Plan Commission Packet - 9/6/2016
CITY OF MUSKEGO
PLAN COMMISSION AGENDA
September 6, 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 AUGUST 2, 2016 MEETING
PUBLIC HEARING
Public Hearing for MSP Real Estate requesting a conditional use grant in accordance with
the Muskego Zoning Ordinance to allow a senior housing campus development (under the
use of "nursing homes, rest homes, and homes for the all aged, including day cares) for the
property located along Janesville Road / Tax Key No. 2162.996.
OLD BUSINESS FOR CONSIDERATION
RESOLUTION #PC 001-2016 - Approval of a Building, Site and Operation Plan and
Conditional Use Grant for Tess Corners Automotive located in the NE 1/4 of Section 2 (Tax
Key No. 2165.989.001 / W145 S6645 Tess Corners Drive).
CONSENT BUSINESS
Recommended for approval en gross.
RESOLUTION #PC 054-2016 - Approval of a metal accessory structure for the Schwid
property located in the SE 1/4 of Section 34 (Tax Key No. 2296.998.006 / S110 W15980
Union Church Drive).
RESOLUTION #PC 056-2016 - Approval of a Building, Site and Operation Plan Amendment
for Alpha Plastics located in the NE 1/4 of Section 17 (Tax Key No. 2225.999.018 / S82
W19362 Apollo Drive).
RESOLUTION #PC 058-2016 - Approval of a metal accessory structure for the Wolff
property located in the SW 1/4 of Section 17 (Tax Key No. 2227.989.013 / W200 S8613
Woods Road).
RESOLUTION #PC 061-2016 - Approval of a metal accessory roofed structure for
the Burback property located in the SW 1/4 of Section 24 (Tax Key No. 2255.999.006).
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #PC 057-2016 - Recommendation to Council to rezone a property from I-1
Government, Institutional and Public Service District to B-3 General Business District,
Approval of a Conditional Use Grant, Approval of Building Site and Operation Plans, and
Approval of a Two Lot Certified Survey Map for the property MSP Real Estate Senior
Lliving located in the NW 1/4 of Section 1 (Tax Key No. 2162.996 / Janesville Road).
Plan Commission Agenda 2
September 6, 2016
RESOLUTION #PC 059-2016 - Approval of a Building Site and Operation Plan and Certified
Survey Map for Commercial Building "A" for Ener Con Companies as part of the Parkland
Towne Center Development property located in the NW 1/4 of Section 10 (Janesville Road).
RESOLUTION #PC 060-2016 - Approval of a metal accessory structure for the Dominick
property located in the SW 1/4 of Section 17 (W200 S8431 Woods Road).
RESOLUTION #PC 062-2016 - Approval of a Building Site and Operation Plan amendment
for the Bevsek-Verbick Funeral Home property located in the NE 1/4 of Section 5 (Tax Key
No. 2177.934.001/W195 S6610 Racine Avenue).
MISCELLANEOUS BUSINESS
Taco Bell Operations Update
ADJOURNMENT
NOTICE
IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF
THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION
WILL BE TAKEN BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL
BODY SPECIFICALLY REFERRED TO ABOVE IN THIS NOTICE.
ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED
INDIVIDUALS THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS
SERVICE, CONTACT MUSKEGO COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136.
Unapproved
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
August 2, 2016
6:30 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
Mayor Kathy Chiaverotti called the meeting to order at 6:30 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Mayor Chiaverotti, Ald. Borgman, Commissioners Peardon, Jacques, Buckmaster
and Bartlett, Director Muenkel and Recording Secretary McMullen. Absent: Commissioner
Fiedler
STATEMENT OF PUBLIC NOTICE
The meeting was noticed in accordance with the open meetings laws on July 28, 2016.
APPROVAL OF THE MINUTES OF THE JULY 11, 2016 MEETING.
Alderman Borgman made a motion to approve the minutes of the July 11, 2016
meeting. Commissioner Bartlett seconded.
Motion Passed 6 in favor.
PUBLIC HEARING
Public Hearing for Neumann Companies Inc. for the purpose of allowing a wetland crossing in
an area zoned SW -Shoreland Wetland for a new city street in Edgewater Heights Subdivision
located in the NW and NE 1/4 of Section 21 (Tax Key 2241.999 / Woods Road and Racine
Avenue).
With no questions or comments, Mayor Chiaverotti closed the Public Hearing at 6:33 PM.
CONSENT BUSINESS
Recommended for approval en gross.
Commissioner Buckmaster made a motion to approve the consent business engross.
Commissioner Peardon seconded.
Motion Passed 6 in favor.
RESOLUTION #PC 049-2016 - Approval of a Conditional Use Grant for Neumann Companies
Inc. to allow a wetland crossing in an area zoned SW - Shoreland Wetland for a new city street
in Edgewater Heights Subdivision located in the NW and NE 1/4 of Section 21 (Tax Key
2241.999 / Woods Road and Racine Avenue).
RESOLUTION #PC 052-2016 - Approval of a Mother In Law Unit for the Pennybacker property
Plan Commission Minutes 2
August 2, 2016
located in the NE 1/4 of Section 24 (Tax Key No. 2253.999.002 / W126 S8854 North Cape
Road).
RESOLUTION #PC 053-2016 - Approval of a Two Lot Extraterritorial Certified Survey Map for
the Delimat property located in the Town of Waterford.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #PC 050-2016 - Approval of a Building, Site and Operation Plan Amendment
for Little Caesars Pizza located in the SW 1/4 of Section 2 (Tax Key 2167.995.011 / S69
W15465 Janesville Road).
Commissioner Jacques made a motion to approve RESOLUTION #PC 050-2016 -
Approval of a Building, Site and Operation Plan Amendment for Little Caesars Pizza
located in the SW 1/4 of Section 2 (Tax Key 2167.995.011 / S69 W15465 Janesville
Road). Commissioner Bartlett seconded.
Commissioner Buckmaster made a motion to amend Resolution #PC 050-2016 to
include: BE IT FURTHER RESOLVED, That markings and signage must be added,
subject to staff approval, in order to not block the exit of Little Caesars with the Dairy
Queen Drive Thru. Commissioner Jacques seconded.
Motion Passed 6 in favor.
Motion Passed 6 in favor.
RESOLUTION #PC 051-2016 - Recommendation to Common Council to Amend Section
41.06 of the Municipal Code and Adoption of the New Park and Conservation Plan.
Commissioner Jacques made a motion to approve RESOLUTION #PC 051-2016 -
Recommendation to Common Council to Amend Section 41.06 of the Municipal Code
and Adoption of the New Park and Conservation Plan. Commissioner Bartlett
seconded.
Motion Passed 6 in favor.
MISCELLANEOUS BUSINESS
ADJOURNMENT
Commissioner Jacques made a motion to adjourn at 6:49 PM. Alderman Borgman
seconded.
Motion Passed 6 in favor.
Respectfully submitted,
Kellie McMullen,
Recording Secretary
City of Muskego
Plan Commission Supplement PC 057-2016
For the meeting of: September 6, 2016
REQUEST: Rezoning from I-1 (Government, Institutional, and Public Service District) to BP-3 (General
Business District), Approval of a Conditional Use Grant, Building Site and Operation Plans, and a Two Lot
Certified Survey Map for a Senior Living Center
Tax Key No. 2162.996 / Janesville Road
NW ¼ of Section 1
PETITIONER: Mark Hammond, MSP Real Estate
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 057-2016
Petitioners have submitted a rezoning request from I-1 (Institutional District) to B-3 (General Business
District), Building, Site and Operation Plans, a Conditional Use Grant request, and a Certified Survey Map
to construct a new senior living center along Janesville Road in the northeast portion of the community.
PLAN CONSISTENCY PC 057-2016
Comprehensive Plan: The 2020 Plan depicts the areas for Government, Institutional, and
Public Services uses. The proposal is consistent with the Plan and no
amendments are necessary.
Zoning: The property is currently zoned I-1 (Government, Institutional, and
Public Services). The zoning being requested is B-3 (General Business
District). The structure and site plan proposed conform to the bulk
dimension requirements of the proposed District. More info on the
rezoning is below.
Park and Conservation Plan: No acquisitions are proposed in this area. The proposal is consistent
with the Plan.
Street System Plan: The Certified Survey Map proposed requires no street dedications. 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 to be served by public water service. The proposal is
consistent with the Plan subject to Public Works approval of
infrastructure plans to construct new water main along Janesville Road.
Stormwater Management
Plan:
Stormwater management is required and is proposed on the frontage of
the property. The proposal is consistent with the Plan.
General Design Guide The General Design Guide governs this area. The proposed appears to
meet the requirements of the guide well and this is discussed in more
detail below.
DISCUSSION PC 057-2016
As stated above, MSP Real Estate requests rezoning, BSO, CUG, and CSM approvals for a new senior
living facility on Janesville Road. The overall request is to construct a 108,874 SF (55,690 SF footprint
area) senior housing facility on the proposed 4.18 acre lot
The use will be operating on all three employee shifts with upwards of 16 employees on any one shift and
intend on creating 65-75 new jobs. 100-120 residents will be in the senior living center at any one time
within approximately forty-two (42) memory care units, thirty-seven (37) assisted living units, and thirty-
two (32) independent living units.
Rezoning
As mentioned above, the request is to rezone the property from I-1 – Government, Institutional, and
Public Services District to B-3 General Business District. The 2020 Comprehensive Plan identifies this
area as Institutional uses and no Comp Plan change is required as part of this rezoning. See the side-by-
side zoning map attached for details.
The rezoning is for the southern half of the overall parcel which would cover 4.18 acres. A rezoning would
entail going from the existing I-1 Governmental and Institutional zoning district to the B-3 General
Business District. The rezoning would allow MSP Real Este’s proposed use of a multi-staged nursing
home as described further below. The 2020 Comprehensive Plan identifies this area as Governmental
and Institutional and would not require an amendment since the proposed future use would still fit in this
category. See the side-by-side zoning map attached for details.
The petitioner is requesting this rezoning in order to allow the property to be dividable into two parcels
which would result in the northern parcel to remain for the current and future church use along College
Avenue and to allow a new southern parcel for the future multi-staged nursing home use. The rezoning
to commercial will be consistent with the commercial zoning found surrounding this parcel along
Janesville Road.
The proposed structure meets the various zoning requirements for the B-3 district including setbacks
(40’), offsets (10’,15’), height (30’), and building floor area ratio (60%), and
The proposed structure has a 54’ front setback, offsets of 15’+, a height of 26’ as measured by code, and
a building floor area ratio of 60%
A public hearing was heard before the Common Council on August 23, 2016. Only one concern was
found by an area owner who suggested that the environmental items (Wetland and navigable waterway
delineations) be addressed before approvals.
Conditional Use Grant (CUG)
A conditional use grant is required for any proposed nursing home as per the requirements of the RCE
zoning district which is a part of the B-3 zoning code. Plan Commission will hold a public hearing at the
next meeting to allow neighbors to discuss any concerns they may have. A CUG allows the Plan
Commission to more formally implement restrictions on how the use conforms to the surrounding
neighborhood if need be.
Certified Survey Map (CSM)
As part of the development a CSM is required in order to break the senior living parcel off of the former
Heritage Church main parcel. Per the CSM a 4.18 acre lot will be created to the south along Janesville
Road for the senior living facility and a 2.3 acre parcel will be left to the north for a future institutional use
along College Avenue.
The preliminary CSM has been reviewed and looks appropriate to codes. The resolution is subject to any
remaining engineering items before final CSM signoff.
Building, Site and Operation Plan
Architecture
The proposed building architecture contains many facades with a varying degree of depths along with
mixes of materials, altering rooflines, patios, decks, chimneys, tapered columns, accented entryways, and
accented soffits. Four-sided architecture is found throughout the proposal.
The materials proposed mainly comprise of the following:
Modular Brick
Natural Stone
Pre-colored split face concrete masonry units
Stone trim
Cast stone trim
Fiber cement lap siding
Fiber cement panels
Fiber cement trim
Asphalt Shingles, and
The structure is proposed to be earth tone colors as shown on the colored renderings in the submittal.
This site is governed by the General Design Guide which calls for 50% masonry product and the
proposed structure is comprised of more than 50% masonry, consisting of natural stone and modular
brick, on all facades presented.
Site Plan, Access, and Parking
The overall site has many amenities in and around the proposed structure including landscaped
pathways, outdoor decks/patios, a pool area, and a courtyard. The proposed building is to be accessed
by two (2) access points off of Janesville Road and this access is subject to Waukesha County on any
Janesville Road construction needs as part of the proposed use.
A total of fifty-two (52) exterior parking stalls are shown on the site plan situated for the daily required
uses of the locations they lie. Also, a total of thirty-seven (37) parking stalls are found as underground
parking that are accessed on the northwest portion of the new structure.
The developer has noted the following about parking:
As a general rule, employees park outdoors. The underground parking stalls are reserved for resident
parking. We also typically allocate some portion of the below grade space for mechanicals and
storage, so the 37 underground parking count very well may decrease slightly as the design
progresses. Of course, during winter months and to the extent there are available stalls in the
basement, some employees will park below grade.
It is primarily our “Independent” residents that bring vehicles, but some Assisted Living residents
also bring their cars. So it would be the residents living in the 37 combined RCAC or floating
RCAC/Independent units that would bring cars.
For a nursing home site within Muskego parking codes mandate that there should be approximately 1
parking space for every three rooms plus space for each medical staff plus space for every three
employees subject to Plan Commission. The developers have indicated that they have similar built
environments in surrounding communities and that the parking indicated meets the demand for their
various shifts of medical staff and beds.
A couple areas of parking show more than ten stalls without a landscape island and the resolution is
written for approval due to the landscape plan being very intense.
All exterior parking stalls all are shown as 9 feet by 18 feet and the resolution is written for approval due
to city codes changing with the Muskego recodification later this year.
The parking lot will be curbed throughout and ample pedestrian access from the lot to the entrances to
the building can be found throughout.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits in regards to fire lane
widths and access points.
Refuse Enclosure
A dumpster enclosure is found on the western portion of the site and said enclosure will have to meet the
same architectural materials as the main structure upon building permit time.
Landscaping
A landscape plan has been submitted as part of the proposal and review is pending approval from the
City Forester. A wealth of landscaping is proposed around the site and around the foundations of the
structure along with many accented landscape features around a pool, patio, entry areas, pathways, and
an interior outdoor courtyard.
Wetlands
Wetlands are found on site and the wetlands have been delineated by an assured WDNR wetland
specialist. Wetland fill permits will be required before building permits can be issued for some minor
wetland areas in the central portion of the development.
Wetlands in the City of Muskego have a 15-foot setback for hard surfaces and structures and a few areas
may need to be changed before building permit approvals. Specifically a pathway found on the submittal
in the northwest portion of the development will have to be moved if within the 15-foot setback area.
The resolution is subject to the following regarding wetlands:
BE IT FURTHER RESOLVED, Wetland fill permits approved by the WDNR will be required before
building permits can be issued.
BE IT FURTHER RESOLVED, Wetlands in the City of Muskego have a 15-foot setback for hard surfaces
and structures and a pathway found on the submittal in the northwest portion of the development will
have to be moved if within the 15-foot setback area.
BE IT FURTHER RESOLVED, Any navigable watercourse found on the development must include the
ordinary high water mark (OHWM) at building permit approvals and a 20-foot setback for structures and
hard surfaces will be required if found from the OHWM.
Signage
Signage isn’t part of the submittal at this time. However, the zoning district allows for monument signage
as well as wall signage. Sign permits will be required when desired.
Lighting
Specific light fixture details and a photometric plan are found in the submittal and exterior lighting is to
occur throughout the site with fixtures mounted to poles as well as some architectural bollard lighting.
Pole lights are shown as a 25-foot height, are zero degree cut-off, are to be LED, and have bases shown
to be 2 feet in height. The resolution is worded that all bases must be 6” per Muskego code, and
The photometric plan appears to meet Muskego code of 0.5 foot-candles at the property lines.
Deliveries
Deliveries are to take place on the western portion of the structure where a utility entrance exists.
Sewer, Water, Storm, Grading
The development will be served by existing public sanitary sewer. The development will be served by
existing public water and the water needs to be extended to the development from the west along
Janesville Road subject to Public Works Department approval.
Stormwater management is shown to occur on the southern frontage of the property and is being
implemented as a landscape amenity.
Other Misc Items in Resolution
BE IT FURTHER RESOLVED, That no outdoor storage of materials and/or equipment is allowed on the
site.
BE IT FURTHER RESOLVED, A final landscape plan will need to be approved by the City Forester prior
to the issuance of building permits.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and should be approved by the Community Development Department.
STAFF RECOMMENDATION PC 057-2016
Approval of Resolution PC 057-2016
I 0 4 2 0 8 4 0 2 1 0 F e e tScale:
L e g e n d
A f f e c t e d A r e a
P r o p e r t i e s w i t h i n 3 0 0 f t
M u n i c i p a l B o u n d a r y
R i g h t - o f - W a y
P a r c e l s
S t r u c t u r e s
L a k e
C i t y o f N e w B e r l i n
C i t y o f M u s k e g o
C o l l e g e A v e .
J a n e s v ill e R d .
S h e r w o o d C ir.
CITY OF MUSKEGO NOTICE OF PUBLIC HEARING P L E A S E T A K E N O T I C E t h a t t h e P l a n n i n g C o m m i s s i o n o f t h e C i t y o f M u s k e g o w i l l h o l d a P u b l i c H e a r i n g a t 6 : 0 0 P M o n T u e s d a y , S e p t e m b e r 6 , 2 0 1 6 , i n t h e M u s k e g o R o o m o f C i t y H a l l , W 1 8 2 S 8 2 0 0 R a c i n e A v e n u e , t o c o n s i d e r t h e f o l l o w i n g : U p o n t h e p e t i t i o n o f M a r k H a m m o n d o f M S P R e a l E s t a t e I n c . s h a l l t h e f o l l o w i n g a r e a k n o w n a s : P a r t o f T a x K e y N u m b e r 2 1 6 2 . 9 9 6 A n d f u r t h e r d e s c r i b e d a s f o l l o w s : C O M M E N C I N G A T S O U T H W E S T C O R N E R O F T H E S O U T H W E S T 1 / 4 O F S E C T I O N 3 6 , T O W N S H I P 5 N O R T H , R A N G E 2 0 E A S T , T H E N C E N 8 8 ° 2 1 ' 5 1 " E , A L O N G T H E N O R T H L I N E O F T H E N O R T H W E S T 1 / 4 , 4 5 5 . 8 6 ' ; T H E N C E S 0 0 ° 4 9 ' 0 9 " E , 2 4 . 7 5 ' T O T H E S O U T H L I N E O F W E S T C O L L E G E A V E N U E ; T H E N C E S 0 0 ° 4 9 ' 0 8 " E , 1 6 6 . 4 7 ' T O T H E P O I N T O F B E G I N N I N G : T H E N C E S 4 7 ° 5 0 ' 2 1 " E , 2 2 9 . 7 3 ' ; T H E N C E N 5 9 ° 4 6 ' 2 4 " E , 6 7 . 5 1 ' ; T H E N C E S 3 2 ° 1 3 ' 5 1 " E , 4 3 . 4 2 ' ; T H E N C E N 7 2 ° 3 2 ' 3 5 " E , 1 0 7 . 6 7 ' T O T H E W E S T L I N E O F L O T 1 , C S M 1 1 3 3 4 ; T H E N C E S 0 0 ° 4 9 ' 0 8 " E A L O N G S A I D W E S T L I N E , 2 3 5 . 7 0 ' ; T H E N C E S 0 3 ° 3 3 ' 0 9 E , 1 5 5 . 0 0 ' T O T H E N O R T H L I N E O F W E S T J A N E S V I L L E R O A D ( C . T . H . " L " ) ; T H E N C E S 5 9 ° 2 6 ' 5 1 " W , A L O N G S A I D N O R T H L I N E , 4 1 0 . 5 8 ' ; T H E N C E N 1 4 ° 3 7 ' 5 1 " W , 3 0 5 . 8 9 ' ; T H E N C E N 0 0 ° 4 9 ' 0 8 " W , 4 0 6 . 5 8 ' T O T H E P O I N T O F B E G I N N I N G . b e g r a n t e d a C o n d i t i o n a l U s e P e r m i t i n a c c o r d a n c e w i t h t h e M u s k e g o Z o n i n g O r d i n a n c e f o r t h e p u r p o s e o f a l l o w i n g a s e n i o r h o u s i n g c a m p u s d e v e l o p m e n t ( u n d e r t h e u s e o f N u r s i n g h o m e s , r e s t h o m e s , a n d h o m e s f o r a l l a g e d , i n c l u d i n g d a y c a r e s ) . T h e p e t i t i o n e r s a p p l i c a t i o n i s a v a i l a b l e f o r p u b l i c i n s p e c t i o n a t t h e C i t y o f M u s k e g o C o m m u n i t y D e v e l o p m e n t D e p a r t m e n t . A l l i n t e r e s t e d p a r t i e s w i l l b e g i v e n a n o p p o r t u n i t y t o b e h e a r d . P l a n C o m m i s s i o n C i t y o f M u s k e g o P u b l i s h i n t h e M u s k e g o N O W N e w s p a p e r o n A u g u s t 2 5 , 2 0 1 6 . D a t e d t h i s 1 6 t h d a y o f A u g u s t , 2 0 1 6 N O T I C E I T I S P O S S I B L E T H A T M E M B E R S O F A N D P O S S I B L Y A Q U O R U M O F M E M B E R S O F O T H E R G O V E R N M E N T A L B O D I E S O F T H E M U N I C I P A L I T Y M A Y B E I N A T T E N D A N C E A T T H E A B O V E - S T A T E D M E E T I N G A N D G A T H E R I N F O R M A T I O N ; N O A C T I O N W I L L B E T A K E N B Y A N Y G O V E R N M E N T A L B O D Y A T T H E A B O V E - S T A T E D M E E T I N G O T H E R T H A N T H E G O V E R N M E N T A L B O D Y S P E C I F I C A L L Y R E F E R R E D T O A B O V E I N T H I S N O T I C E . N O T I C E " P l e a s e n o t e t h a t , u p o n r e a s o n a b l e n o t i c e , e f f o r t s w i l l b e m a d e t o a c c o m m o d a t e t h e n e e d s o f d i s a b l e d i n d i v i d u a l s t h r o u g h a p p r o p r i a t e a i d s a n d s e r v i c e s . F o r a d d i t i o n a l i n f o r m a t i o n o r t o r e q u e s t t h i s s e r v i c e , c o n t a c t t h e C o m m u n i t y D e v e l o p m e n t D e p a r t m e n t a t C i t y H a l l , W 1 8 2 S 8 2 0 0 R a c i n e A v e n u e , ( 2 6 2 ) 6 7 9 - 4 1 3 6 . "
MUSK EG Othe City of
Ar ea o f Inte restI0260520
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 05 7-2016
MSP Real Esta teJanesville R oad
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 : 8 /1 7/2 0 16
RESOLUTION #P.C. 057-2016
RECOMMENDATION TO COUNCIL TO REZONE PROPERTY FROM I-1 GOVERNMENT,
INSTITUTIONAL, AND PUBLIC SERVICE DISTRICT TO B-3 GENERAL BUSINES DISTRICT,
APPROVAL OF A CONDITIONAL USE GRANT, APPROVAL OF A BUILDING SITE AND
OPERATION PLAN, AND APPROVAL OF A TWO LOT CERTIFIED SURVEY MAP FOR THE
PROPERTY LOCATED IN THE NW ¼ OF SECTION 1
(TAX KEY NO. 2162.996 / JANESVILLE ROAD)
WHEREAS, A petition to rezone a property from I-1 – Government, Institutional, and Public
Services District to B-3 General Business District, a Conditional Use Grant request, Building, Site
and Operation Plans, and a Certified Survey Map were submitted for the property located in the
NW ¼ of Section 1 (Tax Key No. 2162.996 /Janesville Road), and
WHEREAS, The overall request is from MSP Real Estate to construct a 108,874 SF (55,690 SF
footprint area) senior housing facility on the proposed 4.18 acre lot, and
WHEREAS, A Public Hearing for the rezoning was heard before the Common Council on August
23, 2016, and
WHEREAS, A Public Hearing for the conditional use grant was heard before the Plan
Commission on September 6, 2016, and
WHEREAS, A conditional use grant is required for any proposed nursing home as per the
requirements of the RCE zoning district, and
WHEREAS, The requested B-3 district allows commercial operations and is consistent with the
commercial zoning surrounding this parcel along Janesville Road, and
WHEREAS, The rezoning to B-3 only includes the southern 4.18 acres for the senior living facility
and allows the I-1 Institutional zoning district to remain for the church area, and
WHEREAS, The proposed structure meets the various zoning requirements for the B-3 district
including setbacks (40’), offsets (10’,15’), height (30’), and building floor area ratio (60%), and
WHEREAS, The proposed structure has a 54’ front setback, offsets of 15’+, a height of 26’ as
measured by code, and a building floor area ratio of 60%, and
WHEREAS, There is no open space requirement for the building instead the open space is
approved based on how the proposed structure meets the various design items before the Plan
Commission in relation to parking, landscaping, stormwater, and how the proposed use fits with
the surrounding neighborhood, and
WHEREAS, The proposed use is for a senior living facility consisting of approximately forty-two
(42) memory care units, thirty-seven (37) assisted living units, and thirty-two (32) independent
living units, and
WHEREAS, There are no “dwelling units” per Muskego code as the proposed is a senior housing
facility where meals, housekeeping, activities, and varying levels of supportive nursing care are
provided all subject to a conditional use grant before the city, and
WHEREAS, The proposed facility will be part of a 4.18 acre parcel that is to be split from the
main parcel as part of the proposed Certified Survey map herein, and
WHEREAS, The proposed CSM will parcel off the former Heritage Church structures to the north
along College Avenue and allow the new 4.18 acre vacant parcel to the south along Janesville
Road for the proposed senior facility, and
WHERAS, The proposed CSM meets the requirements of the B-3 district to the south and the I-1
District to the north, and
WHEREAS, The 2020 Comprehensive Plan already identifies this area for Government,
Institutional, Public Services uses which is consistent with the church area to remain to the north
and is consistent with the newly proposed senior living facility, and
WHEREAS, The materials proposed mainly comprise of the following:
Modular Brick
Natural Stone
Pre-colored split face concrete masonry units
Stone trim
Cast stone trim
Fiber cement lap siding
Fiber cement panels
Fiber cement trim
Asphalt Shingles, and
WHEREAS, The structure is proposed to be earth tone colors as shown on the colored
renderings in the submittal, and
WHEREAS, This site is governed by the General Design Guide which calls for 50% masonry
product and the proposed structure is comprised of more than 50% masonry, consisting of
natural stone and modular brick, on all facades presented, and
WHEREAS, The proposed building architecture contains many facades with a varying degree of
depths along with mixes of materials, altering rooflines, patios, decks, chimneys, tapered
columns, accented entryways, and accented soffits, and
WHEREAS, The proposed building is to be accessed by two (2) access points off of Janesville
Road and said access is subject to Waukesha County on any Janesville Road construction
needs as part of the proposed use, and
WHEREAS, The overall site has many amenities in and around the proposed structure including
landscaped pathways, outdoor decks/patios, a pool area, and a courtyard, and
WHEREAS, The use will be operating on all three employee shifts with upwards of 16
employees on any one shift and intend on creating 65-75 new jobs, and
WHEREAS, 100-120 residents will be in the senior living center at any one time, and
WHEREAS, Deliveries are to take place on the western portion of the structure where a utility
entrance exists, and
WHEREAS, A total of fifty-two (52) exterior parking stalls are shown on the site plan situated for
the daily required uses of the locations they lie, and
WHEREAS, A total of thirty-seven (37) parking stalls are found as underground parking that are
accessed on the northwest portion of the new structure, and
WHEREAS, For a nursing home site within Muskego parking codes mandate that there should
be approximately 1 parking space for every three rooms plus space for each medical staff plus
space for every three employees subject to Plan Commission, and
WHEREAS, The developers have indicated that they have similar built environments in
surrounding communities and that the parking indicated meets the demand for their various shifts
of medical staff and beds, and
WHEREAS, All parking stalls all are shown as 9 feet by 18 feet, and
WHEREAS, The parking lot will be curbed throughout and ample pedestrian access from the lot
to the entrances to the building can be found throughout, and
WHEREAS, All driving lanes are illustrated at 24-25 feet in width where two-way traffic will exist
and the proper markings are shown throughout the site, and
WHEREAS, Fire Department review has taken place at a preliminary level and the development
is subject to department review and changes for fire lanes and access before building permit
approval, and
WHEREAS, A dumpster enclosure is proposed along the western portion of the site, and
WHEREAS, A landscape plan has been submitted as part of the proposal and review is pending
approval from the City Forester, and
WHEREAS, A wealth of landscaping is proposed around the site and around the foundations of
the structure along with many accented landscape features around a pool, patio, entry areas,
pathways, and an interior outdoor courtyard, and
WHEREAS, A couple areas of parking show more than ten stalls without a landscape island, and
WHEREAS, Wetlands are found on site and the wetlands have been delineated by an assured
WDNR wetland specialist, and
WHEREAS, Wetland fill permits will be required before building permits can be issued for some
minor wetland areas in the central portion of the development, and
WHEREAS, Wetlands in the City of Muskego have a 15-foot setback for hard surfaces and
structures and a few areas may need to be changed before building permit approvals, and
WHEREAS, Signage isn’t part of the submittal at this time but is indicated that monument signs
will exist, and
WHEREAS, Specific light fixture details and a photometric plan are found in the submittal, and
WHEREAS, Exterior lighting is to occur throughout the site with fixtures mounted to poles as well
as some architectural bollard lighting, and
WHEREAS, Pole lights are shown as a 25-foot height, are zero degree cut-off and are to be LED,
and
WHEREAS, The pole light bases are shown to be 2 feet in height and will require reduction ot 6”
per Muskego code, and
WHEREAS, The photometric plan appears to meet Muskego code of 0.5 foot-candles at the
property lines, and
WHEREAS, The development will be served by existing public sanitary sewer, and
WHEREAS, The development will be served by existing public water and the water needs to be
extended to the development from the west along Janesville Road, and
WHEREAS, Stormwater management is shown to occur on the southern frontage of the property
and is being implemented as a landscape amenity as well.
THEREFORE BE IT RESOLVED, That the Plan Commission does hereby recommend approval
to the Common Council to rezone a property from I-1 – Government, Institutional, and Public
Services District to B-3 General Business District, approval of a Conditional Use Grant, Approval
of Building, Site and Operation Plans, and Approval of a Certified Survey map for the property
located in the NW ¼ of Section 1 (Tax Key No. 2162.996 /Janesville Road).
BE IT FURTHER RESOLVED, The proposed access points off of Janesville Road, and any
required construction standards, are subject to Waukesha County approval before building
permits can be issued.
BE IT FURTHER RESOLVED, That public water will need to be extended to the development
from the west along Janesville Road and that approval of plans and a developers agreement will
be required via the city Public Works Department, and
BE IT FURTHER RESOLVED, Planning Commission approves of waiving the one landscape
island for every 10 parking stalls given the high degree of landscaping on site and the small
areas required for parking outdoor.
BE IT FURTHER RESOLVED, The pole lights must show no more than a 6” concrete base on
the approved building permit plans per Muskego code.
BE IT FURTHER RESOLVED, A dumpster enclosure is proposed along the western portion of
the site and said enclosure will have to meet the same architectural materials as the main
structure upon building permit time.
BE IT FURTHER RESOLVED, Wetland fill permits approved by the WDNR will be required
before building permits can be issued.
BE IT FURTHER RESOLVED, Wetlands in the City of Muskego have a 15-foot setback for hard
surfaces and structures and a pathway found on the submittal in the northwest portion of the
development will have to be moved if within the 15-foot setback area.
BE IT FURTHER RESOLVED, Any navigable watercourse found on the development must
include the ordinary high water mark (OHWM) at building permit approvals and a 20-foot setback
for structures and hard surfaces will be required if found from the OHWM.
BE IT FURTHER RESOLVED, All exterior parking stalls all are shown as 9 feet by 18 feet and
this is approved by the Plan Commission as Muskego codes are changing to this requirement
pending the Muskego recodification later this year, and
BE IT FURTHER RESOLVED, That the amount of parking is approved by the Planning
Commission finding that the developer has accurately assessed their needed parking needs due
to numerous similar projects in other surrounding communities.
BE IT FURTHER RESOLVED, Fire Department review is still required and changes to access
lanes for width may occur for approved fire lanes prior to building permit issuance.
BE IT FURTHER RESOLVED, That no outdoor storage of materials and/or equipment is allowed
on the site.
BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building.
BE IT FURTHER RESOLVED, A final landscape plan will need to be approved by the City
Forester prior to the issuance of building permits.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the
principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC
devices, electrical transformers, etc.) must be screened from view and/or incorporated into the
design of the site/structure (screening, etc.) and should be approved by the Community
Development Department.
BE IT FURTHER RESOLVED, That all technical corrections from the City will need to be
addressed before the Certified Survey Map can be signed and recorded.
BE IT FURTHER RESOLVED, That a digital file of this CSM shall be submitted to the City in
accordance with Common Council Ordinance No. 1118 and Resolution 196-2002.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise
authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
Current Zoning Proposed Zoning
MSP RezoningMSP Rezoning
Created By:
City of Muskego
August 19, 2016
M-2
B-2
B-2
I-1
I-1
RS-2
Legend
Affected Properties
Zoning
M-2
B-2
B-2I-1
I-1
RS-2
Right-of-Way
Structures
Water BodyParcels
Petitioner: MSP Real Estate
Tax Key Number: 2162996
B-3
Jan
e
s
v
i
l
l
e
R
d
College Ave
Jan
e
s
v
i
l
l
e
R
d
College Ave New Berlin
Muskego
New Berlin
Muskego
City of Muskego Municipal Code Chapter 17 Zoning
99
8.23 B-3 GENERAL BUSINESS DISTRICT
(1) STATEMENT OF INTENT
This district is intended to provide for the orderly and attractive grouping at
appropriate locations of commercial activities of a more general retail and wholesale
nature, and of the office and service facilities serving a larger community trade area.
