road).
Commissioner Jacques made a motion to approve RESOLUTION #PC 024-2016 -
Approval of a Building, Site and Operation Plan Amendment for Bob Hoormann for
the properties located in the NW 1/4 of Section 10 (Tax Key Nos. 2198.998 & 2198.995
/ S72 W16498 Janesville Road). Commissioner Fiedler seconded.
Motion Passed 5 in favor.
RESOLUTION #PC 025-2016 - Recommendation to Common Council to Rezone the
Schaefer property from RC-2 Country Residence District to RS-2 Suburban Residence District
and Approval of a Two Lot Certified Survey Map for the property located in the NE 1/4 of
Section 14 (Tax Key No. 2213.999.002 / W141 S8070 Durham Drive).
Plan Commission Minutes 3
April 6, 2016
Commissioner Jacques made a motion to approve RESOLUTION #PC 025-2016 -
Recommendation to Common Council to Rezone the Schaefer property from RC-2
Country Residence District to RS-2 Suburban Residence District and Approval of a
Two Lot Certified Survey Map for the property located in the NE 1/4 of Section 14 (Tax
Key No. 2213.999.002 / W141 S8070 Durham Drive). Alderman Madden seconded.
Motion Passed 5 in favor.
RESOLUTION #PC 026-2016 - Approval of a Building, Site, and Operation Plan Amendment
for Tollefsen Steel located in the NW 1/4 of Section 16 (Tax Key 2221.018 / S82 W18664
Gemini Drive).
Commissioner Buckmaster made a motion to approve RESOLUTION #PC 026-2016 -
Approval of a Building, Site, and Operation Plan Amendment for Tollefsen Steel
located in the NW 1/4 of Section 16 (Tax Key 2221.018 / S82 W18664 Gemini
Drive). Commissioner Jacques seconded.
Motion Passed 5 in favor.
RESOLUTION #PC 027-2016 - Approval of a Building, Site and Operation Plan for Muskego
City Hall and Police Department located in the NE 1/4 of Section 16 (Tax Key No. 2221.993 /
W182 S8200 Racine Ave).
Commissioner Fiedler made a motion to approve RESOLUTION #PC 027-2016 -
Approval of a Building, Site and Operation Plan for Muskego City Hall and Police
Department located in the NE 1/4 of Section 16 (Tax Key No. 2221.993 / W182 S8200
Racine Ave). Commissioner Jacques seconded.
Motion Passed 5 in favor.
MISCELLANEOUS BUSINESS
ADJOURNMENT
Commissioner Jacques made a motion to adjourn at 7:46 PM. Commissioner Fiedler
seconded.
Motion Passed 5 in favor.
Respectfully submitted,
Kellie McMullen,
Recording Secretary
City of Muskego
Plan Commission Supplement PC 028-2016
For the meeting of: May 3, 2016
REQUEST: Approval of a Preliminary Plat – Edgewater Heights
Woods Road & Racine Avenue / Tax Key No. 2241.999
NW & NE ¼ of Section 21
PETITIONER: Neumann Companies
INTRODUCED: May 3, 2016
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 028-2016
The petitioner has submitted the Preliminary Plat for the Edgewater Heights subdivision. The proposal includes 37
single-family lots and 4 outlots. The development would be accessed off Racine Avenue and Woods Road.
This land previously had a proposal, under the same subdivision name, by a different developer with a different
layout back in 2008. That layout featured larger lots (one acre plus in size) wi th no major areas being preserved as
open space. That developer decided to not proceed with that development at that time. As such a new developer
has now revised the plans to change this development to a conservation subdivision. The new plan focuses i n
preserving at least 50% of the total development as permanent open spaces.
PLAN CONSISTENCY PC 028-2016
Comprehensive Plan:
The 2020 Plan depicts the properties for low-density residential development
(densities of 0.5 – 0.99 units per acre). The proposal is consistent with the
plan and no amendments to the plan are required as densities of .79 units/acre
are proposed.
Zoning:
The property was recently rezoned to a Conservation Planned Development
District - CPD-6 Edgewater Heights (allowing parcels no less than 18,000
square feet in area and 100 feet in minimum average width) and SW Shoreland
Wetland District. The SW zoning covers all wetlands on site. Currently Lot 15
is only 16,786 SF and it needs to be enlarged to 18,000 SF or larger in size.
Park and Conservation
Plan:
The Park and Conservation Plan identifies portions of this lot as medium
conservation priority. These areas contain wetlands which are mostly located
within Outlot 2. Also, this development is shown as being located within the
Big Muskego Wildlife Area, which further encourages a conservation type
development in this area.
Street System Plan:
All interior right-of-ways are proposed to be dedicated to the proper widths.
Additional right-of-way dedications may be required near the Woods Road
access.
Adopted 208 Sanitary Sewer
Service Area:
The property is within the sewer service area. The parcels will be served by
municipal sewer. Only a portion of the development is shown to be located
within the RCA district and as such the developer will need to request to be
added to the RCA district.
Water Capacity Assessment
District:
The lots will be serviced by municipal water. The plat is consistent with the
Plan.
STAFF DISCUSSION PC 028-2016
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 property. 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 d ue 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. No further development came forward for this parcel after the preliminary p lat as the
developer backed out during the housing crash.
Current Proposal
Neumann Companies recently took over the development and in early 2016 they received a rezoning from RSE
and SW to CPD-6 Edgewater Heights (Conservation Planned Development District) and SW. Based on that
rezoning the proposal now shows the 55.6 acre parcel being subdivided 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 AN D
managed/remediated in different ways.
One of the large reasons that the petitioner has made considerable changes to the original plat layout is due to the
delineation of many more wetland complexes then back in 2008. The WIDNR requires that wetland deli neations 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 was derived under the existing zoning of RSE and showed that a total of 34 lots might be found.
Using this base density the proposed conservation preliminary plat shows 37 lots laid out in a fashion that
preserves about 51.5% of the main subdivision acreage as open space. The narrative provided notes that the
petitioner will remediate and manage the conservati on open spaces of the plat in order to be allowed bonus
parcels. In this case the developers asked 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 .79 units/acre which is well in
line with the City’s Comprehensive Plan density of “Low Density Residential” of .5 -.99 units/acre.
The CPD rezoning allowed lots as low as 18,000 SF in area. All lots within the current preliminary plat will need to
meet that minimum. The largest lot within the proposed subdivision is currently shown at 30,200 SF, with the
average lot size being about 21,700 SF. Currently Lot 15 is only 16,786 SF and it needs to be enlarged to 18,000
SF or larger in size.
The layout includes 37 single-family lots and 4 outlots. Outlots 1 & 4 are stated as being retained by the developer
for potential future sale or division. Outlots 2 & 3 are to be owned by the lots owners within this development.
Outlots 2 & 3 are to be kept as permanent open space areas for conservation purposes. Outlot 1 is not counted as
Stormwater Management
Plan: Stormwater is shown to be accommodated in the outlots in the development.
open space given its possible future sale or division. There are some concerns with this since the outlot is within
the CPD zoning boundary and since this then means that lots 21-28 will not be bordered by open space lands, as is
required as part of the conservation development requirements. As such Outlot 1 should be retained as permanent
open space owned by the subdivision lot owners or adjusted so that more of the wetland areas are within the outlot
for preservation and to include areas of permanent open space adjacent to Lots 21-28, as is required by code. It
also may be helpful to see a future concept for the possible future development of Outlot 1. Also, if a portion of
Outlot 1 remains for possible future development, any possible development/construction of said outlot may need to
proceed with a CPD zoning amendment since that outlot is covered by the approved CPD-6 zoning district and that
would be a modification/addition to the allowance of the specific zoning approval.
There are technical corrections/updates that exist and the Resolution is drafted to allow approval subject to these
technical corrections being addressed before construction plans and the final plat can be approved. Some of the
more important correction are as follows:
The access to this development off of Woods Road needs to be finalized.
Approvals from proper State and/or Federal officials for the wetland crossing proposed within the
development.
The wetland delineation report, DNR wetland concurrence, and proper State mandated wetland setback
distances must be provided to the City.
Wetlands should be removed from lot where ever possible.
Restoration and enhancements to the open space areas must be included as part of the construction and
landscape plans for this development. Some of these items include:
o Trails and recreational areas will be provided within the outlots.
o The upland area on Outlot 2 will be restored to native prairie plantings with a management plans
for perpetual maintenance.
o Conservation easement will be established to further ensure protections on Outlot 2 and on the
wetland area.
The misc. items required in the resolution are as follows:
BE IT FURTHER RESOLVED, That all wetlands on private lots or close to borders of private lots should be
lined with split rail fences as part of the subdivision construction plans.
BE IT FURTHER RESOLVED, A Subdivider’s Agreement and Letter of Credit must be approved by the Council
and all subdivision improvements made and accepted before any Final Plat approvals can be allowed.
STAFF RECOMMENDATION PC 028-2016
Approval of Resolution #PC 028-2016
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RESOLUTION #P.C. 028-2016
APPROVAL OF A PRELIMINARY PLAT FOR THE EDGEWATER HEIGHTS SUBDIVISION
LOCATED IN THE NW & NE ¼ OF SECTION 21
(TAX KEY NUMBER 2241.999 / WOODS ROAD & RACINE AVENUE)
WHEREAS, On March 21, 2016 a preliminary plat was submitted by Neumann Companies for the
Edgewater Heights Subdivision located in the NW & NE ¼ of Section 21, and
WHEREAS, Previous preliminary plat approvals took place in 2008 under a different developer for this
property using conventional subdivision principals, but since that time the previous developer decided
not to proceed with the project and Neumann Companies is now proposing a conservation subdivision
in this same location, and
WHEREAS, A rezoning was granted by the Common Council under Ordinance #1404 on April 12,
2016 to be able to proceed with the proposed development using the conservation principals, and
WHEREAS, Said plat proposes 37 single-family lots and 4 outlots, and
WHEREAS, Outlots 2 & 3 are proposed for permanent open space preservation, wetland protection,
and stormwater management, and
WHEREAS, Outlots 1 & 4 are stated as being retained by the developer for potential future sale or
division, and
WHEREAS, This CPD - Planned Development District allows lot sizes as low as 18,000 SF in area
and minimum average widths of at least 100 feet, and
WHEREAS, The 2020 Comprehensive Plan has the area as Low Density Residential and the proposal
meets this requirement under the Conservation Planned Development zoning previously approved,
and
WHEREAS, The development will be serviced by City sewer and City water, and
WHEREAS, Enhancements and restoration of the open space areas will occur including the following
items:
Trails and recreational areas will be provided within the outlots,
The upland area on Outlot 2 will be restored to native prairie plantings with a management
plans for perpetual maintenance,
Conservation easement will be established to further ensure protections on Outlot 2 and on
the wetland area.
THEREFORE BE IT RESOLVED, That the Plan Commission recommends approval to the Common
Council of a Preliminary Plat for the Edgewater Heights Subdivision, located in the NW & NE ¼ of
Section 21 and will be receptive to the submittal of a final plat, subject to resolution of technical
discrepancies as identified by the City Planning Department and City Engineers, and payment of all
applicable fees in Section 18.14 of the Land Division Ordinance and outstanding assessments if
applicable.
BE IT FURTHER RESOLVED, That Outlot 1 will need to be altered to provide permanent open
space areas adjacent to lots 21-28 and it also needs to encompass more of the wetlands in this
area to ensure their preservation.
BE IT FURTHER RESOLVED, That all wetlands on private lots or close to borders of private lots
should be lined with split rail fences as part of the subdivision construction plans.
BE IT FURTHER RESOLVED, A Subdivider’s Agreement and Letter of Credit must be approved by
the Council and all subdivision improvements made and accepted before any Final Plat approvals can
be allowed.
BE IT FURTHER RESOLVED, That a digital file of this Plat shall be submitted to the City in
accordance with Common Council Ordinance No. 1118 and Resolution 196-2002.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: May 3, 2016
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 029-2016
For the meeting of: May 3, 2016
REQUEST: Approval of a Mother-in-Law/Family Unit
Tax Key No. 2253.040 / W129 S8859 Boxhorn Reserve Drive
NE ¼ of Section 24
PETITIONER: Beverly Hartman / Rebecca Woppert
INTRODUCED: May 3, 2016
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 029-2016
The petitioner is proposing to construct a mother-in-law/family unit within a newly propose home
at the above address in the new Aster Hills Estates subdivision. Mother-in-law/family units are
allowed as a permitted accessory use in residential zonings subject to certain conditions.
STAFF DISCUSSION PC 029-2016
As stated, mother-in-law/family units are allowed as a permitted accessory use in residential
zonings subject to the following conditions:
Mother-in-Law/Family Units: Any portion of a single family residence, intended to be
occupied by a resident(s) related through blood, marriage or adoption to a host residence
occupant, being no greater than 800 square feet in size, that has an independent wing or
area that is self-supporting in terms of livable needs (i.e. unit includes a kitchen, bath,
den and bedroom), but is dependent on utility infrastructure of the primary residence.
Access to this wing or area may be obtained via one door to the outside and a second
non-lockable door or passage way to the main portion of the host residence. Access is
permitted to a garage area having no service door.
All such requests are subject to building, site, and operational plan approval of the Plan
Commission following written notice being distributed by the Plan Commission to
neighboring property owners within 100 feet of the subject property.
The petitioned mother-in-law/family unit shows that it will be used by related persons to the
family, will be self-supporting in livable needs and will have a passage to the main residence (via
the stairs) and a door to the outside (patio door). The mother-in-law/family unit is located within
the basement of the home. This basement area has a full exposure. This lower level also has an
additional garage that could be used by the person(s) that uses the mother-in-law/family unit.
The area defined by the owners and builder as the mother-in-law/family unit is 783 square feet in
size. The proposal meets all of the code requirements.
STAFF RECOMMENDATION PC 029-2016
Approval of Resolution # PC 029-2016
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RESOLUTION #P.C. 029-2016
APPROVAL OF A MOTHER-IN-LAW UNIT FOR THE HARTMANN/WOPPERT PROPERTY
LOCATED IN THE NE ¼ OF SECTION 24
(TAX KEY NO. 2253.040 / W129 S8859 BOXHORN RESERVE DRIVE)
WHEREAS, On April 15, 2016 a petition for a mother-in-law/family unit was submitted by HBT
Construction of Wisconsin LLC (Homes by Towne) for the Hartmann/Woppert Family for a
property located in the NE ¼ of Section 24, (Tax Key No. 2253.040 / W129 S8859 Boxhorn
Reserve Drive), and
WHEREAS, Said property is zoned PD-49 Aster Hills Estates Planned Development District
where a mother-in-law/family unit is allowed as a permitted accessory use as long as the
following objectives are met:
1. Must be occupied by a resident(s) related through blood, marriage or adoption to a host
residence occupant.
2. Must be no greater than 800 square feet in size.
3. Must have an independent wing or area that is self -supporting in terms of livable needs
(i.e. unit includes a kitchen, bath, den and bedroom), but is dependent on utility
infrastructure of the primary residence. Access to this wing or area may be obtained via
one door to the outside and a second non-lockable door or passage way to the main
portion of the host residence. Access is permitted to a garage area having no service
door.
4. Subject to Plan Commission approval with written notice to residents within 100 feet of
the property, and
WHEREAS, The petitioned mother-in-law/family unit shows that it will be used by related persons
to the family, will be self -supporting in livable needs and will have a passage to the main
residence and a door directly to the outside, and
WHEREAS, The petitioned mother-in-law/family unit is proposed to be 783 square feet in size.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of the mother-in-
law/family unit for the Hartmann/Woppert residence located in the NE ¼ of Section 24, (Tax Key
No. 2253.040 / W129 S8859 Boxhorn Reserve Drive).
BE IT FURTHER RESOLVED, The mother-in-law/family unit must be used by related persons to
the family, must be self-supporting in livable needs, must have a non-lockable passage to the
main residence and a door to the outside, and cannot exceed 800 square feet.
BE IT FURTHER RESOLVED, That the Plan Commission approves of the mother-in-law/family
unit at 783 square feet.
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:
Defeated:
Deferred:
Introduced: May 3, 2016
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 030-2016
For the meeting of: May 3, 2016
REQUEST: Rezoning from B-4 Highway Business District to a PD- Planned Development District
Tax Key Nos. 2198.984
NW ¼ of Section 10
PETITIONER: Ener-Con Companies Inc.
INTRODUCED: May 3, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 030-2016
The petitioner has submitted a rezoning request for the former Parkland Mall parcel to go from the B-4 Highway
Business District to a new PD Planned Development District. A Planned development Zoning District allows a
developer to request various zoning requirements outside which may be the norm in order to support their proposed
development. The details surrounding the proposed PD are found below.
PLAN CONSISTENCY PC 030-2016
Comprehensive Plan: The 2020 Plan depicts the areas for Commercial use. The proposal is
consistent with the Plan.
Park and Conservation Plan: A future trail need is found in the plan along Lannon. The proposal
would install a trail along the east side of Lannon as part of the building
of this development. The proposal is consistent with the Plan.
Conservation Plan: No acquisition or management priorities are depicted in this area. The
proposal is consistent with the Plan.
Street System Plan: A future CSM would dedicate any lands on Janesville and Lannon at a
future time. The proposal is consistent with the Plan.
Adopted 208 Sanitary Sewer
Service Area:
Public sanitary sewer serves the property. The proposal is consistent
with the Plan.
Water Capacity Assessment
District:
The property is served by public water service. The proposal is
consistent with the Plan.
Stormwater Management
Plan:
Stormwater management would be required for the future concept
development shown as part of the rezoning. The proposal is consistent
with the Plan.
Redevelopment District #2
Plan
The Community Development Authority recommended approval of the
TID incentives associated with this development at their April meeting.
The CDA specifically took into consideration the objectives in in the
adopted RD #2 Plan as well. The RD #2 Plan objectives associated to
this development proposal are found detailed below in this supplement.
DISCUSSION PC 030-2016
Ener Con Companies is petitioning for a rezoning for th e former Parkland Mall property (Tax Key No. 2198.984) to go
from the existing B-4 Highway Business District to a PD Planned Development District to be known as the Parkland
Towne Center Development. The 2020 Comprehensive Plan identifies this area as Comm ercial and no Comp Plan
change is required as part of this rezoning. See the side-by-side zoning map attached for location and district details.
Also, please see the developer rezoning submittal attached that includes a narrative about their request, the site plan, a
concept certified survey map, residential renderings/building elevations, various civil plans, and a study on solar access
in regards to the proposed multi-family structures.
The Parkland Towne Center Planned Development contains approximatel y 10.5 acres of mixed use development along
Janesville Road to the south and Lannon Road to the west. The development will generally contain the following:
Approximately 53,500 square feet of commercial buildings generally consisting of a 30,000 square fo ot
structure, a 12,000 square foot structure, a 7,500 square foot structure, and a 4,000 square foot
structure.
Three (3) multi-family structures with 30 units a piece. Each structure to total 4 stories and be
approximately 21,600 square feet each in size.
The petitioner is requesting this planned development rezoning in order to allow certain restrictions of existing
underlying zoning districts to be flexible. A planned development district allows different land uses to co -exist as well
establishing that individual uses/structures need not comply with the specific building location, height, building size, lot
size, and open space requirements of the underlying basic zoning districts. This is provided that the spirit and intent of
such requirements are com plied with in the total development plan for such projects consistent with the criteria as
established in the “basis for approval” section of the zoning code (discussed more below).
The Parkland Towne Center planned development district is requested for the following reasons:
The development to be conceptually developed per the submittal; subject to future city approvals of civil plans,
BSOs, CSM and other approvals.
The multi-family buildings not to exceed 43’9” feet as measured by code. (NOTE: The cit y measures from the
43’9” mark and not the elevator shaft portion as mentioned in the developer supplement).
The multi-family buildings to have up to 30 units in any one structure.
Commercial and residential buildings on the site to have varying setbacks offsets, floor area ratios, and open
space ratios.
Lot lines to cross between developments including allowance of land locked parcels subject to easements.
Paving, parking space, and access ways to cross property lines throughout the development.
Here are some notes about existing comparable zoning districts. The Plan Commission can gauge what variances are
being requested based on this comparable information:
The highest downtown zoning district (DR-1) has a 35-foot maximum.
The most intense Muskego multi-family zoning district (RM-1) allows up to 16 units in any one building.
The most intense Muskego multi-family zoning district (RM-1) allows buildings per the following requirements -
Front Setback of 40 feet, Side Setbacks of 20 feet, floor area ratio ma x of 30%, Open space per dwelling unit
of 4,000 SF.
The most intense Muskego downtown commercial zoning districts allow buildings per the following
requirements - Front Setback of 10 feet (DR-1), Side Setbacks of 5 feet (DR-1), floor area ratio max of 30% (B-
4 district), Open space per dwelling unit of 2,500 SF (DR-1).
The Certified Survey Map submitted in the supplement shows that multiple cross access easements will be
required and a land locked parcel will exist. This type of item is subject to Plan Com mission approval by code
regardless of the PD request, however it should be noted that these variances will exist as part of the Planned
Development.
The future paving, parking space, and access ways to cross property lines throughout the development are
subject to Plan Commission approval by code regardless of the PD request, however it should be noted that
these variances will exist as part of the Planned Development.
Density
The maximum allowable density for residential units in a mixed use Planned Deve lopment District is determined by
dividing the gross area of the planned development (Exclusive of existing public right -of-way or public open space
easement, which currently none exist) by the square feet per family as required by the district intended.
The 90 units proposed are on approximately 10.76 acres which equates to 5,207 SF per dwelling unit. The proposal
meets the planned development requirements for density. A planned development allows a developer to request up to a
10% bonus in residential units but this bonus is not requested by Ener Con.
Planned Development Zoning Ordinance
A planned development zoning district is written in the City’s zoning code to allow development, subject to Council
determination, as follows:
This district is intended to allow for greater freedom, imagination, and flexibility in the development of land while
insuring substantial compliance to the intent of the normal district regulations of this ordinance. To this intent it
allows diversification and variation in the relationship of uses, structures, open spaces, and heights of structures
in developments conceived, and planned as comprehensive and cohesive unified projects. It is further intended
to encourage more rational and economic development with relationship to public services, and to encourage
the preservation of open land.
Individual uses and structures in a Planned Development Project District need not comply with the specific
building location, height, building size, lot size, and open space requirements of the underlying basic district
provided that the spirit and intent of such requirements are complied with in the total development plan for such
project consistent with the criteria as established in the basis for approval below.
Basis For Approval
As noted above the City of Muskego Zoning Code for Planned Developments is very specific in what the Council and
Planning Commission shall base their rezoning decision upon. Sections 17:9.04(1)A, B, & E note this basis below:
CHAPTER 39 9.04 BASIS FOR APPROVAL
(1) Basis for Approval: The Plan Commission in making its recommendations and the Common Council in making its
determination shall give consideration and satisfy themselves as to the following:
A. That the proponents of the proposed developmen t have demonstrated that they intend to start construction within a
reasonable period following the approval of the project and requested overlay of the PD District, that the project
appears economically sound, that adequate financing is possible, and that the development will be carried out
according to a reasonable construction schedule satisfactory to the City.
B. That the proposed development is consistent in all respects to the spirit and intent of this Ordinance, is in
conformity with the general plans for community development, would not be contrary to the general welfare and
economic prosperity of the City or of the immediate neighborhood, that the specific development plans have been
prepared with competent professional advice and guidance, and that the benefits and improved design of the
resultant development justifies the variation from the normal requirements of this Ordinance through the application
of the PD Planned Development Overlay District.
E. In the case of PD Planned Development Overlays for mixed use developments:
1. That the proposed mixture of uses produces a unified composite which is compatible within itself and which as a
total developmental entity is compatible with the surrounding neighborhood and consisten t with the general
objectives of the Comprehensive Plan.
2. That the various types of uses conform to the general requirements as herein set forth, applicable to projects of
such use character.
3. The allowable maximum residential density may be computed by dividing the gross area of the planned
development by the square feet per family as required by the district intended (This is inclusive of the area of the
other proposed uses in the development)(Ex. PD on 12 acres of land with 8 acres for multi -family residential and 4
acres for commercial still equals approximately 104 units (12 acres / 5,000 square feet per unit) upon
recommendation of the Plan Commission that the increased density is justified in terms of the relationship to the
denser area, the commercial area, open areas, service demand, and the total quality and character of the project.
4. The total allowable maximum density may increase no more than 10% above the amount of units calculated above
upon recommendation of the Plan Commission that the increased density is justified in terms of the relationship to
open areas, service demand, and the total quality and character of the project.
City Plans
Various adopted city plans discuss the development of the f ormer Parkland Mall site as per below:
2020 Comprehensive Plan
The Comprehensive Plan was adopted under the Wisconsin Statute Smart Growth regulations back in 2008.
The city looked to the downtown Janesville Road area as being a focal point during the planning years for this
plan. In particular, the property discussed herein is specifically discussed as a “desired development area” in
the plan. The following is written in the Comp Plan in relation to downtown development:
Downtown Note (Shown as Note #4 on 2020 Future Land Use Map)
Much discussion in this document relates to the future development of the City’s downtown. The intent of
the Downtown note is to promote development and redevelopment in what is known as Muskego’s
downtown. The general area for the downtown is those properties found along Janesville Road from
Pioneer Drive to Bay Lane Drive. The downtown DDA was created to allow the revival and redevelopment
of these properties in order to create new opportunities for the parcel owners. This a rea is intended to
encourage mixed-use, compact development that is sensitive to the environmental characteristics of the
land and facilitates the efficient use of services. The category diversifies and integrates land uses within
close proximity to each other, and it provides for the daily retail and customer service needs of the
residents. Land uses and development in the downtown area should closely follow the land uses noted on
the Land Use Map, although an endless amount of other opportunities exist f or properties in this area. The
City should utilize the Community Development Authority and Mayor’s Task Force on Economic
Development in implementing the redevelopment via the concepts noted in the Redevelopment District #2
Plan and the various Mayor’s Task Force Downtown Committee Reports.
The 2020 Plan does specifically identify the Redevelopment District #2 as well. The 2020 Plan notes the same
text found in the Redevelopment District #2 Plan notes found below.
Lastly, the 2020 Plan has specific recommendations regarding this downtown area. Here is the text from the
Economic Development recommendation section of the Plan:
The downtown of Muskego (generally located along Janesville Road) should be focused upon in order to
facilitate groupings of viable businesses. The downtown should work around the future Janesville Road
reconstruction project to incorporate a sense of place and destination for residents and visitors. The
following recommendations are sought to aid the future viability of Mus kego’s downtown:
Explore the formulation of a Business Improvement District (BID) pursuant to Wisconsin Statutes
once increased development of the “downtown” takes place.
Encourage, where applicable, a high degree of commercial, retail, office, and reside ntial use in the
downtown area. Continue to allow amendments to the Zoning Code, when required, to permit greater
flexibility in the uses of downtown property.
Work towards a “park-once-and-walk” downtown.
Amend the Downtown Design Guide to reflect the identities and boundaries found within the
“downtown.”
Redevelopment District #2 Plan & Downtown Design Guide
The CDA recommended approval of the TID 11 to the Council earlier in April and had discussions that the
conceptual plans met the conceptual guidelines found in the RD #2 Plan. Those conceptual guidelines are
found below. These same principles are found in the city’s adopted Downtown Design Guide as well. Lastly, it is
important to note that the Redevelopment District #2 Plan has been around since 2003 and has always
promoted mixed use development (multi-family residential with commercial uses) for the former Parkland Mall
parcel.
ACDO #3 “DOWNTOWN REVIVAL”
ACDO #3 is considered the central downtown of the City of Muskego. The area with the most
redevelopment potential is found along the north side of Janesville Road between Lannon Drive and
Parkland Drive and includes the 10-acre former Parkland Mall site.
The area is currently comprised of single-family residential uses along the west side of Lanno n Drive.
Commercial zoning and land uses are found in place for the parcels abutting Janesville Road, which
includes the former Parkland Mall site.
Redevelopment in this area should seek to enhance the image, profile, and use of Downtown Muskego.
Given its central location, the site plays a crucial role in the future viability of the Janesville Road
commercial district. Equally important, the site provides an opportunity to begin to reshape Downtown
Muskego from a disparate collection of aging commercial structures to a functional and symbolic city center
befitting a community of over 20,000.
New development at the former Parkland Mall site can help set higher standards of design with a renewed
emphasis on community image and the cost effective provision of public services. Moreover, a quality
project at this location will provide the downtown area, and indeed the entire community, with an identity
reflecting the local quality of life and the affluence of city households – in short, a visual and economic
anchor for the currently attenuated and uncentered Janesville Road corridor. Widely accepted development
and planning principles suggest that new development should help the downtown and City compete in an
increasingly competitive and quality-conscious real estate environment, while providing alternative housing
and shopping opportunities in close proximity.
The vision for the Parkland Mall site should encompass a mixed-use development utilizing traditional
neighborhood development standards. Area r esidents should feel a new sense of place, as a development
must provide a downtown identity. Commercial and residential uses are envisioned providing a one -stop
convenience of institutional and public services. Overall, this project should demonstrate market driven
principles that work within the Muskego’s economic landscape.
The following key planning elements are to be used as a guide for the development/redevelopment of the
portion of this area that abuts Janesville Road (Note: A development may include other elements not listed
OR may exclude some of the elements below as any new development should be market driven):
Design Character
Traditional town center/modern ‘main-street’
Buildings squarely facing the street
Buildings closer to street, parking behind
Pedestrian scale – walkable, accented storefronts
Taller building profiles – downtown centerpoint and landmark
Variable roof-lines.
Transitional massing blending with surrounding architecture
Sense of place/downtown identity
Use Mix
Possible upper end condos (professionals & ‘empty nesters’)
Destination and convenience retail
Smaller floorplate retail
Shared parking
Multiple purpose trips
Convenience
Density
Possible Mid-Rise heights: Somewhat higher than City norm
Built in consumer market for downtown businesses
Greater TIF revenues
More efficient public services/utilities
Activity center
Downtown anchor and landmark
Marketing Plan/Economic Development Strategic Plan: It is important to note that the city has an adopted
Marketing Plan and Economic Development Strategic Plan that promote the orderly development of the parcel
proposed for development. The desired development requirements are similar to the items discussed above in
the Comp Plan and Redevelopment Plan. The “Downtown Janesville Ro ad” is a study recommendation area in
the plan and here is the text from the Marketing Plan in relation to recommendations for that area from the
adopted Marketing Plan.
Downtown Janesville Road
Muskego lacks a traditional retail core. Providing coordinated streetscape, signage and architectural design
standards for properties in the downtown portion of Janesville Road can create an identity for this key
commercial district. This unique commercial area should be emphasized by highlighting the existing
residential and green areas which separate the downtown portion of Janesville Road from the regional
development at the Racine and Moorland intersections. Demolition and right of way expansion as part of
the Janesville Road reconstruction project will open up several corner parcels for redevelopment, with the
potential to create visual landmarks and introduce neighborhood signage at key intersections. This, in
addition to the streetscape improvements as part of the street reconstruction, will create a more ped estrian
and community-focused corridor which encourages visitors to spend more time in the corridor.
Uncertainty surrounding right-of-way acquisition for the road construction project has limited private
property investment along the corridor. Although the planning phase is now complete, many businesses are
still hesitant to invest, fearing that construction will negatively impact their business. However, having a
number of properties simultaneously undergoing improvements would help to convey activity and spur
additional investment. Encouraging property owners to time projects to coincide with the end of construction
can further leverage the significant investment in the streetscape component with improved public
perception and business marketing. Enhancin g the existing Building and Site Grant program to include a
permit fee moratorium, or allowing interior capital improvements which can accommodate desired business
types (i.e. public restrooms, hoods/vents, etc) can facilitate this type of coordinated inve stment activity.
Longer-term, opportunities to create a downtown commercial and recreation node will capitalize on
Muskego’s unique lakefront amenities and encourage the significant area residential population to visit the
downtown. The presence of both Big and Little Muskego Lake, the Muskego Recreation Trail and existing
recreation businesses such as Mather Lanes and the High Tide on or adjacent to this corridor create
potential synergies. The City should capitalize on future lakefront park opportunitie s to drive increased
property tax revenues by encouraging higher density mixed -use properties in the surrounding area.
Priorities for future waterfront park space should be to provide lake views from Janesville Road while also
accommodating internal uses which will activate the space and provide event and gathering space serving
the entire community. The ability to secure a return on investment for what would require a significant City
investment suggests that efforts to facilitate surrounding ancillary development through adjacent property
consolidation to facilitate increased density, should coincide with park improvements. This would provide
greater incentive to encourage additional private sector investment around what should be a key focal point
for downtown redevelopment. Discussions with adjacent property owners to market larger redevelopment
opportunities spanning multiple sites can help to encourage larger scale and higher density uses on
surrounding parcels.
An additional long-term opportunity is to encourage infill development on rear areas of deep parcels through
conditional use zoning. Encouraging horizontal mixed-use development can increase the value of Janesville
Road parcels and encourage long-term higher density uses on the commercial frontage. Multifamily
development should target younger and empty nest demographics which are currently underserved in the
community. Expanding the range of housing available will help retain young adult and aging residents and
provide an adjacent customer base for local retail. Apartment demand is projected to grow in comparison to
single family development. Identifying areas to accommodate this demand in ways that cater to desirable
demographic segments will facilitate continued growth in Muskego.
Recommendation #22
Focus recruitment efforts on identified target sectors.
Local household-serving retail and restaurant
Service retail or office users that serve the local households (real estate agents, accounting, fitness,
health & medical, etc)
Multifamily housing
Recommendation #23
Develop community-oriented shopping districts focusing on smaller-scale specialty goods, restaurants and
entertainment establishments. Focus on improving pedestrian experience through quality architecture,
public gathering spaces, transparent facades and pedestrian-scale development.
Recommendation #24
Pursue strategic infill / redevelopment of key Janesville Road properties. Wherever possible, encourage
density for more customers and TIF value. Focus on maximizing investment around district entrance
intersections.
Recommendation #25
Target opportunities for mixed-use, multi-story development to bring more office and residential density to
the corridor and the center of the community. Look to focus density around neighborhood shopp ing nodes,
future waterfront access and other amenities or key intersections.
Recommendation #28
Look for opportunities for high-quality multifamily development in areas with less commercial viability or on
rear lots. Use incentives to ensure units are attractive to the target household market such as young
professionals and existing wealthy households looking to downsize.
Future Building, Site, and Operation Plan
After approval of the rezoning the developer would have to come back thru Planning Commis sion to receive formal
approval of a BSO plan for each structure on the rezoning concept plan. In fact, Plan Commission will note that the
developer has a BSO in front of Plan Commission tonight for the multi-family dwellings and a certified survey to bre ak
up the lands per the rezoning concept is also found.
Public Hearing
The Council held the public hearing for this request at their Tuesday April 26th meeting. Staff would encourage Plan
Commission to listen to the meeting by going to the City’s website under “Government-Boards & Committees-Common
Council” when they get time. You can click on the most current agenda which will take you to a video link. Please
contact city staff for help in reaching this weblink if need be.
Plan Commission will find that twenty (20) people spoke at the hearing with people both in favor and against. Here are
some of the questions/issues that came up that staff stated we would address:
Many concerns on stormwater affecting Freedom Square and the general neighborhood: As Plan Commission
knows every development is solely responsible for storm water management on their development site. A new
development has to add stormwater management practices that meet current city and state codes which
includes ensuring that their proposed new development does not allow water to leave the site in any direction
without being controlled. The same is the case with the Parkland Towne Center proposal.
Currently, the entire property simply drains to the north via underground stormwater pipes a nd sheet runoff to
the pond that exists in the Freedom Square condo development. There is no actual stormwater management
today.
The proposed stormwater management for the Parkland Towne Center Development is in the approval process
from the city’s Public Works Department. At this time, the PW Department has found that the developers are
actually proposing a stormwater management system that is above and beyond code requirements .
Development of the site and management of the stormwater will actually benef it the general neighborhood
rather than hinder it per the following:
1. The plan shows they will be removing 81.14% of the suspended solids, while codes only require 40%
removal.
2. The storm water management plan will be reducing the flow rate dramatically. The amount of water
leaving the site during a 100 year storm event after the development occurs will be equal to that which
leaves the site today after a 2 year storm event. Basically, the flow rate after development will be far
less than today.
3. The 2 year runoff volume will be reduced from the current 30.53 cubic feet per second (cfs) down to
1.42cfs. This is over a 95% reduction to the flow rate durin g the 2 year event.
Increased traffic concern for Lannon Drive, Parkland Drive and Briargate Lane to the north: The developer has
a completed traffic impact analysis as part of the submittal to staff. Based on that analysis they are showing in
their infrastructure plans some considerable improvements to Lannon Drive and to Janesville Road as well as to
interior turning lanes going out to both roadways.
1. Lannon Drive: The infrastructure plans show that the developer’s southern entrance/exit will have a full
intersection. The existing boulevard will be removed and turning lanes for users going south and north
on Lannon will be added. Further, the entrance/exit will be three lanes wide allowing a patron entering
the site their own lane and patrons exiting the site two lanes with one dedicated for southbound users to
Lannon Drive and one lane for northbound users to Lannon Drive.
The development also shows an entrance/exit to the north along Lannon Drive that is more reserved for
the apartments. The plans show that they will open the boulevard along Lannon here as well so people
can easily travel any direction along Lannon and not have to make any U-turn’s in the boulevard of
Lannon Drive.