The size and location of such districts shall be based upon relationship of the
community need and economy. No such district should be less than 300,000 square
feet in area.
(2) BASIC REGULATIONS (See Section 5 for general enabling and qualifying
language.)
(A.) Lot Size (B.) Density (C.) Building
Location (D.) Building Size (E.) Open
Space (F.) Height
Minimum
Area
(In Sq. Ft.
Or Acres)
Min.
Average
Width
(In Feet)
Residential
Lot Area
Per D/U
Min.
Set
Back
(In
Feet)
Minimum Offset
Minimum Residential
Floor Area (In Sq. Ft.)
Floor
Area
Ratio
Min per
Residential
D/U
Max. Permitted
(In Feet)
Lot Area Per
D/U
(In Sq. Ft.)
One
Side
(In
Feet)
All other
sides
(In Feet)
Single Family Multi
per
D/U
Principal
structure
Accessory
structure 1st
floor
Total
20,000 Sq.Ft. 100 - 40 10 15 900 - 60% 10,000 30 15*
* Except signs as regulated under Permitted Accessory Uses.
(3) Permitted Uses (See Section 5)
A. PERMITTED USES BY RIGHT
1. Any uses as permitted by right in the B-2 District.
2. The following subject to approval by the Plan Commission of building, site
and operational plans.
a. General merchandising and wholesaling establishments.
b. Hotels
c. Transportation terminals, not including trucking.
d. Commercial parking facilities.
B. PERMITTED ACCESSORY USES
1. Any accessory use as permitted in the B-2 District.
2. The following subject to approval by the Plan Commission of building, site
and operational plans.
a. Free standing, projecting and flat wall signs; as permitted in B-2 District.
C. PERMITTED USES BY CONDITIONAL GRANT
1. Any conditional use permitted in the B-2 District.
2. Lumber and building supply yards.
3. Experimental, testing and research laboratories.
4. General warehousing.
5. Service and sales establishments for automobiles, including body repair
shops and used car lots but not including the storage of junked or wrecked
automobiles and parts.
City of Muskego Municipal Code Chapter 17 Zoning
100
6. Printing and publishing houses and related activities.
5. Agricultural uses
UP
UP
PR
E
L
I
M
I
N
A
R
Y
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
16
7
4
5
19
3
6
TRASH
BIORETENTION BASIN
AREA TO BE MULCHED
WITH 2"-3" SHREDDED
HARDWOOD MULCH
14" DECIDUOUS TREE
(TO BE REMOVED)
(2) 12" EVERGREEN TREES
(TO BE REMOVED)
15" TWIN EVERGREEN TREE
(TO BE REMOVED)
6" MULTI-STEM DECIDUOUS TREE
(TO BE REMOVED)
14" DECIDUOUS TREE
(TO BE REMOVED)
50" DECIDUOUS TREE
(RETAIN & PROTECT)
10" EVERGREEN TREE
(RETAIN & PROTECT)
EXISTING TREE LINE,
TO REMAIN
EXISTING TREE LINE,
TO REMAIN
EXISTING TREE LINE, TO REMAINWOOD FENCEMETAL FENCEASPHALT EDGE
RETAINING WALLS
(SEE CIVIL)
MASONRY
BUILDING
MASONRY
BUILDING
WETLANDS
WETLANDS MASONRY
BUILDING
WETLANDS TO BE FILLED,
4508 S.F.
(PENDING WI DNR
APPROVAL)
RIP RAP
LIGHT POLE, TYP.
LIGHT POLE, TYP.
SYNTHETIC TURF
PATIO
WALK
PATIO
BENCH, TYP.
PATH LIGHT,
TYP.
ACCENT
LIGHT, TYP.
PROPOSED
BUILDING
FOUNTAIN
(BY OTHERS)
FIRE PIT (BY OTHERS)
PERGOLA
(BY OTHERS)
GRILL AREA
BENCH, TYP.
THERAPY
POOL
L
O
A
D
I
N
G
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
S
O
D
SOD
NO MOW SEED MIX
SOD
SOD / SEED LIMIT LINE
SOD / SEED LIMIT LINE
(24)SS2
(13)HE2
(9)SHH
(12)TSY
(12)NE1
(13)HE2
(24)SS2
(16)IR1(15)HO2
(13)HE2
(12)NE1
(12)TSY
(9)SHH
(15)HO2
(13)HE2
(16)IR1
(1)JTL
(1)VFE
(3)SWO
(108)EU2
(88)AN4
(209)SO2
(83)AS6
(77)MO3
(3)MKL
(8)CA3
(1)VFE
(1)JTL
(11)NWS
(1)VFE
(3)VFE
(3)DWC
(1)VFE
(3)DWC
(56)SR
(48)EC5
(16)TSY
(27)SH1
(2)RDL
(1)RDL
(2)RO
(7)ERC(1)VFE
(1)SWO
(1)SWO
LAWN
MONUMENT
SIGN
LAWN
LAWN
(10)H4
(7)NWS
(3)BMV
(8)ABW
(6)BMV
(7)EA
(6)BMV
(8)ABW
(3)BMV
(20)CA3
(80)EC5
(56)EC5
(15)CA3
(7)WRW
(11)CA3
(14)H4
(14)HO2
(3)CBB
(19)AWS
(2)CBB
(22)HO2
(1)BMV
(3)TSY
(24)AT5
(8)LG1
(5)LG1
(10)AT5
(5)SHH
(10)TSY
(6)H7
MIXED DAYLILY
(12)H16
(1)AB3
(19)HO2
(7)SHH
(1)VFE
(8)AWS
(8)SH1
(13)H4
(10)HO2
(1)BMV
(12)H4
(2)CBB
(7)AC
(13)MBC
(3)CW
(7)AC
(12)AT5
(10)LG1
(7)AT5
(1)CW
(8)CST
(16)HO14
(6)AWS
(16)HO14
(8)CST
(1)CW
(2)MKL
(9)PL1
(10)CA3
(10)PL1
(7)EC5
(8)NWS
(8)EC5
(10)PL1
BENCH, TYP.
(3)AB3
(3)CW
(27)AC
(11)WRW
(5)BMV
(1)QFH
(6)PA2
(15)EC3
(14)PA2
(1)AFM
(25)EC3(6)ERC
(19)AC
(9)PL1
(9)AWS
(14)H4
(11)AWS
(16)EC5
(16)SH1
(3)MKL
(18)NE1
(9)AWS
(6)CA3
(24)GE4
(6)MBJ
(9)CA3
(1)WS
(1)BMV
(12)NWS
LAWN
TREE PROTECTION
FENCING, SEE DETAIL
(2)RO
(7)MKL
(2)WS
(5)PJC
(5)AWS
(10)PL1
(14)PL1
(2)VFE
(12)AWS
(5)PJC
PLANT SCHEDULE
WRITTEN CONSENT OF R.A. SMITH NATIONAL.
OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED
FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES
R.A. SMITH NATIONAL, ASSUMES NO RESPONSIBILITY
EXISTENCE AND LOCATION OF ALL UNDERGROUND UTILITIES.
CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE
THE LOCATIONS OF EXISTING UTILITY INSTALLATIONS AS
SHOWN ON THIS PLAN ARE APPROXIMATE. THERE MAY
BE OTHER UNDERGROUND UTILITY INSTALLATIONS WITHIN
THE PROJECT AREA THAT ARE NOT SHOWN. THE
C
ALL INFORMATION CONTAINED ON THIS SHEET IS THE PROPERTY OF R.A. SMITH
NATIONAL. THE POSSESSION, DISTRIBUTION, REPRODUCTION, AND USE OF ALL
OR ANY PART OF THIS INFORMATION IS RESTRICTED AS SET FORTH IN THE
CONTRACTUAL TERMS AND CONDITION ESTABLISHED BETWEEN R.A. SMITH
NATIONAL AND THEIR CLIENT FOR THIS PROJECT. REPRODUCTION OR USE OF
ANY PART BY ANY PERSON WITHOUT THE PERMISSION OF R.A. SMITH
NATIONAL IS PROHIBITED.
COPYRIGHT 2015
R.A. SMITH NATIONAL
16745 WEST BLUEMOUND ROAD, SUITE 200
BROOKFIELD, WI 53005
Milwaukee Area (262) 432-7910
Hearing Impaired TDD (800) 542-2289
MS
P
-
M
U
S
K
E
G
O
JA
N
E
S
V
I
L
L
E
R
O
A
D
M
U
S
K
E
G
O
,
W
I
LA
N
D
S
C
A
P
E
PL
A
N
SHEET NUMBER
15 30 60
GRAPHIC SCALE
0
NORTH
MS
P
-
M
U
S
K
E
G
O
JA
N
E
S
V
I
L
L
E
R
O
A
D
M
U
S
K
E
G
O
,
W
I
LA
N
D
S
C
A
P
E
DE
T
A
I
L
S
&
N
O
T
E
S
SHEET NUMBER
1. Contractor responsible for contacting Diggers Hotline to have site marked prior to any digging or earthwork. Prior to construction,
the contractor shall be responsible for locating all underground utilities and shall avoid damage to all utilities during the course of
the work. Locations of existing buried utility lines shown on the plans are based upon best available information and are to be
considered approximate. It shall be the responsibility of the contractor 1) to verify the locations of utility lines and adjacent to the
work area 2) to protect of all utility lines during the construction period 3) to repair any and all damage to utilities, structures, site
appurtenances, etc. which occurs as a result of the construction.
2. Contractor to verify all plant quantities shown on plant list and verify with plan. Report any discrepancies immediately to
landscape architect and/or general contractor.
3. Landscape contractor must contact the city forester prior to installation.
4. All plantings shall comply with standards as described in American Standard of Nursery Stock - ANSI Z60.1 (latest version).
Landscape architect reserves the right to inspect, and potentially reject, any plants that are inferior, compromised, undersized,
diseased, improperly transported, installed incorrectly or damaged.
5. Any potential plant substitutions or alterations must be submitted in writing and approved by the general contractor or owner's
representative prior to installation. All plants must be installed as per sizes shown on plant material schedule, unless approved
by general contractor or owner's representative. It is the contractors responsibility to receive approval from the City Forester for
any substitutions or alterations to the plan.
6. Plant material stock must be handled properly so that root balls are not loosened or allowed to dry out and trunks / branches are
not damaged.
7. Topsoil should be placed to within 3'' of finish grade by general / grading contractor during rough grading operations. The
landscape contractor to be responsible for the fine grading of all planting beds and lawn areas. Crown all planting islands a
minimum of 6'' to provide proper drainage, unless otherwise specified.
8. Tree planting: Plant in accordance to the City of Muskego Tree Planting Diagram. Plant all trees slightly higher than finished
grade at root flare. Remove excess soil from top of root ball, if needed. Scarify side walls of tree pit prior to installation. Remove
and discard non-biodegradable ball wrapping and support wire. Remove biodegradable burlap and wire cage (if applicable) from
top one-third of rootball. Carefully bend remaining wire down to the bottom of hole once the tree has been placed into the hole
and will no longer be moved. Score the remaining two-thirds of burlap and remove twine. Backfill pit with 80% existing soil
removed from excavation and 20% plant starter mix blended prior to backfilling holes. Discard any gravel, heavy clay or stones.
Avoid any air pockets and do not tamp soil down. When hole is two-thirds full, trees shall be watered thoroughly, and water left to
soak in before proceeding. Provide a 3'' deep, 4 ft. diameter shredded hardwood bark mulch ring around all lawn trees. Do not
build up any mulch onto trunk of any tree. Trees that are installed incorrectly will be replaced at the time and expense of the
landscape contractor. Stake trees according to the staking detail.
9. Shrub planting: all shrubs to be pocket planted with a 50/50 mix of plant starter and topsoil. Install topsoil into all plant beds as
needed to achieve proper grade and replace undesirable soil (see planting detail). Remove all excessive gravel, clay and stones
from plant beds prior to planting. When hole is two-thirds full, shrubs shall be watered thoroughly and water left to soak in before
proceeding.
10. Mulching: all tree and shrub planting beds to receive a 3'' deep layer of high quality shredded hardwood bark mulch (not
enviromulch). All perennial planting areas to receive a 2'' layer and groundcover areas a 1-2'' layer of the same mulch. Do not
mulch annual flower beds (if applicable). Do not allow mulch to contact plant stems and tree trunks.
11. Edging: edge all planting beds with a 4'' deep spaded edge (shovel cut or mechanical). Bedlines are to be cut crisp, as per plan.
A clean definition between lawn area and plant bed is required.
12. Plant bed preparation: all perennial, annual and groundcover areas are required to receive a blend of organic soil amendments
prior to installation. Rototill the following materials, at the following ratio, into existing or installed topsoil to a depth of approx. 8'' -
Per every 100 square feet of bed area add:
2 cu. ft. bale of peat moss
2 lbs. of 5-10-5 garden fertilizer
1/4 cu. yard of composted manure
13. Lawn installation for all seeded turfgrass areas: remove / kill off any existing unwanted vegetation prior to seeding. Prepare the
topsoil and seed bed by removing all surface stones 1'' or larger and grading lawn areas to finish grade. Apply a starter fertilizer
and specified seed uniformly and provide mulch covering suitable to germinate and establish turf. Provide seed and fertilizer mix
information to general contractor prior to installation. Erosion control measures are to be used in swales and on steep grades,
where applicable. Methods of installation may vary at the discretion of the landscape contractor on his/her responsibility to
establish and guarantee a smooth, uniform, quality turf. A minimum depth of 3" of blended, prepared and non-compacted topsoil
is required for all lawn areas. If straw mulch is used as a mulch covering, a tackifier may be necessary to avoid wind damage.
Marsh hay containing reed canary grass is not acceptable as a mulch covering.
An acceptable quality turf is defined as having no more than 10% of the total area with bare spots larger than 1 square foot and
uniform coverage throughout all turf areas
14. Seed mix for lawn areas - use only a premium quality seed mix installed at recommended rates. Premium blend seed mix
example (or equivalent): 50% blended bluegrass, 25% creeping red fescue, 25% perennial rye applied at 5 lbs per 1,000 SF.
Provide seed specifications to general contractor prior to installation.
15. Lawn installation for all sodded turfgrass areas: remove / kill off any existing unwanted vegetation prior to sodding. Prepare the
topsoil and sod bed by removing all surface stones 1'' or larger and grading lawn areas to finish grade. Apply a 10-10-10 starter
fertilizer uniformly throughout areas prior to laying the sod. Use only premium sod blend according to TPI (revised 1995) and
ASPA standards. Install sod uniformly with staggered joints, laid tightly end to end and side to side. Roll sod with a walk behind
roller and water immediately upon installation to a 3'' depth. Stake any sod installed on steep slopes or in swales, etc.
Landscape contractor is responsible to provide a smooth, uniform, healthy turf, and is responsible for the first two mowings of the
newly installed turf, and is also responsible for the required watering during this period.
16. Seed mix for "no-mow" lawn areas: "no-mow" fine fescue seed mix w/ annual rye nurse crop (available at Prairie Nursery -
608-296-3679) or equivalent mix from a reputable supplier. Apply at 220 lbs per acre (5 lbs. per 1000 SF) or at recommended
rates from supplier. Preparation of soil to be the same as for all other seeded turfgrass areas.
17. Synthetic turf shall be installed by a qualified contractor with experience in synthetic turf installation. Final construction drawings
and specifications to be submitted to general contractor and owner prior to construction.
18. Paving: Refer to civil plans for paving details and specifications.
19. Site Furnishings: Table/Chairs and bench selections shall be coordinated through the general contractor and approved by the
owner.
20. Site Amenities: Fire pit and grill selections shall be coordinated through the general contractor and approved by the owner.
21. Site Structures: Pergola and Gazebo details and specifications shall be coordinated through the general contractor and
approved by the owner.
22. Warranty and replacements: all plantings are to be watered at time of planting, throughout construction and upon completion of
project as required. Trees, evergreens, and shrubs to be guaranteed (100% replacement) for a minimum of 18 months from the
date of substantial project completion. Perennials, groundcovers, and ornamental grasses to be guaranteed for a minimum of
one growing season. Perennials, groundcovers, and ornamental grasses planted after September 1st shall be guaranteed
through May 31st of the following year. Only one replacement per plant will be required during the warranty period, except for
losses or replacements due to failure to comply with specified requirements. Watering and general ongoing maintenance
instructions are to be supplied by landscape contractor to the owner, upon the completion of the project.
23. The landscape contractor is responsible for the watering and maintenance of all landscape areas for a period of 60 days after the
substantial completion of the installation. This includes all trees, shrubs, evergreens, perennials, ornamental grasses, turf grass,
meadow grass and wildflower areas. Work also includes weeding, edging, mulching (only if required), fertilizing, trimming,
sweeping up grass clippings, pruning and deadheading.
24. Project completion: landscape contractor is responsible to conduct a final review of the project, upon completion, with the client /
owner / representative / general contractor and the city forester to answer questions, provide care instructions (in writing) for the
new plantings and turf, and insure that all specifications have been met. A second inspection of the project shall be scheduled
with the city forester 12-18 months following the project completion to determine whether plantings are healthy and flourishing.
NOTES:
Root flare must be visible at grade. Any adventitious or girdling roots are to be pruned
off. Burlap, ropes, and wire must be cut away from at least the upper half of ball so
outward root growth is not impeded. A wide "ring" of mulch (2" to 4") is to be placed
around the tree, but no more than 1" in contact with the trunk. If staked, strapping is to
be removed after one complete growing season.
If tree cannot support itself,
it must be staked. Stakes
should be driven in at a slight
angle. Strapping should be
of a wide (2") material that
will not injure trunk.
Mulch 2-4" deep.
Do not pile
against trunk.
Dig shallow hole,
wider than root ball
Root flare must be at grade
Identify depth of root flare
Dig hole no deeper than
base of root ball to flare
Remove soil over root flare
Remove twine, burlap and
wire from at least upper half
of buried portion of root ball
Balled & Burlapped
Remove burlap and twine from top 1/3
of root ball and score remaining 2/3
SHRUB PLANTING DETAIL
Prune cut dead and broken branches -
retain natural plant shape
Do not bury any bottom branches
Plant at same depth as previous level
Install 2 slow release fertilizer
packets per B&B shrub and
1 per potted shrub, adjacent
to root ball.
Prune out any
brown branches
Dig hole 2x wider
than dia. of root ball
Planting mix
(see specifications)
Finished grade-
mulch level
7
CITY OF MUSKEGO TREE PLANTING DIAGRAM1
PLANTING DETAILS
WRITTEN CONSENT OF R.A. SMITH NATIONAL.
OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED
FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES
R.A. SMITH NATIONAL, ASSUMES NO RESPONSIBILITY
EXISTENCE AND LOCATION OF ALL UNDERGROUND UTILITIES.
CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE
THE LOCATIONS OF EXISTING UTILITY INSTALLATIONS AS
SHOWN ON THIS PLAN ARE APPROXIMATE. THERE MAY
BE OTHER UNDERGROUND UTILITY INSTALLATIONS WITHIN
THE PROJECT AREA THAT ARE NOT SHOWN. THE
C
ALL INFORMATION CONTAINED ON THIS SHEET IS THE PROPERTY OF R.A. SMITH
NATIONAL. THE POSSESSION, DISTRIBUTION, REPRODUCTION, AND USE OF ALL
OR ANY PART OF THIS INFORMATION IS RESTRICTED AS SET FORTH IN THE
CONTRACTUAL TERMS AND CONDITION ESTABLISHED BETWEEN R.A. SMITH
NATIONAL AND THEIR CLIENT FOR THIS PROJECT. REPRODUCTION OR USE OF
ANY PART BY ANY PERSON WITHOUT THE PERMISSION OF R.A. SMITH
NATIONAL IS PROHIBITED.
COPYRIGHT 2015
R.A. SMITH NATIONAL
16745 WEST BLUEMOUND ROAD, SUITE 200
BROOKFIELD, WI 53005
Milwaukee Area (262) 432-7910
Hearing Impaired TDD (800) 542-2289
EVERGREEN TREE PLANTING DETAIL4
appr
o
x
.
1
2
0
°
2''x2''x24'' Wood stakes
Rubber hose
Root ball
Planting mix
2''x2''x24'' Notched wood
stakes-3 per tree-set into
solid ground
Rubber hose-affix directly
above crotch
Yellow poly rope -
avoid disturbing
tree branches
during installation
PLAN VIEW
COPYRIGHT 2015 R.A. SMITH NATIONALc
EVERGREEN STAKING DETAIL5
DECIDUOUS TREE STAKING DETAIL2
Extend stakes into firm,
undisturbed soil a min. of 8''.
install prior to filling with
planting mix.
EQUAL EQUAL
Wood stake
3'' dia. cedar
NOTE:
Do not let stakes touch
sides of root ball
Woven cloth belt
strapping nail to
stake
3'' dia. cedar wood
stakes - cut to same
height PLAN VIEW
SECTION
VIEW
Planting mix
Root ball
Belt strapping
COPYRIGHT 2015 R.A. SMITH NATIONALc
DECIDUOUS TREE STAKING FOR RESTRICTED AREAS3
GENERAL LANDSCAPE NOTES
Mulch Turf
Top of mulch to be flush
with turf
3"
Bedlines are to be cut crisp as per plan. a
clean definition between turf and plant bed
is required.
COPYRIGHT 2015 R.A. SMITH NATIONALc
SHOVEL CUT PLANT BED EDGING DETAIL8
Orange construction fencing
Metal T stakes
Grade
Minimum 5'
beyond drip line
Drip line
TREE PROTECTION FENCING DETAIL6
A2.0
A2.03A2.0
4
5
A2.02
A2.0
1
MS
P
M
u
s
k
e
g
o
Designer
JAW
Date
8/2/2016
Scale
VARIES
Drawing No.
Summary
1 of 1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.2
0.2
0.2
0.3
0.3
0.3
0.4
0.6
0.6
0.6
0.6
0.6
0.6
0.5
0.5
0.5
0.3
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.5
0.6
0.6
0.9
1.1
1.3
1.5
1.5
1.5
1.5
1.4
1.5
1.6
1.2
0.9
0.8
0.4
0.3
0.2
0.1
0.1
0.1
0.2
0.3
0.3
0.4
0.8
1.0
1.3
1.8
2.3
1.9
1.3
0.8
0.5
0.2
0.1
0.1
0.1
0.2
0.3
0.5
0.7
1.1
1.3
0.9
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.3
0.5
0.7
0.9
1.3
1.4
1.4
1.5
1.5
1.4
0.7
0.5
0.3
0.2
0.2
0.4
1.5
2.6
2.9
1.0
1.1
1.1
1.1
1.1
0.6
0.4
0.3
0.3
0.1
0.2
0.5
1.7
1.7
1.6
2.1
3.0
3.6
0.7
0.6
0.8
0.8
0.4
0.4
0.1
0.3
0.4
1.6
1.5
1.5
1.6
1.5
3.6
4.1
0.6
0.1
0.1
0.4
0.4
0.2
0.9
1.4
1.5
4.0
0.7
0.1
0.2
0.2
0.1
0.4
1.3
1.2
1.0
3.1
3.1
1.0
0.2
0.1
0.4
1.2
1.2
2.2
2.6
1.1
0.3
0.7
1.2
1.1
1.8
0.5
0.4
0.7
1.0
1.0
1.3
1.3
0.8
0.9
0.8
1.0
1.0
0.4
0.8
0.8
0.7
0.7
0.8
0.7
0.4
0.6
0.7
0.6
0.5
0.5
0.4
0.4
0.4
0.4
0.3
0.2
0.1
0.1
0.1
0.2
0.3
0.2
0.2
0.2
0.1
0.3
0.1
0.1
0.2
0.4
0.2
0.1
0.1
0.1
0.1
0.1
1.5
0.3
0.9
0.2
0.5
0.9
1.1
0.1
0.1
0.1
1.7
4.3
2.7
3.3
2.7
1.9
1.5
0.1
0.3
0.2
2.3
1.8
0.1
0.3
3.3
2.2
1.6
0.1
0.1
0.1
0.2
3.6
1.6
1.4
1.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.6
3.1
0.9
0.6
0.5
0.2
0.2
0.1
2.4
0.8
0.6
0.5
0.4
0.3
0.3
0.2
1.2
1.4
2.0
0.8
0.7
0.7
0.6
0.6
0.4
1.7
1.6
1.6
1.4
1.4
1.3
1.2
0.6
1.7
1.8
0.8
0.6
0.1
1.8
1.8
2.0
1.0
0.7
0.1
0.1
0.1
1.9
1.9
1.1
0.7
0.1
0.1
0.1
0.2
0.3
2.1
2.0
1.1
0.8
0.8
0.9
1.2
1.7
0.5
0.3
0.1
0.1
0.1
0.2
0.4
0.6
0.9
2.0
2.1
1.1
0.6
0.3
0.3
0.4
0.5
0.7
0.9
1.2
1.1
1.1
1.0
0.7
0.5
0.5
0.4
0.4
0.5
0.4
0.3
0.4
0.3
0.2
0.2
0.1
0.1
0.2
0.4
0.6
0.9
1.1
1.5
2.0
0.6
0.4
0.2
0.1
0.2
0.2
0.3
0.3
0.4
0.4
0.4
0.4
0.3
0.3
0.3
0.3
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.4
0.6
0.9
1.3
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.4
0.7
1.0
0.9
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.4
0.5
0.2
0.1
0.1
0.1
0.4
0.3
0.2
0.1
0.2
0.2
0.1
0.1
0.1
0.1
0.1
1.6
1.5
2.0
2.3
3.3
3.7
3.4
2.6
1.7
1.6
1.8
2.1
2.5
2.9
2.8
2.0
1.6
2.4
2.6
2.9
3.0
3.1
3.1
3.6
3.7
3.3
2.7
2.2
1.8
1.6
1.5
1.5
1.7
2.0
2.2
2.4
1.9
1.7
1.2
1.7
2.8
3.2
3.3
3.1
3.0
3.1
3.4
3.2
3.1
3.0
2.8
2.5
2.3
1.9
1.5
1.3
1.2
1.0
2.7
2.1
1.8
1.7
1.9
2.1
2.4
2.7
2.6
3.5
3.9
3.6
3.2
3.0
3.0
2.9
2.3
1.7
1.1
1.0
0.7
2.3
4.8
4.8
3.2
2.4
2.1
1.8
1.7
4.1
4.4
3.8
3.8
3.1
2.2
1.4
1.0
0.7
0.6
0.5
0.7
1.3
2.8
4.3
4.8
3.3
2.3
1.9
4.9
3.8
2.0
1.2
0.8
1.7
1.3
1.2
1.2
1.6
2.3
3.0
3.1
2.5
2.0
1.6
1.4
4.8
2.2
0.9
2.5
4.7
3.8
2.4
1.9
1.5
1.6
2.0
2.0
1.9
2.0
1.6
3.6
2.8
1.3
3.4
4.9
4.3
2.7
1.9
1.5
1.3
1.4
1.5
1.5
1.3
2.5
1.5
2.5
3.4
3.3
2.2
1.7
1.4
1.1
1.1
1.2
1.9
1.5
1.3
1.8
2.0
1.9
1.6
1.4
1.1
1.0
1.4
0.6
0.9
1.2
1.4
1.3
1.2
1.0
1.0
0.8
0.5
0.9
0.9
0.9
0.7
0.6
0.5
2.1
4.4
5.3
3.6
1.0
2.2
3.5
4.4
3.4
0.4
1.9
2.5
2.8
2.4
1.8
1.8
1.3
1.2
1.8
1.8
1.7
1.4
1.2
4.8
4.1
2.7
1.9
1.5
1.5
1.4
1.2
1.1
3.9
4.8
3.1
2.3
1.7
1.3
1.3
1.3
1.2
1.1
0.9
1.9
2.5
3.4
4.3
4.3
3.1
2.4
2.0
1.6
1.6
1.5
1.5
1.4
1.1
1.1
0.8
1.9
2.1
2.2
2.7
2.9
3.0
2.9
2.7
2.5
2.1
2.0
1.9
1.8
1.6
1.5
1.5
1.5
1.5
1.5
1.4
1.3
1.2
1.0
2.3
2.6
2.4
2.1
2.1
2.0
2.2
2.4
2.4
2.3
2.3
2.2
2.0
1.9
1.7
1.7
1.6
1.7
1.8
2.0
2.0
1.9
1.6
1.3
2.2
2.8
3.4
3.0
1.7
1.3
1.2
1.6
1.9
2.2
2.5
2.7
3.0
2.9
2.5
2.2
1.9
1.9
1.9
2.1
2.3
2.7
3.1
2.5
1.9
1.5
2.1
2.4
2.4
2.8
1.9
2.0
2.3
2.9
3.2
3.1
2.6
1.9
1.6
1.6
1.5
1.4
1.5
1.7
1.6
1.3
0.9
0.7
2.3
2.4
2.2
1.7
0.9
1.0
2.4
2.6
2.3
1.9
1.1
1.7
2.6
3.3
2.8
1.4
1.5
1.9
2.6
1.8
0.7
1.0
1.3
1.2
1.0
0.5
0.7
0.6
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0 0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.4
0.2
0.2
5.8
5.0 5.0
5.4
A3
A3
A4
C
C
C C
A4
A4
A3
A3
A3A3
A3
A3
A4
Schedule
Symbol Label Quantity Manufacturer Catalog Number Description
Lumens
Per
Lamp
Wattage
A3
7RAB LIGHTING,
INC.
ALED3T125N TYPE 3 FIXTURE MOUNTED TO
25' POLE WITH 2' BASE
1523 134
A3
1RAB LIGHTING,
INC.
ALED3T125N (2) TYPE 3 FIXTURES MOUNTED
TO 25' POLE WITH 2' BASE
1523 268
A4
4RAB LIGHTING,
INC.
ALED4T125N TYPE 4 FIXTURE MOUNTED TO
25' POLE WITH 2' BASE
1823.643 137
C
4RAB LIGHTING,
INC.
BLEDR12N 42" BOLLARD 314 16
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
EAST PARKING AND DRIVE 2.0 fc 5.4 fc 0.2 fc 27.0:1 10.0:1
PROPERTY LINE 0.1 fc 0.5 fc 0.0 fc N/A N/A
SITE ALL 1.0 fc 5.8 fc 0.0 fc N/A N/A
WEST PARKING AND DRIVE 2.2 fc 5.0 fc 0.4 fc 12.5:1 5.5:1
ES-1
City of Muskego
Plan Commission Supplement PC 001-2016
For the meeting of: September 6, 2016
REQUEST: Conditional Use Grant and Building, Site, and Operation Plan for Tess Corners Automotive
Tax Key No. 2165.989.001 / W145 S6645 Tess Corners Drive
NE ¼ of Section 2
PETITIONER: Nathan Laurent (Keller Inc.) on behalf of Jim Minelli (Tess Corners Automotive)
INTRODUCED: January 5, 2016
LAST AGENDA: January 5, 2016
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 001-2016
Plan Commission deferred the submittal back in January as the petitioner had to work out
floodplain issues that may or may not have affected the proposed site plan. Plan Commission
requested a couple other items noted below as well. A new submittal is now found and discussed
below.
On December 23, 2015 a submittal was received from Keller, Inc. for Tess Corners Automotive for a new
automotive service building at the northwest corner of Janesville Road and Tess Corners Drive. This site
currently contains a home with a few outbuildings. The property also used to contain a restaurant, which
was removed as part of the Janesville Road widening.
CONSISTENCY WITH ADOPTED PLANS 001-2016
Comprehensive Plan: The 2020 Plan depicts the property for commercial uses. The petition is
consistent with the Plan.
Zoning: The property is zoned HC-1, Tess Corners Historic Crossroads District.
The use is permitted subject to CUG and BSO approval.
STAFF DISCUSSION PC 001-2016
Plan Commission deferred the Tess Corners Auto submittal at the January 5, 2016 meeting. The
following below was required before Plan Commission could move forward with an approval. Staff
has indicated what was accomplished via the new submittal as well.
1. The floodplain had to be studied along the western border to see if it would impact the
proposed layout of the site and parking lot in that area.
The developers have completed a preliminary floodplain study and this has been
sent the WI DNR and FEMA. All appears to be in good standing and the site plan as
indicated should work barring any setbacks. The resolution is recommended with
an amendment for the following:
BE IT FURTHER RESOLVED, That the WDNR and FEMA must give approval to the
floodplain adjustments before any grading begins and the general building permit
is issued. Formal Floodplain ordinance amendments shall occur upon completion
of the grading and occupancy of the structure.
2. Plan Commission discussed the architecture in good detail. After discussion the following
was found below. The Plan Commission resolution is recommended with an amendment
that adopts the new drawings submitted:
OK with use of split face block.
OK with the stucco product.
No metal paneling on west elevation. CHANGED TO LAP SIDING TO MATCH
OTHER ELEVATIONS.
Add features to large roof expanse over office on south elevation. ADDED
DORMER WITH SHAKE SIDING.
Tie the pole building portion to the architecture of the office in a way that makes
the building more cohesive. More or less on the west and southwest elevation
portions. REMOVED STEEL SIDING THROUGHOUT AND REPLACED WITH THE
LAP SIDING. ALL TIED TOGETHER NOW.
3. Ensure that the landscape buffer proposed along the northern lot line is approved by the
residential landowners who reside there.
A great deal of landscaping is added along this border. Staff should have
something by the meeting to verify the neighbors are on board with the proposed
landscaping buffer.