2. Janesville Road: The infrastructure plans show that a new access will be created along Janesville in
line with the Pick n Save entrance/exit. Just like Pick n Save they will b e adding one lane to come into
the development two lanes to come out of the development with one dedicated to turn right and one
dedicated to go straight or turn left. Further, Waukesha County is mandating that the developers now
install a right turn lane along Janesville for users traveling east.
3. Easement behind Post Office Building: The developers are looking to secure an easement behind the
Post Office building for future trucking. Easements have actually existed here between the properties to
share access in some way in the past. While the developers are securing this easement for the benefit
of all the businesses, the Plan Commission would still have control over trucking times and access at
the time of a BSO for the future grocer planned there.
4. Parkland-Briargate Traffic: People mentioned that many people already turn right onto Parkland Dive
from Janesville Road and then cut over on Briargate Lane to get to Lannon Drive going north . While a
future apartment owner may want to use such a route we would think that such a cut thru would
continue to be done by existing home owners who live up Lannon north of Briargate Lane regardless of
the proposed development. Given that the development is on a County highway, and the development
is including many new and improved access points, it may be hard to decipher if any more road
updates would aid this existing problem.
The proposed mix of uses and development proposed isn’t what the city desires: Please see the adopted city
plans referenced in this supplement. Over a decade of adopted plans seem to support the notion of mixed uses
and a higher density residential with possible heights. It should be noted that the CDA approved a concept plan
(With 108 units residential / 66,000 SF in commercial) and a conceptual TIF (in the amount of up to $5.4 mil)
back in October 2004. The mix of uses at that approval were in separate buildings and not actual mixes of
residential in the same structure. The Redevelopment District #2 Plan design guidelines were the same as they
are today with the exception that the city added a guideline that any proposed development should be “market
driven” now. The CDA has found that those guidelines are predominantly met at their recent April 2016 meeting
for the development being proposed.
Fire Department: Many mentioned that the height of the apartment buildings would not be able to be managed
by the Fire Department today. This was brought up a decade ago as well but we have found that the Fire
Department has a 100 foot ladder truck to support this type of development at the proposed 43’9”. As shown
below in a discussion on height, the city has many structures approaching 40 feet in height. Further, the
apartments will be required to be fully sprinkled buildings.
Height: Please see height discussion below in the staff recommendation section on how the city calculates
height and thoughts on discussing height issues.
Sunlight: An individual mentioned that sunlight will be blocked at times due to the new development. The
developers have provided a solar study attached to their submittal herein. The solar study shows that
shadowing will occur at various times to a couple homes northwest of the development, but fairly minimal due to
the angle of the sun in Wisconsin. Lastly, it should be noted that since this solar study was completed the
developers have submitted a new site plan (attached in supplement) that now has the Apartment Building #3 20
feet from the west property line as opposed to 10 feet prior. This will allow the large coniferous treel ine to stay
along with adequate space for more landscaping.
Open Space: Some people mentioned they would like to see more open space or a park space as part of the
plan. The development is showing some green space around the future proposed clubhouse/pool . It is yet to be
determined by the developers what will become of this open space area and that would most likely occur at the
time of BSO approval of the clubhouse at a future time. The BSO for the apartments does show this area as
being general open landscaped greenspace until such time.
As mentioned in the rezoning, the PD request would allow the development as presented. The DR -1 zoning
district allows one residential unit per 2,500 square feet of open space. While there is open space surrounding
each apartment building and open areas around the pool/clubhouse, the overall development shows about 3.78
acres of pervious area which results in approximately 1,830 SF of open space per dwelling unit.
The developers are looking to get the PD approved showin g that the development proposed fits the
development market for a downtown mix of high density residential uses with commercial uses. Further they
believe that the amenities and open space shown for the apartment complex meets the market demand. The
developers have submitted as part of their TIF proposal a market study for the proposed apartments. With the
development as presented the developers are showing that rents will average $1,697 and will have an
absorption rate of 5 a month.
Water Table: Individuals mentioned that they wondered what the science was behind the mentioned water table
being high on the property which leads to the higher heights of the residential structures. The developers did
complete a geotechnical study prior to approvals. Below is a section from the study regarding the water
presence in the area. Also, it should be noted that high amounts of fill material are found throughout the site
which leads to high over-excavation costs for any future building on the site as well. The city does have a code
requirement for developments that a structure should be at least 2 feet above any perched water table.
STAFF RECOMMENDATION PC 030-2016
Approval of Resolution PC 030-2016. Finding that the submittal meets the Comprehensive Plan and that the PD
proposal passes the “Basis for Approval” test of the zoning code in Section 9.04.
Further, approval based on the following contingencies that are found in the current resolution:
BE IT FURTHER RESOLVED, That this resolution recommends to the Council to include in the ordinance that
the rezoning only takes effect upon approval and execution of Plan Commission approved BSO Plans for all
elements of the proposed development and Common Council approved developer’s agreements outlining
developer improvements when applicable.
BE IT FURTHER RESOLVED, That Plan Commission approvals (Building, Site and Operation Plans, Condo
Plats, CSMs, etc.) will be required in the future for all uses shown in the concept plan for this proposed
rezoning.
Staff has based the approval recommendation on the following supporting information:
1. The Plan Commission will be able to review the various BSOs for each individual building in the future which will
more adequately assure that the uses adapt to the surrounding neighborho od in relation to landscaping,
lighting, screening, operation times, trucking, and the like.
2. The basis for approval sections of the zoning code are substantially met including the following –
a. Section 9.04(A) asks that the developer show that they can rea sonably carry out the desired
development plan associated with the rezoning request. Running parallel to this rezoning request is a
Tax Incremental Financing request before the Common Council. Staff can assure the Planning
Commission that a developer’s agreement is being orchestrated that ensures the developer meet many
construction schedules before receiving any financing. The developer has been thru extensive pre -
development activities leading up to this rezoning as well. The city is in receipt of the fol lowing
documents from the developer as part of their pre -development efforts: traffic impact study,
geotechnical study, title report, bank commitments, environmental studies, market analysis, full civil
plans, and property appraisals. The civil plans are of important note as the plans are in position for full
approvals from the city and outside agencies (MNSD and DNR) by mid -May. Thus the developer could
be moving dirt as early as mid-May with the approvals herein.
b. Section 9.04(B) asks if the proposed development is consistent in all respects to the spirit and intent of
this Ordinance and is in conformity with the general plans for community development. Given the
decade’s worth of adopted plans noted above that promote mixed use development for the form er
Parkland Mall site, staff finds that this objective is met. However, it should be noted that individual
tweaks may need to be made to the building, site and operation plans of each structure in order for
them to better fit in the immediate neighborhood in relation to screening, landscaping, and operation
times, etc. In all, the development is consistent though with the spirit and intent of the city’s codes and
adopted plans.
Section 9.04(B) goes on to discuss that the development “….would not be contrary to the general
welfare and economic prosperity of the City or of the immediate neighborhood, that the specific
development plans have been prepared with competent professional advice and guidance, and that the
benefits and improved design of the resultant development justifies the variation from the normal
requirements of this Ordinance through the application of the PD Planned Development Overlay
District.”
Although each individual structure is to be reviewed on its own BSO Plan merit in the future by Planning
Commission, this is the part of the code where we should consider the variations to the zoning code
that the developers are specifically requesting per the following:
i. Multi-family height variation: The developers are requesting a height for the m ultifamily
structures to be at 43’9” as measured by code. Currently, the city’s DR -1 Downtown Revival
Zoning District, which allows residential and commercial uses in combination, allows a
maximum height of 35 feet. Thus, staff sees this request as a variation of approximately 8’9”.
The developers have noted that the need for the higher roofline is due to the water table being
high in the vicinity of the footings and foundations for the structures.
Although the height of the proposed structures are higher than the city norm there is some
substantiation for the proposal. The adopted Redevelopment Plan for the parcel has been
adopted since 2003 and has always had two guidelines associated with the thoughts for the
future development of this parcel in relation to heights: Design Character-Taller building profiles
– downtown centerpoint and landmark & Density-Possible Mid-Rise heights: Somewhat higher
than City norm. Various concept plans over the years (including in the initial Redevelopment
Plan itself) for the parcel have been presented as well to have possible heights outside city
norm.
The main objective is to determine what heights should be the maximum allowed. Staff believes
that the height presented of 43’9” is adequate if the Plan Commission and Cou ncil first agree
that the building sizes and mix of uses is allowed. If we determine that the building sizes and
density presented are allowable and that we see that the proposal fits into the various adopted
plans, we should be OK with the presented height variation. Staff bases this thought that the
height variation requested is 8’9” from the maximum allowed by our DR -1 zoning district of 35
feet. If we are following the Redevelopment District #2 Plan guideline, buildings may be found
higher than the norm in this area of the city than the 8’9” difference doesn’t represent much of a
variation. This is due to the fact that the very mass of the building is still going to be ever
present in this downtown location of Janesville Road at a height of 35 feet or at 43’9”. If the
Muskego adopted plans wanted to create a new sense of place, or centerpoint for our
downtown, the presented proposal should fulfill that objective as a passerby will see that the
proposed structures are of a unique size and shape for Muskego regardless if the height is
between 35’ to the proposed 43’9”.
In relation to height, staff has been asked for some comparables in the community. This should
be prefaced that Muskego does not have any buildings like the proposed multi family structures
in Muskego. However, here are some examples:
-Muskego High School PAC: 51’
-St.Paul’s Gym: 39’
-InPro Office: 35’ to peak
-GE on Moorland: 30’
-North Shore Bank across street: 30’ to peak (NOTE: also ~7’ above Janesville Road)
Lastly, it should be noted that Muskego’s code measures from the average front grade
elevation of a structure to the midpoint of the highest gable roof. Thus, heights tend to be
higher than what Muskego codes state. For example, there are many two story single family
homes in Muskego well above the 30-foot height requirement for a single family residential
district due to how the code measures heights. It isn’t uncommon for a two-story home to be 35’
or higher while an exposed rear portion of a dwelling could be in the 40 -foot height mark. A
recent example would be the home being built just west of the Hillendale/Racine intersection on
the north side of Hillendale Drive. This home is 40 feet to the peak.
ii. Amount of units in each multi-family building: The developers are requesting that each multi-
family building have up to 30 units each. Muskego’s existing most intense multi-family zoning
district (RM-1) allows up to 16 units in any one structure. Staff doesn’t see that the 30 units in
one structure affects the development or neighborhood area any differently than a 16 unit
structure given that proper BSO requirements are sought and the overall unit density
parameters allowed by the PD are followed.
iii. Setback/offset variations: The developers are requesting that the buildings, both residential and
commercial, be placed as shown on the submitted site plans. All the placements would be
subject to a future Plan Commission Building, Site, and Operation Plan for other proper
placements of parking, utilities, and landscaping. Overall, the placements of the buildings meet
one of the city’s underlying zoning codes for a downtown mixed use, residential, or commercial
zoning. The following zoning districts would usually apply to this downtown area for Plan
Commission reference:
RM-1 multi-family zoning district allows buildings per the following requirements - Front Setback
of 40 feet, Side Setbacks of 20 feet, floor area ratio max of 30%, Open space per dwelling unit
of 4,000 SF.
DR-1 Downtown Revival Mixed Use District allows buildings per the following requirements -
Front Setback of 10 feet, Side Setbacks of 5/10 feet, floor area ratio max of 40% (B-4 district),
Open space per dwelling unit of 2,500 SF.
B-4 Highway Business District (existing zoning) allows buildings per the following requireme nts -
Front Setback of 40 feet, Side Setbacks of 10/15 feet, floor area ratio max of 30% (B -4 district).
c. Section 9.04(E) asks if the proposed mix of uses and overall density conform to code and the
Comprehensive Plan. Staff finds again that the use mix conforms to the objectives of the area for the
Comprehensive Plan as noted in the Comp Plan text noted above. Further, the residential unit density
proposed for the development (90 units) meets code without the need for a bonus. The open space
found in the proposal seems to be consistent with a high density downtown development as presented.
MUSK EG Othe City of
Ar ea o f Inte restI0350700
Fee t
Ag en da Item(s)
Pr op er tie s
Zon in g D istr ic ts
Rig ht -o f-Way
Hy dr og rap hy
Supp lem ental MapRESOLUTION #PC 03 0-2016
En er -con C om pan iesS74 W 170 00 Ja nes v ille Ro ad
J A N E S V I L L E
L O O M I S R D
RA
CIN
E
AV
DURHAM
W O O D S
CO LL EG E
Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 4 /2 5/2 0 16
RESOLUTION #P.C.030-2016
RECOMMENDATION TO COUNCIL TO AMEND THE ZONING MAP OF THE CITY OF
MUSKEGO FOR ENER-CON COMPANIES FOR A PROPERTY LOCATED IN THE NW ¼
OF SECTION 10 (TAX KEY NO. 2198.984) FROM B-4 HIGHWAY BUISNESS DISTRICT TO
A PD – PLANNED DEVELOPMENT FOR A DEVELOPMENT
KNOWN AS PARKLAND TOWNE CENTER
WHEREAS, A petition for a rezoning was submitted by Ener-Con Companies, Inc. to rezone
the property along Janesville Road just east of Lannon Drive known as the former Parkland
Mall site (Tax Key No. 2198.984/Janesville Road), and
WHEREAS, The rezoning request is to amend the existing zoning from B-4 Highway
Business District to a PD – Planned Development District for a new development entitled the
Parkland Towne Center, and
WHEREAS, A Planned Development District allows different land uses to co-exist as well
establishing that individual uses/structures need not comply with the specific building location,
height, building size, lot size, and open space requirements of the underlying basic zoning
districts provided that the spirit and intent of such requirements are complied with in the total
development plan for such projects consistent with the criteria as established in the “basis for
approval” section of the zoning code, and
WHEREAS, The Parkland Towne Center planned development district is requested for the
following reasons:
The development to be conceptually developed per the submittal subject to future city
approvals of civil plans, BSOs, CSM and other approvals,
The multi-family buildings not to exceed 43’9” feet as measured by code,
The multi-family buildings to have up to 30 units in any one structure,
Commercial and residential buildings on the site to have varying setbacks , offsets,
floor area ratios, and open space ratios,
Lot lines to cross between developments including allowance of land locked parcels
subject to easements,
Paving, parking space, and access ways to cross property lines throughout the
development, and
WHEREAS, A Public Hearing for the rezoning was heard before the Common Co uncil on
April 26, 2016, and
WHEREAS, The 2020 Comprehensive Plan identifies this area for commercial land uses and
the proposal is consistent with the Comprehensive Plan, and
WHEREAS, The property is currently served by municipal sani tary sewer and municipal
water.
THEREFORE BE IT RESOLVED,That the Plan Commission does hereby recommend
approval to the Common Council to rezone the Parkland Towne Center property located in
the NW ¼ of Section 10 (Tax Key No. 2198.984) from B-4 Highway Business District to a PD-
Planned Development District.
BE IT FURTHER RESOLVED, The Plan Commission has carefully considered the standards
described in Section 9.04 of the City Zoning Code, and has concluded that the proposed
development will satisfy such conditions.
BE IT FURTHER RESOLVED, That this resolution recommends to the Council to include in
the ordinance that the rezoning only takes effect upon approval and execution of Plan
Commission approved BSO Plans for all elements of the proposed development and
Common Council approved developer’s agreements outlining developer improvements when
applicable.
BE IT FURTHER RESOLVED, That Plan Commission approvals (Building, Site and
Operation Plans, Condo Plats, CSMs, etc.) will be required in the future for all uses shown in
the concept plan for this proposed rezoning.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: May 3, 2016
ATTEST: Kellie McMullen, Recording Secretary
RREEAALL EESSTTAATTEE:: DDEEVVEELLOOPPEERRSS BBUUIILLDDEERRSS PPRROOPPEERRTTYY MMAANNAAGGEEMMEENNTT SSAALLEESS
8575 W. Forest Home Ave., Suite 160 Greenfield, WI 53228 Office (414) 425-4939 Fax: (414) 425-4946
RezoningApplication
ProjectNarrative
ParklandTowneCenter,LLC
C/OEnerConCompaniesInc.
8575WForestHomeAve.#160
Greenfield,WI53228
(Applicant)
ParklandTowneCenter
S74W17000JanesvilleRd.
Muskego,WI53150
(Project)
TheCityofMuskego
2292016
Project/Siteinformation:
Location:S74W17000JanesvilleRd.Muskego,WI53150
Applicant:EnerConCompaniesInc.
LandUse:Currentlyvacant
Zoning:CurrentlyzonedB4,HighwayBusinessDistrict.
ProposaltorezonePD,PlannedDevelopment.
ParcelArea:
Lot1–5.198Acres(or226,432squareft.)
Lot2–2.943Acres(or128,212squareft.)
Lot3–.679Acres(or29,585squareft.)
Lot4–1.260Acres(or54,873squareft.)
Lot5–.679Acres(or29,559squareft.)
BuildingHeight:The30unitresidentialbuildingswillhaveflatroofswithacopingheight
ofapproximately43’9”.Thehighestpointofthebuildingwillbetheelevatorshaftlocatednear
themiddleoftheflatroofataheightofapproximately47’8”.
PropertyDescription:
ThatpartoftheNorthwest1/4ofSection10,inTown5North,Range20East,bounded
anddescribedasfollows:
CommencingattheSouthwestcornerofsaid1/4Section;thenceNorth1°09'27"Westalong
theWestlineofsaid1/4Section,774.00feettoapoint;thenceNorth88°50'33"Eastonaline
atrightanglestotheWestlineofsaid1/4Section,50.00feettoapointintheEastlineof
LannonRoad,saidpointbeingthepointofbeginningofthelandtobedescribed;thence
continuingNorth88°50'33"EastonalineatrightanglestotheWestlineofsaid1/4Section,
100.00feettoapoint;thenceNorth1°09'27"WestonalineparalleltotheWestlineofsaid1/4
Section,200.00feettoapoint;thenceSouth77°35'Eastonaline293.37feettoapoint;thence
South27°33'Eastonaline210.00feettoapoint;thenceNorth62°27'Eastonaline160.00
feettoapoint;thenceSouth27°33'Eastonaline28.22feettoapoint;thenceNorth62°27'
Eastonaline16.08feettoapoint;thenceSouth27°33'Eastonalineatrightanglestothe
NortherlylineofJanesvilleRoad(S.T.H."24")417.31feettoapointintheNortherlylineof
JanesvilleRoad;thenceSouth62°27'WestalongtheNortherlylineofsaidJanesvilleRoad,
726.81feettoapoint;thenceNorth27°04'Westonaline176.80feettoapoint;thenceSouth
88°50'33"WestonalineatrightanglestotheWestlineofsaid1/4Section,106.00feettoa
pointintheEastlineofsaidLannonRoad;thenceNorth1°09'27"WestalongtheEastlineof
saidLannonRoad,541.84feettothepointofbeginning.SaidlandbeingintheCityofMuskego,
CountyofWaukesha,andStateofWisconsin.