The proposal is recommended for approval subject to the amendments which are included in the
proposed amended resolution herein.
Information provided at the January 5, 2016 PC meeting below
The submittal is included in the supplement consisting of a narrative, preliminary site plan, building
elevations, floor plans, colored renderings, and a photometric plan. As stated above, the petitioner
requests approvals for a new auto service business on a piece of land at the northwest corner of
Janesville Road and Tess Corners Drive. The proposed building will be about 7,583 square feet in size,
with an additional 71 square foot mezzanine. The building will contain a waiting room, an office, a parts
room, a break/locker room, a tire room, and a large repair bay containing eight (8) lifts and an alignment
rack. Proposed hours of the business are going to be 8:00AM to 6:00PM M-F, with possible future
weekend hours. The business will require a minimum of five (5) employees to start and long range plans
indicate a maximum of seven (7) employees. The shop estimates that the maximum number of
customers at the site at one time would be ten (10) people.
Architecture
The proposed eastern and southern elevations are similar to each other in material usage and the
northern and western elevations are similar to each other in material usage. The eastern and southern
elevations contain lap siding, shake siding, thin stone veneer, stucco textured fiber cement panels,
precast sills, and split face CMU. These two elevations provide a nice mix of materials and design
features. The majority of the north and west elevations contain split face CMU and vertical metal siding.
On these two elevations you also see a little bit of the lap siding, shake siding, and thin stone veneer.
There are some areas on the elevations that staff is suggesting some alterations as follows (these were
previously mentioned to the applicant):
1. South & East Elevations - Replace the split face CMU on these two elevations with the stone
veneer (at the same heights as currently shown for the CMU) so that the stone look is consistent
throughout these elevations. Currently with these portions of the building having different
masonry, it looks as if portions of the building were just tacked onto the larger repair garage
portion of the structure.
2. South & East Elevation – The design guide states that EIFS is not allowed on the elevations.
While EIFS is not proposed, there is a cement board product with a stucco finish, which could
look very similar to EIFS. As such, these materials should be removed and replaced with lap
siding for consistency on the elevation.
3. South Elevation - Continue the stone veneer in the center section of the building so that there is a
band across the entire elevation.
4. South Elevation - Add some dormers or a gable roof feature within the large eastern roof section.
This will help further enhance the design of this building and help the design better fit within the
design guide requirements.
5. West Elevation - Continue the stone veneer on the far southern side of this elevation where the
wall is currently all lap siding center section of the building so that there is a band across the
entire elevation.
6. West Elevation - A portion of this elevation will be visible as people travel eastward on Janesville
Road. The Plan Commission may want to consider some alteration to this elevation. The larger
portion of the building that houses the shop is currently proposed as CMU and vertical steel
siding which does not tie into the rest of the south elevation as well.
7. Steel Roof Areas - In order to have the roof features of the two different portions of the building
(the shop and the office areas) look cohesive, staff is suggesting that the entire building have roof
overhangs that match. This means that the steel roof portion of the building should have 2’-8”
overhangs similar to the rest of the building.
This area of the City is governed by the General Design Guide and the Historic Crossroad Design Guide.
The General Design Guide calls for 50% masonry product unless the Planning Commission finds reasons
not to apply the full extent of the guide. Currently the proposal has some good design elements (as it
relates to the design guides for this area) but per the items noted above, there are changes that staff feels
need to occur to further enhance the design and to bring it into compliance with the design guides. The
combination of masonry/stone and siding on some elevations will be satisfactory with the alteration
proposed by staff, but without those alterations, some elevations or portions of elevations will lack what
the design guides aim for. The design guide does not promote expanses of metal wall panel.
Relating to the colors of the building, no specific colors have been noted at this time. The submitted
rendering does show some general earth tone colors (tans, browns, greens, etc.) which is what the
Historic Crossroads design guide calls for. Final color details will need to be provided.
Currently the overhead doors are shown containing at least two rows of windows. This is a feature that
has been required on past auto repair facilities and is included within this proposal. The resolution is
drafted to require all overhead doors and non-glass pedestrian doors to match building colors. The
resolution also states that the color of any CMU, stone, brick, etc. must be produced in its intended color
and not painted.
Site, Parking, and Access
The site plan currently shows 30 parking stalls. Per the zoning code only one (1) space is needed for
every 150 SF of customer floor area, which in this building is about 400 SF. That would suggest only
three (3) stalls being needed. Based on the actual use, the customer count, number of car racks, and the
employee count, the parking provided should cover the actual site needs.
All parking stalls must be shown at 10’ x 20’ in size. Currently some stalls appear to be under that size.
Also, any driveways that can have the potential of two-way traffic must have a width of at least 24 feet.
This dimension may need to be increased in areas that are deemed a fire lane or fire street per the Fire
Department. Access to the site is currently shown off of Tess Corners Drive and Janesville Road. The
access off of Janesville Road will need to be approved by the County as Janesville Road is a County
highway.
The site plans currently shows curb and gutter on the site, with the exception of along the western parking
lot edge. To keep the entire site consistent throughout and consistent with other newer urban
developments in Muskego, the entire site should have curb and gutter, meaning that the western edge
also needs curb and gutter. The only exception to this would be if the stormwater requirements require
that the curb not be there.
The design guide for this area promotes pedestrian access/connections. Since there is sidewalk/trail
along Janesville Road, a connection should be made to that from this site.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits. Possible changes to
the site plan may be required based upon the final Fire Department review.
Dumpsters/Outdoor Storage
A dumpster enclosure is proposed in the northwest corner of the parking lot. While no enclosure plans
are included at this time the narrative states that the enclosure will be 10’ x 12’ in size and be a 6 foot tall
board-on-board fence. Details of the enclosure will need to be provided before building permits can be
issued.
No specific details have been provided as to the parking/storage of vehicles on the site. With this being
the case, the resolution is drafted to state that no junked/wrecked vehicles can be stored outdoors on site
and no outdoor storage of products, materials, parts, etc. is allowed on site. The only items allowed
outdoor overnight are non-wrecked vehicles that are awaiting repair or pickup and these vehicles must all
be in marked stalls.
Landscaping
The site plan does show some conceptual landscaping but details have not been provided at this time.
The final landscape plan must include foundation plantings along the south and east sides of the building
as well as any required street trees. Also, ample landscaping/screening must be provided along the north
lot line, which is adjacent to a residential lot. Staff has been told that the petitioner/owner has talked with
the adjacent resident and they will work together to come to an agreement of what type of
landscaping/screening will be implemented in this area. A fully detailed landscape plan must be
submitted and approved before any building permits can be issued.
Signage
No signage details have been provided at this time. The applicant noted in the narrative that all signage
will be wall mounted with exterior lighting. Separate sign permit(s) will be required before any signage
can be installed. This includes any signage on the building, freestanding, and/or temporary signage.
Lighting
A photometric plan has been included in the submittal but no lighting details/cut sheets have been
provided at this time. The photometric plan seems to indicate that the lighting will all be building
mounted, with no freestanding lighting. Further lighting details will need to be provided before building
permits can be issued. The design guide for this area notes that the lighting fixtures must be of a
decorative/historic design. Examples of such fixtures are shown within the Historic Crossroads Design
Guide. All lighting must be zero degree tilt and full cut-off. Any freestanding lighting must meet the
code/design guide requirements for height and the concrete base for any freestanding lighting cannot
exceed six (6) inches above grade. The current photometric plan shows that no lighting levels will exceed
0.5 foot-candles at the lot lines.
Sewer, Water, Stormwater, Grading
The development will be served by municipal sanitary sewer and municipal water. A stormwater pond is
shown in the northwest area of the site but there may not be a need for stormwater on site depending on
the total amount of added impervious surfaces. If stormwater management is required, then the
placement and design of it would need to be examined further to see if it can be placed in this location.
There may be concerns with this location due to floodplain, wetlands, and/or the proximity to the creek.
No site engineering or site topography work has been conducted or examined at this time by the
petitioner. City staff has strongly suggested that this be examined early on due to possible site concerns
but the applicant has stated that they are going to wait to do any engineering work until they know the
CUG for the use is acceptable. The possible engineering/site concerns are as follows:
General Site Topography/Grading – We know approximate site topography but, as noted
above, full detailed topography has not been determined by the petitioner at this time. Once this
is known, then we will need to see how the site will be graded. The grading of the site could alter
the building elevations, the site layout, and/or the need for retaining walls on site.
Creek/Stream – There is a creek/stream along the western side of this property. The ordinary
high water mark (OHWM) of this water feature may need to be known and it may need to be
known if this water feature is deemed navigable by the DNR.
Floodplain – Per the FEMA floodplain maps the creek/stream on this property has a floodplain
associated with it. As such there are regulations of what can and cannot happen within the
floodplain. Specifically, the maps indicate that there is a portion of the floodplain (floodway) on
the western side of the lot. Depending on how far this floodplain encroaches onto the lot, it could
impact where grading, filling/excavation, and/or parking/buildings can be located. The exact
floodplain boundary is based on site elevations so until full site topography is known we will not
know exactly where the floodplain is and how that will impact the site layout and/or grading.
Wetlands – Per the aerial photography for this site and knowing that there is a waterway on this
property, there may be wetlands on the site. To determine if wetlands are on the site or not a
qualified professional has to conduct a site inspection to determine this and to determine exactly
where the wetlands are if they are present. This typically can only occur when there is active
plant growth occurring. Given this, we would like to see at least a preliminary/approximate
wetland location on the site plans to make sure that any impervious surfaces and structures are
at least 15 feet away from any possible wetlands. Furthermore, before building permits can be
issued, a complete wetland delineation would need to occur to show/mark the exact location of
any wetlands on site. As is noted above, any structures or hard surfaces (driveways, etc.) must
be located at least 15 feet from any wetlands.
Staff recommends that these items noted above be looked at and addressed before final Plan
Commission approvals are granted to ensure that these items do not cause a last minute change that
could alter the building and/or site layout. Final approvals from the Engineering and Community
Developments for the items noted above must be granted before any building permit can be issued.
Other
The resolution requires that an annual review be placed on this property for the first two years the
business is in operation to ensure there are no issues with outdoor parking/storage. This has been the
recent policy for new auto related facilities.
The following are also part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, That all bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and should be approved by the Planning Division before the issuance of
building permits.
STAFF RECOMMENDATION PC 001-2016
Deferral of Resolution PC 001-2016, subject to the items noted above being addressed. Staff does
not have any concerns with the proposed use if the above noted items are all satisfactorily
addressed.
The applicant and owner have stated that they are most concerned at this time with making sure
the use (auto service) is acceptable to the Plan Commission for this property. The Plan
Commission may want to discuss this specific use so that the applicant and the owner can get a
feel if there are going to be any concerns with the proposed use. They have stated that they are
hesitant to spend too much money on further site/engineer work until they know that the use they
are looking for would be allowable. They have expressed that they understand that there still are
site and/or architectural items that need to be addressed.
MUSK EG Othe City of
Ar ea o f Inte restI075150
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 00 1-2016
Te ss Co rn er s Auto mot iv eW145 S66 45 Tes s C or ne rs Dr ive
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 : 1 2 /29 /2 01 5
AMENDED
RESOLUTION #P.C. 001-2016
APPROVAL OF A BUILDING SITE AND OPERATION PLAN AND CONDITIONAL USE GRANT
FOR TESS CORNERS AUTOMOTIVE LOCATED IN THE NE ¼ OF SECTION 2 (TAX KEY
2165.989.001 / W145 S6645 TESS CORNERS DRIVE)
WHEREAS, A submittal was received from Keller, Inc. (Nathan Laurent) for Tess Corners
Automotive (Jim Minelli) located at W145 S6645 Tess Corners Drive (Tax Key No.
2165.989.001), and
WHEREAS, The property is zoned HC-1 Historic Crossroads District and allows an auto sales
and service facility by conditional use grant (CUG), and
WHEREAS, The 2020 Comprehensive Plan shows this property as commercial uses and the
proposal is consistent with the plan, and
WHEREAS, The site currently contains a home with a few outbuildings and used to contain an
old restaurant that was removed as part of the widening of Janesville Road, and
WHEREAS, The proposal is to build a new auto service facility/building totaling about 7,583
square feet, including a 71 square foot mezzanine, and
WHEREAS, The building will contain a waiting room, an office, a parts room, a break/locker room,
a tire room, and a large repair bay containing eight (8) lifts and an alignment rack, and
WHEREAS, Hours of the business are going to be 8:00AM to 6:00PM Monday through Friday,
with possible future weekend hours, and
WHEREAS, The business will require a minimum of five (5) employees to start and long range
plans indicate a maximum of seven (7) employees and the shop estimates that the maximum
number of customers at the site at one time would be ten (10) people, and
WHEREAS, This property is governed by the General Design Guide and the Historic Crossroad
Design Guide, and
WHEREAS, The proposed eastern and southern elevations are similar to each other in material
usage and the northern and western elevations are similar to each other in material usage, and
WHEREAS, The eastern and southern elevations contain lap siding, shake siding, thin stone
veneer, precast sills, and split face CMU and these two elevations provide a nice mix of materials
and design features, and
WHEREAS, The majority of the north and west elevations contain split face CMU and vertical
metal siding and on these two elevations you also see a little bit of the lap siding, shake siding,
and thin stone veneer, and
WHEREAS, No specific colors have been noted at this time, but the submitted rendering does
show some general earth tone colors (tans, browns, greens, etc.) which is what the Historic
Crossroads design guide calls for, and
WHEREAS, The overhead doors will contain two rows of full-light window panels, and
WHEREAS, The site plan currently shows 30 parking stalls and based on the actual use, the
customer count, number of car racks, and the employee count, the parking provided should cover
the actual site needs, and
WHEREAS, All parking should be shown at 10’ x 20’ in size and currently some parking appears
to not meet that requirement, and
WHEREAS, Access to the site is currently shown off of Tess Corners Drive and Janesville Road,
and
WHEREAS, A 10’ x 12’ board-on-board dumpster enclosure (6 feet tall) is proposed in the
northwest corner of the parking lot, and
WHEREAS, The site plan does show some conceptual landscaping but details have not been
provided at this time, and
WHEREAS, No specific sign designs have been shown at this time but the narrative notes that all
signage will be wall mounted with exterior lighting, and
WHEREAS, A photometric plan has been included in the submittal but no lighting details/cut
sheets have been provided at this time, and
WHEREAS, The photometric plan seems to indicate that the lighting will all be building mounted,
with no freestanding lighting, and
WHEREAS, The photometric plan shows that no lighting levels will exceed 0.5 foot-candles at the
lot lines, and
WHEREAS, The development will be served by municipal water and municipal sewer, and
WHEREAS, A stormwater pond is shown in the northwest area of the site but there may not be a
need for stormwater on site depending on the total amount of added impervious surfaces, and
WHEREAS, The site plans currently shows curb and gutter on the site, with the exception of
along the western parking lot edge, and
WHEREAS, No site engineering or site topography work has been gathered or examined at this
time by the petitioner, and
WHEREAS, The design guide for this area promotes pedestrian access/connections.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and
Operation Plan and Conditional Use Grant for Tess Corners Automotive located at W145 S6645
Tess Corners Drive (Tax Key No. 2165.989.001).
BE IT FURTHER RESOLVED, That the WDNR and FEMA must give approval to the
floodplain adjustments before any grading begins and the general building permit is
issued. Formal Floodplain ordinance amendments shall occur upon completion of the
grading and occupancy of the structure.
BE IT FURTHER RESOLVED, That the building elevations as submitted for the September
6, 2016 Plan Commission are approved as part of this resolution.
BE IT FURTHER RESOLVED, The proposal has some good design elements (as it relates to the
design guides for this area) but, there are changes that should occur to further enhance the
design and to bring it into compliance with the design guides:
1. South & East Elevations - Replace the split face CMU on these two elevations with the
stone veneer (at the same heights as currently shown for the CMU) so that the stone look
is consistent throughout these elevations,
2. South & East Elevation – Remove and replace stucco material with lap siding for
consistency on the elevation,
3. South Elevation - Continue the stone veneer in the center section of the building so that
there is a band across the entire elevation,
4. South Elevation - Add dormers or a gable roof feature within the large eastern roof
section,
5. West Elevation - Continue the stone veneer on the far southern side of this elevation
where the wall is currently all lap siding center section of the building,
6. Steel Roof Areas - Add 2’-8” overhangs to the entire structure.
BE IT FURTHER RESOLVED, Engineering/site items need to be investigated including, but not
limited to, site topography, creek/stream location and ordinary high water mark (OHWM),
floodplain location, and wetland location.
BE IT FURTHER RESOLVED, Final color selections must be provided before Building Permits
can be issued.
BE IT FURTHER RESOLVED, All parking stalls must be 10’ x 20’ in size.
BE IT FURTHER RESOLVED, Any driveways that can have the potential of two-way traffic must
have a width of at least 24 feet and this dimension may need to be increased in areas that are
deemed a fire lane or fire street per the Fire Department.
BE IT FURTHER RESOLVED, The access off of Janesville Road will need to be approved by the
County as Janesville Road is a County highway.
BE IT FURTHER RESOLVED, All overhead doors and non-glass pedestrian doors must match
building colors.
BE IT FURTHER RESOLVED, The color of any CMU, stone, brick, etc. must be produced in its
intended color and not painted.
BE IT FURTHER RESOLVED, That details of the dumpster enclosure will need to be provided
before building permits can be issued.
BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building or
freestanding.
BE IT FURTHER RESOLVED, The design guide for this area notes that the lighting fixtures must
be of a decorative/historic design and examples of such fixtures are shown within the Historic
Crossroads Design Guide.
BE IT FURTHER RESOLVED, All lighting must be zero degree tilt and full cut-off and the
concrete bases for any pole lights cannot exceed 6 inches in height above grade.
BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals before
Building Permits can be issued and possible changes to the site plan may be required based
upon the final Fire Department review.
BE IT FURTHER RESOLVED, The final landscape plan must include foundation plantings along
the south and east sides of the building as well as any required street trees.
BE IT FURTHER RESOLVED, Ample landscaping/screening must be provided along the north lot
line, which is adjacent to a residential lot and the developer/owner must work with the adjacent
owner to come to an agreement on what this buffer/screening will look like.
BE IT FURTHER RESOLVED, A final landscape plan will need to be submitted and approved by
the City prior to the issuance of building permits.
BE IT FURTHER RESOLVED, To keep the entire site consistent throughout and consistent with
other newer urban developments in Muskego, the entire site should have curb and gutter.
BE IT FURTHER RESOLVED, Any structures or hard surfaces (driveways, etc.) must be located
at least 15 feet from any delineated wetlands.
BE IT FURTHER RESOLVED, Formal approvals from the Engineering Division will be required
before the issuance of any permits.
BE IT FURTHER RESOLVED, Since there is sidewalk/trail along Janesville Road, a connection
should be made to that from this site.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the
principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, No junked/wrecked vehicles can be stored outdoors on site and
no outdoor storage of products, materials, parts, etc. is allowed on site.
BE IT FURTHER RESOLVED, The only items allowed outdoor overnight are non-wrecked
vehicles that are awaiting repair or pickup and these vehicles must all be in marked stalls.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC
devices, electrical transformers, etc.) must be screened from view and/or incorporated into the
design of the site/structure (screening, etc.) and should be approved by the Planning Division
before the issuance of building permits.
BE IT FURTHER RESOLVED, An annual review will occur on this property for two years after the
building has been in operation and if no problems are found, the annual review will be eliminated.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise
authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted:
Denied:
Deferred: January 5, 2016, February 2, 2016, March 1, 2016
Introduced: January 5, 2016
ATTEST: Kellie McMullen, Recording Secretary
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
DESIGNER:
PROJECT MANAGER:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
PR
E
L
I
M
I
N
A
R
Y
-
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
WI
S
C
O
N
S
I
N
A2.1
09.08.2015
N. LAURENT
C. MANSKE
C. TEAFOE
-------
-------
P15237
-------
R1 09.22.2015
R2 11.12.2015
R3 11.25.2015
R4 01.19.2016
. .
PR
O
P
O
S
E
D
F
O
R
:
MU
S
K
E
G
O
,
TE
S
S
C
O
R
N
E
R
S
A
U
T
O
M
O
T
I
V
E
19'-4"77'-8"
20
'
-
0
"
36
'
-
0
"
14
'
-
0
"
76
'
-
0
"
30
'
-
0
"
10
'
-
0
"
17'-8"46'-0"30'-0"
6'
-
0
"
10'-0"
7'
-
6
"
3
5
/
8
"
4'
-
0
3
/
4
"
3
5
/
8
"
7'
-
4
"
20'-0"6"6'-6"
3 5/8"
25'-4 3/4"3 5/8"16'-0"
6'-6"6"11'-8 3/8"
OFFICE
107
TOILET
104
TOILET
106
PASS.
105
REF.
MICRO.
SINKBREAK
110
8'
-
1
0
3
/
8
"
3
5
/
8
"
4'
-
4
"
W.H.
W.S.
12
"
x
1
2
"
L
O
C
K
E
R
S
LOCKERS /
MECH.
109
PASS.
108
U.C. REF.
COFFEE
SINK
WRITE-UP
103
VEST.
101
WAITING
102
PRINTER COPIER
1'-4"24'-6 11/16" 25'-10 11/16" 24'-6 11/16"
1'-4"
1 3 4
14
'
x
1
4
'
O
.
H
.
D
O
O
R
WORK
BENCH TYP.
PARTS
ROOM
111
CB
14
'
x
1
4
'
O
.
H
.
D
O
O
R
STANDARD TWIN LIFT
(12K LB)
STANDARD TWIN LIFT
(12K LB)
ALIGNMENT
RACK
PARTS WASHER
(BY OWNER)
1/
4
/
:
1
2
1/
4
/
:
1
2
TRENCH DRAIN
SHOP
112
OVERHEAD AIR
DROPS BY OWNER
1/2 LITE
H.B.
COMPRESSOR
H.B.
EXPANDABLE
ENDWALL
BULK OIL TANK
(BY OWNER)
STACKED BULK
FLUID TANKS
(BY OWNER)
UTILITY SINK
BENCH
(BY OWNER)
PROPOSEDFUTURE
2
15'-0" 15'-0" 15'-0" 15'-0" 15'-0"
STANDARD TWIN LIFT
(12K LB)
STANDARD TWIN LIFT
(12K LB)
EXHAUST
FAN
BRAKE
LATHE
SAND
BLAST
FD
BRAKE
LATHE
PARTS
WASHER
COMPRESSOR
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
TIRE ROOM
113
H.B.
CMU TO 8' A.F.F.CMU TO 10' A.F.F.
CMU TO 8' A.F.F.
SPANDREL
GLASS
101
102
103
106
105
104
107
108
109
110
111
113
112B112C
11
2
A
11
2
D
1
A2.0
74
'
-
8
3
/
4
"
TYPICAL EXISTING WALL
DEMO WALLS
WALL KEY
NEW WALL/FURRING
NEW MASONRY/
VENEER WALL
NEW COOLER/
FREEZER WALLS
NEW FOUNDATION WALL
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"
2'-8"
T/
M
A
S
O
N
R
Y
8'
-
0
"
10
'
-
6
"
16
'
-
0
"
14'x14' O.H. DOOR
1:12
7:12
THIN STONE VENEER
STUCCO TEXTURED
FIBER-CEMENT PANELS
6/4x8 FRIEZE BOARD W/
ALUM. CAP FLASHING TYP.
PRECAST
SILL (TYP.)
LAP SIDING
SHAKE SIDING
PRECAST CAP
SILLS
SPLIT FACE CMU
2'-8"2'-8"2'-8"2'-8"
6:12
THIN STONE VENEER
CORNER TRIM
FINISH FLOOR
100' - 0"
T/ WALL @ OFFICE
110' - 6"
1 3 4
8" BEVEL-TOP
CMU SILL
SPLIT FACE
CMU
STUCCO TEXTURED
FIBER-CEMENT PANELS
PRECAST
SILL (TYP.)
THIN STONE
VENEER
SHINGLES
LAP SIDING
2
2'-8"
2'-8"2'-8"
STUCCO TEXTURED
FIBER-CEMENT PANELS
SIGNAGE W/ GROUND
MOUNTED LIGHTING
6/4x8 FRIEZE BOARD W/
ALUM. CAP FLASHING TYP.
SILL TRIM BOARD
LAP SIDING
1
A2.0
5/4x4
CORNER TRIM
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"
134
THIN STONE
VENEER
SHINGLES
PRECAST
CAP/BAND
LAP
SIDING
8" BEVEL-TOP
CMU SILL
SPLIT FACE
CMU
2
2'-8"
2'-8"
LAP SIDING
1
A2.0
FINISH FLOOR
100' - 0"
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"14'x14' O.H. DOOR
SPLIT FACE CMU
LAP SIDING
8" BEVEL-TOP
CMU SILL
1:12
7:12
TRIM BOARD
PRECAST SILL (TYP.)
THIN STONE
VENEERLAP SIDING
2'-8"
PRECAST CAP/BAND
CORNER TRIM
SILL TRIM
BOARD
5/4x4 CORNER TRIM
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
DESIGNER:
PROJECT MANAGER:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
PR
E
L
I
M
I
N
A
R
Y
-
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
WI
S
C
O
N
S
I
N
A1.0
09.08.2015
N. LAURENT
C. MANSKE
C. TEAFOE
-------
-------
P15237
-------
R1 09.22.2015
R2 11.12.2015
R3 11.25.2015
R4 01.19.2016
. .
PR
O
P
O
S
E
D
F
O
R
:
MU
S
K
E
G
O
,
TE
S
S
C
O
R
N
E
R
S
A
U
T
O
M
O
T
I
V
E
1/8" = 1'-0"
FLOOR PLAN
NORTH
PLAN
1/8" = 1'-0"
EAST ELEVATION
1/8" = 1'-0"
SOUTH ELEVATION
1/8" = 1'-0"
NORTH ELEVATION
1/8" = 1'-0"
WEST ELEVATION
N O R T HTRUE
NEW Building
Elevations
19'-4"77'-8"
20
'
-
0
"
36
'
-
0
"
14
'
-
0
"
76
'
-
0
"
30
'
-
0
"
10
'
-
0
"
17'-8"46'-0"30'-0"
6'
-
0
"
10'-0"
7'
-
6
"
3
5
/
8
"
4'
-
0
3
/
4
"
3
5
/
8
"
7'
-
4
"
20'-0"6"6'-6"
3 5/8"
25'-4 3/4"3 5/8"16'-0"
6'-6"6"11'-8 3/8"
OFFICE
107
TOILET
104
TOILET
106
PASS.
105
REF.
MICRO.
SINKBREAK
110
8'
-
1
0
3
/
8
"
3
5
/
8
"
4'
-
4
"
W.H.
W.S.
12
"
x
1
2
"
L
O
C
K
E
R
S
LOCKERS /
MECH.
109
PASS.
108
U.C. REF.
COFFEE
SINK
WRITE-UP
103
VEST.
101
WAITING
102
PRINTER COPIER
1'-4"24'-6 11/16" 25'-10 11/16" 24'-6 11/16"
1'-4"
1 3 4
14
'
x
1
4
'
O
.
H
.
D
O
O
R
WORK
BENCH TYP.
PARTS
ROOM
111
CB
14
'
x
1
4
'
O
.
H
.
D
O
O
R
STANDARD TWIN LIFT
(12K LB)
STANDARD TWIN LIFT
(12K LB)
ALIGNMENT
RACK
PARTS WASHER
(BY OWNER)
1/
4
/
:
1
2
1/
4
/
:
1
2
TRENCH DRAIN
SHOP
112
OVERHEAD AIR
DROPS BY OWNER
1/2 LITE
H.B.
COMPRESSOR
H.B.
EXPANDABLE
ENDWALL
BULK OIL TANK
(BY OWNER)
STACKED BULK
FLUID TANKS
(BY OWNER)
UTILITY SINK
BENCH
(BY OWNER)
PROPOSEDFUTURE
2
15'-0" 15'-0" 15'-0" 15'-0" 15'-0"
STANDARD TWIN LIFT
(12K LB)
STANDARD TWIN LIFT
(12K LB)
EXHAUST
FAN
BRAKE
LATHE
SAND
BLAST
FD
BRAKE
LATHE
PARTS
WASHER
COMPRESSOR
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
STANDARD TWIN LIFT
(10K LB)
TIRE ROOM
113
H.B.
CMU TO 8' A.F.F.CMU TO 10' A.F.F.
CMU TO 8' A.F.F.
SPANDREL
GLASS
101
102
103
106
105
104
107
108
109
110
111
113
112B112C
11
2
A
11
2
D
1
A2.0
74
'
-
8
3
/
4
"
TYPICAL EXISTING WALL
DEMO WALLS
WALL KEY
NEW WALL/FURRING
NEW MASONRY/
VENEER WALL
NEW COOLER/
FREEZER WALLS
NEW FOUNDATION WALL
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"
2'-8"
T/
M
A
S
O
N
R
Y
8'
-
0
"
10
'
-
6
"
16
'
-
0
"
14'x14' O.H. DOOR
1:127:12
THIN STONE VENEER
STUCCO TEXTURED
FIBER-CEMENT PANELS
TRIM BOARD
PRECAST
SILL (TYP.)
LAP SIDING
SHAKE SIDING
PRECAST CAP
SILLS
SPLIT FACE CMU
2'-8"2'-8"2'-8"2'-8"
6:12
THIN STONE VENEER
CORNER TRIM
FINISH FLOOR
100' - 0"
T/ WALL @ OFFICE
110' - 6"
1 3 4
8" BEVEL-TOP
CMU SILL
SPLIT FACE
CMU
STUCCO TEXTURED
FIBER-CEMENT PANELS
PRECAST
SILL (TYP.)
THIN STONE
VENEER
SHINGLES
LAP SIDING
2
2'-8"
2'-8"2'-8"
STUCCO TEXTURED
FIBER-CEMENT PANELS
SIGNAGE W/ GROUND
MOUNTED LIGHTING
TRIM BOARD
SILL TRIM BOARD
LAP SIDING
1
A2.0
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"
134
THIN STONE
VENEER
SHINGLES
PRECAST
CAP/BAND
VERT. METAL
SIDING
8" BEVEL-TOP
CMU SILL
SPLIT FACE
CMU
2
2'-8"
2'-8"
LAP SIDING
1
A2.0
FINISH FLOOR
100' - 0"
FINISH FLOOR
100' - 0"
EAVE HT. @ SHOP
116' - 0"
T/ WALL @ OFFICE
110' - 6"14'x14' O.H. DOOR
SPLIT FACE CMU
VERT. METAL SIDING
8" BEVEL-TOP
CMU SILL
1:12
7:12
TRIM BOARD
PRECAST SILL (TYP.)
THIN STONE
VENEERLAP SIDING
2'-8"
PRECAST CAP/BAND
CORNER TRIM
SILL TRIM
BOARD
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
DESIGNER:
PROJECT MANAGER:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
PR
E
L
I
M
I
N
A
R
Y
-
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
WI
S
C
O
N
S
I
N
A1.0
09.08.2015
N. LAURENT
C. MANSKE
C. TEAFOE
-------
-------
P15237
-------
R1 09.22.2015
R2 11.12.2015
R3 11.25.2015
. .
. .
PR
O
P
O
S
E
D
F
O
R
:
MU
S
K
E
G
O
,
TE
S
S
C
O
R
N
E
R
S
A
U
T
O
M
O
T
I
V
E
1/8" = 1'-0"
FLOOR PLAN
NORTH
PLAN
1/8" = 1'-0"
EAST ELEVATION
1/8" = 1'-0"
SOUTH ELEVATION
1/8" = 1'-0"
NORTH ELEVATION
1/8" = 1'-0"
WEST ELEVATION
N O R T HTRUE
Previous Building
Elevations
J A N E S V I L L E R O A D
TESS CORNERS DRIVE
5'-0" SETBACK
10'-0" SETBACK
10'-0" SETBACK
1
0
'-
0"
SET
B
ACK
10'-0" SE TBA CK
10
'
-
0
"
S
E
T
B
A
C
K
12'x10' TRASH
ENCLOSURE W/
CONC. SLAB
6
13
5'x5' CONC. STOOP
REMOVE EXISTING
RETAINING WALL AND
REGRADE AS REQUIRED
ALL EXISTING
BUILDINGS TO BE
DEMOLISHED (TYP.)
3
8'-0"32'-7 1/4"20'-0"
8'
-
0
"
20
'
-
0
"
25
'
-
0
"
8'
-
0
"
NEW DRIVEWAY
CURB CUT
1
FUTURE
ADDITION
6
V ISI O N C O R N E R
6 0 '-0"
60
'
-
0
"
5' CONC. WALK
W/ CURB RAMP
ASPHALT EDGE
NEW CONC. CURB
AND GUTTER
1
REWORK STORMWATCH
INLETS AS REQUIRED
S
T
O
R
M
W
A
T
E
R
R
E
T
E
N
T
I
O
N
6'-0" 20'-0" 20'-0"
LANDSCAPE BUFFER AREA
PROJECT INFORMATION
APPLICABLE BUILDING CODE
2009 INTERNATIONAL BUILDING CODE (WITH WISCONSIN AMENDMENTS)
BUILDING CONTENT
FLOOR AREAS
OCCUPANCY
F-1
NON SEPARATED
CONSTRUCTION CLASSIFICATION
TYPE IIB CONSTRUCTION
SPRINKLED NO
FIREWALL NO
BUILDING/SITE CONTENT
BUILDING SIZE 7,583 S.F.
HARD SURFACE 20,508 S.F.
13.6%
36.8%
GREEN SPACE 27,666 S.F. 49.6%
PARCEL SIZE (APPROX.) 55,757 S.F. 1.28 ACRES
PARKING PROVIDED 6 VISITOR STALLS (1 STALL/1263.8 S.F.)