TaxKeyNo:MSKC2198.984
Address:S74W17000JanesvilleRoad
ProjectDescription:
This10.76acrepieceoflandisconsideredtobeaprimelocationforredevelopmentin
theCityofMuskego.Givenitscentrallocation,thissiteplaysacrucialroleinthefutureofthe
CityofMuskegoandistheperfectlocationforaTowneCenter.Thedevelopmentwillconsistof
(3)30unithighendapartmentbuildingsalongwith23,500squarefeetofretail/officespaceand
a30,000squarefootgrocerastheanchortenant.Thedevelopmentisgoingtogiveanewimage
andwalkabilitytotheCityofMuskego.Themixeduseisgoingtobebeneficialtobothcurrent
andfutureresidents.Withtheretail/officeandgrocerystorethissitehasthepotentialtocreate
aonestopconveniencetoallMuskegoResidents.AttachedareCivilengineeringplansprepared
bytheSigmaGroupincludingasiteplan,erosioncontrolplan,roadwayplan,trafficcontrolplan,
gradingplan,utilityplan,andwaterandsewerplan.Alsoattachedarethemostuptodate
buildingplansalongwithcoloredrenderingsoftheproposed30unitbuildings.
PlannedDevelopmentRequests:
ParklandTowneCenter,LLCwouldliketorequestaheightwaiverasthethreeresidential
apartmentbuildingswillexceedthebuildingheightrestrictioncurrentlysetbytheCityof
Muskego.Duetogroundconditionsnotbeingsuitableforundergroundparking,thebuildings
willexceedthebuildingheightlimitation.Theresidentialbuildingshavebeendesigned
specificallyforthesoilconditionsatthesitewithgradelevelparkingtoppedbythreeresidential
floors.Theyhavebeendesignedwithflatroofswithacopingheightofapproximately43’9”.The
highestpointofthebuildingwillbetheelevatorshaftlocatednearthemiddleoftheflatroofat
aheightofapproximately47’8”.Aheightwaiverallowinganextensionof13’9”isrequested.
ParklandTowneCenter
Brick:Boston
2 ndand3 rdfloorofelevation
FiberCementPanel:#713CS(orsimilarcolor)
Cornerpillarsofelevation
HardiePlankLapSiding:HeatheredMoss(orsimilarcolor)
4 thfloorofelevation
DecorativeBlock:Redhueatthelower3courses,buff/grahamatuppercourses
Gradelevelofelevation
Note:colorsmayrenderdifferentlyonprintasopposedtophysicalsamples
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PROPOSED FUTURE GROCERY
(30,000 SF) FFE = 809.00
PROPOSED FUTURE
COMMERCIAL
(12,000 SF) FFE: 811.80
PROPOSED
FUTURE
COMMERCIAL
(4,000 SF)
FFE = 811.80
PROPOSED FUTURE
COMMERCIAL
(7,500 SF) FFE = 808.87
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PROPOSED BUILDING
21,600 SF
FFE = 809.00
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DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
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15577 GRADING.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
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G R O UPSingle Source. Sound Solutions.
CJS
11-24-15
15577
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C 200
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON
THIS DRAWING IS BASED ON FIELD LOCATIONS AND/OR
RECORDS FURNISHED BY MUNICIPALITIES AND UTILITY
COMPANIES. THE LOCATION AND ACCURACY OF WHICH
CANNOT BE GUARANTEED. THERE MAY BE ADDITIONAL
UNDERGROUND UTILITY INSTALLATIONS WITHIN THE
PROJECT AREA THAT ARE NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD.
ANY POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES
SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE
LINES AND EXISTING CONDITIONS ARE INDICATED BY LIGHT
TYPE LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO
LAYOUT FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR
OTHER NON CIVIL SITE WORK. REFER TO ARCHITECTURAL
DRAWINGS FOR DIMENSIONS OF BUILDING AND
ARCHITECTURAL FEATURES.
5. DIMENSIONS ARE FROM FACE OF CURB OR EDGE OF
PAVEMENT.
6. WORK WITHIN THE PUBLIC RIGHT OF WAY, INCLUDING BUT
NOT LIMITED TO DRIVEWAY OPENINGS, SIDEWALK AND
RAMPS, PAVING, AND CURB AND GUTTER SHALL BE
COMPLETED PER MUNICIPAL AND/OR COUNTY
REQUIREMENTS AND STANDARDS.
7. EARTHWORK SHALL BE IN ACCORDANCE WITH
GEOTECHNICAL ENGINEER'S RECOMMENDATIONS.
5
5 EXISTING CONTOUR
PROPOSED CONTOUR
LEGEND:
PROPOSED CURB & GUTTER
SPOT GRADE
T/C: TOP OF CURB GRADE
FL: FLOW LINE CURB GRADE
PROPOSED ASPHALT
SPOT GRADE100.00
100.50 T/C
100.00 FL
GRAPHIC SCALE
00 50' 100'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
A
C401
CURB & GUTTER
(ACCEPT)
A
C401
CURB & GUTTER
(REJECT)
B
C4015" THICK CONCRETE WALK
C
C401
ASPHALT SURFACE
(HEAVY DUTY )
PROPOSED STORM INLET
PROPOSED STORM MANHOLE
PROPOSED SANITARY MANHOLE
C
C402
A
C402
B
C402
JANESVILLE RD
LA
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STORM
WATER
BASIN
HWL=805.54
NWL=800
STORM
WATER
BASIN
B
C403
E
C403
REINFORCED
TURF
MATTING
C
C403
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
40'
UTILITY
EASEMENT
A
C403
REPLACE EXISTING PATH
AS NECESSARY
OVERLAND FLOW PATH
PROPOSED
FUTURE
PROPERTY
LINE
PROPOSED
FUTURE
PROPERTY
LINE
PROPOSED
FUTURE
PROPERTY
LINE
REINFORCED
TURF
MATTING
C
C403
REPLACE MANHOLE
COVER WITH
TEMPORARY GRATE.
REFER TO STORM
STRUCTURE TABLE
ON SHEET C402.
REPLACE MANHOLE
COVER WITH
TEMPORARY GRATE.
REFER TO STORM
STRUCTURE TABLE
ON SHEET C402.
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PROPOSED FUTURE GROCERY
(30,000 SF) FFE = 809.00
PROPOSED FUTURE
COMMERCIAL
(12,000 SF) FFE: 811.80
PROPOSED
FUTURE
COMMERCIAL
(4,000 SF)
FFE = 811.80
PROPOSED FUTURE
COMMERCIAL
(7,500 SF) FFE = 808.87
PO
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9
PROPOSED BUILDING
21,600 SF
FFE = 809.00
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T
T
T
T
T
T
T
T
12"
C
M
P
INV
:
8
0
5
.
4
5
12"
C
M
P
INV
:
8
0
4
.
9
0
12"
C
M
P
INV
:
8
0
4
.
8
8
12"
C
M
P
INV
:
8
0
4
.
7
9
48"
C
C
P
INV
:
7
9
7
.
2
2
FO FO FO FO FO FO FO FO FO FOFOFOFOFOFOFOFOFOFO
60"
C
C
P
INV
:
7
9
6
.
3
7
"V"
C
H
A
N
N
E
L
:
796
.
5
5
SA
N
MH
1
SA
N
MH
3
SA
N
MH
4
SA
N
MH
5
SA
N
MH
6
SA
N
MH
7
SA
N
MH
8
SA
N
MH
9
ST
M
MH
1
ST
M
MH
2
ST
M
MH
3
ST
M
MH
4
ST
M
MH
5
ST
M
MH
6
ST
M
MH
7
ST
M
MH
8
ST
M
MH
9
ST
M
MH
1
0
P/
L
P/
L
P/LP/L
P/L
P/L
>>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
EXISTING STORM
TO BE REUSED
>
>
>
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W W W W W W W
W
W
W
W
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SANSANSAN
SA
N
SA
N
SA
N
SA
N
SA
N
W
W
SANSANSANSAN
>
>
EXISTING STORM
TO BE REUSED
10
.
0
'
>
12
5
°
'
84°
'
UT
I
L
I
T
Y
P
L
A
N
DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
PA
R
K
L
A
N
D
T
O
W
N
E
C
E
N
T
E
R
MU
S
K
E
G
O
,
W
I
S
C
O
N
S
I
N
15577 UTILITY.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
E
G R O UPSingle Source. Sound Solutions.
TPM
12-4-15
15577
JBL
JBL
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS
DRAWING IS BASED ON FIELD LOCATIONS AND/OR RECORDS
FURNISHED BY MUNICIPALITIES AND UTILITY COMPANIES.
THE LOCATION AND ACCURACY OF WHICH CANNOT BE
GUARANTEED. THERE MAY BE ADDITIONAL UNDERGROUND
UTILITY INSTALLATIONS WITHIN THE PROJECT AREA THAT
ARE NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD. ANY
POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES SHALL
BE BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR
TO PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE LINES
AND EXISTING CONDITIONS ARE INDICATED BY LIGHT TYPE
LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO LAYOUT
FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR OTHER NON
CIVIL SITE WORK. REFER TO ARCHITECTURAL DRAWINGS
FOR DIMENSIONS OF BUILDING AND ARCHITECTURAL
FEATURES.
5. ALL UTILITIES WITHIN 5 FEET OF PAVED AREAS SHALL
REQUIRE GRANULAR BACKFILL. SLURRY BACKFILL IS
REQUIRED FOR ALL WORK IN PUBLIC RIGHT OF WAY.
6. PRIVATE STORM INLETS IN PAVEMENT SHALL REQUIRE DRAIN
TILE STUBS OF 10 FEET IN TWO DIRECTIONS FOR
SUBDRAINAGE. RIM GRADE FOR STORM INLETS IN CURB AND
GUTTER ARE FLOW LINE GRADES.
7. WORK IN PUBLIC RIGHT OF WAY SHALL FOLLOW MATERIAL
AND INSTALLATION REQUIREMENTS PER MUNICIPAL AND/OR
COUNTY.
8. PRIVATE STORM SEWER 12-INCH DIAMETER OR LARGER
SHALL BE HDPE. BELOW 12-INCH DIAMETER SHALL BE PVC
SDR-35 ASTM D3034. PRIVATE WATER MAIN SHALL BE CLASS
150 DR 18 PVC CONFORMING TO AWWA C-900. PRIVATE
SANITARY SEWER SHALL BE PVC SDR-35 ASTM D3034.
9. COORDINATE FINAL LOCATION AND DESIGN OF PRIVATE
UTILITY SERVICES (ELECTRIC, GAS, PHONE, CABLE) WITH
UTILITY COMPANIES.
10. FOR PUBLIC SANITARY SEWER PLAN AND PROFILE DESIGN
REFER TO SHEET C301 AND C302.
11. FOR PUBLIC WATER PLAN AND PROFILE DESIGN REFER TO
SHEET C303 - C305.
W
SAN
>
E
T
G
PROPOSED WATER MAIN
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER
PROPOSED ELECTRICAL SERVICE
PROPOSED TELEPHONE SERVICE
PROPOSED GAS SERVICE
Fi
l
e
:
I
:
\
E
N
E
R
C
O
N
\
1
5
5
7
7
_
N
e
w
P
a
r
k
l
a
n
d
M
a
l
l
\
0
6
0
C
A
D
\
C
-
C
i
v
i
l
\
5
0
0
P
r
o
d
u
c
t
i
o
n
-
C
i
v
i
l
P
l
a
n
s
\
5
0
6
-
U
t
i
l
i
t
y
P
l
a
n
\
1
5
5
7
7
U
T
I
L
I
T
Y
.
d
w
g
LEGEND:
C 300
GRAPHIC SCALE
00 50' 100'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
ST EXISTING STORM SEWER
PROPOSED STORM INLET
PROPOSED STORM MANHOLE
PROPOSED SANITARY MANHOLE
C
C402
A
C402
B
C402
PROPOSED WATER VALVE
PROPOSED WATER HYDRANT
UTILITY CROSSING
8" WATER INV: 798.28
6" SAN. INV: 800.81
UTILITY CROSSING
8" WATER INV: 798.27
8" SAN. INV: 800.24
UTILITY CROSSING
8" WATER INV: 798.65
15" STM. INV: 801.77
UTILITY CROSSING
8" WATER INV: 798.50
30" STM. INV: 800.41
UTILITY CROSSING
6" SAN INV: 800.75
15" STM. INV: 801.76
UTILITY CROSSING
12" WATER INV: 800.43
8" SAN. INV: 797.72
UTILITY CROSSING
8" WATER INV: 798.14
EX. 24" STM. INV: 800.89
UTILITY CROSSING
8" SAN INV:799.43
18" STM. INV: 803.55
UTILITY CROSSING
8" SAN INV: 798.52
12" STM. INV: 804.47
UTILITY CROSSING
8" SAN INV: 797.72
12" WATER INV: 800.43
40'
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
D
C402
JANESVILLE RD
LA
N
N
O
N
D
R
.
COORDINATE WORK
WITHIN THE RIGHT
OF WAY WITH THE
PUBLIC ROAD
IMPROVEMENTS .
COORDINATE WORK
WITHIN THE RIGHT
OF WAY WITH THE
PUBLIC ROAD
IMPROVEMENTS .
COORDINATE WORK
WITHIN THE R.O.W
WITH THE PUBLIC
ROAD IMPROVEMENTS
.
UTILITY CROSSING
8" WATER INV: 797.78
24" STM. INV: 800.11
W
W
W
E E E E E E E E E E E E E E E E E E E E E E E E E E E E E EWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN S
G
G
GEE E E E E
E
E E E E
E E E E E E E E E E E E E E E E
T
W
W
WSA
N
SA
N
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
T
GR
A
V
E
L
GR
A
V
E
L
G
FO FO FO FO FO FO FO FO FO FO FOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFO
SA
N
MH
3
SA
N
MH
4
SA
N
MH
5
P/LP/LP/LP/L
TTTTTTTTTTTTTTTTTTTTTTT
T
T
TTT
TTTTTTT
E
E
E
E
E
E
W
W
W
W
W
W
W
W
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
W
E
E
T
T
T
T
T
T
T
T
T
T
G
G
SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN
SA
N
SA
N
SA
N
SA
N
STST
ST
S
T
S
T
S
T
S
T
S
T
STSTST
T
T
T
T
T
T
T
T
TTTTTTTTTTTTTTTTTTT
T
GR
A
S
S
GR
A
S
S
GR
A
S
S
BI
T
U
M
I
N
O
U
S
PA
V
E
M
E
N
T
BIT.PAD
EX
I
S
T
I
N
G
BU
I
L
D
I
N
G
GRASSGRASS
LT
P
BA
S
E
LT
P
BA
S
E
12
"
C
M
P
IN
V
:
8
0
5
.
4
5
12
"
C
M
P
IN
V
:
8
0
4
.
9
0
12
"
C
M
P
IN
V
:
8
0
4
.
8
8
12
"
C
M
P
IN
V
:
8
0
4
.
7
9
DU
M
P
S
T
E
R
CO
N
T
A
I
N
M
E
N
T
SA
N
MH
1
SA
N
MH
9
ST
M
MH
1
ST
M
MH
2
ST
M
MH
3
ST
M
MH
9
P/L P/L P/L
17
.
O
LANNON DRIVE
SI
T
E
P
L
A
N
DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
PA
R
K
L
A
N
D
T
O
W
N
E
C
E
N
T
E
R
D
E
V
E
L
O
P
M
E
N
T
JA
N
E
S
V
I
L
L
E
R
O
A
D
A
N
D
L
A
N
N
O
N
D
R
I
V
E
I
M
P
R
O
V
E
M
E
N
T
S
MU
S
K
E
G
O
,
W
I
S
C
O
N
S
I
N
15577 - Public Site.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
E
G R O UPSingle Source. Sound Solutions.
Fi
l
e
:
I
:
\
E
N
E
R
C
O
N
\
1
5
5
7
7
_
N
e
w
P
a
r
k
l
a
n
d
M
a
l
l
\
0
6
0
C
A
D
\
C
-
C
i
v
i
l
\
5
0
0
P
r
o
d
u
c
t
i
o
n
-
P
u
b
l
i
c
\
5
0
3
-
S
i
t
e
D
i
m
e
n
s
i
o
n
P
l
a
n
\
1
5
5
7
7
-
P
u
b
l
i
c
S
i
t
e
.
d
wg
LEGEND:
C 003
A
C401
CURB & GUTTER
(REJECT)
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
B
C401ASPHALT SURFACE
PJI
1-25-16
15577
JBL
JBL
GRAPHIC SCALE
00 30' 60'
12.0'
100.0'72'
31" CONCRETE CURB AND GUTTER
(REJECT)
8-INCH WHITE EPOXY
PAVEMENT MARKING (SOLID)8-INCH WHITE EPOXY PAVEMENT
MARKING (2' LINE, 6' GAP)
SLOPED CONCRETE MEDIAN NOSE
W/YELLOW EPOXY PAVEMENT MARKING
12.0'
12.0'
12.0'
8-INCH WHITE EPOXY PAVEMENT
MARKING (2' LINE, 6' GAP)
PAVEMENT MARKING WHITE EPOXY
ARROW TYPE 2
8-INCH WHITE EPOXY PAVEMENT
MARKING (SOLID)
PAVEMENT MARKING WHITE
EPOXY ARROW TYPE 1
PAVEMENT MARKING WHITE EPOXY
ARROW TYPE 2
8-INCH WHITE EPOXY PAVEMENT
MARKING (2' LINE, 6' GAP)8-INCH WHITE EPOXY PAVEMENT
MARKING (SOLID)
8-INCH WHITE EPOXY PAVEMENT
MARKING (2' LINE, 6' GAP)
4-INCH DOUBLE YELLOW EPOXY
PAVEMENT MARKING
100.0'
80.0'
4-INCH WHITE EPOXY PAVEMENT
MARKING
INSTALL NEW TYPE "C" BASE AND
RELOCATE EXISTING BANNER POLE.
PULL BACK EXISTING WIRING (3 #10 AND 1 #10 GROUND)
TO NEAREST PULL BOX OR POLE. CONNECT NEW CONDUIT
TO EXISTING AS SHOWN. PULL EXISTING WIRE THROUGH
NEW CONDUIT TO NEW POLE LOCATION AND RECONNECT.
PULL BACK EXISTING WIRING (3 #10 AND 1 #10 GROUND)
TO NEAREST PULL BOX OR POLE. CONNECT NEW CONDUIT
TO EXISTING AS SHOWN. PULL EXISTING WIRE THROUGH
NEW CONDUIT TO NEW POLE LOCATION AND RECONNECT
11.0'
PAVEMENT MARKING WHITE EPOXY
ARROW TYPE 2
CONCRETE DRIVE APPROACH
5" CONCRETE SIDEWALK
5" CONCRETE SIDEWALK
HMA PAVEMENT
RELOCATE EXISTING ATMOSPHERIC VACUUM BREAKER
AND IRRIGATION VALVE BOX BEHIND CURB. INSTALL NEW
IRRIGATION PIPING, TRACER WIRE, AND ELECTRIC LINES
TO MATCH EXISTING.
CONCRETE SIDEWALK
5-INCH
D
C402
CONCRETE DRIVEWAY
7-INCH
PAVEMENT MARKING WHITE EPOXY
WORDS
100.0'66.0'
CONCRETE DRIVE APPROACH
5" CONCRETE SIDEWALK
HMA PAVEMENT
CONCRETE DRIVE APPROACH
5" CONCRETE SIDEWALK
HMA PAVEMENT
31" CURB AND GUTTER
(TYP)
CONCRETE MEDIAN NOSE
5" CONCRETE SIDEWALK
ADA RAMPA
C402
ADA RAMPB
C402
REINSTALL BRICK PAVERSE
C401
C
C401
C
C402
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS
DRAWING IS BASED ON FIELD LOCATIONS AND/OR RECORDS
FURNISHED BY MUNICIPALITIES AND UTILITY COMPANIES. THE
LOCATION AND ACCURACY OF WHICH CANNOT BE
GUARANTEED. THERE MAY BE ADDITIONAL UNDERGROUND
UTILITY INSTALLATIONS WITHIN THE PROJECT AREA THAT ARE
NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD. ANY
POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES SHALL
BE BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR TO
PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE LINES
AND EXISTING CONDITIONS ARE INDICATED BY LIGHT TYPE
LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO LAYOUT
FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR OTHER NON
CIVIL SITE WORK. REFER TO ARCHITECTURAL DRAWINGS FOR
DIMENSIONS OF BUILDING AND ARCHITECTURAL FEATURES.
5. DIMENSIONS ARE FROM FACE OF CURB OR EDGE OF
PAVEMENT.
6. WORK WITHIN THE PUBLIC RIGHT OF WAY, INCLUDING BUT NOT
LIMITED TO DRIVEWAY OPENINGS, SIDEWALK AND RAMPS,
PAVING, AND CURB AND GUTTER SHALL BE COMPLETED PER
MUNICIPAL AND/OR COUNTY REQUIREMENTS AND STANDARDS.
31" CURB AND GUTTER
NOTE:
ALL IMPROVEMENTS WITHIN JANESVILLE ROAD ROW SHALL BE
IN ACCORDANCE WITH THE WISDOT STANDARD
SPECIFICATIONS FOR HIGHWAY AND STRUCTURE
CONSTRUCTION, LATEST EDITION.
NOTE:
ALL IMPROVEMENTS WITHIN LANNON DRIVE ROW SHALL BE IN
ACCORDANCE WITH THE CITY OF MUSKEGO STANDARD
SPECIFICATIONS.
W
W
W
E E E E E E E E E E E E E E E E E E E E E E E E E E E E E EWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN S
G
G
GEE E E E E
E
E E E E
E E E E E E E E E E E E E E E E
T
W
W
WSA
N
SA
N
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
T
GR
A
V
E
L
GR
A
V
E
L
G
FO FO FO FO FO FO FO FO FO FO FOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFO
SA
N
MH
3
SA
N
MH
4
SA
N
MH
5
P/LP/LP/LP/L
P
P/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/L
P/L
P/L
TTTTTTTTTTTTTTTTTTTTTTT
TT
TTTTTTTTTT
E
E
E
E
E
E
W
W
W
W
W
W
W
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
W
E
T
T
T
T
T
T
T
T
T
G
G
SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN
SA
N
SA
N
SA
N
SA
N
STST
S
T
T
S
T
S
T
S
T
S
T
STSTST
T
T
T
T
T
T
T
TTTTTTTTTTTTTTTTTTT
T
GR
A
S
S
GR
A
S
S
GR
A
S
S
BI
T
U
M
I
N
O
U
S
PA
V
E
M
E
N
T
BIT.PAD
EX
I
S
T
I
N
G
BU
I
L
D
I
N
G
GRASSGRASS
LT
P
BA
S
E
LT
P
BA
S
E
12
"
C
M
P
IN
V
:
8
0
5
.
4
5
12
"
C
M
P
IN
V
:
8
0
4
.
9
0
12
"
C
M
P
IN
V
:
8
0
4
.
8
8
12
"
C
M
P
IN
V
:
8
0
4
.
7
9
DU
M
P
S
T
E
R
CO
N
T
A
I
N
M
E
N
T
SA
N
MH
1
SA
N
MH
9
ST
M
MH
1
ST
M
MH
2
ST
M
MH
3
ST
M
MH
P/L P/L P/L
>
>
P/L
P/L
P/LP/L
P/L
P/L
P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L
LANNON DRIVE
RO
A
D
W
A
Y
G
R
A
D
I
N
G
P
L
A
N
DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
PA
R
K
L
A
N
D
T
O
W
N
E
C
E
N
T
E
R
D
E
V
E
L
O
P
M
E
N
T
JA
N
E
S
V
I
L
L
E
R
O
A
D
A
N
D
L
A
N
N
O
N
D
R
I
V
E
I
M
P
R
O
V
E
M
E
N
T
S
MU
S
K
E
G
O
,
W
I
S
C
O
N
S
I
N
15577 PUBLIC GRADING.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
E
G R O UPSingle Source. Sound Solutions.
PJI
1-25-16
15577
JBL
JBL
Fi
l
e
:
I
:
\
E
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C 200
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON
THIS DRAWING IS BASED ON FIELD LOCATIONS AND/OR
RECORDS FURNISHED BY MUNICIPALITIES AND UTILITY
COMPANIES. THE LOCATION AND ACCURACY OF WHICH
CANNOT BE GUARANTEED. THERE MAY BE ADDITIONAL
UNDERGROUND UTILITY INSTALLATIONS WITHIN THE
PROJECT AREA THAT ARE NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD.
ANY POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES
SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE
LINES AND EXISTING CONDITIONS ARE INDICATED BY LIGHT
TYPE LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO
LAYOUT FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR
OTHER NON CIVIL SITE WORK. REFER TO ARCHITECTURAL
DRAWINGS FOR DIMENSIONS OF BUILDING AND
ARCHITECTURAL FEATURES.
5. DIMENSIONS ARE FROM FACE OF CURB OR EDGE OF
PAVEMENT.
6. WORK WITHIN THE PUBLIC RIGHT OF WAY, INCLUDING BUT
NOT LIMITED TO DRIVEWAY OPENINGS, SIDEWALK AND
RAMPS, PAVING, AND CURB AND GUTTER SHALL BE
COMPLETED PER MUNICIPAL AND/OR COUNTY
REQUIREMENTS AND STANDARDS.
7. EARTHWORK SHALL BE IN ACCORDANCE WITH
GEOTECHNICAL ENGINEER'S RECOMMENDATIONS.
5
5 EXISTING CONTOUR
PROPOSED CONTOUR
B
C402ASPHALT SURFACE
LEGEND:
PROPOSED CURB & GUTTER
SPOT GRADE
T/C: TOP OF CURB GRADE
FL: FLOW LINE CURB GRADE
PROPOSED ASPHALT
SPOT GRADE100.00
100.50 T/C
100.00 FL
GRAPHIC SCALE
00 30' 60'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
INSTALLED BY OTHERS.
COORDINATE UTILITY
CONSTRUCTION WITHIN
R.O.W. WITH PARKLAND
MALL DEVELOPMENT.
PARKLAND MALL DEVELOPMENT. NOT
IN CONTRACT.
REFER TO CIVIL PLANS FOR
INFORMATION.
PARKLAND MALL DEVELOPMENT. NOT
IN CONTRACT.
REFER TO CIVIL PLANS FOR
INFORMATION.
ALL IMPROVEMENTS IN LANNON DRIVE
SHALL BE IN ACCORDANCE WITH CITY
OF MUSKEGO STANDARD
SPECIFICATIONS.
ALL IMPROVEMENTS IN JANESVILLE
ROAD SHALL BE IN ACCORDANCE
WITH WISDOT STANDARD
SPECIFICATIONS.
City of Muskego
Plan Commission Supplement PC 031-2016
For the meeting of: May 3, 2016
REQUEST: Building Site and Operation Plan – Parkland Towne Center Multi-family Buildings
Tax Key No. 2198.984
NW ¼ of Section 10
PETITIONER: Ener-Con Companies
INTRODUCED: May 3, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 031-2016
The petitioner, Ener Con Companies, is requesting a Building Site and Operation Plan (BSO) to allow
three (3) multi-family buildings as part of their proposed Parkland Towne Center Development.
PLAN CONSISTENCY PC 031-2016
Comprehensive Plan: The 2020 Plan depicts the areas for commercial use. The proposal is
consistent with the Plan subject to a PD Planned Development
rezoning.
Zoning: The property is zoned B-4 Highway Business District. However, a PD
Planned Development zoning is currently under consideration that
would allow the uses as presented herein. The resolution would be
subject to that rezoning occurring.
Adopted 208 Sanitary Sewer
Service Area:
Public sanitary sewer serves this area. The proposal is consistent with
the plan.
Water Capacity Assessment
District:
The property is serviced with water. The proposal is consistent with the
Plan.
Stormwater Management
Plan:
On-site stormwater management is part of the Parkland Towne Center
development and part of the proposal. All stormwater ponds would have
to be approved and constructed prior to occupancy of the structures.
The proposal is consistent with the Plan.
DISCUSSION PC 031-2016
The submittal is included in the supplement consisting of a narrative, site plans, grading/utility plans,
landscape plan, building elevations, floor plans, colored renderings, lighting and signage plans. As stated
above, the petitioner requests approvals for the new multi-family buildings as part of the Parkland Towne
Center Development. The multi-family development is to be named The View at Parkland. Each structure
would consist of four stories and have thirty (30) units of 1 -2 bedroom apartments. The proposal is part of
the Parkland Towne Center development which is currently under consideration for a PD Planned
Development zoning by Plan Commission and Council as well. Overall, the developers are seeking
approval for all three (3) multi-family buildings in the BSO at this time and it is the developer’s intent to
build the structures in a sequence presented on the site from south to north (Building #1 thru Building #3).
Per the developers bank commitment, a new building would not start construction until an ~85%
occupancy rate of the building before.
It is consistent that the developer submits an accompanying BSO Plan to Plan Commission during a
rezoning submittal if it works in their timeline so Plan Commission can have the most relevant information
in basing their decisions.
Architecture
The buildings are proposed to have four sided architecture and be fully clad in masonry products. The
buildings are presented with the parking garage on the first floor and the living areas on the 2 nd thru 4th
floors. Material changes and colors are shown from floor to floor for some added uniqueness. The
developers have shown in other submittals that the need for building on a slab is due to poor soil
conditions.
The structures are clad with the following:
First Floor: Decorative block with a “red” color on the first three courses and a “buff/graham” color
on the upper courses. Windows with galvanized sunshades would be found throughout the first
floors as well to break up the façade and adapt it to the rest of the structure.
Second-Third Floors: These floors are mainly clad with a Boston Brick and windows will have
stone sills and lintels of a masonry grey color.
Fourth Floor: The upper floor is proposed to be clad with a hardie lap siding in a “heather ed
moss” color.
Corners: Each corner of the structure will be cladded in a greyish fiber cement panel
Other: Roofing coping will be an aluminum in a grey color. Outside decks are shown for each of
the units and decks will be prominent on along the longer facades of the structure. The t op floor
of the decks will be covered with aluminum coping roofs. The decks and sundeck on top of the
first floor will have aluminum fencing with similar colors to the main structure.
The Downtown Design Guide and the General Design Guide apply to this area. Overall, the General
Design guide is met as the building is presented with four -sided architecture and has well over the 50%
masonry requirement.
The Downtown Design Guide intent looks to promote the same principles as the Redevelopment District
#2, which staff noted below. The rest of the Downtown Design Guide simply promotes all the
requirements that the city has already enforced as part of this project including 50% masonry, four -sided
architecture, screening, and landscaping. A copy of the overal l guide is in this supplement for Plan
Commission reference. Overall, as presented in the rezoning Resolution #030 -2016 discussion, staff
finds that the Downtown Design Guide principles and requirements are mainly met. It should be noted
that these are simply guidelines and not a checklist that all have to apply for an approval. The adopted
Redevelopment District #2 guide actually goes on to say that a project should be submitted that the
developer can show is market driven as well.
The Design Guide looks to promote the same characteristics as the Redevelopment District including, but not
limited to, the following principles:
Enhance the image, profile, and use of downtown Muskego
Provide a new sense of place with a downtown identity
Demonstrate market driven principles that work within the economic landscape of Muskego
Provide the downtown area, and indeed the entire community, with an identity that adequately
reflects the local quality of life and the affluence of City households
Promote the following types of uses:
Design Character
Traditional town center/modern ‘main-street’
Buildings squarely facing the street
Buildings closer to street, parking behind
Pedestrian scale – walkable, accented storefronts
Taller building profiles – downtown centerpoint and landmark
Variable roof-lines
Transitional massing blending with surrounding architecture
Sense of place/downtown identity
Use Mix
Possible upper end condos (professionals & ‘empty nesters’)
Destination and convenience retail (no ‘big boxes’)
Smaller floor plate retail
Shared parking
Multiple purpose trips
Convenience
Density
Possible Mid-Rise heights: Somewhat higher than City norm
Built in consumer market for downtown businesses
Greater TIF revenues
More efficient public services/utilities
Interconnected activity centers
Downtown anchor and landmark
Site Plan
The overall site consists of the Parkland Towne Center development that includes commercial entities on
the south side along Janesville Road but also includes the three multifamily buildings t o the north along
Lannon Drive. All access points to the development will have upgraded intersections and streets as noted
in the rezoning supplement under PC Res. #030-2016. The primary access points to the multifamily
development will be two (2) access points off of Lannon Drive. A larger access point will occur to the
south of Building #1 and will facilitate more traffic for the commercial entities. A smaller access point will
be found north of Building #2. The interior roads will be of appropriate wi dth for two way access and for
appropriate fire needs. The site plans shows curb and gutter on the entire site.
A new recreation trail will exist on the west sides of Buildings #1 -2 along Lannon Drive that will connect
down to the Janesville Road trail system. The rest of the site surrounding the multifamily structures is
small amounts of greenspace that will be consumed by landscaping as discussed further below. A
clubhouse/pool is scheduled for the area east of the Building #2. That area is shown to be landscaped in
the landscape plan but would be subject to a future BSO Plan once the developer s are ready.
Parking
Parking for the multi-family buildings consists of fifty-two (52) indoor stalls each. There are also forty (40)
outdoor stalls reserved for the multi-family structures with approximately 13 outdoor stalls reserved for
each building.
The code for multiple family is two (2) enclosed parking spaces per dwelling unit with additional visitor
parking as well. The development is obviously unique to Muskego as there are no 30 unit structures of
smaller apartment nature in the area.
Muskego parking codes are subject to Plan Commission discretion and waiver. By unit count the
development is showing 1.73 enclosed parking stalls per unit. When adding t he 13 outdoor parking stalls
dedicated to each building a total of 65 parking stalls are found which equates to 2.17 parking stalls per
unit.
The developers are showing that each building will have twenty-four (24) two-bedroom units and six (6)
one-bedroom units. The developers have indicated that they are allocating one parking space per
bedroom, however two (2) two-bedroom users will only get one inside space and could be assigned an
outdoor space if necessary. The remainder of outdoor spaces would be s olely for visitors.
A market study was completed by the developers and is attached to the supplement for Plan Commission
perusal. The market study was based on the development as presented to Plan Commission knowing the
amount of parking and size/quality of each residential unit. Overall, the market study does show an
absorption rate of five (5) apartments per month with fairly high rents. The market study sees that the
majority of the units will be rented to singles or empty nesters as they are absorbed. The developers have
indicated to staff that based on their anticipated renters they believe that the amount of parking is
sufficient. Ener Con has indicated that they have similar apartments in Greenfield under the same
scenarios without issue.
Outdoor parking stalls are shown as 9’x18’ in size. Traditionally we have approved stall sizes of 10’x20’
which is our code standard unless Plan Commission allows a waiver.
As we have discussed over the last few BSO submittals this past year staff is OK with the 9x18 size.
First, this is a compact development due to being in the heart of the downtown and along the county
highway. Second, the common norm in the general area has settled in at 9’x18’ stalls in the southeastern
WI area and we should be consistent for economic development reasons. Lastly, if Plan Commission
recalls, the city is going thru a recodification of all city codes during 2016 and staff has the change to our
parking stall code requirement to the 9’x18’. As we indicated in the past, Staff has had multiple
conversations with a couple groups that look at zoning codes in relation to greenspace preservation and
stormwater management reduction needs. The groups have pointed out numerous times that our larger
parking stall code is a detriment to greenspace compared to other communities as well.
Zoning/Comp Plan
The building is presented under the requirements of a PD Planned Development zoning as part of the
overall Parkland Towne Center development. Subject to that rezoning approval the buildings s how the
setbacks of 10 feet from the west property line for Buildings #1 and #2 and a setback of 20 feet from the
west property line for Building #3. It should be noted that Building #3 is adjacent to single family home
sites and the developers have this larger setback in order to install screening. As described in the
rezoning supplement under PC Resolution #030-2016, the rezoning approval would allow the mix of uses
and structure locations/sizes to exist as presented. The height of the structures are shown as 43’9” as
measured by city code. An elevator shaft approaches 47’ but is allowed per code. The discussion
surrounding the height is within the supplement for Resolution #030-2016 and would be allowed if the PD
rezoning is approved as well.
The Comprehensive Plan is met under a PD rezoning approval as well.
Fire Department Approval
The overall site plan for the Parkland Towne Center development has b een reviewed by the Fire
Department for access and utility needs. The resolution is still subject to any p ossible changes to the site
plan that may be required based upon the final Fire Department review.
Dumpsters/Outdoor Storage
All refuse will be contained inside the building. No outdoor storage of any kind is allowed for the building
or tenants.
Landscaping
A full landscape plan is part of the submittal that shows how the landscaping will be accomplished for all
three proposed multi-family buildings and their surroundings. The landscape plan has been reviewed by
the City Forester and the resolution is subjec t to any changes by the City Forester at building permit time
for each structure.
In all, each building is surrounded with a wealth of foundation plantings as well as various trees
surrounding the perimeters along the adjoining roadways. Since the multi-family buildings will be erected
at different time’s staff has illustrated a separate color coded map herein to show Plan Commission what
landscaping must be accomplished at which times during the developer’s construction process. Such a
sequence should assure that the site has landscaping at all times and isn’t too desolate.