ALLOWABLE AREA
TABULAR FLOOR AREA: 15,500 S.F.
FRONTAGE INCREASE: 11,625 S.F.
SPRINKLER INCREASE: _0 S.F.
TOTAL ALLOWABLE AREA: 27,125 S.F.
ALLOWABLE FIRE AREA: N/A
ZONING INFORMATION
ZONING: HC-1
FRONT YARD SETBACK: 10'-0"
SIDE YARD SETBACK: 10'-0"
REAR YARD SETBACK: 5'-0"
ASHRE STANDARD 90.1-2007
SECOND FLOOR
HIGH PILE STORAGE NO
FIRE ALARM SYSTEM YES
BUILDING & FIRE AREA SQUARE FOOTAGES
FIRST FLOOR
CANOPIES (COLUMN SUPPORTED)
BASEMENT
EXISTING NEW
N/A N/A
7,583 S.F.
N/A
N/A
SUB-TOTAL
BUILDING AREA SUB-TOTALS 7,583 S.F.
MEZZANINES 71 S.F.
FIRE AREA TOTALS 7,654 S.F.
24 EMPLOYEE STALLS (1 STALL/315.9 S.F.)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
DESIGNER:
PROJECT MANAGER:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
PR
E
L
I
M
I
N
A
R
Y
-
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
WISCONSIN
WI
S
C
O
N
S
I
N
C1.0
09.08.2015
N. LAURENT
C. MANSKE
C. TEAFOE
-------
-------
P15237
-------
R1 09.22.2015
R2 11.12.2015
R3 11.25.2015
. .
. .
PR
O
P
O
S
E
D
F
O
R
:
MU
S
K
E
G
O
,
TE
S
S
C
O
R
N
E
R
S
A
U
T
O
M
O
T
I
V
E
TESS CORNERS AUTOMOTIVE
PROPOSED FOR:
MUSKEGO,
1" = 20'-0"
CONCEPTUAL SITE PLAN
NORTH
PLAN
SHEET INDEX
C1.0 SITE PLAN
A1.0 FLOOR PLAN AND ELEVATIONS
A2.0 SECTION AND SCHEDULES
A2.1 3D
T2.0 SPECIFICATIONS
THE LOT DIMENSIONS AND BEARINGS SHOWN ON THIS PLAN
ARE INTERPRETED VALUES. FOLLOW UP INVESTIGATION WITH STATE
AND LOCAL AUTHORITIES AND/OR WITH CERTIFIED SURVEY MAP DATA
WHEN AVAILABLE IS REQUIRED.
N O R T HTRUE
EXTERIOR BUILDING MASONRY % CALCULATION
TOTAL WALL:
1,018 S.F.
1,234 S.F.
110 S.F.
239 S.F.
110 S.F.
623 S.F.
110 S.F.
493 S.F.
39 S.F.
56 S.F.
559 S.F.
60 S.F.
298 S.F.
197 S.F.
385 S.F.
5,531 S.F.
MASONRY:
338 S.F. - 33.2%
616 S.F. - 49.9%
81 S.F. - 73.6%
124 S.F. - 51.9%
81 S.F. - 73.6%
153 S.F. - 24.6%
81 S.F. - 73.6%
178 S.F. - 36.1%
24 S.F. - 61.5%
17 S.F. - 30.4%
131 S.F. - 23.4%
34 S.F. - 56.7%
0 S.F. - 00.0%
0 S.F. - 00.0%
138 S.F.- 35.8%
1,996 S.F. - 36.1%
(WALLS START AT WEST WALL OF
SHOP AND CONTINUE CLOCKWISE
AROUND THE BUILDING)
Previous Site Plan
TD517001EN
5/28/2015
Catalog #
Project
Comments
Prepared by
Type
Date
Halo Commercial
SPECIFICATION FEATURES
DESCRIPTION
Recessed 6-inch LED wall washer is available in various lumen and
CRI/CCT options. Suitable for commercial construction and can be
used for both new or renovation work. Insulation must be kept 3”
from top and sides of housing. Cutout type kicker reflector reduces
scallops and provides vertical illumination.
MECHANICAL
Frame
Boat shaped galvanized steel
frame with adjustable plaster lip
accommodates ceilings up to
1/2” - 2” thick. May be used for
new construction or remodeling
installations. Provided with (2)
remodel clips to secure frame
when installed from below the
ceiling.
Mounting Brackets
Bar hanger receivers adjusts 2”
vertically from above the ceiling
or thru the aperture. Use with
No Fuss™ bar hangers or with
1/2” EMT. Removable to facilitate
installation from below the
ceiling.
No Fuss™ Bar Hangers
Captive preinstalled bar
hanger locks to tee grid with a
screwdriver or pliers. Centering
mechanism allows consistent
positioning of fixtures.
OPTICAL
LED Module
Proximity phosphors over chip
on board LEDs provide a uniform
source with high efficiency and
no pixilation. Available in 80 or 90
CRI minimum, accuracy within 3
SDCM provides color uniformity.
See ordering information for
available CRI / CCT options.
Passive thermal management
achieves L70 at 50,000 hours
in non IC applications. Integral
diffuse lens provides visual
shielding. Integral connector
allows quick connection to
housing flex.
Reflector
One piece parabolic aluminum
reflector combines high optical
efficiency with visual comfort.
Attaches to LED module with
(3) speed clamps minimizing
light leaks to lens. Self-flanged
standard with an optional white
painted flange.
Trim Retention
Reflectors are retained with two
torsion springs holding the flange
tightly to the finished ceiling
surface.
ELECTRICAL
Junction Box
(6) 1/2” and (2) 3/4” trade size
pry outs positioned to allow
straight conduit runs. Listed for
(12) #12 AWG (six in, six out) 90°C
conductors and feed thru branch
wiring.
Driver
Integral UNV 120 - 277V 50/60 Hz
constant current driver provides
noise free operation. For 347V
input use Halo transformer
H347 or H347200. Continuous,
flicker-free dimming from 100%
to 10% with leading or trailing
edge phase cut at 120V or 0 -10V
analog control.
Emergency Option
Provides 90 minutes of standby
lighting meeting most life
safety codes for egress lighting.
Available with remote charge
indicator and test switch.
Compliance
- cULus listed for wet location
- cCSAus listed for wet location
- Insulation must be kept 3” from
top and sides.
- Airtight per ASTM-E283
- Optional City of Chicago
environmental air (CCEA)
marking for plenum
applications.
- EMI/RFI emissions per FCC
47CFR Part 18 non-consumer
limits.
- Contains no mercury or lead
and RoHS compliant.
- Photometric testing in
accordance with IES LM-79-08.
- Lumen maintenance projections
in accordance with IES LM-80-08
and TM-21-11.
- Can be used to comply
with California Title 24 Non-
Residential Lighting Controls
requirements as a LED
Luminaire.
- ENERGY STAR® listed for
commercial applications,
reference database for current
listings.
PD610
PD615
PD620
PD630
PDM6A
61WW
1000, 1500,
2000 & 3000
Lumen Series
LED
6-Inch Aperture
Wall Washer
Lumens 1000 Series
Input Voltage 120V 277V
Input Current .103 A .058 A
Input Power 12.1 W 13.2 W
Efficiency 83 LPW 83 LPW
Inrush Current .048 A .080 A
Lumens 1500 Series
Input Voltage 120V 277V
Input Current .146 A .1 A
Input Power 17.1 W 17.9 W
Efficiency 87 LPW 87 LPW
Inrush Current 1.920 A 0.960 A
Lumens 2000 Series
Input Voltage 120V 277V
Input Current .175 A .536 A
Input Power 20.78 W 21.06 W
Efficiency 85 LPW 85 LPW
Inrush Current .064 A .128 A
Lumens 3000 Series
Input Voltage 120V 277V
Input Current .299 A .145 A
Input Power 35.72 W 36.4 W
Efficiency 78 LPW 78 LPW
Inrush Current .096 A .928 A
THD: ≤ 20%
PF: ≥ 0.90
T Ambient -30 - +40°C
Sound Rating ≤ 22dba
Tess Corners Automotive
Type B
PD630D010
PDM6A840
61WWW
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
ORDERING INFORMATION
SAMPLE NUMBER: PD610ED010REM-PDM6A827-61WWC
A complete luminaire consists of a housing, LED module and reflector, order separately.
Housing Lumens Driver Options LED Module CRI/CCT
PD6 = 6" aperture LED downlight
PD6CP = 6" aperture LED
downlight, CCEA listed
for City of Chicago
plenum requirements
10 = 1,000 lumens (nominal)
15 = 1,500 lumens (nominal)
20 = 2,000 lumens (nominal)
ED010 = 120-277V 50/60Hz,
0-10V and LE/TE
phase cut dimming
REM = Emergency
operation with
remote indicator
and test switch
(not available with
PD6CP housing)
PDM6A = Downlight LED
module for PD6
housing, provides
1,000, 1,500,
2,000, or 3,000
lumens (nominal)
depending
on connected
housing type
827 = 80 CRI, 2700K CCT
927 = 90 CRI, 2700K CCT
830 = 80 CRI, 3000K CCT
930 = 90 CRI, 3000K CCT
835 = 80 CRI, 3500K CCT
935 = 90 CRI, 3500K CCT
840 = 80 CRI, 4000K CCT
940 = 90 CRI, 4000K CCT
30 = 3,000 lumens (nominal)D010 = 120-277V 50/60Hz,
0-10V dimming
(3,000 lumen only)
Reflector Finish Option Flange Option Accessories
61WW = 6" single wall wash C = Specular clear
G = Specular gold
H = Semi-specular clear
W = White (white flange)
Blank = Polished flange standard with C, G, &
H reflector finishes
Blank = White flange standard with W
WF = White flange option available with C, G, &
H reflector finishes
HB128APK = L channel hanger bar, 26",
‘No-Fuss’, pair (replacement)
RMB22 = 22" long wood joist mounting
bars, pair
H347 = Step down transformer for 347V
input, 75VA max
H347200 = Step down transformer for 347V
input, 200VA max
DIMENSIONS
7"
[180 mm]
7"
[180 mm]
6"
[155 mm] ID
26"
[671 mm]
7.75"
[197 mm] OD
7.25"
[184 mm]
6"
[155 mm] ID
7.25"
[184 mm]
7.75"
[197 mm] OD
26"
[671 mm]
13"
[339 mm]
13"
[333 mm]
13"
[333 mm]
7.5"
[190 mm]
7.5"
[190 mm]
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
COMPLIANCE TABLE
1000 LUMEN
80 CRI
Catalog #PD610ED010- PDM6A827 PD610ED010- PDM6A830 PD610ED010- PDM6A835 PD610ED010- PDM6A840
LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24
61WWC 978 73 1051 78 1115 83 1125 84
61WWCWF 978 73 1051 78 1115 83 1125 84
61WWG 962 72 1034 77 1098 82 1107 83
61WWGWF 949 71 1021 76 1083 81 1092 82
61WWH 943 70 1013 76 1075 80 1084 81
61WWHWF 949 71 1021 76 1083 81 1092 82
61WWW 966 72 1038 77 1101 82 1111 83
90 CRI
Catalog #PD610ED010- PDM6A927 PD610ED010- PDM6A930 PD610ED010- PDM6A935 PD610ED010- PDM6A940
LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24
61WWC 754 56 808 60 869 65 963 72
61WWCWF 754 56 808 60 869 65 963 72
61WWG 742 55 795 59 856 64 948 71
61WWGWF 732 55 785 59 844 63 936 70
61WWH 726 54 779 58 838 63 929 69
61WWHWF 732 55 785 59 844 63 936 70
61WWW 744 56 798 60 858 64 951 71
T24ES T24 = Can be used to comply with
California Title 24 Non-ResidentialES = ENERGY STAR® Compliant
1500 LUMEN
80 CRI
Catalog #PD615ED010- PDM6A827 PD615ED010- PDM6A830 PD615ED010- PDM6A835 PD615ED010- PDM6A840
LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24
61WWC 1342 73 1443 78 1531 83 1544 83
61WWCWF 1342 73 1443 78 1531 83 1544 83
61WWG 1321 71 1420 77 1507 81 1520 82
61WWGWF 1304 70 1401 76 1487 80 1499 81
61WWH 1294 70 1391 75 1476 80 1489 80
61WWHWF 1304 70 1401 76 1487 80 1499 81
61WWW 1326 72 1425 77 1512 82 1525 82
90 CRI
Catalog #PD630ED010- PDM6A927 PD630ED010- PDM6A930 PD630ED010- PDM6A935 PD630ED010- PDM6A940
LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24
61WWC 1035 56 1109 60 1193 65 1323 71
61WWCWF 1035 56 1109 60 1193 65 1323 71
61WWG 1018 55 1092 59 1175 64 1302 70
61WWGWF 1005 54 1077 58 1159 63 1284 69
61WWH 997 54 1070 58 1151 62 1275 69
61WWHWF 1005 54 1077 58 1159 63 1284 69
61WWW 1022 55 1096 59 1179 64 1306 71
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
3000 LUMEN
80 CRI
Catalog #PD630D010- PDM6A827 PD630D010- PDM6A830 PD630D010- PDM6A835 PD630D010- PDM6A840
LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24
61WWC 2440 68 2623 73 2783 78 2807 79
61WWCWF 2440 68 2623 73 2783 78 2807 79
61WWG 2402 67 2582 72 2740 77 2763 77
61WWGWF 2370 66 2547 71 2703 76 2726 76
61WWH 2353 66 2529 71 2683 75 2706 76
61WWHWF 2370 66 2547 71 2703 76 2726 76
61WWW 2410 68 2590 73 2748 77 2772 78
90 CRI
Catalog #PD630D010- PDM6A927 PD630D010- PDM6A930 PD630D010- PDM6A935 PD630D010- PDM6A940
LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24
61WWC 1881 53 2017 56 2170 61 2404 67
61WWCWF 1881 53 2017 56 2170 61 2404 67
61WWG 1851 52 1985 56 2136 60 2367 66
61WWGWF 1826 51 1959 55 2107 59 2335 65
61WWH 1813 51 1944 54 2092 59 2318 65
61WWHWF 1826 51 1959 55 2107 59 2335 65
61WWW 1857 52 1992 56 2142 60 2374 67
2000 LUMEN
80 CRI
Catalog #PD620ED010- PDM6A827 PD620ED010- PDM6A830 PD620ED010- PDM6A835 PD620ED010- PDM6A840
LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24
61WWC 1633 74 1755 80 1862 85 1878 85
61WWCWF 1633 74 1755 80 1862 85 1878 85
61WWG 1608 73 1728 79 1833 83 1849 84
61WWGWF 1586 72 1705 77 1809 82 1824 83
61WWH 1574 72 1692 77 1795 82 1811 82
61WWHWF 1586 72 1705 77 1809 82 1824 83
61WWW 1613 73 1733 79 1839 84 1855 84
90 CRI
Catalog #PD620ED010- PDM6A927 PD620ED010- PDM6A930 PD620ED010- PDM6A935 PD620ED010- PDM6A940
LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24 LUMENS LPW ES T24
61WWC 1259 57 1350 61 1452 66 1609 73
61WWCWF 1259 57 1350 61 1452 66 1609 73
61WWG 1239 56 1329 60 1429 65 1584 72
61WWGWF 1222 56 1311 60 1410 64 1563 71
61WWH 1213 55 1301 59 1400 64 1551 71
61WWHWF 1222 56 1311 60 1410 64 1563 71
61WWW 1243 56 1333 61 1434 65 1589 72
T24ES T24 = Can be used to comply with
California Title 24 Non-ResidentialES = ENERGY STAR® Compliant
COMPLIANCE TABLE continued
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
PHOTOMETRY - 1000 lumen / 80 CRI
PD610ED010- PDM6A835-61WWC
Spacing Criteria = 0.8
Lumens per Watt = 92.2 Lm/W
Test No. P137805
Test Model: PD610ED010- PDM6A835-61WWC
Luminance
(Average Candela/M2)
Degree Avg. 0°
Luminance
45 19452
55 12903
65 11532
75 7562
85 2768
Zonal Lumen Summary
Zone Lumens % Fixture
0-30 701 62.9
0-40 922 82.7
0-60 1066 95.6
0-90 1115 100
Candela Distribution
Degrees
Vertical
Candela
0* 1219
5 1050
10 877
20 656
30 477
40 323
50 176
60 112
70 64
80 16
90 0
*CBCP
Candlepower Distribution
Eyeball at 0-degrees
15º0º
400
900
1350
30º
45º
60º
75º
90º
Single Unit Footcandles
2.5' from wall
(distance from fixture along wall)
1 9.4 6.9 3.2 1.1 0.3 0.1 0
2 12.4 9.5 5.2 2.4 0.9 0.3 0.1
3 13.7 11.1 5.9 2.5 1.1 0.4 0.2
4 10.7 9.4 6.1 3 1.2 0.5 0.2
5 7.7 7 5.4 3.1 1.5 0.6 0.2
6 5.5 5.2 4.3 3 1.6 0.8 0.3
7 4 3.9 3.4 2.6 1.6 0.9 0.4
8 3 2.9 2.6 2.1 1.5 0.9 0.5
9 2.3 2.2 2.1 1.8 1.4 1 0.6
10 1.8 1.8 1.6 1.4 1.2 0.9 0.6
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 10.5 9.8 10.5
2 14.8 14.5 14.8
3 16.2 17 16.2
4 13.7 15.8 13.7
5 10.8 12.6 10.8
6 8.5 9.6 8.5
7 6.6 7.3 6.6
8 5.2 5.6 5.2
9 4.1 4.4 4.1
10 3.2 3.4 3.2
3
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 9.7 6.4 9.7
2 13.3 10.5 13.3
3 14.8 11.8 14.8
4 11.9 12.2 11.9
5 9.1 10.7 9.1
6 7.2 8.5 7.2
7 5.7 6.7 5.7
8 4.5 5.3 4.5
9 3.7 4.1 3.7
10 3 3.3 3
4
LEGEND:
0-deg:
90-deg:
180-deg:
Scaling factor for the Battery back up:
- 1000 Lumen = 0.55
- 1500 Lumen = 0.40
- 2000 Lumen = 0.33
- 3000 Lumen = 0.22
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
PHOTOMETRY - 1000 lumen / 90 CRI
PD610ED010- PDM6A935-61WWC
Spacing Criteria = 0.8
Lumens per Watt = 71.8 Lm/W
Test No. P137809
Test Model: PD610ED010- PDM6A935-61WWC
Luminance
(Average Candela/M2)
Degree Avg. 0°
Luminance
45 15164
55 10064
65 8989
75 5888
85 2139
Zonal Lumen Summary
Zone Lumens % Fixture
0-30 547 62.9
0-40 719 82.7
0-60 831 95.6
0-90 869 100
Candela Distribution
Degrees
Vertical
Candela
0* 950
5 818
10 684
20 511
30 372
40 252
50 137
60 87
70 50
80 12
90 0
*CBCP
Single Unit Footcandles
2.5' from wall
(distance from fixture along wall)
1 7.3 5.3 2.5 0.9 0.3 0.1 0
2 9.7 7.4 4.1 1.9 0.7 0.3 0.1
3 10.7 8.6 4.6 1.9 0.8 0.3 0.1
4 8.3 7.3 4.7 2.3 0.9 0.4 0.2
5 6 5.5 4.2 2.4 1.1 0.5 0.2
6 4.3 4.1 3.3 2.3 1.3 0.6 0.3
7 3.1 3 2.6 2 1.3 0.7 0.3
8 2.3 2.3 2.1 1.7 1.2 0.7 0.4
9 1.8 1.7 1.6 1.4 1.1 0.7 0.4
10 1.4 1.4 1.3 1.1 0.9 0.7 0.5
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 8.2 7.6 8.2
2 11.6 11.3 11.6
3 12.6 13.3 12.6
4 10.7 12.3 10.7
5 8.4 9.8 8.4
6 6.6 7.5 6.6
7 5.1 5.7 5.1
8 4 4.4 4
9 3.2 3.4 3.2
10 2.5 2.7 2.5
3
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 7.6 5 7.6
2 10.4 8.2 10.4
3 11.5 9.2 11.5
4 9.3 9.5 9.3
5 7.1 8.4 7.1
6 5.6 6.7 5.6
7 4.4 5.3 4.4
8 3.5 4.1 3.5
9 2.8 3.2 2.8
10 2.3 2.6 2.3
4
Candlepower Distribution
Eyeball at 0-degrees
15º0º
350
700
1050
30º
45º
60º
75º
90º
LEGEND:
0-deg:
90-deg:
180-deg:
Scaling factor for the Battery back up:
- 1000 Lumen = 0.55
- 1500 Lumen = 0.40
- 2000 Lumen = 0.33
- 3000 Lumen = 0.22
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
PHOTOMETRY - 1500 lumen / 80 CRI
PD615ED010- PDM6A835-61WWC
Spacing Criteria = 0.8
Lumens per Watt = 82.8 Lm/W
Test No. P167194
Test Model: PD615ED010- PDM6A835-61WWC
Luminance
(Average Candela/M2)
Degree Avg. 0°
Luminance
45 26708
55 17720
65 15825
75 10379
85 3774
Zonal Lumen Summary
Zone Lumens % Fixture
0-30 963 62.9
0-40 1266 82.7
0-60 1464 95.6
0-90 1531 100
Candela Distribution
Degrees
Vertical
Candela
0* 1673
5 1441
10 1204
20 901
30 656
40 444
50 242
60 153
70 87
80 22
90 0
*CBCP
Candlepower Distribution
Eyeball at 0-degrees
15º0º
600
1200
1800
30º
45º
60º
75º
90º
Single Unit Footcandles
2.5' from wall
(distance from fixture along wall)
1 12.8 9.4 4.4 1.6 0.5 0.2 0.1
2 17 13.1 7.2 3.3 1.3 0.5 0.2
3 18.8 15.2 8.1 3.4 1.5 0.6 0.3
4 14.7 12.9 8.4 4.1 1.6 0.7 0.3
5 10.5 9.6 7.4 4.3 2 0.8 0.3
6 7.6 7.2 5.9 4.1 2.2 1 0.4
7 5.5 5.3 4.6 3.5 2.3 1.2 0.6
8 4.1 4 3.6 2.9 2.1 1.3 0.7
9 3.1 3.1 2.8 2.4 1.9 1.3 0.8
10 2.4 2.4 2.3 2 1.6 1.2 0.8
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 14.4 13.5 14.4
2 20.4 19.9 20.4
3 22.2 23.4 22.2
4 18.8 21.7 18.8
5 14.8 17.3 14.8
6 11.7 13.2 11.7
7 9.1 10.1 9.1
8 7.1 7.7 7.1
9 5.6 6 5.6
10 4.4 4.7 4.4
3
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 13.3 8.8 13.3
2 18.3 14.4 18.3
3 20.3 16.2 20.3
4 16.3 16.7 16.3
5 12.5 14.7 12.5
6 9.8 11.7 9.8
7 7.8 9.3 7.8
8 6.2 7.2 6.2
9 5 5.7 5
10 4.1 4.5 4.1
4
LEGEND:
0-deg:
90-deg:
180-deg:
Scaling factor for the Battery back up:
- 1000 Lumen = 0.55
- 1500 Lumen = 0.40
- 2000 Lumen = 0.33
- 3000 Lumen = 0.22
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
PHOTOMETRY - 1500 lumen / 90 CRI
PD615ED010- PDM6A935-61WWC
Spacing Criteria = 0.8
Lumens per Watt = 64.5 Lm/W
Test No. P167198
Test Model: PD615ED010- PDM6A935-61WWC
Luminance
(Average Candela/M2)
Degree Avg. 0°
Luminance
45 20816
55 13811
65 12336
75 8091
85 2956
Zonal Lumen Summary
Zone Lumens % Fixture
0-30 750 62.9
0-40 987 82.7
0-60 1141 95.6
0-90 1193 100
Candela Distribution
Degrees
Vertical
Candela
0* 1304
5 1124
10 939
20 702
30 511
40 346
50 188
60 119
70 68
80 17
90 0
*CBCP
Candlepower Distribution
Eyeball at 0-degrees
15º0º
500
1000
1500
30º
45º
60º
75º
90º
Single Unit Footcandles
2.5' from wall
(distance from fixture along wall)
1 10 7.3 3.4 1.2 0.4 0.1 0
2 13.3 10.2 5.6 2.6 1 0.4 0.1
3 14.7 11.8 6.3 2.6 1.2 0.5 0.2
4 11.5 10.1 6.5 3.2 1.3 0.5 0.2
5 8.2 7.5 5.7 3.3 1.6 0.7 0.3
6 5.9 5.6 4.6 3.2 1.7 0.8 0.4
7 4.3 4.1 3.6 2.7 1.8 1 0.5
8 3.2 3.1 2.8 2.3 1.6 1 0.5
9 2.5 2.4 2.2 1.9 1.5 1 0.6
10 1.9 1.9 1.8 1.6 1.3 1 0.6
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 11.2 10.5 11.2
2 15.9 15.5 15.9
3 17.3 18.2 17.3
4 14.6 16.9 14.6
5 11.5 13.5 11.5
6 9.1 10.3 9.1
7 7.1 7.9 7.1
8 5.5 6 5.5
9 4.3 4.7 4.3
10 3.5 3.7 3.5
3
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 10.4 6.9 10.4
2 14.3 11.2 14.3
3 15.8 12.7 15.8
4 12.7 13 12.7
5 9.8 11.5 9.8
6 7.7 9.2 7.7
7 6.1 7.2 6.1
8 4.9 5.6 4.9
9 3.9 4.4 3.9
10 3.2 3.5 3.2
4
LEGEND:
0-deg:
90-deg:
180-deg:
Scaling factor for the Battery back up:
- 1000 Lumen = 0.55
- 1500 Lumen = 0.40
- 2000 Lumen = 0.33
- 3000 Lumen = 0.22
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
PHOTOMETRY - 2000 lumen / 80 CRI
PD620ED010- PDM6A835-61WWC
Spacing Criteria = 0.8
Lumens per Watt = 84.7 Lm/W
Test No. P137789
Test Model: PD620ED010- PDM6A835-61WWC
Luminance
(Average Candela/M2)
Degree Avg. 0°
Luminance
45 32492
55 21552
65 19250
75 12645
85 4592
Zonal Lumen Summary
Zone Lumens % Fixture
0-30 1171 62.9
0-40 1540 82.7
0-60 1781 95.6
0-90 1862 100
Candela Distribution
Degrees
Vertical
Candela
0* 2036
5 1753
10 1465
20 1096
30 797
40 540
50 294
60 186
70 106
80 26
90 0
*CBCP
Single Unit Footcandles
2.5' from wall
(distance from fixture along wall)
1 15.6 11.5 5.4 1.9 0.6 0.2 0.1
2 20.7 15.9 8.8 4 1.6 0.6 0.2
3 22.9 18.5 9.9 4.1 1.8 0.7 0.3
4 17.9 15.7 10.2 5 2 0.8 0.3
5 12.8 11.7 9 5.2 2.4 1 0.4
6 9.3 8.7 7.1 5 2.7 1.3 0.5
7 6.7 6.5 5.6 4.3 2.7 1.5 0.7
8 5 4.9 4.4 3.6 2.6 1.6 0.9
9 3.8 3.7 3.4 3 2.3 1.6 1
10 3 2.9 2.8 2.4 2 1.5 1
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 17.5 16.4 17.5
2 24.8 24.2 24.8
3 27 28.4 27
4 22.8 26.4 22.8
5 18 21 18
6 14.2 16.1 14.2
7 11 12.3 11
8 8.6 9.4 8.6
9 6.8 7.3 6.8
10 5.4 5.7 5.4
3
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 16.2 10.8 16.2
2 22.3 17.5 22.3
3 24.7 19.8 24.7
4 19.9 20.3 19.9
5 15.2 17.9 15.2
6 11.9 14.3 11.9
7 9.5 11.3 9.5
8 7.6 8.8 7.6
9 6.1 6.9 6.1
10 4.9 5.5 4.9
4
Candlepower Distribution
Eyeball at 0-degrees
15º0º
750
1500
2250
30º
45º
60º
75º
90º
LEGEND:
0-deg:
90-deg:
180-deg:
Scaling factor for the Battery back up:
- 1000 Lumen = 0.55
- 1500 Lumen = 0.40
- 2000 Lumen = 0.33
- 3000 Lumen = 0.22
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
PHOTOMETRY - 2000 lumen / 90 CRI
PD620ED010- PDM6A935-61WWC
Spacing Criteria = 0.8
Lumens per Watt = 66 Lm/W
Test No. P137793
Test Model: PD620ED010- PDM6A935-61WWC
Luminance
(Average Candela/M2)
Degree Avg. 0°
Luminance
45 25328
55 16802
65 15008
75 9849
85 3585
Zonal Lumen Summary
Zone Lumens % Fixture
0-30 913 62.9
0-40 1201 82.7
0-60 1388 95.6
0-90 1452 100
Candela Distribution
Degrees
Vertical
Candela
0* 1587
5 1367
10 1142
20 854
30 622
40 421
50 229
60 145
70 83
80 20
90 0
*CBCP
Single Unit Footcandles
2.5' from wall
(distance from fixture along wall)
1 12.2 8.9 4.2 1.5 0.5 0.1 0.1
2 16.2 12.4 6.8 3.2 1.2 0.4 0.2
3 17.8 14.4 7.7 3.2 1.4 0.6 0.2
4 13.9 12.3 7.9 3.9 1.6 0.6 0.3
5 10 9.1 7 4 1.9 0.8 0.3
6 7.2 6.8 5.6 3.9 2.1 1 0.4
7 5.3 5 4.4 3.3 2.1 1.2 0.6
8 3.9 3.8 3.4 2.8 2 1.2 0.7
9 3 2.9 2.7 2.3 1.8 1.2 0.7
10 2.3 2.3 2.1 1.9 1.5 1.2 0.8
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 13.6 12.8 13.6
2 19.3 18.9 19.3
3 21 22.1 21
4 17.8 20.6 17.8
5 14 16.4 14
6 11.1 12.6 11.1
7 8.6 9.6 8.6
8 6.7 7.3 6.7
9 5.3 5.7 5.3
10 4.2 4.5 4.2
3
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 12.6 8.4 12.6
2 17.4 13.7 17.4
3 19.2 15.4 19.2
4 15.5 15.9 15.5
5 11.9 14 11.9
6 9.3 11.1 9.3
7 7.4 8.8 7.4
8 5.9 6.9 5.9
9 4.8 5.4 4.8
10 3.8 4.3 3.8
4
Candlepower Distribution
Eyeball at 0-degrees
15º0º
600
1200
1800
30º
45º
60º
75º
90º
LEGEND:
0-deg:
90-deg:
180-deg:
Scaling factor for the Battery back up:
- 1000 Lumen = 0.55
- 1500 Lumen = 0.40
- 2000 Lumen = 0.33
- 3000 Lumen = 0.22
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
PHOTOMETRY - 3000 lumen / 80 CRI
PD630ED010- PDM6A835-61WWC
Spacing Criteria = 0.8
Lumens per Watt = 78 Lm/W
Test No. P137821
Test Model: PD630ED010- PDM6A835-61WWC
Luminance
(Average Candela/M2)
Degree Avg. 0°
Luminance
45 48548
55 32209
65 28771
75 18872
85 6856
Zonal Lumen Summary
Zone Lumens % Fixture
0-30 1750 62.9
0-40 2302 82.7
0-60 2661 95.6
0-90 2783 100
Candela Distribution
Degrees
Vertical
Candela
0* 3042
5 2620
10 2190
20 1637
30 1192
40 807
50 439
60 278
70 159
80 39
90 0
*CBCP
Single Unit Footcandles
2.5' from wall
(distance from fixture along wall)
1 23.3 17.1 8 2.8 0.9 0.3 0.1
2 31 23.8 13.1 6 2.3 0.8 0.3
3 34.2 27.6 14.8 6.2 2.7 1.1 0.5
4 26.7 23.5 15.2 7.4 3 1.2 0.5
5 19.1 17.5 13.4 7.7 3.7 1.5 0.6
6 13.8 13 10.7 7.4 4 1.9 0.8
7 10.1 9.7 8.4 6.4 4.1 2.2 1.1
8 7.5 7.3 6.6 5.4 3.8 2.4 1.3
9 5.7 5.6 5.2 4.4 3.4 2.4 1.4
10 4.4 4.4 4.1 3.6 2.9 2.2 1.5
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 26.2 24.4 26.2
2 37 36.2 37
3 40.4 42.5 40.4
4 34.1 39.4 34.1
5 26.9 31.4 26.9
6 21.2 24.1 21.2
7 16.5 18.3 16.5
8 12.9 14 12.9
9 10.1 10.9 10.1
10 8.1 8.6 8.1
3
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 24.2 16.1 24.2
2 33.3 26.2 33.3
3 36.9 29.5 36.9
4 29.7 30.4 29.7
5 22.8 26.8 22.8
6 17.9 21.3 17.9
7 14.2 16.8 14.2
8 11.4 13.1 11.4
9 9.1 10.3 9.1
10 7.4 8.2 7.4
4
Candlepower Distribution
Eyeball at 0-degrees
15º0º
1100
2200
3300
30º
45º
60º
75º
90º
LEGEND:
0-deg:
90-deg:
180-deg:
Scaling factor for the Battery back up:
- 1000 Lumen = 0.55
- 1500 Lumen = 0.40
- 2000 Lumen = 0.33
- 3000 Lumen = 0.22
Eaton
1121 Highway 74 South
Peachtree City, GA 30269
P: 770-486-4800
www.eaton.com/lighting
Specifications and
dimensions subject to
change without notice.