Per the map herein, the color orange denotes what landscaping must take place when the utilities and
road infrastructure is installed for the overall Parkland Towne Center developme nt, the color blue denotes
what landscaping would be associated with the occupancy of building #1, and the color yellow for what
landscaping would need to be installed before occupancy of future buildings #2 and #3. Plan
Commission will note that much of the landscaping will have to take place even with the initial
construction of the overall Parkland Towne Center development which will include landscaping around
the storm ponds, streets, and the northwest border (screening for adjoining residential homes). Additional
landscaping would occur on the Parkland Towne Center development for the individual commercial sites
as well as the future clubhouse/pool that would need BSO approval in the future.
Signage
There is no wall signage proposed for the multi-family structures. Two locations are shown in the
submittal for brick pillars to denote the entrances to the multi-family development. The brick pillars will
denote signage as “The View at Parkland.” Miscellaneous wayfinding signage may be found in the future
by doorways and parking lots and those would be subject to future permitting if needed.
Lighting
No lighting is part of the submittal for the actual multi-family sites. The developers will have lighting along
the main road going thru the Parkland Towne Center development though as shown in a supplemental
drawing in the submittal. No pole lights are to be put along the frontage roads of the multi -family
buildings.
More than likely there will be wall pack lights required at entrances and the resolut ion is subject to review
of the lighting details and assurance that any wall pack lights are zero degree cutoff fixtures. Staff has
also included in the resolution that a max of 0.5 foot-candles can be found along any property lines per
code. Further the resolution states that wall pack lights should be kept to entrances/exists solely. Given
the layout of the buildings there should be very minimal locations for lights around the perimeter of any
one structure.
Sewer, Water, & Stormwater
Stormwater management will be taken care for this site as part of the overall Parkland Towne Center
development buildout. Municipal water and sewer services will be installed as well.
Other
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 HVA C devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and shall be approved by the Planning Division before the issuance of
building permits.
STAFF RECOMMENDATION PC 031-2016
Approval of Resolution PC 031-2016 as the presented structures meet the objectives and
concepts in the city’s redevelopment plan and design guides. Approval is subject to the PD -
Planned Development rezoning being recommended by Planning Commission earlier in the
meeting. If so, the resolution is also subject to the Council recommending approval of the
rezoning.
MUSK EG Othe City of
Ar ea o f Inte restI0440880
Fee t
Ag en da Item(s)
Pr op er tie s
Zon in g D istr ic ts
Rig ht -o f-Way
Hy dr og rap hy
Supp lem ental MapRESOLUTION #PC 03 2-2016
En er -con C om pan iesS74 W 170 00 Ja nes v ille Ro ad
J A N E S V I L L E
L O O M I S R D
RA
CIN
E
AV
DURHAM
W O O D S
CO LL EG E
Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 4 /2 5/2 0 16
RESOLUTION #P.C. 031-2016
APPROVAL OF A BUILDING SITE AND OPERATION PLAN
FOR MULTI-FAMILY RESIDENTIAL STRUCTURES FOR THE PARKLAND TOWNE CENTER
DEVELOPMENT LOCATED IN THE NW ¼ OF SECTION 10
(JANESVILLE ROAD / TAX KEY NO. 2198.984)
WHEREAS, Plans were submitted by Ener-con Companies for a Building, Site and Operation Plan for
three (3) multi-family structures for the property located in the NW ¼ of Section 10 (Janesville Road / Tax
Key No. 2198.984), and
WHEREAS, The multi-family structures are part of the Parkland Towne Center development, and
WHEREAS, The submittal includes narrative, site plans, grading/utility plans, landscape plan, building
elevations, floor plans, colored renderings, lighting and signage plans, and
WHEREAS, The petitioner requests approvals for three (3) new multi-family buildings as part of the
Parkland Towne Center Development to be named The View at Parkland, and
WHEREAS, The developers are seeking approval for all three (3) multi-family buildings in the BSO at this
time and it is the developer’s intent to build the structures in a sequence presented on the site from south
to north (Building #1 thru Building #3), and
WHEREAS, Each structure is approximately 21,600 square feet and would consist of four stories and
have thirty (30) units of 1-2 bedroom apartments, and
WHEREAS, The property is zoned B-4 Highway Business District and a PD Planned Development zoning
is currently under consideration that would allow the uses as presented herein, and
WHEREAS, The 2020 Plan Depicts the area for commercial use and is consistent with the Plan subject to
a PD Planned Development rezoning, and
WHEREAS, The buildings are proposed to have four sided architecture and be fully clad in masonry
products consisting of the following:
First Floor: Decorative block with a “red” color on the first three courses and a “buff/graham” color
on the upper courses and windows with galvanized sunshades would be found throughout the first
floors as well to break up the façade and adapt it to the rest of the structure,
Second-Third Floors: These floors are mainly clad with a Boston Brick and windows will have
stone sills and lintels of a masonry grey color,
Fourth Floor: The upper floor is proposed to be clad with a hardie lap siding in a “heathered moss”
color,
Corners: Each corner of the structure will be cladded in a greyish fiber cement panel,
Other: Roofing coping will be an aluminum in a grey color; outside decks are shown for each of the
units and decks will be prominent on along the longer facades of the structure and the top floor of
the decks will be covered with aluminum coping roofs; The decks and sundeck on top of the first
floor will have aluminum fencing with similar colors to the main structure, and
WHEREAS, The buildings are presented with the parking garage on the first floor and the living areas on
the 2nd thru 4th floors and the developers have shown that the need for building on a slab is due to poor
soil conditions, and
WHEREAS, The Downtown Design Guide and the General Design Guide apply to this area, and
WHEREAS, The overall site consists of the Parkland Towne Center development that includes
commercial entities on the south side along Janesville Road but also includes the three multifamily
buildings to the north along Lannon Drive, and
WHEREAS, The primary access points to the multifamily development will be two (2) access points off of
Lannon Drive with a larger access point to the south of Building #1 and a smaller access point will be
found north of Building #2, and
WHEREAS, A new recreation trail will exist on the west sides of Buildings #1-2 along Lannon Drive that
will connect down to the Janesville Road trail system, and
WHEREAS, Parking for the multi-family buildings consists of fifty-two (52) indoor stalls each and there are
forty (40) outdoor stalls reserved for the multi-family structures, and
WHEREAS, The code for multiple family is two (2) enclosed parking spaces per dwelling unit with
additional visitor parking and this code is subject to Plan Commission discretion, and
WHEREAS, By unit count the development is showing 1.73 enclosed parking stalls per unit and when
adding the 13 outdoor parking stalls dedicated to each building a total of 65 parking stalls are found which
equates to 2.17 parking stalls per unit, and
WHEREAS, Outdoor parking stalls are shown as 9’x18’ in size, and
WHEREAS, The overall site plan for the Parkland Towne Center development has been reviewed by the
Fire Depart for access and utility needs, and
WHEREAS, All refuse will be contained inside the building and no outdoor storage is requested, and
WHEREAS, A full landscape plan is part of the submittal that shows how the landscaping will be
accomplished for all three proposed multi-family buildings and their surroundings, and
WHEREAS, Since the multi-family buildings will be erected at different development time’s staff has
illustrated a separate color coded map on what landscaping must be accomplished at which times during
the developer’s construction process, and
WHEREAS, Two locations are shown in the submittal for brick pillars to denote the entrances to the multi -
family development, and
WHEREAS, No lighting is part of the submittal for the actual multi-family sites, and
WHEREAS, The developers will have lighting along the main road going thru the Parkland Towne Center
development, and
WHEREAS, Stormwater management will be taken care for this site as part of the overall Parkland Towne
Center development buildout, and
WHEREAS, The site is served by municipal water and sanitary sewer services.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site, and Operation
Plan for multifamily buildings for Ener-Con Companies for the property located in the NW ¼ of Section 10
(Janesville Road / Tax Key No. 2198.984).
BE IT FURTHER RESOLVED, That this resolution is subject to the rezoning being approved by the
Common Council as part of Council Ordinance #1406.
BE IT FURTHER RESOLVED, That the 9’x18’ parking stalls are allowed as part of this approval.
BE IT FURTHER RESOLVED, That the landscape plan is subject to City Forester approval before building
permit issuance.
BE IT FURTHER RESOLVED, That the landscaping installation schedule shall follow the staff landscape
map as presented in the PC 031-2016 supplement.
BE IT FURTHER RESOLVED, That all monument and wall signage will need separate permits from the
City when desired.
BE IT FURTHER RESOLVED, Any future building lighting for entrance/exists will require to be wall pack
lights and zero degree cutoff.
BE IT FURTHER RESOLVED, That a max of 0.5 foot-candles can be found along any property lines per
code for any future lighting.
BE IT FURTHER RESOLVED, That wall pack lights should be kept to entrances/exists solely.
BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals at the time of
building permits and possible changes to the site plan may be required based upon the final Fire
Department review.
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 shall be approved by the Planning Division before the issuance of
building permits.
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:
Defeated:
Deferred:
Introduced: May 3, 2016
ATTEST: Kellie McMullen, Recording Secretary
RREEAALL EESSTTAATTEE:: DDEEVVEELLOOPPEERRSS BBUUIILLDDEERRSS PPRROOPPEERRTTYY MMAANNAAGGEEMMEENNTT SSAALLEESS
8575 W. Forest Home Ave., Suite 160 Greenfield, WI 53228
Office (414) 425-4939
Fax: (414) 425-4946
www.ener-con.com
BSO Application
Parkland Towne Center
Tax Key Numbers: 2198-984
Applicant Info: Ener-Con Companies Inc.
c/o Parkland Towne Center, LLC
8575 W Forest Home Ave. Suite 160
Greenfield, WI 53228
kpokwinski@ener-con.com
Phone: (414) 425-4939
Fax: (414) 425-4946
Owner: Muskego Adventures, Inc.
An Illinois Corporation
Consulting Firms:
The Sigma Group
1300 West Canal Street
Milwaukee, WI 53233
Paul Meier Architecture
(414) 581-0003
Giles Engineering Associates Inc.
N8W22350 Johnson Dr. Suite A1
Waukesha, Wi 53186
Gestra Engineering Inc.
191 W. Edgerton Ave.
Milwaukee, WI 53207
Zoning District: PD, Planned Development
Parcel Area: Parcel A: 5.884 Acres
Parcel B: 2.937 Acres
Parcel C: 1.26 Acres
Parcel D: .679 Acres
Project Description:
We propose to develop the vacant property located at S74W17000 Janesville Road in Muskego formerly
known as Parkland Mall. This vacant land located along the gateway of Muskego is an ideal location for a town
center. The parcel will include four commercial buildings (30,000 sf, 12,000 sf, 7,500 sf and a 4,000 sf) with
various retail users. In addition, the proposed plan will include three 30 unit apartment buildings. Each building
will be four stories with grade level parking.
This 10.76 acre piece of land is considered to be a prime location for redevelopment in the City of
Muskego. Given its central location, this site plays a crucial role in the future of the City of Muskego and is the
perfect location for a Towne Center. High end apartment buildings along with 23,500 square feet of retail/office
space and a 30,000 square foot grocer as the anchor tenant will create a new image and walkability to the City
of Muskego. The mixed use is going to be beneficial to both current and future residents. With the retail/office
and grocery store, this site has the potential to create a one-stop convenience to all Muskego Residents.
The current condition of the land is a low vacant lot. The ground is littered with old rubble, foundation,
and waste from the demolished Parkland mall. Test digging was completed and uncovered a myriad of debris
underneath the lot surface. The lot was then used as a tree farm generating approximately $38.00 per year in
real estate tax. The city’s tax revenue will greatly increase due to consumer’s attraction to the retail
development as well as the 90 upscale apartments added to the tax base and increase value and walkability to
the surrounding properties. This development will create and retain local jobs. It is estimated that the additional
53,500 square feet of retail space has the potential to create over 100 local job opportunities.
The 30 unit residential buildings will be constructed of the highest quality materials consisting of
decorative block, brick, Hardie plank siding, and fiber cement paneling. Each apartment building foot print will
be approximately 21,600 square feet with grade level parking and three additional floors of residential units.
The retail section of the development is to be determined. However, a proposed grocer will anchor this
development operating 7am to 9pm daily. A traffic analysis has been completed by Traffic Analysis and Design
Inc. finding that traffic on Janesville west of Lannon Drive will increase at a rate of 1.7% and traffic east of
Lannon drive will increase by 2.3% resulting in an average increase in traffic of 2%. The traffic generation is
relatively small compared to the overall improvements and benefits to the city and its residents.
T
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E E E E E E E E E E E E E E E E E E E E E E E E EWWWWWWWWWWWWWWWWWWWWWWWWW
SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN
G
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E E E E E E E E E
E E E E E E E E E
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SA
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E
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G G G G G G G G G G G G G G G G G G G G G
ST
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X
CTV
T
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12"
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48"
C
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7
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.
2
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FO FO FO FO FO FO FO FO FO FOFOFOFOFOFOFOFOFOFO
60"
C
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:
7
9
6
.
3
7
"V"
C
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A
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:
796
.
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ST
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1
2
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1
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1
6
22
11
8
17
20
19
9
9
1212 12 10 10 12
20
14
33
11
9
FU
T
U
R
E
PO
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14
2
8
3
9
9
PO
S
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AC
C
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S
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E
GRAPHIC SCALE
00 50' 100'
JANESVILLE RD
LA
N
N
O
N
D
R
.
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
G R O UPSingle Source. Sound Solutions.
PROPOSED FUTURE
GROCERY
(30,000 SF) FFE = 810.00
B
PROPOSED FUTURE COMMERCIAL
(12,000 SF) FFE: 811.80
C
PROPOSED
FUTURE
COMMERCIAL
(4,000 SF)
FFE = 811.80
PROPOSED
FUTURE COMMERCIAL
(7,500 SF) FFE = 808.87
A
PROPOSED BUILDING
21,600 SF
FFE = 809.00
3
PROPOSED BUILDING
21,600 SF
FFE = 809.00
2
PROPOSED BUILDING
21,600 SF
FFE = 809.00
1
D
414–425–3134
(AT THE CORNER OF LANNON DRIVE & JANESVILLE ROAD, MUSKEGO, WI)
BRAND NEW APARTMENT HOMES
OCCUPANCY 2017
PROPOSED CONSTRUCTION STARTING JUNE 2016
WWW.FORESTGREENREALTY .COM
Offered By:
EXTERIOR
•SECURED ACCESS ENTRY
•I NDOOR PARKING
•LARGE TERRACE 2ND FLOOR UNITS
•LARGE BALCONIES 3RD AND 4TH FLOOR UNITS
INTERIOR
•SPACIOUS OPEN CONCEPT FLOOR PLAN
•9 FT CEILINGS
•I MPRESSIVE GOURMET STYLE KITCHEN
•STAGGERED MAPLE CABINETRY
•CROWN MOLDING
•PANTRY
•CUSTOM GRANITE OR QUARTZ COUNTERTOPS
•CURVED COUNTER-HEIGHT ISLAND
•UPGRADED STAINLESS STEEL APPLIANCE PACKAGE
•GENEROUSLY SIZED BEDROOM SUITES
•LARGE WALK-IN CLOSETS
•PRIVATE FULL BATHS
•TALL HEIGHT VANITY CABINETS
•MASTER BATH OVERSIZED TILED SHOWER W/SEAT AND DUAL SINKS
•I N-UNIT LAUNDRY WITH FULL SIZE FRONT LOAD WASHER AND DRYER
•POWDER BATH
•PRIVATE STORAGE UNITS
Note: square footage of units are approximate and may be subject to change
RESORT STYLE AMENITIES
•CLUBHOUSE
•FITNESS CENTER
•HEATED OUTDOOR POOL
1 BEDROOM
975 SQ. FT.
INTERIOR UNITS:
104, 204, 304
2 BEDROOM
1,405 SQ. FT.
I NTERIOR UNITS:
103, 105, 107
203, 205, 207
303, 305, 207
1 BEDROOM +
DEN
1,150 SQ. FT.
INTERIOR UNITS:
106, 206, 306
2 BEDROOM
1,435 SQ. FT.
END UNITS:
101, 102, 109
201, 202, 209
301, 302, 309
2 BEDROOM
+ DEN
1530 SQ. FT.
I NTERIOR UNITS:
108, 208, 308,
2 BEDROOM
+ DEN
1530 SQ. FT.
END UNITS:
110, 210, 310
High Quality Construction
Another Quality Development By
Over 30 years in business
www.ener-con.com
PET FRIENDLY
1 DOG UP TO 40 POUNDS AND 1 CAT
OR 2 DOGS WITH A COMBINED WEIGHT OF 50 POUNDS
WITH ADDITIONAL SECURITY DEPOSIT
BREED RESTRICTIONS APPLY
*CONVENIENTLY LOCATED IN THE HEART OF MUSKEGO
*WALKABILITY TO RETAIL ESTABLISHMENTS AND RESTAURANTS
*NEAR LITTLE MUSKEGO LAKE
N
LITTLE MUSKEGO LAKE
Rent Unit Direction Bedrooms Brm / Brm / Den Sq Ft* Bath Total Sq Ft*
$1,905 101 North West 2 13x17 / 10x12 2.5 1,435
$1,905 102 North East 2 13x17 / 10x12 2.5 1,435
$1,855 103 West 2 12x17 / 10x12 2.5 1,405
$1,310 104 East 1 12x6 1.5 975
$1,855 105 West 2 12x17 / 10x12 2.5 1,405
$1,535 106 East 1+D 11x16 / 11x10 1.5 1,150
$1,855 107 West 2 12x17 / 10x12 2.5 1,405
$2,015 108 East 2+D 13x7/10x12/8x12 2.5 1,530
$1,905 109 South West 2 13x17 / 10x12 2.5 1,435
$2,025 110 South East 2+D 13x17 / 10x12/8x12 2.5 1,530
$1,890 201 North West 2 13x17 / 10x12 2.5 1,435
$1,890 202 North East 2 13x17 / 10x12 2.5 1,435
$1,840 203 West 2 12x17 / 10x12 2.5 1,405
$1,300 204 East 1 12x6 1.5 975
$1,840 205 West 2 12x17 / 10x12 2.5 1,405
$1,520 206 East 1+D 11x16 / 11x10 1.5 1,150
$1,840 207 West 2 12x17 / 10x12 2.5 1,405
$2,000 208 East 2+D 13x17/10x12/8x12 2.5 1,530
$1,890 209 South West 2 13x17 / 10x12 2.5 1,435
$2,010 210 South East 2+D 13x17 / 10x12/8x12 2.5 1,530
$1,895 301 North West 2 13x17 / 10x12 2.5 1,435
$1,895 302 North East 2 13x17 / 10x12 2.5 1,435
$1,845 303 West 2 12x17 / 10x12 2.5 1,405
$1,305 304 East 1 12x6 1.5 975
$1,845 305 West 2 12x17 / 10x12 2.5 1,405
$1,525 306 East 1+D 11x16 / 11x10 1.5 1,150
$1,845 307 West 2 12x17 / 10x12 2.5 1,405
$2,005 308 East 2+D 13x17/10x12/8x12 2.5 1,530
$1,895 309 South West 2 13x17 / 10x12 2.5 1,435
$2,015 310 South East 2+D 13x17 / 10x12/8x12 2.5 1,530
*Apx. Square Footage
The View at Towne Center
Ask About Our Rent Special!
Coming Early 2017
At the corner of Lannon Drive and Janesville Road
8575 W. Forest Home Ave Suite 140
Greenfield, WI 53228
www.forestgreenrealty.com
Office: 414.425.3134
Fax: 414.425.4946
ParklandTowneCenter
Brick:Boston
2 ndand3 rdfloorofelevation
FiberCementPanel:#713CS(orsimilarcolor)
Cornerpillarsofelevation
HardiePlankLapSiding:HeatheredMoss(orsimilarcolor)
4 thfloorofelevation
DecorativeBlock:Redhueatthelower3courses,buff/grahamatuppercourses
Gradelevelofelevation
Note:colorsmayrenderdifferentlyonprintasopposedtophysicalsamples
P/L
P/L
P/L
P/L
P/L
P/
L
P/
L
P/L
P/L
P/L
P/L
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P/L P/L
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P/L
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P/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/L
P/L
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P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
PROPOSED FUTURE GROCERY
(30,000 SF) FFE = 809.00
PROPOSED FUTURE
COMMERCIAL
(12,000 SF) FFE: 811.80
PROPOSED
FUTURE
COMMERCIAL
(4,000 SF)
FFE = 811.80
PROPOSED FUTURE
COMMERCIAL
(7,500 SF) FFE = 808.87
22
11
8
17
20
19
9
9
1212 12 10 10 12
20
14
33
11
9
PO
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2
8
3
9
9
PROPOSED BUILDING
21,600 SF
FFE = 809.00
P
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P/LP/L
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P/L
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W W W
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E E E E E E E E E E E E E E E E E E E E E E E E EWWWWWWWWWWWWWWWWWWWWWWWWW
SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN
G
G
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E E E E E E E E E
E E E E E E E E E
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SA
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SA
N
SA
N
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SA
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SA
N
SA
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SA
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SA
N
SA
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SA
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SA
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SA
N
SA
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SA
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A
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S
A
N
W
W
E
G
SA
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G G G G G G G G G G G G G G G G G G
X
CTV
T
T
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T
T
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12"
C
M
P
INV
:
8
0
5
.
4
5
12"
C
M
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INV
:
8
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4
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9
0
12"
C
M
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INV
:
8
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8
8
12"
C
M
P
INV
:
8
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4
.
7
9
48"
C
C
P
INV
:
7
9
7
.
2
2
FO FO FO FO FO FO FO FO FO FOFOFOFOFOFOFOFOFOFO
60"
C
C
P
INV
:
7
9
6
.
3
7
"V"
C
H
A
N
N
E
L
:
796
.
5
5
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N
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1
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N
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3
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4
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N
MH
5
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N
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6
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N
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7
SA
N
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8
SA
N
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9
ST
M
MH
1
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M
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2
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3
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MH
4
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M
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5
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6
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7
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1
0
P/
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P/LP/L
P/L
P/L
OV
E
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A
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R
A
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I
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P
L
A
N
DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
PA
R
K
L
A
N
D
T
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N
E
C
E
N
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MU
S
K
E
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O
,
W
I
S
C
O
N
S
I
N
15577 GRADING.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
E
G R O UPSingle Source. Sound Solutions.
CJS
11-24-15
15577
JBL
JBL
Fi
l
e
:
I
:
\
E
N
E
R
C
O
N
\
1
5
5
7
7
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7
7
G
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A
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.
d
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g
C 200
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON
THIS DRAWING IS BASED ON FIELD LOCATIONS AND/OR
RECORDS FURNISHED BY MUNICIPALITIES AND UTILITY
COMPANIES. THE LOCATION AND ACCURACY OF WHICH
CANNOT BE GUARANTEED. THERE MAY BE ADDITIONAL
UNDERGROUND UTILITY INSTALLATIONS WITHIN THE
PROJECT AREA THAT ARE NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD.
ANY POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES
SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE
LINES AND EXISTING CONDITIONS ARE INDICATED BY LIGHT
TYPE LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO
LAYOUT FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR
OTHER NON CIVIL SITE WORK. REFER TO ARCHITECTURAL
DRAWINGS FOR DIMENSIONS OF BUILDING AND
ARCHITECTURAL FEATURES.
5. DIMENSIONS ARE FROM FACE OF CURB OR EDGE OF
PAVEMENT.
6. WORK WITHIN THE PUBLIC RIGHT OF WAY, INCLUDING BUT
NOT LIMITED TO DRIVEWAY OPENINGS, SIDEWALK AND
RAMPS, PAVING, AND CURB AND GUTTER SHALL BE
COMPLETED PER MUNICIPAL AND/OR COUNTY
REQUIREMENTS AND STANDARDS.
7. EARTHWORK SHALL BE IN ACCORDANCE WITH
GEOTECHNICAL ENGINEER'S RECOMMENDATIONS.
5
5 EXISTING CONTOUR
PROPOSED CONTOUR
LEGEND:
PROPOSED CURB & GUTTER
SPOT GRADE
T/C: TOP OF CURB GRADE
FL: FLOW LINE CURB GRADE
PROPOSED ASPHALT
SPOT GRADE100.00
100.50 T/C
100.00 FL
GRAPHIC SCALE
00 50' 100'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
A
C401
CURB & GUTTER
(ACCEPT)
A
C401
CURB & GUTTER
(REJECT)
B
C4015" THICK CONCRETE WALK
C
C401
ASPHALT SURFACE
(HEAVY DUTY )
PROPOSED STORM INLET
PROPOSED STORM MANHOLE
PROPOSED SANITARY MANHOLE
C
C402
A
C402
B
C402
JANESVILLE RD
LA
N
N
O
N
D
R
.
STORM
WATER
BASIN
HWL=805.54
NWL=800
STORM
WATER
BASIN
B
C403
E
C403
REINFORCED
TURF
MATTING
C
C403
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
40'
UTILITY
EASEMENT
A
C403
REPLACE EXISTING PATH
AS NECESSARY
OVERLAND FLOW PATH
PROPOSED
FUTURE
PROPERTY
LINE
PROPOSED
FUTURE
PROPERTY
LINE
PROPOSED
FUTURE
PROPERTY
LINE
REINFORCED
TURF
MATTING
C
C403
REPLACE MANHOLE
COVER WITH
TEMPORARY GRATE.
REFER TO STORM
STRUCTURE TABLE
ON SHEET C402.
REPLACE MANHOLE
COVER WITH
TEMPORARY GRATE.
REFER TO STORM
STRUCTURE TABLE
ON SHEET C402.
P/L
P/L
P/L
P/L
P/
L
P/
L
P/L
P/L
P/L
P/L
P/L
P/L
P/L P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/LP/LP/LP/LP/LP/LP/LP/LP/LP/LP/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
P/L
PROPOSED FUTURE GROCERY
(30,000 SF) FFE = 809.00
PROPOSED FUTURE
COMMERCIAL
(12,000 SF) FFE: 811.80
PROPOSED
FUTURE
COMMERCIAL
(4,000 SF)
FFE = 811.80
PROPOSED FUTURE
COMMERCIAL
(7,500 SF) FFE = 808.87
PO
O
L
9
PROPOSED BUILDING
21,600 SF
FFE = 809.00
P
/
L
P/L
P/
L
P/LP/L
P/L
P/L
P/L
P
/
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T
T
T
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T
T
T
W W W
W
TT
E
E
E
E
W
W
W
W
W
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
W
G
G
W
E
T
T
T
T
T
T
T
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E E E E E E E E E E E E E E E E E E E E E E E E EWWWWWWWWWWWWWWWWWWWWWWWWW
SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
E E E E E E E E E
E E E E E E E E E
T
T
T
T
T
T
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G
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
S
A
N
S
A
N
ST
ST
W
W
E
G
SA
N
G G G G G G G G G G G G G G G G G G G G G
ST
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EXISTING STORM
TO BE REUSED
10
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84°
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DRAWING NO.
DRAWN BY:
DATE:
PROJECT NO:
CHECKED BY:
APPROVED BY:
NO. REVISION DATE BY
SHEET NO.:
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15577 UTILITY.dwg
www.thesigmagroup.com
1300 West Canal Street
Milwaukee, WI 53233
Phone: 414-643-4200
Fax: 414-643-4210
TH
E
G R O UPSingle Source. Sound Solutions.
TPM
12-4-15
15577
JBL
JBL
GENERAL NOTES:
1. THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS
DRAWING IS BASED ON FIELD LOCATIONS AND/OR RECORDS
FURNISHED BY MUNICIPALITIES AND UTILITY COMPANIES.
THE LOCATION AND ACCURACY OF WHICH CANNOT BE
GUARANTEED. THERE MAY BE ADDITIONAL UNDERGROUND
UTILITY INSTALLATIONS WITHIN THE PROJECT AREA THAT
ARE NOT SHOWN.
2. VERIFY ACTUAL LOCATIONS AND INVERTS IN THE FIELD. ANY
POTENTIAL ERRORS, OMISSIONS, OR DISCREPANCIES SHALL
BE BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR
TO PROCEEDING WITH CONSTRUCTION.
3. WORK TO BE COMPLETED IS INDICATED IN BOLD TYPE LINES
AND EXISTING CONDITIONS ARE INDICATED BY LIGHT TYPE
LINES.
4. ELECTRONIC CIVIL FILES ARE AVAILABLE UPON WRITTEN
REQUEST. DO NOT USE ELECTRONIC CIVIL FILES TO LAYOUT
FOUNDATIONS, COLUMN LINES, LIGHT POLES, OR OTHER NON
CIVIL SITE WORK. REFER TO ARCHITECTURAL DRAWINGS
FOR DIMENSIONS OF BUILDING AND ARCHITECTURAL
FEATURES.
5. ALL UTILITIES WITHIN 5 FEET OF PAVED AREAS SHALL
REQUIRE GRANULAR BACKFILL. SLURRY BACKFILL IS
REQUIRED FOR ALL WORK IN PUBLIC RIGHT OF WAY.
6. PRIVATE STORM INLETS IN PAVEMENT SHALL REQUIRE DRAIN
TILE STUBS OF 10 FEET IN TWO DIRECTIONS FOR
SUBDRAINAGE. RIM GRADE FOR STORM INLETS IN CURB AND
GUTTER ARE FLOW LINE GRADES.
7. WORK IN PUBLIC RIGHT OF WAY SHALL FOLLOW MATERIAL
AND INSTALLATION REQUIREMENTS PER MUNICIPAL AND/OR
COUNTY.
8. PRIVATE STORM SEWER 12-INCH DIAMETER OR LARGER
SHALL BE HDPE. BELOW 12-INCH DIAMETER SHALL BE PVC
SDR-35 ASTM D3034. PRIVATE WATER MAIN SHALL BE CLASS
150 DR 18 PVC CONFORMING TO AWWA C-900. PRIVATE
SANITARY SEWER SHALL BE PVC SDR-35 ASTM D3034.
9. COORDINATE FINAL LOCATION AND DESIGN OF PRIVATE
UTILITY SERVICES (ELECTRIC, GAS, PHONE, CABLE) WITH
UTILITY COMPANIES.
10. FOR PUBLIC SANITARY SEWER PLAN AND PROFILE DESIGN
REFER TO SHEET C301 AND C302.
11. FOR PUBLIC WATER PLAN AND PROFILE DESIGN REFER TO
SHEET C303 - C305.
W
SAN
>
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T
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PROPOSED WATER MAIN
PROPOSED SANITARY SEWER
PROPOSED STORM SEWER
PROPOSED ELECTRICAL SERVICE
PROPOSED TELEPHONE SERVICE
PROPOSED GAS SERVICE
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LEGEND:
C 300
GRAPHIC SCALE
00 50' 100'
THE UNDERGROUND UTILITY INFORMATION SHOWN ON THIS MAP IS BASED ON FIELD
MARKINGS AND INFORMATION FURNISHED BY UTILITY COMPANIES AND THE LOCAL
MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, ITS ACCURACY AND
COMPLETENESS CANNOT BE GUARANTEED.
PRELIMINARY
ST EXISTING STORM SEWER
PROPOSED STORM INLET
PROPOSED STORM MANHOLE
PROPOSED SANITARY MANHOLE
C
C402
A
C402
B
C402
PROPOSED WATER VALVE
PROPOSED WATER HYDRANT
UTILITY CROSSING
8" WATER INV: 798.28
6" SAN. INV: 800.81
UTILITY CROSSING
8" WATER INV: 798.27
8" SAN. INV: 800.24
UTILITY CROSSING
8" WATER INV: 798.65
15" STM. INV: 801.77
UTILITY CROSSING
8" WATER INV: 798.50
30" STM. INV: 800.41
UTILITY CROSSING
6" SAN INV: 800.75
15" STM. INV: 801.76
UTILITY CROSSING
12" WATER INV: 800.43
8" SAN. INV: 797.72
UTILITY CROSSING
8" WATER INV: 798.14
EX. 24" STM. INV: 800.89
UTILITY CROSSING
8" SAN INV:799.43
18" STM. INV: 803.55
UTILITY CROSSING
8" SAN INV: 798.52
12" STM. INV: 804.47
UTILITY CROSSING
8" SAN INV: 797.72
12" WATER INV: 800.43
40'
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
30'
WATER
UTILITY
EASEMENT
D
C402
JANESVILLE RD
LA
N
N
O
N
D
R
.
COORDINATE WORK
WITHIN THE RIGHT
OF WAY WITH THE
PUBLIC ROAD
IMPROVEMENTS .
COORDINATE WORK
WITHIN THE RIGHT
OF WAY WITH THE
PUBLIC ROAD
IMPROVEMENTS .
COORDINATE WORK
WITHIN THE R.O.W
WITH THE PUBLIC
ROAD IMPROVEMENTS
.
UTILITY CROSSING
8" WATER INV: 797.78
24" STM. INV: 800.11
City of Muskego
DOWNTOWN
DESIGN
GUIDE
Prepared by:
City of Muskego Planning Department,
Community Development Authority,
& The City of Muskego Plan Commission
Amended on January 16, 2007
City of Muskego
Downtown Design Guide
ACKNOWLEDGEMENTS
Honorable Mayor John R. Johnson
Common Council
Council President Nancy Salentine, District 4
Alderman Tracy Snead, District 1
Alderman Chris Buckmaster, District 2
Alderman Neil Borgman, District 3
Alderman Bob Melcher, District 5
Alderman Tina Schaefer, District 6
Alderman Eileen Madden, District 7
Plan Commission
Mayor John R. Johnson
Alderman Chris Buckmaster
Mr. Jerald Hulbert
Mr. Michael Michalski
Ms. Neome Schaumberg
Mr. Russ Stinebaugh
Mr. James Burke
Planning Department Staff
Jeff Muenkel AICP, Planning Director
Adam Trzebiatowski, Associate Planner
Tom Zagar, City Forester
John Wisniewski, GIS Coordinator
Sean Meehan, Planning/GIS Intern
Matt Kulinski, Conservation Technician
Kellie Renk, Secretary
City of Muskego
Downtown Design Guide
RESOLUTION #P.C. 007-2007
APPROVAL OF AMENDMENTS TO ALL CITY OF MUSKEGO DESIGN GUIDES TO BRING THEM
INTO COMPLIANCE WITH THE CHAPTER 17 ZONING CODE REVISIONS AND CURRENT CITY
POLICIES
WHEREAS, The City of Muskego maintains seven (7) Design Guides in order to serve as a reference in
guiding and reviewing future development for citizens, developers, and commissioners, and
WHEREAS, There is a General Design Guide that applies to the entire City along with six (6) other area
specific Design Guides that are unique to the character of each said area, and
WHEREAS, The six (6) area specific Design Guides are as follows: Business Park, Downtown, Durham
Hill, Historic Crossroads, Moorland Corridor South, and Racine Avenue Gateway, and
WHEREAS, Said guides sets the minimum design standard for building, site, and operation plans that
are to be submitted to the City for more complete and accurate Planning Staff and Plan Commission
review, and
WHEREAS, Said guides are prepared under the authority of Section 62.23 of the Wisconsin State
Statutes and Chapter 17 of the City of Muskego Zoning Ordinance being deemed necessary to promote
the public health, safety, morals and welfare of the City of Muskego, and
WHEREAS, The guides require various updates due to policy changes and/or references to the new
zoning code as per PC Resolution #004-2007.
THEREFORE BE IT RESOLVED, That the Plan Commission recommends approval of the proposed
amendments to the seven (7) City of Muskego Design Guides.
Plan Commission
City of Muskego
Adopted: January 16, 2007
Defeated:
Deferred:
Introduced: January 16, 2007
ATTEST: Kellie Renk, Recording Secretary
City of Muskego
Downtown Design Guide
CITY OF MUSKEGO
DOWNTOWN DESIGN GUIDE
SECTION 1 - PREAMBLE
1.01 Authority 1
1.02 Purpose 1
1.03 Scope 1
1.04 Citation of Guide 1
SECTION 2 – GEOGRAPHIC AREA
2.01 Downtown 2
A. Area 2
B. Intent 2
SECTION 3 – DESIGN STANDARDS
3.01 General Requirements 3
A. Applicability 3
B. Buildings 3
C. Colors 3
D. Parking Areas 3
E. Landscaping 4
F. Signage 4
G. Lighting 4
H. Cross Access 4
I. Corporate Identity 4
SECTION 4 - ILLUSTRATIONS
4.01 Appropriate Development 5
SECTION 5 - COMPLIANCE
5.01 In Perpetuity 5
APPENDIX I
Area Map 6
APPENDIX II
Illustrations of Appropriate Designs 7 – 9
City of Muskego
Downtown Design Guide
1
DOWNTOWN DESIGN GUIDE
CITY OF MUSKEGO
SECTION 1 PREAMBLE
1.01 AUTHORITY
The Downtown Design Guide (Guide) is prepared by the Planning Department for adoption by the Plan
Commission of the City of Muskego, and for transmittal to the Common Council of the City of Muskego,
pursuant to Section 62.23 of the Wisconsin Statutes and Chapter 17of the City of Muskego Zoning
Ordinance, and The City of Muskego Comprehensive Land Use Plan, deeming it necessary to promote
the public health, safety, morals and welfare.
1.02 PURPOSE
The general purpose of this Guide is to aide the Planning Staff and Plan Commission in the planning,
design and re-design of the built environment of the Downtown area so as to enhance and unify its
visual character while avoiding monotony and repetition. These standards will also assist in fostering
sound, functional, attractive and quality development. The provisions hereof shall be liberally construed
in favor of the City and shall be considered as minimum requirements for the Downtown area.