PD610/PD615/PD620/PD630
PDM6A
61WW
Halo Commercial
PHOTOMETRY - 3000 lumen / 90 CRI
PD630ED010- PDM6A935-61WWC
Spacing Criteria = 0.8
Lumens per Watt = 60.8 Lm/W
Test No. P137825
Test Model: PD630ED010- PDM6A935-61WWC
Luminance
(Average Candela/M2)
Degree Avg. 0°
Luminance
45 37849
55 25108
65 22428
75 14721
85 5346
Zonal Lumen Summary
Zone Lumens % Fixture
0-30 1364 62.9
0-40 1794 82.7
0-60 2074 95.6
0-90 2170 100
Candela Distribution
Degrees
Vertical
Candela
0* 2371
5 2043
10 1707
20 1276
30 929
40 629
50 342
60 217
70 124
80 30
90 0
*CBCP
Single Unit Footcandles
2.5' from wall
(distance from fixture along wall)
1 18.2 13.3 6.3 2.2 0.7 0.2 0.1
2 24.1 18.5 10.2 4.7 1.8 0.7 0.2
3 26.6 21.5 11.5 4.8 2.1 0.9 0.4
4 20.8 18.3 11.8 5.8 2.3 0.9 0.4
5 14.9 13.6 10.4 6 2.8 1.2 0.5
6 10.8 10.1 8.3 5.8 3.1 1.5 0.6
7 7.9 7.5 6.6 5 3.2 1.7 0.8
8 5.9 5.7 5.1 4.2 3 1.8 1
9 4.5 4.4 4 3.4 2.6 1.9 1.1
10 3.5 3.4 3.2 2.8 2.3 1.7 1.2
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 20.4 19.1 20.4
2 28.9 28.2 28.9
3 31.5 33.1 31.5
4 26.6 30.7 26.6
5 20.9 24.5 20.9
6 16.5 18.8 16.5
7 12.9 14.3 12.9
8 10 10.9 10
9 7.9 8.5 7.9
10 6.3 6.7 6.3
3
Multiple Unit Footcandles
2.5' from wall
(spacing between fixtures)
1 18.9 12.5 18.9
2 26 20.4 26
3 28.7 23 28.7
4 23.2 23.7 23.2
5 17.7 20.9 17.7
6 13.9 16.6 13.9
7 11 13.1 11
8 8.9 10.2 8.9
9 7.1 8 7.1
10 5.8 6.4 5.8
4
Candlepower Distribution
Eyeball at 0-degrees
15º0º
850
1700
2550
30º
45º
60º
75º
90º
LEGEND:
0-deg:
90-deg:
180-deg:
Scaling factor for the Battery back up:
- 1000 Lumen = 0.55
- 1500 Lumen = 0.40
- 2000 Lumen = 0.33
- 3000 Lumen = 0.22
XTOR
CROSSTOUR
MAXX LED
APPLICATIONS:
WALL / SURFACE
INVERTED
SITE LIGHTING
Lumark
SPECIFICATION FEATURES
Construction
Low-profile LED design with
rugged one-piece, die-cast
aluminum back box and hinged
removable door. Matching housing
styles incorporate both a full cutoff
and refractive lens design. Full
cutoff and refractive lens models
are available in 41W and 79W.
Patent pending secure lock hinge
feature allows for safe and easy
tool-less electrical connections with
the supplied push-in connectors.
Back box includes four 1/2” NPT
threaded conduit entry points. The
back box is secured by four lag
bolts (supplied by others). External
fin design extracts heat from the
fixture surface. One-piece silicone
gasket seals door and back box.
Not recommended for car wash
applications.
Optical
Silicone sealed optical LED
chamber incorporates a custom
engineered reflector providing
high-efficiency illumination.
Full cutoff models integrate an
impact-resistant molded refractive
prism optical lens assembly
meeting requirements for Dark
Sky compliance. Refractive lens
models incorporate a molded lens
assembly designed for maximum
forward throw. Solid state LED
Crosstour luminaries are thermally
optimized with two lumen
packages in cool 5000K or neutral
warm 3500K LED color temperature
(CCT).
Electrical
LED driver is mounted to the
die-cast aluminum housing
for optimal heat sinking. LED
thermal management system
incorporates both conduction and
natural convection to transfer
heat rapidly away from the LED
source. 41W and 79W models
operate in -40°C to 40°C [-40°F to
104°F]. High ambient 50°C [122°F]
models available. Crosstour MAXX
luminaires maintain greater than
90% of initial light output after
72,000 hours of operation. Four
half-inch NPT threaded conduit
entry points allow for thru-branch
wiring. Back box is an authorized
electrical wiring compartment.
Integral LED electronic driver
incorporates surge protection. 120-
277V 50/60Hz, 480V 60Hz, or 347V
60Hz electrical operation. 480V is
compatible for use with 480V Wye
systems only.
Emergency Egress
Optional integral cold weather
battery emergency egress includes
emergency operation test switch,
an AC-ON indicator light and a
premium extended rated sealed
maintenance-free nickel-metal
hydride battery pack. The separate
emergency lighting LEDs are wired
to provide redundant emergency
lighting. Listed to UL Standard 924,
Emergency Lighting.
Area and Site Pole Mounting
Optional extruded aluminum 6-1/2”
arm features internal bolt guides
for supplied twin support rods,
allowing for easy positioning of the
fixture during installation to pole.
Supplied with round plate adapter
plate. Optional tenon adapter fits
2-3/8” or 3-1/2” O.D. Tenon.
Finish
Crosstour MAXX is protected with
a super TGIC carbon bronze or
summit white polyester powder
coat paint. Super TGIC powder coat
paint finishes withstand extreme
climate conditions while providing
optimal color and gloss retention
of the installed life.
Warranty
Five-year warranty.
TD514005EN
2015-05-29 15:14:51
The patented Lumark Crosstour™ MAXX LED Wall Pack Series of
luminaries provides low-profile architectural style with super bright,
energy-efficient LEDs. The rugged die-cast aluminum construction,
back box with secure lock hinges, stainless steel hardware along with a
sealed and gasketed optical compartment make Crosstour impervious
to contaminants. The Crosstour MAXX wall luminaire is ideal for wall/
surface, inverted mount for facade/canopy illumination, perimeter and
site lighting. Typical applications include pedestrian walkways, building
entrances, multi-use facilities, industrial facilities, perimeter parking
areas, storage facilities, institutions, schools and loading docks.
DESCRIPTION
CERTIFICATION DATA
UL/cUL Wet Location Listed
LM79 / LM80 Compliant
ROHS Compliant
NOM Compliant Models
3G Vibration Tested
UL924 Listed (CBP Models)
IP66 Rated
DesignLights Consortium® Qualified*
TECHNICAL DATA
40°C Ambient Temperature
External Supply Wiring 90°C Minimum
EPA
Effective Projected Area (Sq. Ft.):
XTOR5A/XTOR9A=0.54
With Pole Mount Arm=0.98
SHIPPING DATA:
Approximate Net Weight:
12-15 lbs. [5.4-6.8 kgs.]
FULL CUTOFF DEEP BACK BOX DEEP BACK BOXREFRACTIVE LENS
8-3/4"
[222mm]
8-3/4"
[222mm]
6-1/4"
[159mm]
7"
[178mm]
6"
[152mm]
7"
[178mm]
11"
[279mm]
11"
[279mm]
DIMENSIONS
* www.designlights.org
13-1/2" [343mm]
6-1/2"
[165mm]
4-1/2"
[114mm]
OPTIONAL POLE MOUNT ARM
2-5/8"
[67mm]3/4" [19mm]
Dia. Hole
(2) 9/16" [15mm]
Dia. Holes
3" [77mm]
1-1/2" [39mm]
TYPE "C"
ARM DRILLING
Catalog # Type
Date
Project
Comments
Prepared by
19-1/4" [489mm]
19-1/4"
[489mm]
ESCUTCHEON PLATES
Tess Corners Automotive
Type A9
XTOR9A
Specifications and
dimensions subject to
change without notice.
Eaton
1121 Highway 74 South
Peachtree City, GA 30269
P: 770-486-4800
www.eaton.com/lighting
XTOR CROSSTOUR MAXX LED
TD514005EN
2015-05-29 15:14:51
LED Information XTOR5AXTOR5ARL XTOR5A-N XTOR5ARL-N
Delivered Lumens 4,409 4,831 4,136 3,744
B.U.G. Rating B1-U0-G1 B1-U0-G2 B1-U0-G1 B1-U0-G2
CCT
(Kelvin)5000K 5000K 3500K 3500K
CRI
(Color Rendering Index)65 65 70 70
Power Consumption
(Watts)41W 41W 43W 42W
LED Information XTOR9A XTOR9ARL XTOR9A-N XTOR9ARL-N
Delivered Lumens 7,079 7,367 6,468 6,036
B.U.G. Rating B1-U0-G1 B1-U0-G2 B1-U0-G1 B1-U0-G2
CCT
(Kelvin)5000K 5000K 3500K 3500K
CRI
(Color Rendering Index)65 65 70 70
Power Consumption
(Watts)79W 82W 79W 81W
EGRESS Information XTOR5A and XTOR9A
Full Cutoff CBP Egress LED
XTOR5A and XTOR9A
Refractive Lens CBP Egress LED
Delivered Lumens 509 468
B.U.G. Rating N.A. N.A.
CCT
(Kelvin)4000K 4000K
CRI
(Color Rendering Index)65 65
Power Consumption
(Watts)1.8W 1.8W
POWER AND LUMENS BY FIXTURE MODEL
Voltage
Model Series
XTOR5A XTOR9A
XTOR5A-CBP
(Fixture/Battery)
XTOR9A-CBP
(Fixture/Battery)
120V 0.35 0.67 0.60/0.25 0.92/0.25
208V 0.20 0.39 - - - -
240V 0.18 0.34 - - - -
277V 0.15 0.29 0.36/0.21 0.50/0.21
347V 0.14 0.26 - - - -
480V 0.10 0.19 - - - -
CURRENT DRAW
Ambient
Temperature
TM-21
Lumen
Maintenance
(72,000 Hours)
Theoretical L70
(Hours)
XTOR5A Model
25°C > 92% > 290,000
40°C > 91% > 290,000
50°C > 89% > 250,000
XTOR9A Model
25°C > 91% > 260,000
40°C > 90% > 230,000
50°C > 82% > 130,000
LUMEN MAINTENANCE
Specifications and
dimensions subject to
change without notice.
Eaton
1121 Highway 74 South
Peachtree City, GA 30269
P: 770-486-4800
www.eaton.com/lighting
41W Series 79W Series
Full Cutoff
XTOR5A=41W, 5000K, Carbon Bronze XTOR9A=79W, 5000K, Carbon Bronze
XTOR5A-PC1=41W, 5000K, 120V PC, Carbon Bronze XTOR9A-PC1=79W, 5000K, 120V PC, Carbon Bronze
XTOR5A-WT= 41W, 5000K, Summit White XTOR9A-WT=79W, 5000K, Summit White
XTOR5A-N=41W, 3500K, Carbon Bronze XTOR9A-PC2=79W, 5000K, 208-277V PC, Carbon Bronze
XTOR9A-480V=79W, 5000K, 480V, Carbon Bronze
XTOR9A-PMA=79W, 5000K, Pole Mount Arm, Carbon Bronze
Refractive Lens
XTOR5ARL=41W, 5000K, Refractive Lens, Carbon Bronze XTOR9ARL=79W, 5000K, Refractive Lens, Carbon Bronze
XTOR5ARL-PC1=41W, 5000K, Refractive Lens, 120V PC, Carbon Bronze XTOR9ARL-PC1=79W, 5000K, Refractive Lens, 120V PC, Carbon Bronze
XTOR5ARL-WT=41W, 5000K, Refractive Lens, Summit White XTOR9ARL-WT=79W, 5000K, Refractive Lens, Summit White
XTOR5ARL-N=41W, 3500K, Refractive Lens, Carbon Bronze XTOR9ARL-PC2=79W, 5000K, Refractive Lens, 208-277V PC, Carbon Bronze
XTOR9ARL-480V=79W, 5000K, Refractive Lens, 480V, Carbon Bronze
XTOR9ARL-PMA=79W, 5000K, Refractive Lens, Pole Mount Arm, Carbon Bronze
STOCK ORDERING INFORMATION
XTOR CROSSTOUR MAXX LED
TD514005EN
2015-05-29 15:14:51
Sample Number: XTOR5A-N-WT-PC1
Series 1 LED Kelvin Color Housing Color Options (Add as Suffi x)
Full Cutoff
XTOR5A=41W
XTOR9A=79W
Refractive Lens
XTOR5ARL=41W
XTOR9ARL=79W
[Blank]= Bright White (Standard) 5000K
N=Neutral Warm White, 3500K
[Blank]=Carbon Bronze (Standard)
WT=Summit White
347V=347V 2, 3, 4, 5
480V=480V 2, 3, 4, 5, 6
PC1=Photocontrol 120V 7
PC2=Photocontrol 208-277V 7, 8
DIM=0-10V Dimming Driver 2
PMA=Pole Mount Arm (C Drilling) with Round Adapter 3
HA=50ºC High Ambient 5
MS-L20=Motion Sensor for ON/OFF Operation 2, 3, 9, 12
MS/DIM-L20=Motion Sensor for Dimming Operation 2, 3, 9, 10, 11, 12
CBP=Cold Weather Battery Pack 2, 3, 10, 13
Accessories (Order Separately)
WG-XTORMX=Crosstour MAXX Wire Guard
PB120V=Field Installed 120V Photocontrol
PB277V BUTTON PC=Field Installed 208-277V Photocontrol 8
VA1040-XX=Single Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1041-XX=2@180° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1042-XX=3@120° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1043-XX=4@90° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1044-XX=2@90° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1045-XX=3@90° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1046-XX=2@120° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1033-XX=Single Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1034-XX=2@180° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1035-XX=3@120° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1036-XX=4@90° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1037-XX=2@90° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1038-XX=3@90° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1039-XX=2@120° Tenon Adapter for 2-3/8" O.D. Tenon 14
EWP/XTORMX=Escutcheon Wall Plate, Carbon Bronze
EWP/XTORMX-WT=Escutcheon Wall Plate, Summit White
NOTES: 1 DesignLights Consortium® Qualifi ed. Refer to www.designlights.org Qualifi ed Products List under Family Models for details. 2 Not available with HA option. 3 Deep back box is standard for 347V, 480V, CBP, PMA,
MS-L20 and MS/DIM-L20. 4 Not available with CBP option. 5 Thru-branch wiring not available with HA option or with 347V. 6 Only for use with 480V Wye systems. Per NEC, not for use with ungrounded systems, impedance
grounded systems or corner grounded systems (commonly known as Three Phase Three Wire Delta, Three Phase High Leg Delta and Three Phase Corner Grounded Delta systems). 7 Not available with MS-L20 and MS/DIM-L20
options. 8 Use PC2 with 347V or 480V option for photocontrol. Factory wired to 208-277V lead. 9 For use in downlight orientation only. Optimal coverage at mounting heights of 9'-20'. 10 120V or 277V only. 11 Factory set to 50%
power reduction after 15-minutes of inactivity. Dimming driver included. 12 Includes integral photo sensor. 13 Operating temperatures -20°C to 25°C. 14 Replace XX with CB for carbon bronze or WT for summit white.
ORDERING INFORMATION
41W Series 79W Series
Full Cutoff
XTOR5A-CBP=41W, 5000K, Carbon Bronze, Cold Weather Battery Pack XTOR9A-CBP=79W, 5000K, Carbon Bronze, Cold Weather Battery Pack
XTOR5A-480V=41W, 5000K, Carbon Bronze, 480V XTOR9A-N=79W, 3500K, Carbon Bronze
XTOR5A-PC2=41W, 5000K, Carbon Bronze, 208-277V PC
Refractive Lens
XTOR5ARL-PC2=41W, Refractive Lens, 5000K, Carbon Bronze, 208-277V PC XTOR9ARL-CBP=79W, Refractive Lens, 5000K, Carbon Bronze, Cold Weather Battery Pack
XTOR5ARL-CBP=41W, Refractive Lens, 5000K, Carbon Bronze, Cold Weather Battery Pack XTOR9ARL-N=79W, Refractive Lens, 3500K, Carbon Bronze
XTOR5ARL-480V=41W, Refractive Lens, 5000K, Carbon Bronze, 480V
5-DAY QUICK SHIP ORDERING INFORMATION
XTOR
CROSSTOUR
MAXX LED
APPLICATIONS:
WALL / SURFACE
INVERTED
SITE LIGHTING
Lumark
SPECIFICATION FEATURES
Construction
Low-profile LED design with
rugged one-piece, die-cast
aluminum back box and hinged
removable door. Matching housing
styles incorporate both a full cutoff
and refractive lens design. Full
cutoff and refractive lens models
are available in 41W and 79W.
Patent pending secure lock hinge
feature allows for safe and easy
tool-less electrical connections with
the supplied push-in connectors.
Back box includes four 1/2” NPT
threaded conduit entry points. The
back box is secured by four lag
bolts (supplied by others). External
fin design extracts heat from the
fixture surface. One-piece silicone
gasket seals door and back box.
Not recommended for car wash
applications.
Optical
Silicone sealed optical LED
chamber incorporates a custom
engineered reflector providing
high-efficiency illumination.
Full cutoff models integrate an
impact-resistant molded refractive
prism optical lens assembly
meeting requirements for Dark
Sky compliance. Refractive lens
models incorporate a molded lens
assembly designed for maximum
forward throw. Solid state LED
Crosstour luminaries are thermally
optimized with two lumen
packages in cool 5000K or neutral
warm 3500K LED color temperature
(CCT).
Electrical
LED driver is mounted to the
die-cast aluminum housing
for optimal heat sinking. LED
thermal management system
incorporates both conduction and
natural convection to transfer
heat rapidly away from the LED
source. 41W and 79W models
operate in -40°C to 40°C [-40°F to
104°F]. High ambient 50°C [122°F]
models available. Crosstour MAXX
luminaires maintain greater than
90% of initial light output after
72,000 hours of operation. Four
half-inch NPT threaded conduit
entry points allow for thru-branch
wiring. Back box is an authorized
electrical wiring compartment.
Integral LED electronic driver
incorporates surge protection. 120-
277V 50/60Hz, 480V 60Hz, or 347V
60Hz electrical operation. 480V is
compatible for use with 480V Wye
systems only.
Emergency Egress
Optional integral cold weather
battery emergency egress includes
emergency operation test switch,
an AC-ON indicator light and a
premium extended rated sealed
maintenance-free nickel-metal
hydride battery pack. The separate
emergency lighting LEDs are wired
to provide redundant emergency
lighting. Listed to UL Standard 924,
Emergency Lighting.
Area and Site Pole Mounting
Optional extruded aluminum 6-1/2”
arm features internal bolt guides
for supplied twin support rods,
allowing for easy positioning of the
fixture during installation to pole.
Supplied with round plate adapter
plate. Optional tenon adapter fits
2-3/8” or 3-1/2” O.D. Tenon.
Finish
Crosstour MAXX is protected with
a super TGIC carbon bronze or
summit white polyester powder
coat paint. Super TGIC powder coat
paint finishes withstand extreme
climate conditions while providing
optimal color and gloss retention
of the installed life.
Warranty
Five-year warranty.
TD514005EN
2015-05-29 15:14:51
The patented Lumark Crosstour™ MAXX LED Wall Pack Series of
luminaries provides low-profile architectural style with super bright,
energy-efficient LEDs. The rugged die-cast aluminum construction,
back box with secure lock hinges, stainless steel hardware along with a
sealed and gasketed optical compartment make Crosstour impervious
to contaminants. The Crosstour MAXX wall luminaire is ideal for wall/
surface, inverted mount for facade/canopy illumination, perimeter and
site lighting. Typical applications include pedestrian walkways, building
entrances, multi-use facilities, industrial facilities, perimeter parking
areas, storage facilities, institutions, schools and loading docks.
DESCRIPTION
CERTIFICATION DATA
UL/cUL Wet Location Listed
LM79 / LM80 Compliant
ROHS Compliant
NOM Compliant Models
3G Vibration Tested
UL924 Listed (CBP Models)
IP66 Rated
DesignLights Consortium® Qualified*
TECHNICAL DATA
40°C Ambient Temperature
External Supply Wiring 90°C Minimum
EPA
Effective Projected Area (Sq. Ft.):
XTOR5A/XTOR9A=0.54
With Pole Mount Arm=0.98
SHIPPING DATA:
Approximate Net Weight:
12-15 lbs. [5.4-6.8 kgs.]
FULL CUTOFF DEEP BACK BOX DEEP BACK BOXREFRACTIVE LENS
8-3/4"
[222mm]
8-3/4"
[222mm]
6-1/4"
[159mm]
7"
[178mm]
6"
[152mm]
7"
[178mm]
11"
[279mm]
11"
[279mm]
DIMENSIONS
* www.designlights.org
13-1/2" [343mm]
6-1/2"
[165mm]
4-1/2"
[114mm]
OPTIONAL POLE MOUNT ARM
2-5/8"
[67mm]3/4" [19mm]
Dia. Hole
(2) 9/16" [15mm]
Dia. Holes
3" [77mm]
1-1/2" [39mm]
TYPE "C"
ARM DRILLING
Catalog # Type
Date
Project
Comments
Prepared by
19-1/4" [489mm]
19-1/4"
[489mm]
ESCUTCHEON PLATES
Tess Corners Automotive
Type A5
XTOR5A
Specifications and
dimensions subject to
change without notice.
Eaton
1121 Highway 74 South
Peachtree City, GA 30269
P: 770-486-4800
www.eaton.com/lighting
XTOR CROSSTOUR MAXX LED
TD514005EN
2015-05-29 15:14:51
LED Information XTOR5AXTOR5ARL XTOR5A-N XTOR5ARL-N
Delivered Lumens 4,409 4,831 4,136 3,744
B.U.G. Rating B1-U0-G1 B1-U0-G2 B1-U0-G1 B1-U0-G2
CCT
(Kelvin)5000K 5000K 3500K 3500K
CRI
(Color Rendering Index)65 65 70 70
Power Consumption
(Watts)41W 41W 43W 42W
LED Information XTOR9A XTOR9ARL XTOR9A-N XTOR9ARL-N
Delivered Lumens 7,079 7,367 6,468 6,036
B.U.G. Rating B1-U0-G1 B1-U0-G2 B1-U0-G1 B1-U0-G2
CCT
(Kelvin)5000K 5000K 3500K 3500K
CRI
(Color Rendering Index)65 65 70 70
Power Consumption
(Watts)79W 82W 79W 81W
EGRESS Information XTOR5A and XTOR9A
Full Cutoff CBP Egress LED
XTOR5A and XTOR9A
Refractive Lens CBP Egress LED
Delivered Lumens 509 468
B.U.G. Rating N.A. N.A.
CCT
(Kelvin)4000K 4000K
CRI
(Color Rendering Index)65 65
Power Consumption
(Watts)1.8W 1.8W
POWER AND LUMENS BY FIXTURE MODEL
Voltage
Model Series
XTOR5A XTOR9A
XTOR5A-CBP
(Fixture/Battery)
XTOR9A-CBP
(Fixture/Battery)
120V 0.35 0.67 0.60/0.25 0.92/0.25
208V 0.20 0.39 - - - -
240V 0.18 0.34 - - - -
277V 0.15 0.29 0.36/0.21 0.50/0.21
347V 0.14 0.26 - - - -
480V 0.10 0.19 - - - -
CURRENT DRAW
Ambient
Temperature
TM-21
Lumen
Maintenance
(72,000 Hours)
Theoretical L70
(Hours)
XTOR5A Model
25°C > 92% > 290,000
40°C > 91% > 290,000
50°C > 89% > 250,000
XTOR9A Model
25°C > 91% > 260,000
40°C > 90% > 230,000
50°C > 82% > 130,000
LUMEN MAINTENANCE
Specifications and
dimensions subject to
change without notice.
Eaton
1121 Highway 74 South
Peachtree City, GA 30269
P: 770-486-4800
www.eaton.com/lighting
41W Series 79W Series
Full Cutoff
XTOR5A=41W, 5000K, Carbon Bronze XTOR9A=79W, 5000K, Carbon Bronze
XTOR5A-PC1=41W, 5000K, 120V PC, Carbon Bronze XTOR9A-PC1=79W, 5000K, 120V PC, Carbon Bronze
XTOR5A-WT= 41W, 5000K, Summit White XTOR9A-WT=79W, 5000K, Summit White
XTOR5A-N=41W, 3500K, Carbon Bronze XTOR9A-PC2=79W, 5000K, 208-277V PC, Carbon Bronze
XTOR9A-480V=79W, 5000K, 480V, Carbon Bronze
XTOR9A-PMA=79W, 5000K, Pole Mount Arm, Carbon Bronze
Refractive Lens
XTOR5ARL=41W, 5000K, Refractive Lens, Carbon Bronze XTOR9ARL=79W, 5000K, Refractive Lens, Carbon Bronze
XTOR5ARL-PC1=41W, 5000K, Refractive Lens, 120V PC, Carbon Bronze XTOR9ARL-PC1=79W, 5000K, Refractive Lens, 120V PC, Carbon Bronze
XTOR5ARL-WT=41W, 5000K, Refractive Lens, Summit White XTOR9ARL-WT=79W, 5000K, Refractive Lens, Summit White
XTOR5ARL-N=41W, 3500K, Refractive Lens, Carbon Bronze XTOR9ARL-PC2=79W, 5000K, Refractive Lens, 208-277V PC, Carbon Bronze
XTOR9ARL-480V=79W, 5000K, Refractive Lens, 480V, Carbon Bronze
XTOR9ARL-PMA=79W, 5000K, Refractive Lens, Pole Mount Arm, Carbon Bronze
STOCK ORDERING INFORMATION
XTOR CROSSTOUR MAXX LED
TD514005EN
2015-05-29 15:14:51
Sample Number: XTOR5A-N-WT-PC1
Series 1 LED Kelvin Color Housing Color Options (Add as Suffi x)
Full Cutoff
XTOR5A=41W
XTOR9A=79W
Refractive Lens
XTOR5ARL=41W
XTOR9ARL=79W
[Blank]= Bright White (Standard) 5000K
N=Neutral Warm White, 3500K
[Blank]=Carbon Bronze (Standard)
WT=Summit White
347V=347V 2, 3, 4, 5
480V=480V 2, 3, 4, 5, 6
PC1=Photocontrol 120V 7
PC2=Photocontrol 208-277V 7, 8
DIM=0-10V Dimming Driver 2
PMA=Pole Mount Arm (C Drilling) with Round Adapter 3
HA=50ºC High Ambient 5
MS-L20=Motion Sensor for ON/OFF Operation 2, 3, 9, 12
MS/DIM-L20=Motion Sensor for Dimming Operation 2, 3, 9, 10, 11, 12
CBP=Cold Weather Battery Pack 2, 3, 10, 13
Accessories (Order Separately)
WG-XTORMX=Crosstour MAXX Wire Guard
PB120V=Field Installed 120V Photocontrol
PB277V BUTTON PC=Field Installed 208-277V Photocontrol 8
VA1040-XX=Single Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1041-XX=2@180° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1042-XX=3@120° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1043-XX=4@90° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1044-XX=2@90° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1045-XX=3@90° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1046-XX=2@120° Tenon Adapter for 3-1/2" O.D. Tenon 14
VA1033-XX=Single Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1034-XX=2@180° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1035-XX=3@120° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1036-XX=4@90° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1037-XX=2@90° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1038-XX=3@90° Tenon Adapter for 2-3/8" O.D. Tenon 14
VA1039-XX=2@120° Tenon Adapter for 2-3/8" O.D. Tenon 14
EWP/XTORMX=Escutcheon Wall Plate, Carbon Bronze
EWP/XTORMX-WT=Escutcheon Wall Plate, Summit White
NOTES: 1 DesignLights Consortium® Qualifi ed. Refer to www.designlights.org Qualifi ed Products List under Family Models for details. 2 Not available with HA option. 3 Deep back box is standard for 347V, 480V, CBP, PMA,
MS-L20 and MS/DIM-L20. 4 Not available with CBP option. 5 Thru-branch wiring not available with HA option or with 347V. 6 Only for use with 480V Wye systems. Per NEC, not for use with ungrounded systems, impedance
grounded systems or corner grounded systems (commonly known as Three Phase Three Wire Delta, Three Phase High Leg Delta and Three Phase Corner Grounded Delta systems). 7 Not available with MS-L20 and MS/DIM-L20
options. 8 Use PC2 with 347V or 480V option for photocontrol. Factory wired to 208-277V lead. 9 For use in downlight orientation only. Optimal coverage at mounting heights of 9'-20'. 10 120V or 277V only. 11 Factory set to 50%
power reduction after 15-minutes of inactivity. Dimming driver included. 12 Includes integral photo sensor. 13 Operating temperatures -20°C to 25°C. 14 Replace XX with CB for carbon bronze or WT for summit white.
ORDERING INFORMATION
41W Series 79W Series
Full Cutoff
XTOR5A-CBP=41W, 5000K, Carbon Bronze, Cold Weather Battery Pack XTOR9A-CBP=79W, 5000K, Carbon Bronze, Cold Weather Battery Pack
XTOR5A-480V=41W, 5000K, Carbon Bronze, 480V XTOR9A-N=79W, 3500K, Carbon Bronze
XTOR5A-PC2=41W, 5000K, Carbon Bronze, 208-277V PC
Refractive Lens
XTOR5ARL-PC2=41W, Refractive Lens, 5000K, Carbon Bronze, 208-277V PC XTOR9ARL-CBP=79W, Refractive Lens, 5000K, Carbon Bronze, Cold Weather Battery Pack
XTOR5ARL-CBP=41W, Refractive Lens, 5000K, Carbon Bronze, Cold Weather Battery Pack XTOR9ARL-N=79W, Refractive Lens, 3500K, Carbon Bronze
XTOR5ARL-480V=41W, Refractive Lens, 5000K, Carbon Bronze, 480V
5-DAY QUICK SHIP ORDERING INFORMATION
XTOR
CROSSTOUR LED
APPLICATIONS:
WALL / SURFACE
POST / BOLLARD
LOW LEVEL
FLOODLIGHT
INVERTED
SITE LIGHTING
Lumark
SPECIFICATION FEATURES
Construction
Slim, low-profile LED design
with rugged one-piece, die-cast
aluminum hinged removable door
and back box. Matching housing
styles incorporate both a small and
large design. The small housing
is available in 7W and 18W. The
large housing is available in the
26W model. Patent pending secure
lock hinge feature allows for
safe and easy tool-less electrical
connections with the supplied
push-in connectors. Back box
includes three (3) half-inch, NPT
threaded conduit entry points. The
universal back box supports both
the small and large forms and
mounts to standard 3-1/2” to 4”
round and octagonal, 4” square,
single gang and masonry junction
boxes. Key hole gasket allows
for adaptation to junction box or
wall. External fin design extracts
heat from the fixture surface. One-
piece silicone gasket seals door
and back box. Minimum 5” wide
pole for site lighting application.
Not recommended for car wash
applications.
Optical
Silicone sealed optical LED
chamber incorporates a custom
engineered mirrored anodized
reflector providing high-efficiency
illumination. Optical assembly
includes impact-resistant
tempered glass and meets IESNA
requirements for full cutoff
compliance. Solid state LED
Crosstour luminaries are thermally
optimized with five (5) lumen
packages in cool 5000K or neutral
warm 3500K LED color temperature
(CCT).
Electrical
LED driver is mounted to the
die-cast housing for optimal heat
sinking. LED thermal management
system incorporates both
conduction and natural convection
to transfer heat rapidly away
from the LED source. 7W models
operate in -40°C to 40°C [-40°F
to 104°F]. 18W and 26W models
operate in -40°C to 40°C [-40°F to
104°F]. High ambient 50°C models
available. Crosstour luminaires
maintain greater than 90% of initial
light output after 72,000 hours
of operation. Three (3) half-inch
NPT threaded conduit entry points
allow for thru-branch wiring. Back
box is an authorized electrical
wiring compartment. Integral LED
electronic driver incorporates surge
protection. 120-277V 50/60Hz or
347V 60Hz models.
Finish
Crosstour is protected with a
Super durable TGIC carbon
bronze or summit white polyester
powder coat paint. Super durable
TGIC powder coat paint finishes
withstand extreme climate
conditions while providing optimal
color and gloss retention of the
installed life.
Warranty
Five-year warranty.
TD514013EN
2015-05-29 11:34:51
The patented Lumark Crosstour™ LED Wall Pack Series of luminaries
provides an architectural style with super bright, energy efficient LEDs.
The low-profile, rugged die-cast aluminum construction, universal back
box, stainless steel hardware along with a sealed and gasketed optical
compartment make the Crosstour impervious to contaminants. The
Crosstour wall luminaire is ideal for wall/surface, inverted mount for
façade/canopy illumination, post/bollard, site lighting, floodlight and low
level pathway illumination including stairs. Typical applications include
building entrances, multi-use facilities, apartment buildings, institutions,
schools, stairways and loading docks test.
DESCRIPTION
Catalog # Type
Date
Project
Comments
Prepared by
7W & 18W
5-3/4" [146mm]
26W
6-5/8" [168mm]
7W & 18W
6-3/4" [171mm]
26W
8" [203mm]
7W & 18W
3-5/8" [92mm]
26W
4" [102mm]
DIMENSIONS
CERTIFICATION DATA
UL/cUL Wet Location Listed
LM79 / LM80 Compliant
ROHS Compliant
ADA Compliant
NOM Compliant Models
IP66 Ingressed Protection Rated
Title 24 Compliant
DesignLights Consortium® Qualified*
TECHNICAL DATA
40°C Maximum Ambient Temperature
External Supply Wiring 90°C Minimum
EPA
Effective Projected Area (Sq. Ft.):
XTOR1A/XT0R2A=0.34
XTOR3A=0.45
SHIPPING DATA:
Approximate Net Weight:
3.7 – 5.25 lbs. [1.7 – 2.4 kgs.]
*www.designlights.org
10" [254mm]
17-1/2" [445mm]
10"
[254mm]
17-1/2"
[445mm]
ESCUTCHEON PLATES
Tess Corners Automotive
Type A3
XTOR3A
Specifications and
dimensions subject to
change without notice.
Eaton
1121 Highway 74 South
Peachtree City, GA 30269
P: 770-486-4800
www.eaton.com/lighting
Ambient
Temperature
TM-21 Lumen
Maintenance
(72,000 Hours)
Theoretical L70
(Hours)
XTOR1A Model
25°C > 92% > 290,000
40°C > 92% > 290,000
50°C > 91% > 270,000
XTOR2A Model
25°C > 91% > 270,000
40°C > 90% > 260,000
50°C > 88% > 225,000
XTOR3A Model
25°C > 91% > 280,000
40°C > 91% > 270,000
50°C > 89% > 240,000
LUMEN MAINTENANCE
LED Information XTOR1A XTOR2A XTOR2A-N XTOR3A XTOR3A-N
Delivered Lumens
(Wall Mount)722 1,633 1,523 2,804 2,284
Delivered Lumens
(With Flood
Accessory Kit) 1
468 1,060 978 2,168 1,738
B.U.G. Rating 2 B0-U0-G0 B1-U0-G0 B1-U0-G0 B1-U0-G0 B1-U0-G0
CCT
(Kelvin)5,000 5,000 3,500 5,000 3,500
CRI
(Color Rendering Index)65 65 70 65 70
Power Consumption
(Watts)7W 18W 18W 26W 26W
NOTES: 1 Includes shield and visor. 2 B.U.G. Rating does not apply to fl oodlighting.
LUMENS - CRI/CCT TABLE
7W Series 18W Series 26W Series
XTOR1A=7W, 5000K, Carbon Bronze XTOR2A=18W, 5000K, Carbon Bronze XTOR3A=26W, 5000K, Carbon Bronze
XTOR1A-WT=7W, 5000K, Summit White XTOR2A-N=18W, 3500K, Carbon Bronze XTOR3A-N=26W, 3500K, Carbon Bronze
XTOR1A-PC1=7W, 5000K, 120V PC, Carbon Bronze XTOR2A-WT=18W, Summit White XTOR3A-WT=26W, Summit White
XTOR2A-PC1=18W, 120V PC, Carbon Bronze XTOR3A-PC1=26W, 120V PC, Carbon Bronze
STOCK ORDERING INFORMATION
7W Series 18W Series 26W Series
XTOR1A-WT-PC1=7W, 5000K, Summit White, 120V PC XTOR2A-PC2=18W, 5000K, 208-277V PC, Carbon Bronze XTOR3A-PC2=26W, 5000K, 208-277V PC, Carbon Bronze
XTOR2A-WT-PC1=18W, 5000K, Summit White, 120V PC XTOR3A-WT-PC1=26W, 5000K, Summit White, 120V PC
XTOR2A-WT-PC2=18W, 5000K, Summit White, 208-277V PC XTOR3A-WT-PC2=26W, 5000K, Summit White, 208-277V PC
XTOR2A-N-WT=18W, 3500K, Summit White XTOR3A-N-WT=26W, 3500K, Summit White
XTOR2A-N-PC1=18W, 3500K, 120V PC, Carbon Bronze XTOR3A-N-PC1=26W, 3500K, 120V PC, Carbon Bronze
XTOR2A-N-PC2=18W, 3500K, 208-277V PC, Carbon Bronze XTOR3A-N-PC2=26W, 3500K, 208-277V PC, Carbon Bronze
XTOR2A-N-WHT-PC1=18W, 3500K, Summit White, 120V PC XTOR3A-N-WHT-PC1=26W, 3500K, Summit White, 120V PC
XTOR2A-N-WT-PC2=18W, 3500K, Summit White, 208-277V PC XTOR3A-N-WT-PC2=26W, 3500K, Summit White, 208-277V PC
5-DAY QUICK SHIP ORDERING INFORMATION
Voltage
Model Series
XTOR1A XTOR2A XTOR3A
120V 0.05A 0.15A 0.22A
208V 0.03A 0.08A 0.13A
240V 0.03A 0.07A 0.11A
277V 0.03A 0.06A 0.10A
347V 0.025A 0.058A 0.082A
CURRENT DRAW
XTOR CROSSTOUR LED
TD514013EN
2015-05-29 11:34:51
Sample Number: XTOR2A-N-WT-PC1
Series 1 LED Kelvin Color Housing Color Options (Add as Suffi x)Accessories (Order Separately)
XTOR1A=Small Door, 7W
XTOR2A=Small Door, 18W
XTOR3A=Small Door, 26W
[Blank]= Bright White
(Standard) 5000K
N= Neutral Warm White,
3500K 2
[Blank]= Carbon Bronze
(Standard)
WT=Summit White
PC1=Photocontrol 120V 3
PC2=Photocontrol 208-277V 3, 4
347V=347V 5
HA=50ºC High Ambient 5
WG/XTOR=Wire Guard 6
XTORFLD-KNC=Knuckle Floodlight Kit 7
XTORFLD-TRN=Trunnion Floodlight Kit 7
XTORFLD-KNC-WT=Knuckle Floodlight Kit, Summit White 7
XTORFLD-TRN-WT=Trunnion Floodlight Kit, Summit White 7
EWP/XTOR= Escutcheon Wall Plate, Carbon Bronze
EWP/XTOR-WT= Escutcheon Wall Plate, Summit White
NOTES: 1 DesignLights Consortium® Qualifi ed. Refer to www.designlights.org Qualifi ed Products List under Family Models for details. 2 XTOR1A not available in 3500K. 3 Photocontrols are factory installed. 4 Order PC2 for
347V models. 5 Thru-branch wiring not available with HA option or with 347V. 6 Wire guard for wall/surface mount. Not for use with fl oodlight kit accessory. 7 Floodlight kit accessory supplied with knuckle (KNC) or trunnion
(TRN) base, small and large top visors and small and large impact shields.
ORDERING INFORMATION
19
'
-
4
"
77
'
-
8
"
20'-0"36'-0"
14'-0"76'-0"
30'-0"10'-0"
17
'
-
8
"
46
'
-
0
"
30
'
-
0
"
6'-0"
10
'
-
0
"
7'-6"
3 5/8"
4'-0 3/4"
3 5/8"
7'-4"
20
'
-
0
"
6"
6'
-
6
"
3
5
/
8
"
25
'
-
4
3
/
4
"
3
5
/
8
"
16
'
-
0
"
6'
-
6
"
6"
11
'
-
8
3
/
8
"
OF
F
I
C
E
10
7
TO
I
L
E
T
10
4
TO
I
L
E
T
10
6
PA
S
S
.
10
5
RE
F
.
MI
C
R
O
.
SI
N
K
BR
E
A
K
11
0
8'-10 3/8"
3 5/8"
4'-4"
W.
H
.
W.
S
.
12"x12" LOCKERS
LO
C
K
E
R
S
/
ME
C
H
.
10
9
PA
S
S
.
10
8
U.
C
.
R
E
F
.
CO
F
F
E
E
SI
N
K
WR
I
T
E
-
U
P
10
3
VE
S
T
.
10
1
WA
I
T
I
N
G
10
2
PR
I
N
T
E
R
C
O
P
I
E
R
1'
-
4
"
24
'
-
6
1
1
/
1
6
"
2
5
'
-
1
0
1
1
/
1
6
"
2
4
'
-
6
1
1
/
1
6
"
1'
-
4
"
1
3
4
14'x14' O.H. DOOR
WO
R
K
BE
N
C
H
T
Y
P
.
PA
R
T
S
RO
O
M
11
1
CB
14'x14' O.H. DOOR
ST
A
N
D
A
R
D
T
W
I
N
L
I
F
T
(1
2
K
L
B
)
ST
A
N
D
A
R
D
T
W
I
N
L
I
F
T
(1
2
K
L
B
)
AL
I
G
N
M
E
N
T
RA
C
K
PA
R
T
S
W
A
S
H
E
R
(B
Y
O
W
N
E
R
)
1/4/:121/4/:12
TR
E
N
C
H
D
R
A
I
N
SH
O
P
11
2
OV
E
R
H
E
A
D
A
I
R
DR
O
P
S
B
Y
O
W
N
E
R
1/
2
L
I
T
E
H.
B
.
CO
M
P
R
E
S
S
O
R
H.
B
.
EX
P
A
N
D
A
B
L
E
EN
D
W
A
L
L
BU
L
K
O
I
L
T
A
N
K
(B
Y
O
W
N
E
R
)
ST
A
C
K
E
D
B
U
L
K
FL
U
I
D
T
A
N
K
S
(B
Y
O
W
N
E
R
)
UT
I
L
I
T
Y
S
I
N
K
BE
N
C
H
(B
Y
O
W
N
E
R
)
PR
O
P
O
S
E
D
FU
T
U
R
E
2
15
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
ST
A
N
D
A
R
D
T
W
I
N
L
I
F
T
(1
2
K
L
B
)
ST
A
N
D
A
R
D
T
W
I
N
L
I
F
T
(1
2
K
L
B
)
EX
H
A
U
S
T
FA
N
BR
A
K
E
LA
T
H
E
SA
N
D
BL
A
S
T
FD
BR
A
K
E
LA
T
H
E
PA
R
T
S
WA
S
H
E
R
CO
M
P
R
E
S
S
O
R
ST
A
N
D
A
R
D
T
W
I
N
L
I
F
T
(1
0
K
L
B
)
ST
A
N
D
A
R
D
T
W
I
N
L
I
F
T
(1
0
K
L
B
)
ST
A
N
D
A
R
D
T
W
I
N
L
I
F
T
(1
0
K
L
B
)
ST
A
N
D
A
R
D
T
W
I
N
L
I
F
T
(1
0
K
L
B
)
TI
R
E
R
O
O
M
11
3
H.
B
.
CM
U
T
O
8
'
A
.
F
.
F
.
CM
U
T
O
1
0
'
A
.
F
.
F
.
CM
U
T
O
8
'
A
.
F
.
F
.
SP
A
N
D
R
E
L
GL
A
S
S
10
1
10
2
10
3
10
6
10
5
10
4
10
7
10
8
10
9
11
0
11
1
11
3 11
2
B
11
2
C
112A
112D
1
A2
.
0
74'-8 3/4"
TY
P
I
C
A
L
E
X
I
S
T
I
N
G
W
A
L
L
DE
M
O
W
A
L
L
S
WA
L
L
K
E
Y
NE
W
W
A
L
L
/
F
U
R
R
I
N
G
NE
W
M
A
S
O
N
R
Y
/
VE
N
E
E
R
W
A
L
L
NE
W
C
O
O
L
E
R
/
FR
E
E
Z
E
R
W
A
L
L
S
NE
W
F
O
U
N
D
A
T
I
O
N
W
A
L
L
FI
N
I
S
H
F
L
O
O
R
10
0
'
-
0
"
EA
V
E
H
T
.
@
S
H
O
P
11
6
'
-
0
"
T/
W
A
L
L
@
O
F
F
I
C
E
11
0
'
-
6
"
2'
-
8
"
T/ MASONRY
8'-0"
10'-6"
16'-0"
14
'
x
1
4
'
O
.
H
.
D
O
O
R
1:
1
2
7:
1
2
TH
I
N
S
T
O
N
E
V
E
N
E
E
R
ST
U
C
C
O
T
E
X
T
U
R
E
D
FI
B
E
R
-
C
E
M
E
N
T
P
A
N
E
L
S
6/
4
x
8
F
R
I
E
Z
E
B
O
A
R
D
W
/
AL
U
M
.
C
A
P
F
L
A
S
H
I
N
G
T
Y
P
.
PR
E
C
A
S
T
SI
L
L
(
T
Y
P
.
)
LA
P
S
I
D
I
N
G
SH
A
K
E
S
I
D
I
N
G
PR
E
C
A
S
T
C
A
P
SI
L
L
S
SP
L
I
T
F
A
C
E
C
M
U
2'
-
8
"
2'
-
8
"
2'
-
8
"
2'
-
8
"
6:
1
2
TH
I
N
S
T
O
N
E
V
E
N
E
E
R
CO
R
N
E
R
T
R
I
M
FI
N
I
S
H
F
L
O
O
R
10
0
'
-
0
"
T/
W
A
L
L
@
O
F
F
I
C
E
11
0
'
-
6
"
1
3
4
8"
B
E
V
E
L
-
T
O
P
CM
U
S
I
L
L
SP
L
I
T
F
A
C
E
CM
U
ST
U
C
C
O
T
E
X
T
U
R
E
D
FI
B
E
R
-
C
E
M
E
N
T
P
A
N
E
L
S
PR
E
C
A
S
T
SI
L
L
(
T
Y
P
.
)
TH
I
N
S
T
O
N
E
VE
N
E
E
R
SH
I
N
G
L
E
S
LA
P
S
I
D
I
N
G
2
2'
-
8
"
2'
-
8
"
2'
-
8
"
ST
U
C
C
O
T
E
X
T
U
R
E
D
FI
B
E
R
-
C
E
M
E
N
T
P
A
N
E
L
S
SI
G
N
A
G
E
W
/
G
R
O
U
N
D
MO
U
N
T
E
D
L
I
G
H
T
I
N
G
6/
4
x
8
F
R
I
E
Z
E
B
O
A
R
D
W
/
AL
U
M
.
C
A
P
F
L
A
S
H
I
N
G
T
Y
P
.
SI
L
L
T
R
I
M
B
O
A
R
D
LA
P
S
I
D
I
N
G
1
A2
.
0
5/
4
x
4
CO
R
N
E
R
T
R
I
M
FI
N
I
S
H
F
L
O
O
R
10
0
'
-
0
"
EA
V
E
H
T
.
@
S
H
O
P
11
6
'
-
0
"
T/
W
A
L
L
@
O
F
F
I
C
E
11
0
'
-
6
"
1
3
4
TH
I
N
S
T
O
N
E
VE
N
E
E
R
SH
I
N
G
L
E
S
PR
E
C
A
S
T
CA
P
/
B
A
N
D
LA
P
SI
D
I
N
G
8"
B
E
V
E
L
-
T
O
P
CM
U
S
I
L
L
SP
L
I
T
F
A
C
E
CM
U
2
2'
-
8
"
2'
-
8
"
LA
P
S
I
D
I
N
G
1
A2
.
0
FI
N
I
S
H
F
L
O
O
R
10
0
'
-
0
"
FI
N
I
S
H
F
L
O
O
R
10
0
'
-
0
"
EA
V
E
H
T
.
@
S
H
O
P
11
6
'
-
0
"
T/
W
A
L
L
@
O
F
F
I
C
E
11
0
'
-
6
"
14
'
x
1
4
'
O
.
H
.
D
O
O
R
SP
L
I
T
F
A
C
E
C
M
U
LA
P
S
I
D
I
N
G
8"
B
E
V
E
L
-
T
O
P
CM
U
S
I
L
L
1:
1
2
7:
1
2
TR
I
M
B
O
A
R
D
PR
E
C
A
S
T
S
I
L
L
(
T
Y
P
.
)
TH
I
N
S
T
O
N
E
VE
N
E
E
R
LA
P
S
I
D
I
N
G
2'
-
8
"
PR
E
C
A
S
T
C
A
P
/
B
A
N
D
CO
R
N
E
R
T
R
I
M
SI
L
L
T
R
I
M
BO
A
R
D
5/
4
x
4
C
O
R
N
E
R
T
R
I
M
PR
E
L
I
M
I
N
A
R
Y
N
O
:
SU
P
E
R
V
I
S
O
R
:
EX
P
E
D
I
T
O
R
:
DR
A
W
N
B
Y
:
DE
S
I
G
N
E
R
:
PR
O
J
E
C
T
M
A
N
A
G
E
R
:
CO
N
T
R
A
C
T
N
O
:
DA
T
E
:
SH
E
E
T
:
RE
V
I
S
I
O
N
S
"C
O
P
Y
R
I
G
H
T
N
O
T
I
C
E
"
Th
i
s
d
e
s
i
g
n
,
d
r
a
w
i
n
g
a
n
d
d
e
t
a
i
l
i
s
t
h
e
co
p
y
r
i
g
h
t
e
d
p
r
o
p
e
r
t
y
o
f
K
E
L
L
E
R
,
I
N
C
.
No
p
a
r
t
h
e
r
e
o
f
s
h
a
l
l
b
e
c
o
p
i
e
d
,
d
u
p
l
i
c
a
t
e
d
,
di
s
t
r
i
b
u
t
e
d
,
d
i
s
c
l
o
s
e
d
o
r
m
a
d
e
a
v
a
i
l
a
b
l
e
t
o
an
y
o
n
e
w
i
t
h
o
u
t
t
h
e
e
x
p
r
e
s
s
e
d
w
r
i
t
t
e
n
co
n
s
e
n
t
o
f
K
E
L
L
E
R
,
I
N
C
.
PRELIMINARY - NOT FOR CONSTRUCTION
WISCONSIN
A1
.
0
09
.
0
8
.
2
0
1
5
N.
L
A
U
R
E
N
T
C.
M
A
N
S
K
E
C.
T
E
A
F
O
E
--
-
-
-
-
-
--
-
-
-
-
-
P1
5
2
3
7
--
-
-
-
-
-
R1
0
9
.
2
2
.
2
0
1
5
R2
1
1
.
1
2
.
2
0
1
5
R3
1
1
.
2
5
.
2
0
1
5
R4
0
1
.
1
9
.
2
0
1
6
.
.PROPOSED FOR:
MUSKEGO,
TESS CORNERS AUTOMOTIVE
1
/
8
"
=
1
'
-
0
"
FL
O
O
R
P
L
A
N
NO
R
T
H
PL
A
N
1
/
8
"
=
1
'
-
0
"
EA
S
T
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
SO
U
T
H
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
NO
R
T
H
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
WE
S
T
E
L
E
V
A
T
I
O
N
N
O
R
T
H
T
R
U
E
City of Muskego
Plan Commission Supplement PC 054-2016
For the meeting of: September 6, 2016
REQUEST: Metal Accessory Structure
Tax Key No. 2296.998.006 / S110 W15980 Union Church Drive
SE ¼ of Section 34
PETITIONER: Aaron Schwid
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 054-2016
The petitioner is proposing to construct a 4,860 square foot (81’ x 60’) metal accessory structure on site. The
enclosed portion of the building measures about 81’ x 48’ and there is an overhang area that measures about 81’ x
12’. This would be the first accessory structure on the property. The structure will be used for personal storage of
items such as hobby cars, tractor, yard/farming equipment, boats, and other toys. Plans are attached for your
review.
Plan Commission may waive the architectural requirements for accessory structures when any of the following are
met:
1. The structure is screened from view,
2. The principal structure is composed of materials, colors, or styles that are inappropriate in their applications
to an accessory structure,
3. The Plan Commission finds other circumstances to be present which would result in no undue harm to the
property or its surroundings,
4. When the area is not found to be predominately residential.
Plan Commission may approve the materials as submitted, or require modifications prior to release of building
permits.
PLAN CONSISTENCY PC 054-2016
Comprehensive Plan: The 2020 Plan depicts the area for rural density residential land use. The
proposal for this residential outbuilding is consistent with the Plan.
Zoning:
The property is zoned A-1 Agricultural District. Accessory structures totaling
10,501 square feet are permitted on the subject property. The current proposal
measures 4,860 square feet in area. There is an existing house on the property
with no other accessory structures. The total size of all accessory structures on
the property is proposed to be 4,860 square feet. The proposal meets the bulk
requirements of the Zoning Code except the architectural requirements of
accessory structures.
STAFF DISCUSSION PC 054-2016
The architectural requirements state that the accessory structure should have similar materials and colors as the
principal residence. Planning Commission approval is being sought due to this concern.
The petitioner is proposing a steel sided and steel-roofed structure with approx. 2-foot overhangs. The walls will be
tan, the roof will be maroon, and the wainscoting will be maroon/red. The front side of the building will contain a 2
½-foot band of brick veneer to match the house and the remaining sides will have a maroon steel wainscoting. The
wall and wainscoting will be similar to the home but the roof color is proposed to be different. The house currently
contains a brownish roof. The different roof color is proposed so that it matches the other maroon colors of the
proposed accessory structure. The building is located over 265’ from the gravel road in which the home is located
on, which is over 800’ to the nearest improved public street and agricultural uses are present in the general area.
The building is shown having decorative elements such as a cupola, a pedestrian door, wainscoting (brick and
steel), and overhangs similar to the house. The rear of the building also contains 12-foot covered storage/parking
area.
The Resolution also states the following items:
BE IT FURTHER RESOLVED, That the floor of the accessory structure must be asphalt, sealed concrete block, or
concrete slab per the Zoning Code and it must meet all applicable building codes.
BE IT FURTHER RESOLVED, That the colors of the new accessory structure must be similar to the colors of the
house, with the exception of the maroon roof.
BE IT FURTHER RESOLVED, That the accessory structure cannot be used for any business storage or business
operations.
STAFF RECOMMENDATION PC 054-2016
Approval of Resolution #PC 054-2016, finding that there will be no undue harm to the surrounding
properties, the building is located over 265’ from the gravel road in which the home is located on, which is
over 800’ to the nearest improved public street and agricultural uses are present in the general area. Also,
the maroon roof color will match the other maroon colors used on this accessory structure.
MUSK EG Othe City of
Ar ea o f Inte restI0250500
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 05 4-2016
Aa ro n Sch w idS110 W 15 98 0 U nion C h urch D riv e
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 : 8 /1 7/2 0 16
RESOLUTION #P.C. 054-2016
APPROVAL OF A METAL ACCESSORY STRUCTURE
FOR THE SCHWID PROPERTY LOCATED IN THE SE ¼ OF SECTION 34
(TAX KEY NO. 2296.998.006 / S110 W15980 UNION CHURCH DRIVE)
WHEREAS, A site plan and building drawings were submitted by Aaron Schwid to construct a
2,240 square foot metal accessory structure on his property located at S110 W15980 Union
Church Drive (Tax Key No. 2296.998.006), and
WHEREAS, The property is zoned A-1, Agricultural District and said structure is a permitted
accessory use and subject to Plan Commission review due to the proposed architectural
materials shown, and
WHEREAS, There is an existing house on the property with no existing accessory structures, and
WHEREAS, The total allowed square footage for accessory structures on this property is limited
to approximately 10,501 square feet, and said proposal meets the bulk requirements of the
Zoning Code, and
WHEREAS, The total square footage proposed with both accessory structures will be 4,860
square feet (81’ x 60’), and
WHEREAS, The enclosed portion of the building measures about 81’ x 48’ and there is an
overhang area that measures about 81’ x 12’, and
WHEREAS, The owner stated that the accessory structure will be used for personal storage of
items such as hobby cars, tractor, yard/farming equipment, boats, and other toys, and
WHEREAS, The structure is proposed to be constructed with steel walls and a steel roof and said
proposal does not meet the Plan Commission’s standards for administrative approval of
residential accessory structures as the siding and roofing does not match the materials used on
the primary residence, and
WHEREAS, The walls will be tan, the roof will be maroon, and the wainscoting will be
maroon/red, and
WHEREAS, The accessory structure will have approx. 2-foot overhangs, and
WHEREAS, The building is shown having decorative elements such as a cupola, a pedestrian
door, wainscoting (brick and steel), and overhangs similar to the house, and
WHEREAS, The structure is located over 265’ from the gravel road in which the home is located
on, which is over 800’ to the nearest improved public street and agricultural uses are present in
the general area.
THEREFORE BE IT RESOLVED, That the Plan Commission approves a 4,860 square foot metal
accessory structure submitted by Aaron Schwid located at S110 W15980 Union Church Drive
(Tax Key No. 2296.998.006).
BE IT FURTHER RESOLVED, That the floor of the accessory structure must be asphalt, sealed
concrete block, or concrete slab per the Zoning Code and it must meet all applicable building
codes.
BE IT FURTHER RESOLVED, That the colors of the new accessory structure must be similar to
the colors of the house, with the exception of the maroon roof.
BE IT FURTHER RESOLVED, That the accessory structure cannot be used for any business
storage or business operations.
BE IT FURTHER RESOLVED, That the Plan Commission approves of the accessory structure
due to no undue harm to the surrounding properties and the building is located over 265’ from the
gravel road in which the home is located on, which is over 800’ to the nearest improved public
street.
BE IT FURTHER RESOLVED, That failure to comply with the terms of this resolution and the
approved site plans shall result in the issuance of fines of $100 per day per violation, the initiation
of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
yes no yes no Distance
comments@schleybuildings.com
2' Eavelite on 1 side (Available in White, Clear, or Smoke)
This project has been figured on the tight side so even after that I still did an Extra
Y or N **OPTIONS: If Wanted: Add these costs to your Proposal price Below**Roof - color
Walls
INCLUDES:
48 x 81 x 16 Post Frame Structure; 4/12 Roof Pitch; 50#GP Snow Load; 9'OC Trusses & Columns
12 x 81 Cantilever With Steel Ceiling
3 - 14 x 14 Overhead Door Framed Openings in sidewall (No Door)Fully Wrapped, No J-Trims on Sides
1 - 3068 Thermal Insulated Walk Door with LL-lockset Self flashing, No J-Trims on Sides
2 - 4030 Thermal Insulated Fibrex Slide by Windows with Screen Self flashing, No J-Trims on Sides
1 - 16 x 8 Overhead Door Framed Opening in sidewall (No Door)Fully Wrapped, No J-Trims on Sides
Sawcut & Sealer,NO concrete is under the Cantilever
18" Vented Soffit on 2 sides and 2 ends
Full Length Continuous Ridgevent
48 x 81 of 12"x16" Concrete Gradebeam Rebar Reinforced & 5" Concrete Floor with Rebar 3' OC.Grid -
COLUMNS
ON
CONCRETE
Window
Steve's Discount which is ALREADY figured into the price below =$4,000
Otherwise this would have been $76.975
Order $10,900
$10,900
PLEASE MAIL ALL PAYMENTS TO THE
>>>>> CLINTONVILLE OFFICE <<<<<
Acceptance of Proposal -The above prices, specifications, and Date of acceptance
Signature
Signature
All accounts not paid within above terms shall accrual interest at a rate of 18% per annum. In addition, we shall have the right to recover
reasonable attorney's fees and expenses associated with collection of invoices not paid within the above terms.
Tim Schley
Owner is responsible for Building Permits
Eavelite
Slide Door
O.H. Door
Walk Door
$72,975 Payment to be made as follows
$51,175
15%
70%
15%
2 - 2' Cupola to match Building Color
Labor & Tax completely erected on your clear & level site with a 10' level perimeter for scissors lift operation
#1 SYP Gluelam Columns, #2 A-Grade SPF Girts & Purlins "SQUARE on ALL 4-Edges" The Best you can BUY
Site is Kept Clean from Nails, Screws, Etc. while we work & total cleaned & hauled away at Completion
Completion
We Propose to hereby furnish material and labor - complete in accordance with above specifications, for the sum of:
Schley Buildings are Pre-Engineered with Corner Bracing, Wind Bracing, Knee Bracing (where applicable), Colored Screw Fasteners on Roof and Walls,
and the best Doors, Windows & Components in the industry. LIFETIME warranty on Laminated Columns, 30 years on Steel.
Start
Soffit
Wainscoting
Trim
Milwaukee, WI.
CITY, STATE ZIP
07/29/16
SITE ADDRESS
0
CITY, STATE, ZIP
NAME
Schwid Aaron -Steve
MAILING ADDRESS
0
CELL PHONE
414-688-7591-Aaron
ElectricGeneratorWe hereby submit specifications and estimates for:
PROPOSAL
E10885 Eulrich Rd
Clintonville, WI 54929
715-823-6109
1 - 48' Dividewall, N/Insul, W-Steel on 1-side
CELL PHONE
30" Wainscoting on 2 sides and 2 ends (1-Side is Brick)
Home / OFFiCE EMAIL ADDRESSDATE
414-852-8788-Steve 0
Aaronlawnservice@aol.com
SUBMIT TO CUSTOMER VIA
sschwid774@aol.com
COMMENTS
0
PROPOSAL
1895 Maple Lake Dam Rd
Three Lakes, WI 54562
715-546-3634
comments@schleybuildings.com
Everyone Talks "Quality" "Schley Buildings" Shows it !!!!!! www.schleybuildings.com
Authorized
Signature
Proposal may be withdrawn
if not accepted in 20 days
All Material is guaranteed to be as specified. All work to be completed in a workmanlike manner according to standard
practices.Any alteration or deviation from above specifications involving extra costs will be executed only upon written orders
and will become an extra charge over and above the Proposal. All agreements contingent upon strikes, accidents, or delays
beyond our control. Owner to carry fire, tornado, and any other necessary insurance.Materials, once secured to the
structure become the responsibility of the Owner, along with Builders Risk or applicable property and liability
insurance.
*COLUMNS IN GROUND* Additional Labor plus Backhoe fees may be added if excessive labor is
incurred for drilling holes thru ground debris (rocks, roots, etc.).
conditions are satisfactory and are hereby accepted. You are authorized to do
the work as specified. Payment will be made as outlined above
City of Muskego
Plan Commission Supplement PC 056-2016
For the meeting of: September 6, 2016
REQUEST: Approval of an amendment to the Building Site and Operation Plan for Alpha Plastics
2225.999.018 / S82 W19362 Apollo Drive
NE ¼ of Section 17
PETITIONER: Tim Hogan, Alpha Plastics
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel AICP
BACKGROUND PC 056-2016
Alpha Plastics currently operates at their location in the Muskego Business Park off of Apollo
Drive within a 22,000 square foot structures on approximately 2.7 acres. A 3,600 square foot
expansion to the back half of the building is proposed.
PLAN CONSISTENCY PC 056-2016
Comprehensive Plan:
The 2020 Plan depicts the property for Industrial
use. The proposal is consistent with the plan.
Zoning:
The property is zoned M-2 General Industrial. The
proposal conforms to the bulk requirements of the
zoning district.
Conservation Plan:
No acquisition or management areas are
proposed in the project area. The proposal is
consistent with the Plan.
Street System Plan: No dedications are needed as part of the new
BSO. The proposal is consistent with the plan.
Adopted 208 Sanitary Sewer Service Area:
Municipal sanitary sewer serves the property. The
proposal is consistent with the Plan.
Water Capacity Assessment District:
Municipal water serves the property. The
proposal is consistent with the Plan.
Stormwater Management Plan:
Stormwater facilities will not be required.
DISCUSSION PC 056-2016
As mentioned above, Alpha Plastics looks to add a 3,600 square foot addition to the back of their
structure located on Apollo Drive in the Muskego Business Park. As shown in the submittal the
addition would extend directly north off the back half of the existing building. The materials on the
new addition will match the existing structure consisting of galvanized metal wall panels (stone
grey finish), gable trim (black finish), and gable gutters (black finish).
Currently the areas where the addition is to occur is used for outdoor storage. Sufficient room for
outdoor storage will still be found.
Lastly, as part of the project, Alpha Plastics intends on adding an 8-foot high PVC type fence
along the east side of the structure. The fence would extend from the structure to the east
approximately 60 feet. If Plan Commission takes a drive by the property they will see that this
area has miscellaneous pallets. The new fence will screen this miscellaneous outdoor storage as
well as screen the back half of the property on the east side. Also, a refuse enclosure, that is in
need of repair, is found on the southeast portion of the property. This will be moved to behind the
fenced in outdoor storage that resides on the west side of the building.
STAFF RECOMMENDATION PC 056-2016
Approval of Resolution PC 056-2016
MUSK EG Othe City of
Ar ea o f Inte restI0210420
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 05 6-2016
Alp ha Pla st ic sS82 W 193 62 Apollo Dr ive
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 : 8 /1 7/2 0 16
RESOLUTION #P.C.056-2016
APPROVAL OF AN AMENDMENT TO A BUILDING SITE AND OPERATION PLAN FOR
ALPHA PLASTICS FOR A BUILDING LOCATED IN
THE NE ¼ OF SECTION 17
(TAX KEY NOS. 2225.999.018 / S82 W19362 APOLLO DRIVE)
WHEREAS, Plans were submitted by Tim Hogan for Alpha Plastics for an amendment to a
Building, Site and Operation Plan for the property located in the NE ¼ of Section 17 (Tax
Key No. 2225.999.018 S82 W19362 Apollo Drive), and
WHEREAS, Alpha Plastics looks to add on a 3,600 square foot addition to the back of
their existing 22,000 square foot structure, and
WHEREAS, The materials on the new addition will match the existing structure consisting
of galvanized metal wall panels (stone grey finish), gable trim (black finish), and gable
gutters (black finish), and
WHEREAS, Currently the areas where the addition is to occur are used for outdoor
storage and sufficient room for outdoor storage will still be found, and
WHEREAS, The plan also includes adding an 8-foot high PVC type fence along the east
side of the structure which would extend from the structure to the east approximately 60
feet, and
WHEREAS, A refuse enclosure, that is in need of repair, is found on the southeast portion
of the property and this will be moved to behind the fenced in outdoor storage that resides
on the west side of the building.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of an amended
Building, Site and Operation Plan for Alpha Plastics for the building and site located in the
NE ¼ of Section 17 (Tax Key No. 2225.999.018 / S82 W19362 Apollo Drive).
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan shall be maintained in perpetuity unless
otherwise authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal
action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 058-2016
For the meeting of: September 6, 2016
REQUEST: Metal Accessory Structure
Tax Key No. 2227.989.013 / W200 S8613 Woods Road
SW ¼ of Section 17
PETITIONER: Brent Wolff
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 058-2016
The petitioner is proposing to construct a 2,160 square foot metal accessory structure on site. The building will
contain a ground level space (30’ x 50’) and a partial below grade space (22’ x 30’), since the building is located on
a hill. The structure will be used for hobby workspace and personal storage of items such as a boat, trucks,
motorcycle, lawn equipment, etc. Plans are attached for your review.