1.03 SCOPE
It is not the intent of this Guide to repeal, abrogate, annul, impair or interfere with any existing
easements, covenants, or agreements between parties or with the rules, regulations, or permits
previously adopted or issued pursuant to laws: provided, however, that where this Guide in any way
imposes greater standards than are required by other rules, regulations or permits or by easements,
covenants or agreements, the provisions of this Guide shall be the guide.
1.04 CITATION OF GUIDE
This Guide shall be cited as follows, e.g.: Downtown Design Guide, Section 1.04.
City of Muskego
Downtown Design Guide
2
SECTION 2 GEOGRAPHIC AREA
2.01 DOWNTOWN
A. Area. The downtown areas shall be defined as those lands adjacent to Janesville Road, on the
north and south sides, extending from Bay Lane on the east to Pioneer Drive on the west. The
downtown area shall extend the depth of the parcels (See Map in Appendix 1.).
B. Intent. This area is identified as offering a wide range of commercial activities and services in
Muskego. It is the goal of this document to maintain the viability and improve and unify the visual
aspects of the downtown area. The Downtown Design Guide Area falls within the adopted
Redevelopment District #2 boundary area. The purpose of the Redevelopment Plan is to revitalize a
declining urban area, spur reinvestment in the community, and to transform it into a better place to live,
work and play. The Design Guide looks to promote the same characteristics as the Redevelopment
District including, but not limited to, the following principles:
• Enhance the image, profile, and use of downtown Muskego
• Provide a new sense of place with a downtown identity
• Demonstrate market driven principles that work within the economic landscape of Muskego
• Provide the downtown area, and indeed the entire community, with an identity that adequately
reflects the local quality of life and the affluence of City households
• Promote the following types of uses:
Design Character
¾ Traditional town center/modern ‘main-street’
¾ Buildings squarely facing the street
¾ Buildings closer to street, parking behind
¾ Pedestrian scale – walkable, accented storefronts
¾ Taller building profiles – downtown centerpoint and landmark
¾ Variable roof-lines
¾ Transitional massing blending with surrounding architecture
¾ Sense of place/downtown identity
Use Mix
¾ Possible upper end condos (professionals & ‘empty nesters’)
¾ Destination and convenience retail (no ‘big boxes’)
¾ Smaller floor plate retail
¾ Shared parking
¾ Multiple purpose trips
¾ Convenience
Density
¾ Possible Mid-Rise heights: Somewhat higher than City norm
¾ Built in consumer market for downtown businesses
¾ Greater TIF revenues
¾ More efficient public services/utilities
¾ Interconnected activity centers
¾ Downtown anchor and landmark
City of Muskego
Downtown Design Guide
3
SECTION 3 DESIGN STANDARDS
3.01 GENERAL REQUIREMENTS
A. Applicability. To advance the ideals as stated above, the following design standards are
implemented in the defined area of the downtown. These standards shall apply to all
development and re-development of business and multi-family properties within its boundaries.
B. Buildings
1. Buildings shall be constructed to be harmonious with their natural and built surroundings
while avoiding repetition and monotony. Building designs shall utilize materials which
reflect a residential character. Brick exterior treatment is required. Materials such as
decorative masonry and/or natural materials (i.e. stone work) must comprise up to 50% of
the buildings exterior treatment; an exterior synthetic plaster system may be used as an
accent material. The coloring of all brick, decorative masonry or stone shall be expressed
as integral to the product and not painted on the surface of said product. Four-sided
architecture will be mandatory within the Downtown District.
2. Upon a minimum of five affirmative votes of the Plan Commission members, designs which
present variations on the standards expressed in Section 3.01.A.(1) may be permitted if it is
found that:
a. The proposed design sets an exceptional standard whose design, quality, longevity,
durability and value will equal or exceed that which this document endeavors to
promote
b. The proposed design will not create substantial detriment to adjacent properties
c. The proposed design will not establish an undesirable precedent.
3. A quality design which maximizes the value of the proposed project, while protecting or
enhancing neighboring values is required. Four sided architecture which utilizes similar
building materials and design for all sides of a proposed structure is required. New and
innovative styles of architecture are encouraged and each design will be reviewed upon it’s
own merit and how it fits in with the surrounding uses and structures.
4. Roof top mechanical installations shall be appropriately screened so as to block the view
from adjacent streets and properties. Such screening shall match or compliment the overall
theme of the building.
5. Outdoor storage of materials and commercial vehicles shall be strictly prohibited. Storage
of vehicles or materials/supplies must be screened from surrounding view whenever
possible.
C. Colors utilized in the project design shall be non-florescent. Earth tones such as grays, greens,
browns, burgundies, and tans are required. However, all proposed color schemes shall be
reviewed on their individual merit based upon building design, building materials, longevity of the
color choice(s) (fad/non-fad), statement in relation to overall theme, character and color of
adjacent structures, mass/size of the proposed and adjacent structure(s), unity with existing
structures on the project site.
D. Parking areas shall be designed to avoid a "sea of asphalt" syndrome. The parking field in
which the main activities of parking and travel are conducted shall have tree plantings at the
minimum rate of one (1) tree for every ten (10) parking spaces. The perimeter of the parking field
City of Muskego
Downtown Design Guide
4
shall provide for a lawn area in which trees and shrubs will be planted so as to allow ample snow
storage capacity yet avoid damage to plantings from same. Perimeter plantings shall be at the
rate of a minimum of one tree and/or shrubbery grouping for every 50 lineal feet.
E. Landscaping
1. Landscaping shall be designed to compliment the built and natural environment of the
subject project and adjacent sites. Existing tree lines should be preserved. If removal of
existing tree lines is required due to its undesirable nature, new plantings that result in no
less of a screening effect shall be required when adjacent to residential uses.
2. Minimum specifications for landscaping are as follows: 2.5 inch minimum diameter
measured six (6) inches above grade for deciduous trees; Six (6) foot minimum height for
coniferous trees; 24 inch minimum height for shrubs; yard areas shall be sodded.
3. In addition to the guidelines expressed for parking areas in Section 3.01.C above, plantings
shall be required around the foundation of buildings. The Plan Commission shall review the
placement, numbers and sizes to determine appropriateness.
4. Final landscaping approvals are under the City Forester and other details as per the City
Forester may be necessary.
F. Signage
1. Signage shall be designed in unity with the building design through the use of the same or
similar materials and colors. Ground or monument signs shall be strongly encouraged.
Neon tubed accent lighting shall be strongly discouraged unless the same serves to accent
an architectural feature of the building it is mounted on.
2. The base of all signs shall be landscaped with plantings. The landscaped area shall at a
minimum equal the square footage of the sign face (per the Zoning Ordinance).
3. All other aspects of signage shall be in keeping with the requirements of the Sign
Ordinance of the City of Muskego.
G. Lighting shall be down cast, cutoff, sodium fixtures not exceeding 15 feet in height (including the
light pole base and/or pedestal). Lighting shall be positioned so as not to cause glare on
adjacent properties and streets (Maximum of 0.5 foot-candles at lot lines). At a minimum, site
lighting marking the entrance to businesses and multi-family developments shall match or
compliment that which may be chosen by the City as standard decorative street lighting. Bollards
for pole lighting shall not exceed 6 inches above grade.
H. Cross access to and between neighboring properties shall be implemented wherever possible.
The goal in this requirement is to remove as much incidental, site to site traffic from Janesville
Road thus reducing the possibility of traffic conflicts and accidents. Cross access drives may be
either the interconnection of parking lots or the construction of a separate drive. In either case,
the minimum drive isle width should be no less than 24 feet. When considering provision for
cross access, the Plan Commission may allow decreased side and rear yard offsets for parking
and drive areas but only if such decreases are a result of the provision of cross access.
I. Corporate identity shall not be prohibited yet the Plan Commission shall not recognize same as
the driving factor in the design of the facility. Corporate identity shall be apparent yet reserved in
its display. The driving factor in the design of any facility shall be the criteria as expressed in this
document.
City of Muskego
Downtown Design Guide
5
SECTION 4 ILLUSTRATIONS
4.01 APPROPRIATE DEVELOPMENT
In Appendix 2 of this document is a group of photographs which the Plan Commission of the City of
Muskego have found to illustrate good and appropriate design, applicable to the downtown area.
Appendix 2 is available in the Planning Office for public viewing. Copies of the Downtown Design Guide
are also available in the Planning Office and online at http://www.gomuskego.com/planning.
SECTION 5 COMPLIANCE
5.01 IN PERPETUITY
Per the City of Muskego Zoning Ordinance, Compliance in Perpetuity is required in that "Any Building,
Site and Operational Plan granted through the authority of this Section shall be perpetually binding upon
the development to the extent that: all buildings and structures shall be maintained in a tasteful, safe
and appropriate manner; all landscaping shall be periodically groomed and/or replaced when
necessary; all drive, parking and pedestrian areas shall be kept in a safe and passable condition. All
repairs and maintenance shall be executed in a timely manner".
City of Muskego
Downtown Design Guide
6
APPENDIX I
City of Muskego
Downtown Design Guide
7
APPENDIX II
Example of Appropriate Material
Types and Usage
Example of Four-Sided Architecture
Example of Four-Sided Architecture
& Screening of Outdoor Storage
City of Muskego
Downtown Design Guide
8
Corporate Identity is Apparent but
not a Driving Design Factor
Pedestrian Friendly Design &
Common Area
Parking Lot Placement Behind the
Building, Landscaping Treatments,
and Pedestrian Access
City of Muskego
Downtown Design Guide
9
Upgraded Building Materials
Upgraded Architectural Features &
Accents
City of Muskego
Plan Commission Supplement PC 032-2016
For the meeting of: May 3, 2016
REQUEST: Certified Survey Map
S74 W17000 / Tax Key No. 2198.984
NW ¼ of Section 10
PETITIONER: Ener-con Companies
INTRODUCED: May 3, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 032-2016
The petitioner is proposing to divide one parcel by Certified Survey Map to create four (4) parcels. The
lots will range in size from 0.679 acres to 5.884 acres. The CSM would divide the property in an
appropriate form for the proposed Parkland Towne Center development that is under discussion for a
Planned Development rezoning by the Plan Commission and Common Council.
PLAN CONSISTENCY PC 032-2016
Comprehensive Plan: The 2020 Plan depicts the areas for commercial use. The proposal is
consistent with the Plan.
Zoning: The property is zoned B-4 Highway Business District, however, the
parcel is under approvals to change to a PD Planned Development
District. The CSM is consistent with a new PD approval.
Park and Conservation Plan: A trail is required along Lannon Drive and would be required upon
future development of this property. The proposal is consistent with the
Plan.
Street System Plan: Proper dedications are shown for Janesville and Lannon. The proposal
is consistent with the Plan.
Adopted 208 Sanitary Sewer
Service Area:
Public sanitary sewer serves this area. The proposal is consistent with
the plan.
Water Capacity Assessment
District:
The property is serviced with water. The proposal is consistent with the
Plan.
Stormwater Management
Plan: On-site stormwater management will be required upon future
development of this property. The proposal is consistent with the Plan.
DISCUSSION PC 032-2016
Upon review of the CSM, the bulk requirements of the code appear to be met. There are some minor
technical corrections that need to occur that will need to be addressed before the CSM can be signed by
the City and recorded. The CSM resolution is subject to engineering changes.
The CSM proposes lots necessary for the support of the Parkland Towne Center development being
proposed by Ener Con per the PD Planned Development zoning in front of the Plan Commission and
Council at this time. The approval of the CSM in the Plan Commission resolution is subject to Ener Con
receiving planned development rezoning approval. The Parkland Towne Center development shows that
a future lot would need to be created in the center of the development to support a future commercial
structure. A future CSM would have to break this parcel off since only four parcels can take place on any
one CSM. The PD zoning approval would allow this future land locked parcel at that time.
STAFF RECOMMENDATION PC 032-2016
Approval of Resolution PC 032-2016
MUSK EG Othe City of
Ar ea o f Inte restI0280560
Fee t
Ag en da Item(s)
Pr op er tie s
Zon in g D istr ic ts
Rig ht -o f-Way
Hy dr og rap hy
Supp lem ental MapRESOLUTION #PC 03 1-2016
En er -con C om pan iesS74 W 170 00 Ja nes v ille Ro ad
J A N E S V I L L E
L O O M I S R D
RA
CIN
E
AV
DURHAM
W O O D S
CO LL EG E
Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 4 /2 5/2 0 16
RESOLUTION #P.C. 032-2016
APPROVAL OF A CERTIFIED SURVEY MAP
FOR THE ENER-CON COMPANIES PROPERTY LOCATED IN THE NW ¼ OF SECTION 10
(JANESVILLE ROAD / TAX KEY NO. 2198.984)
WHEREAS, A Certified Survey Map was submitted by Ener-Con Companies for a four (4) lot land division
for the property located in the NW ¼ of Section 10 (Janesville Road / Tax Key No. 2198.984), and
WHEREAS, The four parcels vary in size from 0.679 acres to 5.884 acres and are for future residential
and commercial uses, and
WHEREAS, The property is zoned B-4, Highway Business District and is currently subject to a PD
Planned Development zoning which would allow the CSM as presented, and
WHEREAS, The 2020 Plan Depicts the area for commercial uses and the proposal is consistent with the
plan, and
WHEREAS, The site is served by m unicipal water and sanitary sewer services.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Certified Survey Map for
Ener-Con Companies for the property located in the NW ¼ of Section 10 (Janesville Road / Tax Key No.
2198.984), subject to technical discrepancies as identified by the City Engineers, and payment of all
applicable fees in Section 18.14(3) of the Land Division Ordinance and outstanding assessments if
applicable.
BE IT FURHTER RESOLVED, That the CSM is subject to the PD Planned Development Parkland Towne
Center zoning being approved by the Common Council in order to allow the lot sizes and proposed
layouts.
BE IT FURHTER RESOLVED, That all technical corrections from the CSM review will need to be
addressed before the Certified Survey Map can be signed and recorded.
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:
Defeated:
Deferred:
Introduced: May 3, 2016
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 033-2016
For the meeting of: May 3, 2016
REQUEST: Monument Signage – Parkland Towne Center
Tax Key No. 2198.984
PETITIONER: Ener Con Companies
INTRODUCED: May 3, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 033-2016
A signage proposal is for the future Parkland Towne Center development. The proposal includes a large
monument sign along Janesville Road and a smaller identification sign along Lannon Drive.
DISCUSSION PC 033-2016
Plans were submitted by Ener Con Companies for two (2) new signs for the proposed future Parkland Towne
Center located along Janesville Road.
Section 16.09(9) of the Zoning Code states the following: “A sign identifying a shopping center or grouping of
stores in excess of 50,000 sq. ft. in area may be permitted with the approval of the Plan Commission by the
modification of the regulations of the district in which they are located applicable to the height, size and location
of such sign consistent with the spirit and intent of the regulations in that district.”
At this time Ener Con Companies is seeking approvals for the “Parkland Towne Center” development thru the
Common Council and an associated PD Planned Development zoning is pending for said development. The
proposed development has commercial structures in excess of 50,000 square feet.
One (1) monument sign for the businesses of the future Parkland Towne Center is proposed with dimensions of
20 feet in height and 13.5 feet in width. The monument sign is to be located along Janesville Road and a
smaller sign denoting “The Shops at Towne Center” would be located along Lannon Drive. There is no detailed
landscape plan at this time for the proposed signage.
It should be noted that an option to have an electronic readerboard is part of the submittal on the main larger
monument sign. The resolution reads that an electronic readerboard option is approved and that the
readerboard may not exceed 25% of the sign, which is part of the city zoning code.
Approval of the signage as proposed is contingent in the resolution on approvals for the Parkland Towne
Center PD development by the Common Council. Further, the signage is dependent upon permits being
approved of the first commercial building for the development.
A landscape plan would need to be submitted for the area around the base of each sign according to the
General Design Guide before the sign permits can be released.
STAFF RECOMMENDATION PC 033-2016
Approval of Resolution PC 033-2016
MUSK EG Othe City of
Ar ea o f Inte restI0330660
Fee t
Ag en da Item(s)
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Supp lem ental MapRESOLUTION #PC 03 3-2016
En er -Con C om pan iesJanesville R oad
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Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 4 /2 8/2 0 16
RESOLUTION #P.C. 033-2016
APPROVAL OF SIGNAGE FOR THE PARKLAND TOWNE CENTER
LOCATED IN THE NW ¼ OF SECTION 10
(JANESVILLE ROAD / TAX KEY NO. 2198.984)
WHEREAS, Plans were submitted by Ener Con Companies for two (2) new signs for the proposed Parkland
Towne Center located on Janesville Road (Tax Key No. 2198.984), and
WHEREAS, Section 16.09(9) of the Zoning Code states the following, “A sign identifying a shopping center or
grouping of stores in excess of 50,000 sq. ft. in area may be permitted with the approval of the Plan
Commission by the modification of the regulations of the district in which they are located applicable to the
height, size and location of such sign consistent with the spirit and intent of the regulations in that district.”, and
WHEREAS, The Parkland Towne Center development is proposed for the property that will have commercial
entities in excess of 50,000 SF, and
WHEREAS, One (1) monument sign for the businesses of the future Parkland Towne Center is proposed with
dimensions of 20 feet in height and 13.5 feet in width, and
WHEREAS, An option to have an electronic readerboard is part of the submittal on the main larger monument
sign, and
WHEREAS, The monument sign is to be located along Janesville Road and a smaller sign denoting “The
Shops at Towne Center” would be located along Lannon Drive, and
WHEREAS, The property is zoned B-4, Highway Business District and is currently subject to a PD
Planned Development zoning, and
WHEREAS, There are no detailed landscape plans at this time for the proposed signage.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of the monument signage for the
proposed Parkland Towne Center located on Janesville Road (Tax Key No. 2198.984).
BE IT FURTHER RESOLVED, That the signage proposed is contingent on approvals for the Parkland Towne
Center PD development by the Common Council. Further, that the signage may be erected upon the permits
being approved of the first commercial building for the development.
BE IT FURTHER RESOLVED, That an electronic readerboard option is approved and that the readerboard
may not exceed 25% of the sign, and
BE IT FURTHER RESOLVED, That the Plan Commission grants the requested sign area and height per
Section 16.09(9) of the Zoning Code.
BE IT FURTHER RESOLVED, That a landscape plan will need to be submitted for the area around the base of
each sign according to the General Design Guide before the sign permit can be released.
BE IT FURTHER RESOLVED, The Engineering Department will have to review the proposed placement of the
new sign to be sure that no easements are being encroached upon.
BE IT FURTHER RESOLVED, That the actual location of the new monument sign be delivered to the Planning
Department before the permit is issued to ensure that the sign does not encroach into the public Right-of-Way.
BE IT FURTHER RESOLVED, That the sign plans are approved as submitted and a copy of said plans be kept
on file in the Building Department and that all aspect of this plan shall be maintained in perpetuity unl ess
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:
Defeated:
Deferred:
Introduced: May 3, 2016
ATTEST: Kellie McMullen, Recording Secretary