Plan Commission may waive the architectural requirements for accessory structures when any of the following are
met:
1. The structure is screened from view,
2. The principal structure is composed of materials, colors, or styles that are inappropriate in their applications
to an accessory structure,
3. The Plan Commission finds other circumstances to be present which would result in no undue harm to the
property or its surroundings,
4. When the area is not found to be predominately residential.
Plan Commission may approve the materials as submitted, or require modifications prior to release of building
permits.
PLAN CONSISTENCY PC 058-2016
Comprehensive Plan: The 2020 Plan depicts the area for rural density residential land use. The
proposal for this residential outbuilding is consistent with the Plan.
Zoning:
The property is zoned A-1 Agricultural District. Accessory structures totaling
around 2,403 square feet are permitted on the subject property. The current
proposal measures 2,160 square feet in area. There is an existing house on the
property with no other accessory structures. The proposal meets the bulk
requirements of the Zoning Code except the architectural requirements of
accessory structures.
STAFF DISCUSSION PC 058-2016
The architectural requirements state that the accessory structure should have similar materials and colors as the
principal residence. Planning Commission approval is being sought due to this concern.
The petitioner is proposing a steel sided and steel-roofed structure with 1 ½-foot overhangs. The walls are
proposed to be red, the roof will be brown, and the trim will be stone (cream color). The exposed lower level, which
will be visible on the sides and the rear, will have exposed masonry. The proposed colors are not the same as the
home. The house contains light blue and white siding, white trim, and gray roof. The owner stated that they are
proposing more traditional barn color since they wanted it to have more rural character and look more like a barn.
The owner also stated they thought this would not look as plain as if they used lighter colors to match the home.
Staff feels that given the location of the building and the natural screening present that the color should not be a big
concern. The resolution is currently drafted to allow the building as proposed.
The proposed building location will be fairly screened from the road and it is proposed to be located over 220’ from
the nearest public street. The building is shown having decorative elements such as a few windows, a pedestrian
door, and overhangs similar to the house.
The Resolution also states the following items:
BE IT FURTHER RESOLVED, That all four sides of the building must contain roof overhangs at least 1 ½-feet in
depth.
BE IT FURTHER RESOLVED, That the floor of the accessory structure must be asphalt, sealed concrete block, or
concrete slab per the Zoning Code and it must meet all applicable building codes.
BE IT FURTHER RESOLVED, That the accessory structure cannot be used for any business storage or business
operations.
STAFF RECOMMENDATION PC 058-2016
Approval of Resolution #PC 058-2016, finding that there will be no undue harm to the surrounding
properties, the building is located over 220’ from the nearest public street and being fairly screen from the
nearest road.
MUSK EG Othe City of
Ar ea o f Inte restI0120240
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 05 8-2016
Br en t Wo lff W2 00 S86 13 W oo ds R o 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 : 8 /1 8/2 0 16
RESOLUTION #P.C. 058-2016
APPROVAL OF AN METAL ACCESSORY STRUCTURE
FOR THE WOLFF PROPERTY LOCATED IN THE SW ¼ OF SECTION 17
(TAX KEY NO. 2227.989.013 / W200 S8613 WOODS ROAD)
WHEREAS, A site plan and building drawings were submitted by Brent Wolff to construct a 2,160
square foot metal accessory structure on his property located at W200 S8613 Woods Road (Tax
Key No. 2227.989.013), and
WHEREAS, The building will contain a main level measuring 30’ x 50’ (1,500 SF) and a lower
level measuring 22’ x 30’ (660 SF) and said lower level is located partially into a hill due to the
slope of the land in this area of the site, and
WHEREAS, The property is zoned A-1, Agricultural District and said structure is a permitted
accessory use and subject to Plan Commission review due to the proposed architectural
materials shown, and
WHEREAS, There is an existing house on the property with no other accessory structures, and
WHEREAS, The total allowed square footage for accessory structures on this property is limited
to approximately 2,403 square feet, and said proposal meets the bulk requirements of the Zoning
Code, and
WHEREAS, The owner stated that the accessory structure will be used for hobby workspace and
personal storage of items such as a boat, trucks, motorcycle, lawn equipment, etc., and
WHEREAS, The structure is proposed to be constructed with steel walls and a steel roof and said
proposal does not meet the Plan Commission’s standards for administrative approval of
residential accessory structures as the siding and roofing does not match the materials used on
the primary residence, and
WHEREAS, The walls are proposed to be red, the roof will be brown, and the trim will be stone
(cream color), which are different that the home colors, and
WHEREAS, The accessory structure will have 1 ½-foot overhangs, and
WHEREAS, The building is shown having decorative elements such as a few windows, a
pedestrian door, and overhangs similar to the house, and
WHEREAS, The structure is located over 220’ from the nearest public street and appears that it
will be fairly screened from the street view.
THEREFORE BE IT RESOLVED, That the Plan Commission approves a 2,160 square foot metal
accessory structure submitted by Brent Wolff located at W200 S8613 Woods Road (Tax Key No.
2227.989.013).
BE IT FURTHER RESOLVED, That all four sides of the building must contain roof overhangs at
least 1 ½-feet in depth.
BE IT FURTHER RESOLVED, That the floor of the accessory structure must be asphalt, sealed
concrete block, or concrete slab per the Zoning Code and it must meet all applicable building
codes.
BE IT FURTHER RESOLVED, That the accessory structure cannot be used for any business
storage or business operations.
BE IT FURTHER RESOLVED, That the Plan Commission approves of the accessory structure
due to no undue harm to the surrounding properties, the building is located over 220’ from the
nearest public street, and the building being fairly screened from the road.
BE IT FURTHER RESOLVED, That failure to comply with the terms of this resolution and the
approved site plans shall result in the issuance of fines of $100 per day per violation, the initiation
of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 061-2016
For the meeting of: September 6, 2016
REQUEST: Vinyl Sided/Metal Roofed Accessory Structure
Tax Key No. 2255.999.006 / Boxhorn Drive
SW ¼ of Section 24
PETITIONER: Rick Burback
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 061-2016
The petitioner is proposing to construct a 1,680 square foot (30’ x 56’) vinyl sided/metal roofed accessory structure
on site. The structure will be used for personal storage of items included an RV. Plans are attached for your
review.
Plan Commission may waive the architectural requirements for accessory structures when any of the following are
met:
1. The structure is screened from view,
2. The principal structure is composed of materials, colors, or styles that are inappropriate in their applications
to an accessory structure,
3. The Plan Commission finds other circumstances to be present which would result in no undue harm to the
property or its surroundings,
4. When the area is not found to be predominately residential.
Plan Commission may approve the materials as submitted, or require modifications prior to release of building
permits.
PLAN CONSISTENCY PC 061-2016
Comprehensive Plan: The 2020 Plan depicts the area for low density residential land use. The
proposal for this residential outbuilding is consistent with the Plan.
Zoning:
The property is zoned RC-3 – Country Residence District. Accessory structures
totaling around 1,691 SF square feet are permitted on the subject property. The
current proposal measures 1,680 square feet in area. The lot is currently
vacant but the owner is proposing to build a home in the near future and there
are no other accessory structures on site. Accessory structures are not allowed
on lots until the new home is under construction. The proposal meets the bulk
requirements of the Zoning Code except the architectural requirements of
accessory structures.
STAFF DISCUSSION PC 061-2016
The architectural requirements state that the accessory structure should have similar materials and colors as the
principal residence. Planning Commission approval is being sought due to this concern.
The petitioner is proposing a vinyl sided and steel roofed structure with 2-foot overhangs. The colors of the vinyl
siding will be canyon drift, the roof will be bronze steel, and the trim will be vintage wicker. The applicant stated
that the colors will be similar to the home. The bulk materials of the structure will match the home, with the only
exception is the steel roof. The proposed building location will be about 200’ from the road.
The building is shown having decorative elements such as a stone accent band (on the front elevation), a
pedestrian door, windows, and a cupola. The submitted plans show a side covered area on the building but due to
size limitations the side covered area has been removed from the proposal and is not being requested as part of
this approval.
The Resolution also states the following items:
BE IT FURTHER RESOLVED, That the floor of the accessory structure must be asphalt, sealed concrete block, or
concrete slab per the Zoning Code and it must meet all applicable building codes.
BE IT FURTHER RESOLVED, That the colors of the new accessory structure must be similar to the colors of the
house.
BE IT FURTHER RESOLVED, That the accessory structure cannot be used for any business storage or business
operations.
BE IT FURTHER RESOLVED, That the building permit required for this structure cannot be issued until Community
Development staff is satisfied with the progress of construction for the new home on this lot and said accessory
structure can be used before occupancy of the home is granted as long as occupancy for the home is granted
within six (6) month of the completion of the accessory structure.
STAFF RECOMMENDATION PC 061-2016
Approval of Resolution #PC 061-2016, finding that there will be no undue harm to the surrounding
properties, the building being about 200’ from the road, and due to the bulk of the building materials
matching the house materials.
MUSK EG Othe City of
Ar ea o f Inte restI0140280
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 06 1-2016
Ric k Bu rba ckVacant - Box ho rn D r ive
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 : 9 /1 /2 0 1 6
RESOLUTION #P.C. 061-2016
APPROVAL OF AN METAL ACCESSORY STRUCTURE
FOR THE BURBACK PROPERTY LOCATED IN THE SW ¼ OF SECTION 24
(TAX KEY NO. 2255.999.006 / BOXHORN DRIVE)
WHEREAS, A site plan and building drawings were submitted by Rick Burback to construct a 1,680
square foot (30’ x 56’) accessory structure on a property located on Boxhorn Drive (Tax Key No.
2255.999.006), and
WHEREAS, The property is zoned RC-3 – Country Residence District and said structure is a permitted
accessory use and subject to Plan Commission review due to the proposed architectural materials
shown, more specifically due to a proposed steel roof, and
WHEREAS, There currently is no house on the property, but a home will be built on the lot in the near
future, and
WHEREAS, The total allowed square footage for accessory structures on this property is limited to 1,691
square feet, and said proposal meets the bulk requirements of the Zoning Code, and
WHEREAS, The owner stated that the accessory structure will be used for personal storage of items
including an RV, and
WHEREAS, The structure is proposed to be clad with vinyl siding (walls) and a steel roof and said
proposal does not meet the Plan Commission’s standards for administrative approval of residential
accessory structures as the roofing does not match the materials to be used on the primary residence,
and
WHEREAS, The colors of the walls will be canyon drift, the roof will be bronze, and the trim will be vintage
wicker, and these colors will be similar to the house, and
WHEREAS, The accessory structure will have 2-foot overhangs to match those on the proposed home,
and
WHEREAS, The building is shown containing decorative elements such as a stone accent band (on the
front elevation), a pedestrian door, windows, and a cupola, and
WHEREAS, The submitted plans show a side covered area on the building but due to size limitations the
side covered area has been removed from the proposal, and
WHEREAS, The structure is located almost 200’ from the road.
THEREFORE BE IT RESOLVED, That the Plan Commission approves a 1,680 square foot vinyl
sided/steel roofed accessory structure submitted by Rick Burback located on Boxhorn Drive (Tax Key No.
2255.999.006).
BE IT FURTHER RESOLVED, That the floor of the accessory structure must be asphalt, sealed concrete
block, or concrete slab per the Zoning Code and it must meet all applicable building codes.
BE IT FURTHER RESOLVED, That the colors of the new accessory structure must be similar to the
colors of the house.
BE IT FURTHER RESOLVED, That the accessory structure cannot be used for any business storage or
business operations.
BE IT FURTHER RESOLVED, That the side covered area shown on the plans is not approved as part of
this request.
BE IT FURTHER RESOLVED, That the building permit required for this structure cannot be issued until
Community Development staff is satisfied with the progress of construction for the new home on this lot
and said accessory structure can be used before occupancy of the home is granted as long as occupancy
for the home is granted within six (6) month of the completion of the accessory structure.
BE IT FURTHER RESOLVED, That the Plan Commission approves of the accessory structure due to no
undue harm to the surrounding properties, the building is located about 200’ from the road, and due to the
roof being the only architectural feature different from the main home.
BE IT FURTHER RESOLVED, That failure to comply with the terms of this resolution and the approved
site plans shall result in the issuance of fines of $100 per day per violation, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 057-2016
For the meeting of: September 6, 2016
REQUEST: Rezoning from I-1 (Government, Institutional, and Public Service District) to BP-3 (General
Business District), Approval of a Conditional Use Grant, Building Site and Operation Plans, and a Two Lot
Certified Survey Map for a Senior Living Center
Tax Key No. 2162.996 / Janesville Road
NW ¼ of Section 1
PETITIONER: Mark Hammond, MSP Real Estate
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 057-2016
Petitioners have submitted a rezoning request from I-1 (Institutional District) to B-3 (General Business
District), Building, Site and Operation Plans, a Conditional Use Grant request, and a Certified Survey Map
to construct a new senior living center along Janesville Road in the northeast portion of the community.
PLAN CONSISTENCY PC 057-2016
Comprehensive Plan: The 2020 Plan depicts the areas for Government, Institutional, and
Public Services uses. The proposal is consistent with the Plan and no
amendments are necessary.
Zoning: The property is currently zoned I-1 (Government, Institutional, and
Public Services). The zoning being requested is B-3 (General Business
District). The structure and site plan proposed conform to the bulk
dimension requirements of the proposed District. More info on the
rezoning is below.
Park and Conservation Plan: No acquisitions are proposed in this area. The proposal is consistent
with the Plan.
Street System Plan: The Certified Survey Map proposed requires no street dedications. 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 to be served by public water service. The proposal is
consistent with the Plan subject to Public Works approval of
infrastructure plans to construct new water main along Janesville Road.
Stormwater Management
Plan:
Stormwater management is required and is proposed on the frontage of
the property. The proposal is consistent with the Plan.
General Design Guide The General Design Guide governs this area. The proposed appears to
meet the requirements of the guide well and this is discussed in more
detail below.
DISCUSSION PC 057-2016
As stated above, MSP Real Estate requests rezoning, BSO, CUG, and CSM approvals for a new senior
living facility on Janesville Road. The overall request is to construct a 108,874 SF (55,690 SF footprint
area) senior housing facility on the proposed 4.18 acre lot
The use will be operating on all three employee shifts with upwards of 16 employees on any one shift and
intend on creating 65-75 new jobs. 100-120 residents will be in the senior living center at any one time
within approximately forty-two (42) memory care units, thirty-seven (37) assisted living units, and thirty-
two (32) independent living units.
Rezoning
As mentioned above, the request is to rezone the property from I-1 – Government, Institutional, and
Public Services District to B-3 General Business District. The 2020 Comprehensive Plan identifies this
area as Institutional uses and no Comp Plan change is required as part of this rezoning. See the side-by-
side zoning map attached for details.
The rezoning is for the southern half of the overall parcel which would cover 4.18 acres. A rezoning would
entail going from the existing I-1 Governmental and Institutional zoning district to the B-3 General
Business District. The rezoning would allow MSP Real Este’s proposed use of a multi-staged nursing
home as described further below. The 2020 Comprehensive Plan identifies this area as Governmental
and Institutional and would not require an amendment since the proposed future use would still fit in this
category. See the side-by-side zoning map attached for details.
The petitioner is requesting this rezoning in order to allow the property to be dividable into two parcels
which would result in the northern parcel to remain for the current and future church use along College
Avenue and to allow a new southern parcel for the future multi-staged nursing home use. The rezoning
to commercial will be consistent with the commercial zoning found surrounding this parcel along
Janesville Road.
The proposed structure meets the various zoning requirements for the B-3 district including setbacks
(40’), offsets (10’,15’), height (30’), and building floor area ratio (60%), and
The proposed structure has a 54’ front setback, offsets of 15’+, a height of 26’ as measured by code, and
a building floor area ratio of 60%
A public hearing was heard before the Common Council on August 23, 2016. Only one concern was
found by an area owner who suggested that the environmental items (Wetland and navigable waterway
delineations) be addressed before approvals.
Conditional Use Grant (CUG)
A conditional use grant is required for any proposed nursing home as per the requirements of the RCE
zoning district which is a part of the B-3 zoning code. Plan Commission will hold a public hearing at the
next meeting to allow neighbors to discuss any concerns they may have. A CUG allows the Plan
Commission to more formally implement restrictions on how the use conforms to the surrounding
neighborhood if need be.
Certified Survey Map (CSM)
As part of the development a CSM is required in order to break the senior living parcel off of the former
Heritage Church main parcel. Per the CSM a 4.18 acre lot will be created to the south along Janesville
Road for the senior living facility and a 2.3 acre parcel will be left to the north for a future institutional use
along College Avenue.
The preliminary CSM has been reviewed and looks appropriate to codes. The resolution is subject to any
remaining engineering items before final CSM signoff.
Building, Site and Operation Plan
Architecture
The proposed building architecture contains many facades with a varying degree of depths along with
mixes of materials, altering rooflines, patios, decks, chimneys, tapered columns, accented entryways, and
accented soffits. Four-sided architecture is found throughout the proposal.
The materials proposed mainly comprise of the following:
Modular Brick
Natural Stone
Pre-colored split face concrete masonry units
Stone trim
Cast stone trim
Fiber cement lap siding
Fiber cement panels
Fiber cement trim
Asphalt Shingles, and
The structure is proposed to be earth tone colors as shown on the colored renderings in the submittal.
This site is governed by the General Design Guide which calls for 50% masonry product and the
proposed structure is comprised of more than 50% masonry, consisting of natural stone and modular
brick, on all facades presented.
Site Plan, Access, and Parking
The overall site has many amenities in and around the proposed structure including landscaped
pathways, outdoor decks/patios, a pool area, and a courtyard. The proposed building is to be accessed
by two (2) access points off of Janesville Road and this access is subject to Waukesha County on any
Janesville Road construction needs as part of the proposed use.
A total of fifty-two (52) exterior parking stalls are shown on the site plan situated for the daily required
uses of the locations they lie. Also, a total of thirty-seven (37) parking stalls are found as underground
parking that are accessed on the northwest portion of the new structure.
The developer has noted the following about parking:
As a general rule, employees park outdoors. The underground parking stalls are reserved for resident
parking. We also typically allocate some portion of the below grade space for mechanicals and
storage, so the 37 underground parking count very well may decrease slightly as the design
progresses. Of course, during winter months and to the extent there are available stalls in the
basement, some employees will park below grade.
It is primarily our “Independent” residents that bring vehicles, but some Assisted Living residents
also bring their cars. So it would be the residents living in the 37 combined RCAC or floating
RCAC/Independent units that would bring cars.
For a nursing home site within Muskego parking codes mandate that there should be approximately 1
parking space for every three rooms plus space for each medical staff plus space for every three
employees subject to Plan Commission. The developers have indicated that they have similar built
environments in surrounding communities and that the parking indicated meets the demand for their
various shifts of medical staff and beds.
A couple areas of parking show more than ten stalls without a landscape island and the resolution is
written for approval due to the landscape plan being very intense.
All exterior parking stalls all are shown as 9 feet by 18 feet and the resolution is written for approval due
to city codes changing with the Muskego recodification later this year.
The parking lot will be curbed throughout and ample pedestrian access from the lot to the entrances to
the building can be found throughout.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits in regards to fire lane
widths and access points.
Refuse Enclosure
A dumpster enclosure is found on the western portion of the site and said enclosure will have to meet the
same architectural materials as the main structure upon building permit time.
Landscaping
A landscape plan has been submitted as part of the proposal and review is pending approval from the
City Forester. A wealth of landscaping is proposed around the site and around the foundations of the
structure along with many accented landscape features around a pool, patio, entry areas, pathways, and
an interior outdoor courtyard.
Wetlands
Wetlands are found on site and the wetlands have been delineated by an assured WDNR wetland
specialist. Wetland fill permits will be required before building permits can be issued for some minor
wetland areas in the central portion of the development.
Wetlands in the City of Muskego have a 15-foot setback for hard surfaces and structures and a few areas
may need to be changed before building permit approvals. Specifically a pathway found on the submittal
in the northwest portion of the development will have to be moved if within the 15-foot setback area.
The resolution is subject to the following regarding wetlands:
BE IT FURTHER RESOLVED, Wetland fill permits approved by the WDNR will be required before
building permits can be issued.
BE IT FURTHER RESOLVED, Wetlands in the City of Muskego have a 15-foot setback for hard surfaces
and structures and a pathway found on the submittal in the northwest portion of the development will
have to be moved if within the 15-foot setback area.
BE IT FURTHER RESOLVED, Any navigable watercourse found on the development must include the
ordinary high water mark (OHWM) at building permit approvals and a 20-foot setback for structures and
hard surfaces will be required if found from the OHWM.
Signage
Signage isn’t part of the submittal at this time. However, the zoning district allows for monument signage
as well as wall signage. Sign permits will be required when desired.
Lighting
Specific light fixture details and a photometric plan are found in the submittal and exterior lighting is to
occur throughout the site with fixtures mounted to poles as well as some architectural bollard lighting.
Pole lights are shown as a 25-foot height, are zero degree cut-off, are to be LED, and have bases shown
to be 2 feet in height. The resolution is worded that all bases must be 6” per Muskego code, and
The photometric plan appears to meet Muskego code of 0.5 foot-candles at the property lines.
Deliveries
Deliveries are to take place on the western portion of the structure where a utility entrance exists.
Sewer, Water, Storm, Grading
The development will be served by existing public sanitary sewer. The development will be served by
existing public water and the water needs to be extended to the development from the west along
Janesville Road subject to Public Works Department approval.
Stormwater management is shown to occur on the southern frontage of the property and is being
implemented as a landscape amenity.
Other Misc Items in Resolution
BE IT FURTHER RESOLVED, That no outdoor storage of materials and/or equipment is allowed on the
site.
BE IT FURTHER RESOLVED, A final landscape plan will need to be approved by the City Forester prior
to the issuance of building permits.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and should be approved by the Community Development Department.
STAFF RECOMMENDATION PC 057-2016
Approval of Resolution PC 057-2016
RESOLUTION #P.C. 057-2016
RECOMMENDATION TO COUNCIL TO REZONE PROPERTY FROM I-1 GOVERNMENT,
INSTITUTIONAL, AND PUBLIC SERVICE DISTRICT TO B-3 GENERAL BUSINES DISTRICT,
APPROVAL OF A CONDITIONAL USE GRANT, APPROVAL OF A BUILDING SITE AND
OPERATION PLAN, AND APPROVAL OF A TWO LOT CERTIFIED SURVEY MAP FOR THE
PROPERTY LOCATED IN THE NW ¼ OF SECTION 1
(TAX KEY NO. 2162.996 / JANESVILLE ROAD)
WHEREAS, A petition to rezone a property from I-1 – Government, Institutional, and Public
Services District to B-3 General Business District, a Conditional Use Grant request, Building, Site
and Operation Plans, and a Certified Survey Map were submitted for the property located in the
NW ¼ of Section 1 (Tax Key No. 2162.996 /Janesville Road), and
WHEREAS, The overall request is from MSP Real Estate to construct a 108,874 SF (55,690 SF
footprint area) senior housing facility on the proposed 4.18 acre lot, and
WHEREAS, A Public Hearing for the rezoning was heard before the Common Council on August
23, 2016, and
WHEREAS, A Public Hearing for the conditional use grant was heard before the Plan
Commission on September 6, 2016, and
WHEREAS, A conditional use grant is required for any proposed nursing home as per the
requirements of the RCE zoning district, and
WHEREAS, The requested B-3 district allows commercial operations and is consistent with the
commercial zoning surrounding this parcel along Janesville Road, and
WHEREAS, The rezoning to B-3 only includes the southern 4.18 acres for the senior living facility
and allows the I-1 Institutional zoning district to remain for the church area, and
WHEREAS, The proposed structure meets the various zoning requirements for the B-3 district
including setbacks (40’), offsets (10’,15’), height (30’), and building floor area ratio (60%), and
WHEREAS, The proposed structure has a 54’ front setback, offsets of 15’+, a height of 26’ as
measured by code, and a building floor area ratio of 60%, and
WHEREAS, There is no open space requirement for the building instead the open space is
approved based on how the proposed structure meets the various design items before the Plan
Commission in relation to parking, landscaping, stormwater, and how the proposed use fits with
the surrounding neighborhood, and
WHEREAS, The proposed use is for a senior living facility consisting of approximately forty-two
(42) memory care units, thirty-seven (37) assisted living units, and thirty-two (32) independent
living units, and
WHEREAS, There are no “dwelling units” per Muskego code as the proposed is a senior housing
facility where meals, housekeeping, activities, and varying levels of supportive nursing care are
provided all subject to a conditional use grant before the city, and
WHEREAS, The proposed facility will be part of a 4.18 acre parcel that is to be split from the
main parcel as part of the proposed Certified Survey map herein, and
WHEREAS, The proposed CSM will parcel off the former Heritage Church structures to the north
along College Avenue and allow the new 4.18 acre vacant parcel to the south along Janesville
Road for the proposed senior facility, and
WHERAS, The proposed CSM meets the requirements of the B-3 district to the south and the I-1
District to the north, and
WHEREAS, The 2020 Comprehensive Plan already identifies this area for Government,
Institutional, Public Services uses which is consistent with the church area to remain to the north
and is consistent with the newly proposed senior living facility, and
WHEREAS, The materials proposed mainly comprise of the following:
Modular Brick
Natural Stone
Pre-colored split face concrete masonry units
Stone trim
Cast stone trim
Fiber cement lap siding
Fiber cement panels
Fiber cement trim
Asphalt Shingles, and
WHEREAS, The structure is proposed to be earth tone colors as shown on the colored
renderings in the submittal, and
WHEREAS, This site is governed by the General Design Guide which calls for 50% masonry
product and the proposed structure is comprised of more than 50% masonry, consisting of
natural stone and modular brick, on all facades presented, and
WHEREAS, The proposed building architecture contains many facades with a varying degree of
depths along with mixes of materials, altering rooflines, patios, decks, chimneys, tapered
columns, accented entryways, and accented soffits, and
WHEREAS, The proposed building is to be accessed by two (2) access points off of Janesville
Road and said access is subject to Waukesha County on any Janesville Road construction
needs as part of the proposed use, and
WHEREAS, The overall site has many amenities in and around the proposed structure including
landscaped pathways, outdoor decks/patios, a pool area, and a courtyard, and
WHEREAS, The use will be operating on all three employee shifts with upwards of 16
employees on any one shift and intend on creating 65-75 new jobs, and
WHEREAS, 100-120 residents will be in the senior living center at any one time, and
WHEREAS, Deliveries are to take place on the western portion of the structure where a utility
entrance exists, and
WHEREAS, A total of fifty-two (52) exterior parking stalls are shown on the site plan situated for
the daily required uses of the locations they lie, and
WHEREAS, A total of thirty-seven (37) parking stalls are found as underground parking that are
accessed on the northwest portion of the new structure, and
WHEREAS, For a nursing home site within Muskego parking codes mandate that there should
be approximately 1 parking space for every three rooms plus space for each medical staff plus
space for every three employees subject to Plan Commission, and
WHEREAS, The developers have indicated that they have similar built environments in
surrounding communities and that the parking indicated meets the demand for their various shifts
of medical staff and beds, and
WHEREAS, All parking stalls all are shown as 9 feet by 18 feet, and
WHEREAS, The parking lot will be curbed throughout and ample pedestrian access from the lot
to the entrances to the building can be found throughout, and
WHEREAS, All driving lanes are illustrated at 24-25 feet in width where two-way traffic will exist
and the proper markings are shown throughout the site, and
WHEREAS, Fire Department review has taken place at a preliminary level and the development
is subject to department review and changes for fire lanes and access before building permit
approval, and
WHEREAS, A dumpster enclosure is proposed along the western portion of the site, and
WHEREAS, A landscape plan has been submitted as part of the proposal and review is pending
approval from the City Forester, and
WHEREAS, A wealth of landscaping is proposed around the site and around the foundations of
the structure along with many accented landscape features around a pool, patio, entry areas,
pathways, and an interior outdoor courtyard, and
WHEREAS, A couple areas of parking show more than ten stalls without a landscape island, and
WHEREAS, Wetlands are found on site and the wetlands have been delineated by an assured
WDNR wetland specialist, and
WHEREAS, Wetland fill permits will be required before building permits can be issued for some
minor wetland areas in the central portion of the development, and
WHEREAS, Wetlands in the City of Muskego have a 15-foot setback for hard surfaces and
structures and a few areas may need to be changed before building permit approvals, and
WHEREAS, Signage isn’t part of the submittal at this time but is indicated that monument signs
will exist, and
WHEREAS, Specific light fixture details and a photometric plan are found in the submittal, and
WHEREAS, Exterior lighting is to occur throughout the site with fixtures mounted to poles as well
as some architectural bollard lighting, and
WHEREAS, Pole lights are shown as a 25-foot height, are zero degree cut-off and are to be LED,
and
WHEREAS, The pole light bases are shown to be 2 feet in height and will require reduction ot 6”
per Muskego code, and
WHEREAS, The photometric plan appears to meet Muskego code of 0.5 foot-candles at the
property lines, and
WHEREAS, The development will be served by existing public sanitary sewer, and
WHEREAS, The development will be served by existing public water and the water needs to be
extended to the development from the west along Janesville Road, and
WHEREAS, Stormwater management is shown to occur on the southern frontage of the property
and is being implemented as a landscape amenity as well.
THEREFORE BE IT RESOLVED, That the Plan Commission does hereby recommend approval
to the Common Council to rezone a property from I-1 – Government, Institutional, and Public
Services District to B-3 General Business District, approval of a Conditional Use Grant, Approval
of Building, Site and Operation Plans, and Approval of a Certified Survey map for the property
located in the NW ¼ of Section 1 (Tax Key No. 2162.996 /Janesville Road).
BE IT FURTHER RESOLVED, The proposed access points off of Janesville Road, and any
required construction standards, are subject to Waukesha County approval before building
permits can be issued.
BE IT FURTHER RESOLVED, That public water will need to be extended to the development
from the west along Janesville Road and that approval of plans and a developers agreement will
be required via the city Public Works Department, and
BE IT FURTHER RESOLVED, Planning Commission approves of waiving the one landscape
island for every 10 parking stalls given the high degree of landscaping on site and the small
areas required for parking outdoor.
BE IT FURTHER RESOLVED, The pole lights must show no more than a 6” concrete base on
the approved building permit plans per Muskego code.
BE IT FURTHER RESOLVED, A dumpster enclosure is proposed along the western portion of
the site and said enclosure will have to meet the same architectural materials as the main
structure upon building permit time.
BE IT FURTHER RESOLVED, Wetland fill permits approved by the WDNR will be required
before building permits can be issued.
BE IT FURTHER RESOLVED, Wetlands in the City of Muskego have a 15-foot setback for hard
surfaces and structures and a pathway found on the submittal in the northwest portion of the
development will have to be moved if within the 15-foot setback area.
BE IT FURTHER RESOLVED, Any navigable watercourse found on the development must
include the ordinary high water mark (OHWM) at building permit approvals and a 20-foot setback
for structures and hard surfaces will be required if found from the OHWM.
BE IT FURTHER RESOLVED, All exterior parking stalls all are shown as 9 feet by 18 feet and
this is approved by the Plan Commission as Muskego codes are changing to this requirement
pending the Muskego recodification later this year, and
BE IT FURTHER RESOLVED, That the amount of parking is approved by the Planning
Commission finding that the developer has accurately assessed their needed parking needs due
to numerous similar projects in other surrounding communities.
BE IT FURTHER RESOLVED, Fire Department review is still required and changes to access
lanes for width may occur for approved fire lanes prior to building permit issuance.
BE IT FURTHER RESOLVED, That no outdoor storage of materials and/or equipment is allowed
on the site.
BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building.
BE IT FURTHER RESOLVED, A final landscape plan will need to be approved by the City
Forester prior to the issuance of building permits.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the
principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC
devices, electrical transformers, etc.) must be screened from view and/or incorporated into the
design of the site/structure (screening, etc.) and should be approved by the Community
Development Department.
BE IT FURTHER RESOLVED, That all technical corrections from the City will need to be
addressed before the Certified Survey Map can be signed and recorded.
BE IT FURTHER RESOLVED, That a digital file of this CSM shall be submitted to the City in
accordance with Common Council Ordinance No. 1118 and Resolution 196-2002.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise
authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
Current Zoning Proposed Zoning
MSP RezoningMSP Rezoning
Created By:
City of Muskego
August 19, 2016
M-2
B-2
B-2
I-1
I-1
RS-2
Legend
Affected Properties
Zoning
M-2
B-2
B-2I-1
I-1
RS-2
Right-of-Way
Structures
Water BodyParcels
Petitioner: MSP Real Estate
Tax Key Number: 2162996
B-3
Jan
e
s
v
i
l
l
e
R
d
College Ave
Jan
e
s
v
i
l
l
e
R
d
College Ave New Berlin
Muskego
New Berlin
Muskego
City of Muskego Municipal Code Chapter 17 Zoning
99
8.23 B-3 GENERAL BUSINESS DISTRICT
(1) STATEMENT OF INTENT
This district is intended to provide for the orderly and attractive grouping at
appropriate locations of commercial activities of a more general retail and wholesale
nature, and of the office and service facilities serving a larger community trade area.
The size and location of such districts shall be based upon relationship of the
community need and economy. No such district should be less than 300,000 square
feet in area.
(2) BASIC REGULATIONS (See Section 5 for general enabling and qualifying
language.)
(A.) Lot Size (B.) Density (C.) Building
Location (D.) Building Size (E.) Open
Space (F.) Height
Minimum
Area
(In Sq. Ft.
Or Acres)
Min.
Average
Width
(In Feet)
Residential
Lot Area
Per D/U
Min.
Set
Back
(In
Feet)
Minimum Offset
Minimum Residential
Floor Area (In Sq. Ft.)
Floor
Area
Ratio
Min per
Residential
D/U
Max. Permitted
(In Feet)
Lot Area Per
D/U
(In Sq. Ft.)
One
Side
(In
Feet)
All other
sides
(In Feet)
Single Family Multi
per
D/U
Principal
structure
Accessory
structure 1st
floor
Total
20,000 Sq.Ft. 100 - 40 10 15 900 - 60% 10,000 30 15*
* Except signs as regulated under Permitted Accessory Uses.
(3) Permitted Uses (See Section 5)
A. PERMITTED USES BY RIGHT
1. Any uses as permitted by right in the B-2 District.
2. The following subject to approval by the Plan Commission of building, site
and operational plans.
a. General merchandising and wholesaling establishments.
b. Hotels
c. Transportation terminals, not including trucking.
d. Commercial parking facilities.
B. PERMITTED ACCESSORY USES
1. Any accessory use as permitted in the B-2 District.
2. The following subject to approval by the Plan Commission of building, site
and operational plans.
a. Free standing, projecting and flat wall signs; as permitted in B-2 District.
C. PERMITTED USES BY CONDITIONAL GRANT
1. Any conditional use permitted in the B-2 District.
2. Lumber and building supply yards.
3. Experimental, testing and research laboratories.
4. General warehousing.
5. Service and sales establishments for automobiles, including body repair
shops and used car lots but not including the storage of junked or wrecked
automobiles and parts.
City of Muskego Municipal Code Chapter 17 Zoning
100
6. Printing and publishing houses and related activities.
5. Agricultural uses
UP
UP
PR
E
L
I
M
I
N
A
R
Y
NO
T
F
O
R
CO
N
S
T
R
U
C
T
I
O
N
16
7
4
5
19
3
6
TRASH
BIORETENTION BASIN
AREA TO BE MULCHED
WITH 2"-3" SHREDDED
HARDWOOD MULCH
14" DECIDUOUS TREE
(TO BE REMOVED)
(2) 12" EVERGREEN TREES
(TO BE REMOVED)
15" TWIN EVERGREEN TREE
(TO BE REMOVED)
6" MULTI-STEM DECIDUOUS TREE
(TO BE REMOVED)
14" DECIDUOUS TREE
(TO BE REMOVED)
50" DECIDUOUS TREE
(RETAIN & PROTECT)
10" EVERGREEN TREE
(RETAIN & PROTECT)
EXISTING TREE LINE,
TO REMAIN
EXISTING TREE LINE,
TO REMAIN
EXISTING TREE LINE, TO REMAINWOOD FENCEMETAL FENCEASPHALT EDGE
RETAINING WALLS
(SEE CIVIL)
MASONRY
BUILDING
MASONRY
BUILDING
WETLANDS
WETLANDS MASONRY
BUILDING
WETLANDS TO BE FILLED,
4508 S.F.
(PENDING WI DNR
APPROVAL)
RIP RAP
LIGHT POLE, TYP.
LIGHT POLE, TYP.
SYNTHETIC TURF
PATIO
WALK
PATIO
BENCH, TYP.
PATH LIGHT,
TYP.
ACCENT
LIGHT, TYP.
PROPOSED
BUILDING
FOUNTAIN
(BY OTHERS)
FIRE PIT (BY OTHERS)
PERGOLA
(BY OTHERS)
GRILL AREA
BENCH, TYP.
THERAPY
POOL
L
O
A
D
I
N
G
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
S
O
D
SOD
NO MOW SEED MIX
SOD
SOD / SEED LIMIT LINE
SOD / SEED LIMIT LINE
(24)SS2
(13)HE2
(9)SHH
(12)TSY
(12)NE1
(13)HE2
(24)SS2
(16)IR1(15)HO2
(13)HE2
(12)NE1
(12)TSY
(9)SHH
(15)HO2
(13)HE2
(16)IR1
(1)JTL
(1)VFE
(3)SWO
(108)EU2
(88)AN4
(209)SO2
(83)AS6
(77)MO3
(3)MKL
(8)CA3
(1)VFE
(1)JTL
(11)NWS
(1)VFE
(3)VFE
(3)DWC
(1)VFE
(3)DWC
(56)SR
(48)EC5
(16)TSY
(27)SH1
(2)RDL
(1)RDL
(2)RO
(7)ERC(1)VFE
(1)SWO
(1)SWO
LAWN
MONUMENT
SIGN
LAWN
LAWN
(10)H4
(7)NWS
(3)BMV
(8)ABW
(6)BMV
(7)EA
(6)BMV
(8)ABW
(3)BMV
(20)CA3
(80)EC5
(56)EC5
(15)CA3
(7)WRW
(11)CA3
(14)H4
(14)HO2
(3)CBB
(19)AWS
(2)CBB
(22)HO2
(1)BMV
(3)TSY
(24)AT5
(8)LG1
(5)LG1
(10)AT5
(5)SHH
(10)TSY
(6)H7
MIXED DAYLILY
(12)H16
(1)AB3
(19)HO2
(7)SHH
(1)VFE
(8)AWS
(8)SH1
(13)H4
(10)HO2
(1)BMV
(12)H4
(2)CBB
(7)AC
(13)MBC
(3)CW
(7)AC
(12)AT5
(10)LG1
(7)AT5
(1)CW
(8)CST
(16)HO14
(6)AWS
(16)HO14
(8)CST
(1)CW
(2)MKL
(9)PL1
(10)CA3
(10)PL1
(7)EC5
(8)NWS
(8)EC5
(10)PL1
BENCH, TYP.
(3)AB3
(3)CW
(27)AC
(11)WRW
(5)BMV
(1)QFH
(6)PA2
(15)EC3
(14)PA2
(1)AFM
(25)EC3(6)ERC
(19)AC
(9)PL1
(9)AWS
(14)H4
(11)AWS
(16)EC5
(16)SH1
(3)MKL
(18)NE1
(9)AWS
(6)CA3
(24)GE4
(6)MBJ
(9)CA3
(1)WS
(1)BMV
(12)NWS
LAWN
TREE PROTECTION
FENCING, SEE DETAIL
(2)RO
(7)MKL
(2)WS
(5)PJC
(5)AWS
(10)PL1
(14)PL1
(2)VFE
(12)AWS
(5)PJC
PLANT SCHEDULE
WRITTEN CONSENT OF R.A. SMITH NATIONAL.
OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED
FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES
R.A. SMITH NATIONAL, ASSUMES NO RESPONSIBILITY
EXISTENCE AND LOCATION OF ALL UNDERGROUND UTILITIES.
CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE
THE LOCATIONS OF EXISTING UTILITY INSTALLATIONS AS
SHOWN ON THIS PLAN ARE APPROXIMATE. THERE MAY
BE OTHER UNDERGROUND UTILITY INSTALLATIONS WITHIN
THE PROJECT AREA THAT ARE NOT SHOWN. THE
C
ALL INFORMATION CONTAINED ON THIS SHEET IS THE PROPERTY OF R.A. SMITH
NATIONAL. THE POSSESSION, DISTRIBUTION, REPRODUCTION, AND USE OF ALL
OR ANY PART OF THIS INFORMATION IS RESTRICTED AS SET FORTH IN THE
CONTRACTUAL TERMS AND CONDITION ESTABLISHED BETWEEN R.A. SMITH
NATIONAL AND THEIR CLIENT FOR THIS PROJECT. REPRODUCTION OR USE OF
ANY PART BY ANY PERSON WITHOUT THE PERMISSION OF R.A. SMITH
NATIONAL IS PROHIBITED.
COPYRIGHT 2015
R.A. SMITH NATIONAL
16745 WEST BLUEMOUND ROAD, SUITE 200
BROOKFIELD, WI 53005
Milwaukee Area (262) 432-7910
Hearing Impaired TDD (800) 542-2289
MS
P
-
M
U
S
K
E
G
O
JA
N
E
S
V
I
L
L
E
R
O
A
D
M
U
S
K
E
G
O
,
W
I
LA
N
D
S
C
A
P
E
PL
A
N
SHEET NUMBER
15 30 60
GRAPHIC SCALE
0
NORTH
MS
P
-
M
U
S
K
E
G
O
JA
N
E
S
V
I
L
L
E
R
O
A
D
M
U
S
K
E
G
O
,
W
I
LA
N
D
S
C
A
P
E
DE
T
A
I
L
S
&
N
O
T
E
S
SHEET NUMBER
1. Contractor responsible for contacting Diggers Hotline to have site marked prior to any digging or earthwork. Prior to construction,
the contractor shall be responsible for locating all underground utilities and shall avoid damage to all utilities during the course of
the work. Locations of existing buried utility lines shown on the plans are based upon best available information and are to be
considered approximate. It shall be the responsibility of the contractor 1) to verify the locations of utility lines and adjacent to the
work area 2) to protect of all utility lines during the construction period 3) to repair any and all damage to utilities, structures, site
appurtenances, etc. which occurs as a result of the construction.
2. Contractor to verify all plant quantities shown on plant list and verify with plan. Report any discrepancies immediately to
landscape architect and/or general contractor.
3. Landscape contractor must contact the city forester prior to installation.
4. All plantings shall comply with standards as described in American Standard of Nursery Stock - ANSI Z60.1 (latest version).
Landscape architect reserves the right to inspect, and potentially reject, any plants that are inferior, compromised, undersized,
diseased, improperly transported, installed incorrectly or damaged.
5. Any potential plant substitutions or alterations must be submitted in writing and approved by the general contractor or owner's
representative prior to installation. All plants must be installed as per sizes shown on plant material schedule, unless approved
by general contractor or owner's representative. It is the contractors responsibility to receive approval from the City Forester for
any substitutions or alterations to the plan.
6. Plant material stock must be handled properly so that root balls are not loosened or allowed to dry out and trunks / branches are
not damaged.
7. Topsoil should be placed to within 3'' of finish grade by general / grading contractor during rough grading operations. The
landscape contractor to be responsible for the fine grading of all planting beds and lawn areas. Crown all planting islands a
minimum of 6'' to provide proper drainage, unless otherwise specified.
8. Tree planting: Plant in accordance to the City of Muskego Tree Planting Diagram. Plant all trees slightly higher than finished
grade at root flare. Remove excess soil from top of root ball, if needed. Scarify side walls of tree pit prior to installation. Remove
and discard non-biodegradable ball wrapping and support wire. Remove biodegradable burlap and wire cage (if applicable) from
top one-third of rootball. Carefully bend remaining wire down to the bottom of hole once the tree has been placed into the hole
and will no longer be moved. Score the remaining two-thirds of burlap and remove twine. Backfill pit with 80% existing soil
removed from excavation and 20% plant starter mix blended prior to backfilling holes. Discard any gravel, heavy clay or stones.
Avoid any air pockets and do not tamp soil down. When hole is two-thirds full, trees shall be watered thoroughly, and water left to
soak in before proceeding. Provide a 3'' deep, 4 ft. diameter shredded hardwood bark mulch ring around all lawn trees. Do not
build up any mulch onto trunk of any tree. Trees that are installed incorrectly will be replaced at the time and expense of the
landscape contractor. Stake trees according to the staking detail.
9. Shrub planting: all shrubs to be pocket planted with a 50/50 mix of plant starter and topsoil. Install topsoil into all plant beds as
needed to achieve proper grade and replace undesirable soil (see planting detail). Remove all excessive gravel, clay and stones
from plant beds prior to planting. When hole is two-thirds full, shrubs shall be watered thoroughly and water left to soak in before
proceeding.
10. Mulching: all tree and shrub planting beds to receive a 3'' deep layer of high quality shredded hardwood bark mulch (not
enviromulch). All perennial planting areas to receive a 2'' layer and groundcover areas a 1-2'' layer of the same mulch. Do not
mulch annual flower beds (if applicable). Do not allow mulch to contact plant stems and tree trunks.
11. Edging: edge all planting beds with a 4'' deep spaded edge (shovel cut or mechanical). Bedlines are to be cut crisp, as per plan.
A clean definition between lawn area and plant bed is required.
12. Plant bed preparation: all perennial, annual and groundcover areas are required to receive a blend of organic soil amendments
prior to installation. Rototill the following materials, at the following ratio, into existing or installed topsoil to a depth of approx. 8'' -
Per every 100 square feet of bed area add:
2 cu. ft. bale of peat moss
2 lbs. of 5-10-5 garden fertilizer
1/4 cu. yard of composted manure
13. Lawn installation for all seeded turfgrass areas: remove / kill off any existing unwanted vegetation prior to seeding. Prepare the
topsoil and seed bed by removing all surface stones 1'' or larger and grading lawn areas to finish grade. Apply a starter fertilizer
and specified seed uniformly and provide mulch covering suitable to germinate and establish turf. Provide seed and fertilizer mix
information to general contractor prior to installation. Erosion control measures are to be used in swales and on steep grades,
where applicable. Methods of installation may vary at the discretion of the landscape contractor on his/her responsibility to
establish and guarantee a smooth, uniform, quality turf. A minimum depth of 3" of blended, prepared and non-compacted topsoil
is required for all lawn areas. If straw mulch is used as a mulch covering, a tackifier may be necessary to avoid wind damage.
Marsh hay containing reed canary grass is not acceptable as a mulch covering.
An acceptable quality turf is defined as having no more than 10% of the total area with bare spots larger than 1 square foot and
uniform coverage throughout all turf areas
14. Seed mix for lawn areas - use only a premium quality seed mix installed at recommended rates. Premium blend seed mix
example (or equivalent): 50% blended bluegrass, 25% creeping red fescue, 25% perennial rye applied at 5 lbs per 1,000 SF.
Provide seed specifications to general contractor prior to installation.
15. Lawn installation for all sodded turfgrass areas: remove / kill off any existing unwanted vegetation prior to sodding. Prepare the
topsoil and sod bed by removing all surface stones 1'' or larger and grading lawn areas to finish grade. Apply a 10-10-10 starter
fertilizer uniformly throughout areas prior to laying the sod. Use only premium sod blend according to TPI (revised 1995) and
ASPA standards. Install sod uniformly with staggered joints, laid tightly end to end and side to side. Roll sod with a walk behind
roller and water immediately upon installation to a 3'' depth. Stake any sod installed on steep slopes or in swales, etc.
Landscape contractor is responsible to provide a smooth, uniform, healthy turf, and is responsible for the first two mowings of the
newly installed turf, and is also responsible for the required watering during this period.
16. Seed mix for "no-mow" lawn areas: "no-mow" fine fescue seed mix w/ annual rye nurse crop (available at Prairie Nursery -
608-296-3679) or equivalent mix from a reputable supplier. Apply at 220 lbs per acre (5 lbs. per 1000 SF) or at recommended
rates from supplier. Preparation of soil to be the same as for all other seeded turfgrass areas.
17. Synthetic turf shall be installed by a qualified contractor with experience in synthetic turf installation. Final construction drawings
and specifications to be submitted to general contractor and owner prior to construction.
18. Paving: Refer to civil plans for paving details and specifications.
19. Site Furnishings: Table/Chairs and bench selections shall be coordinated through the general contractor and approved by the
owner.
20. Site Amenities: Fire pit and grill selections shall be coordinated through the general contractor and approved by the owner.
21. Site Structures: Pergola and Gazebo details and specifications shall be coordinated through the general contractor and
approved by the owner.
22. Warranty and replacements: all plantings are to be watered at time of planting, throughout construction and upon completion of
project as required. Trees, evergreens, and shrubs to be guaranteed (100% replacement) for a minimum of 18 months from the
date of substantial project completion. Perennials, groundcovers, and ornamental grasses to be guaranteed for a minimum of
one growing season. Perennials, groundcovers, and ornamental grasses planted after September 1st shall be guaranteed
through May 31st of the following year. Only one replacement per plant will be required during the warranty period, except for
losses or replacements due to failure to comply with specified requirements. Watering and general ongoing maintenance
instructions are to be supplied by landscape contractor to the owner, upon the completion of the project.
23. The landscape contractor is responsible for the watering and maintenance of all landscape areas for a period of 60 days after the
substantial completion of the installation. This includes all trees, shrubs, evergreens, perennials, ornamental grasses, turf grass,
meadow grass and wildflower areas. Work also includes weeding, edging, mulching (only if required), fertilizing, trimming,
sweeping up grass clippings, pruning and deadheading.
24. Project completion: landscape contractor is responsible to conduct a final review of the project, upon completion, with the client /
owner / representative / general contractor and the city forester to answer questions, provide care instructions (in writing) for the
new plantings and turf, and insure that all specifications have been met. A second inspection of the project shall be scheduled
with the city forester 12-18 months following the project completion to determine whether plantings are healthy and flourishing.
NOTES:
Root flare must be visible at grade. Any adventitious or girdling roots are to be pruned
off. Burlap, ropes, and wire must be cut away from at least the upper half of ball so
outward root growth is not impeded. A wide "ring" of mulch (2" to 4") is to be placed
around the tree, but no more than 1" in contact with the trunk. If staked, strapping is to
be removed after one complete growing season.
If tree cannot support itself,
it must be staked. Stakes
should be driven in at a slight
angle. Strapping should be
of a wide (2") material that
will not injure trunk.
Mulch 2-4" deep.
Do not pile
against trunk.
Dig shallow hole,
wider than root ball
Root flare must be at grade
Identify depth of root flare
Dig hole no deeper than
base of root ball to flare
Remove soil over root flare
Remove twine, burlap and
wire from at least upper half
of buried portion of root ball
Balled & Burlapped
Remove burlap and twine from top 1/3
of root ball and score remaining 2/3
SHRUB PLANTING DETAIL
Prune cut dead and broken branches -
retain natural plant shape
Do not bury any bottom branches
Plant at same depth as previous level
Install 2 slow release fertilizer
packets per B&B shrub and
1 per potted shrub, adjacent
to root ball.
Prune out any
brown branches
Dig hole 2x wider
than dia. of root ball
Planting mix
(see specifications)
Finished grade-
mulch level
7
CITY OF MUSKEGO TREE PLANTING DIAGRAM1
PLANTING DETAILS
WRITTEN CONSENT OF R.A. SMITH NATIONAL.
OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED
FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES
R.A. SMITH NATIONAL, ASSUMES NO RESPONSIBILITY
EXISTENCE AND LOCATION OF ALL UNDERGROUND UTILITIES.
CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE
THE LOCATIONS OF EXISTING UTILITY INSTALLATIONS AS
SHOWN ON THIS PLAN ARE APPROXIMATE. THERE MAY
BE OTHER UNDERGROUND UTILITY INSTALLATIONS WITHIN
THE PROJECT AREA THAT ARE NOT SHOWN. THE
C
ALL INFORMATION CONTAINED ON THIS SHEET IS THE PROPERTY OF R.A. SMITH
NATIONAL. THE POSSESSION, DISTRIBUTION, REPRODUCTION, AND USE OF ALL
OR ANY PART OF THIS INFORMATION IS RESTRICTED AS SET FORTH IN THE
CONTRACTUAL TERMS AND CONDITION ESTABLISHED BETWEEN R.A. SMITH
NATIONAL AND THEIR CLIENT FOR THIS PROJECT. REPRODUCTION OR USE OF
ANY PART BY ANY PERSON WITHOUT THE PERMISSION OF R.A. SMITH
NATIONAL IS PROHIBITED.
COPYRIGHT 2015
R.A. SMITH NATIONAL
16745 WEST BLUEMOUND ROAD, SUITE 200
BROOKFIELD, WI 53005
Milwaukee Area (262) 432-7910
Hearing Impaired TDD (800) 542-2289
EVERGREEN TREE PLANTING DETAIL4
appr
o
x
.
1
2
0
°
2''x2''x24'' Wood stakes
Rubber hose
Root ball
Planting mix
2''x2''x24'' Notched wood
stakes-3 per tree-set into
solid ground
Rubber hose-affix directly
above crotch
Yellow poly rope -
avoid disturbing
tree branches
during installation
PLAN VIEW
COPYRIGHT 2015 R.A. SMITH NATIONALc
EVERGREEN STAKING DETAIL5
DECIDUOUS TREE STAKING DETAIL2
Extend stakes into firm,
undisturbed soil a min. of 8''.
install prior to filling with
planting mix.
EQUAL EQUAL
Wood stake
3'' dia. cedar
NOTE:
Do not let stakes touch
sides of root ball
Woven cloth belt
strapping nail to
stake
3'' dia. cedar wood
stakes - cut to same
height PLAN VIEW
SECTION
VIEW
Planting mix
Root ball
Belt strapping
COPYRIGHT 2015 R.A. SMITH NATIONALc
DECIDUOUS TREE STAKING FOR RESTRICTED AREAS3
GENERAL LANDSCAPE NOTES
Mulch Turf
Top of mulch to be flush
with turf
3"
Bedlines are to be cut crisp as per plan. a
clean definition between turf and plant bed
is required.
COPYRIGHT 2015 R.A. SMITH NATIONALc
SHOVEL CUT PLANT BED EDGING DETAIL8
Orange construction fencing
Metal T stakes
Grade
Minimum 5'
beyond drip line
Drip line
TREE PROTECTION FENCING DETAIL6
A2.0
A2.03A2.0
4
5
A2.02
A2.0
1
MS
P
M
u
s
k
e
g
o
Designer
JAW
Date
8/2/2016
Scale
VARIES
Drawing No.
Summary
1 of 1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.2
0.2
0.2
0.3
0.3
0.3
0.4
0.6
0.6
0.6
0.6
0.6
0.6
0.5
0.5
0.5
0.3
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.5
0.6
0.6
0.9
1.1
1.3
1.5
1.5
1.5
1.5
1.4
1.5
1.6
1.2
0.9
0.8
0.4
0.3
0.2
0.1
0.1
0.1
0.2
0.3
0.3
0.4
0.8
1.0
1.3
1.8
2.3
1.9
1.3
0.8
0.5
0.2
0.1
0.1
0.1
0.2
0.3
0.5
0.7
1.1
1.3
0.9
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.3
0.5
0.7
0.9
1.3
1.4
1.4
1.5
1.5
1.4
0.7
0.5
0.3
0.2
0.2
0.4
1.5
2.6
2.9
1.0
1.1
1.1
1.1
1.1
0.6
0.4
0.3
0.3
0.1
0.2
0.5
1.7
1.7
1.6
2.1
3.0
3.6
0.7
0.6
0.8
0.8
0.4
0.4
0.1
0.3
0.4
1.6
1.5
1.5
1.6
1.5
3.6
4.1
0.6
0.1
0.1
0.4
0.4
0.2
0.9
1.4
1.5
4.0
0.7
0.1
0.2
0.2
0.1
0.4
1.3
1.2
1.0
3.1
3.1
1.0
0.2
0.1
0.4
1.2
1.2
2.2
2.6
1.1
0.3
0.7
1.2
1.1
1.8
0.5
0.4
0.7
1.0
1.0
1.3
1.3
0.8
0.9
0.8
1.0
1.0
0.4
0.8
0.8
0.7
0.7
0.8
0.7
0.4
0.6
0.7
0.6
0.5
0.5
0.4
0.4
0.4
0.4
0.3
0.2
0.1
0.1
0.1
0.2
0.3
0.2
0.2
0.2
0.1
0.3
0.1
0.1
0.2
0.4
0.2
0.1
0.1
0.1
0.1
0.1
1.5
0.3
0.9
0.2
0.5
0.9
1.1
0.1
0.1
0.1
1.7
4.3
2.7
3.3
2.7
1.9
1.5
0.1
0.3
0.2
2.3
1.8
0.1
0.3
3.3
2.2
1.6
0.1
0.1
0.1
0.2
3.6
1.6
1.4
1.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.6
3.1
0.9
0.6
0.5
0.2
0.2
0.1
2.4
0.8
0.6
0.5
0.4
0.3
0.3
0.2
1.2
1.4
2.0
0.8
0.7
0.7
0.6
0.6
0.4
1.7
1.6
1.6
1.4
1.4
1.3
1.2
0.6
1.7
1.8
0.8
0.6
0.1
1.8
1.8
2.0
1.0
0.7
0.1
0.1
0.1
1.9
1.9
1.1
0.7
0.1
0.1
0.1
0.2
0.3
2.1
2.0
1.1
0.8
0.8
0.9
1.2
1.7
0.5
0.3
0.1
0.1
0.1
0.2
0.4
0.6
0.9
2.0
2.1
1.1
0.6
0.3
0.3
0.4
0.5
0.7
0.9
1.2
1.1
1.1
1.0
0.7
0.5
0.5
0.4
0.4
0.5
0.4
0.3
0.4
0.3
0.2
0.2
0.1
0.1
0.2
0.4
0.6
0.9
1.1
1.5
2.0
0.6
0.4
0.2
0.1
0.2
0.2
0.3
0.3
0.4
0.4
0.4
0.4
0.3
0.3
0.3
0.3
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.4
0.6
0.9
1.3
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.4
0.7
1.0
0.9
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.4
0.5
0.2
0.1
0.1
0.1
0.4
0.3
0.2
0.1
0.2
0.2
0.1
0.1
0.1
0.1
0.1
1.6
1.5
2.0
2.3
3.3
3.7
3.4
2.6
1.7
1.6
1.8
2.1
2.5
2.9
2.8
2.0
1.6
2.4
2.6
2.9
3.0
3.1
3.1
3.6
3.7
3.3
2.7
2.2
1.8
1.6
1.5
1.5
1.7
2.0
2.2
2.4
1.9
1.7
1.2
1.7
2.8
3.2
3.3
3.1
3.0
3.1
3.4
3.2
3.1
3.0
2.8
2.5
2.3
1.9
1.5
1.3
1.2
1.0
2.7
2.1
1.8
1.7
1.9
2.1
2.4
2.7
2.6
3.5
3.9
3.6
3.2
3.0
3.0
2.9
2.3
1.7
1.1
1.0
0.7
2.3
4.8
4.8
3.2
2.4
2.1
1.8
1.7
4.1
4.4
3.8
3.8
3.1
2.2
1.4
1.0
0.7
0.6
0.5
0.7
1.3
2.8
4.3
4.8
3.3
2.3
1.9
4.9
3.8
2.0
1.2
0.8
1.7
1.3
1.2
1.2
1.6
2.3
3.0
3.1
2.5
2.0
1.6
1.4
4.8
2.2
0.9
2.5
4.7
3.8
2.4
1.9
1.5
1.6
2.0
2.0
1.9
2.0
1.6
3.6
2.8
1.3
3.4
4.9
4.3
2.7
1.9
1.5
1.3
1.4
1.5
1.5
1.3
2.5
1.5
2.5
3.4
3.3
2.2
1.7
1.4
1.1
1.1
1.2
1.9
1.5
1.3
1.8
2.0
1.9
1.6
1.4
1.1
1.0
1.4
0.6
0.9
1.2
1.4
1.3
1.2
1.0
1.0
0.8
0.5
0.9
0.9
0.9
0.7
0.6
0.5
2.1
4.4
5.3
3.6
1.0
2.2
3.5
4.4
3.4
0.4
1.9
2.5
2.8
2.4
1.8
1.8
1.3
1.2
1.8
1.8
1.7
1.4
1.2
4.8
4.1
2.7
1.9
1.5
1.5
1.4
1.2
1.1
3.9
4.8
3.1
2.3
1.7
1.3
1.3
1.3
1.2
1.1
0.9
1.9
2.5
3.4
4.3
4.3
3.1
2.4
2.0
1.6
1.6
1.5
1.5
1.4
1.1
1.1
0.8
1.9
2.1
2.2
2.7
2.9
3.0
2.9
2.7
2.5
2.1
2.0
1.9
1.8
1.6
1.5
1.5
1.5
1.5
1.5
1.4
1.3
1.2
1.0
2.3
2.6
2.4
2.1
2.1
2.0
2.2
2.4
2.4
2.3
2.3
2.2
2.0
1.9
1.7
1.7
1.6
1.7
1.8
2.0
2.0
1.9
1.6
1.3
2.2
2.8
3.4
3.0
1.7
1.3
1.2
1.6
1.9
2.2
2.5
2.7
3.0
2.9
2.5
2.2
1.9
1.9
1.9
2.1
2.3
2.7
3.1
2.5
1.9
1.5
2.1
2.4
2.4
2.8
1.9
2.0
2.3
2.9
3.2
3.1
2.6
1.9
1.6
1.6
1.5
1.4
1.5
1.7
1.6
1.3
0.9
0.7
2.3
2.4
2.2
1.7
0.9
1.0
2.4
2.6
2.3
1.9
1.1
1.7
2.6
3.3
2.8
1.4
1.5
1.9
2.6
1.8
0.7
1.0
1.3
1.2
1.0
0.5
0.7
0.6
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0 0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.4
0.2
0.2
5.8
5.0 5.0
5.4
A3
A3
A4
C
C
C C
A4
A4
A3
A3
A3A3
A3
A3
A4
Schedule
Symbol Label Quantity Manufacturer Catalog Number Description
Lumens
Per
Lamp
Wattage
A3
7RAB LIGHTING,
INC.
ALED3T125N TYPE 3 FIXTURE MOUNTED TO
25' POLE WITH 2' BASE
1523 134
A3
1RAB LIGHTING,
INC.
ALED3T125N (2) TYPE 3 FIXTURES MOUNTED
TO 25' POLE WITH 2' BASE
1523 268
A4
4RAB LIGHTING,
INC.
ALED4T125N TYPE 4 FIXTURE MOUNTED TO
25' POLE WITH 2' BASE
1823.643 137
C
4RAB LIGHTING,
INC.
BLEDR12N 42" BOLLARD 314 16
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
EAST PARKING AND DRIVE 2.0 fc 5.4 fc 0.2 fc 27.0:1 10.0:1
PROPERTY LINE 0.1 fc 0.5 fc 0.0 fc N/A N/A
SITE ALL 1.0 fc 5.8 fc 0.0 fc N/A N/A
WEST PARKING AND DRIVE 2.2 fc 5.0 fc 0.4 fc 12.5:1 5.5:1
ES-1
City of Muskego
Plan Commission Supplement PC 059-2016
For the meeting of: September 6, 2016
REQUEST Approval of a Building Site and Operation Plan and a Four Lot Certified Survey Map for
Commercial Building “A” as part of the Parkland Towne Center Development.
Parkland Towne Center / Janesville Road
NW ¼ of Section 10
PETITIONER: Parkland Towne Center Development, Inc.
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Jeff Muenkel, AICP
BACKGROUND PC 059-2016
Petitioners have submitted a Building, Site and Operation Plan and a Certified Survey Map as part of the
Parkland Towne Center Development. The BSO Plan and CSM are for the retail center project that was
originally noted as “Parcel A” of the Parkland Towne Center Concept Plan.
PLAN CONSISTENCY PC 059-2016
Comprehensive Plan: The 2020 Plan depicts the areas for Commercial uses. The proposal is
consistent with the Plan.
Zoning: The property is currently zoned PD Planned Development District. The
structures proposed appear to meet the intent of the Parkland Towne
Center zoning concept originally approved.
Park and Conservation Plan: No acquisitions are proposed in this area. The proposal is consistent
with the Plan.
Street System Plan: The Certified Survey Map proposed requires no street dedications. 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:
Public water serves the property. The proposal is consistent with the
Plan.
Stormwater Management
Plan:
Stormwater management is required and is already being constructed
on site as per the Parkland Towne Center Development.
Design Guides The General Design Guide and Downtown Design Guides govern this
area. The proposed appears to meet the requirements of the guides but
further Plan Commission review of how the architecture fits into the rest
of the future Parkland Towne Center may be required.
DISCUSSION PC 059-2016
As stated above, Parkland Towne Center Development, Inc. have submitted a Building, Site and
Operation Plan and a Certified Survey Map as part of the Parkland Towne Center Development. The
BSO Plan and CSM are for the retail center project that was originally noted as “Parcel A” of the Parkland
Towne Center Concept Plan. The original concept saw this parcel to contain an approximate 7,500
square foot commercial retail center structure and a 8,994 square foot retail structure is now proposed on
a .862 acre lot.
The parcel is zoned as a Planned Development per earlier 2016 Plan Commission and Council approvals
and the proposal meets the general concept proposed during the approved Planned Development
rezoning. The proposed structure is within the middle of the overall Parkland Towne Center development
which is an internal private development with private roadways. The proposal is part of Planned
Development zoning but meets the requirements of Muskego’s underlying commercial zoning districts
with a front setback great than 40 feet and side offsets greater than 10’/15’
Certified Survey Map (CSM)
As part of the development a CSM is required in order to break the parcel off for the proposed retail
center. The original Parkland Towne Center CSM divided off the main parcels along the roadways of the
development and the new CSM will create the new island parcel for this new retail center. Per the CSM a
.862 acre lot will be created.
The preliminary CSM has been reviewed and looks appropriate to codes. The resolution is subject to any
remaining engineering items before final CSM signoff.
Building, Site and Operation Plan
Architecture
The structure proposed is to be approximately 8,994 square feet constructed as one story and said
structure will have altering heights with a peak of no more than 24 feet. The building is setup for multiple
tenants with up to six (6) tenant spaces.
This site is governed by the General Design Guide and the Downtown Design Guide which call for 50%
masonry product and four-sided architecture. The proposed building architecture is proposed to mimic
some of the elements of the apartment structures already approved for the Parkland Towne Center and
the building architecture proposed contains a good use of materials and many altering heights.
The materials of the structure proposed mainly comprise of the following:
Modular brick
Decorative concrete block veneer
Hardie plank lap siding
Composite panels
Brake metal fascia
Brake metal coping
Canvas sunshades
Cast stone sills, and
The structure is proposed to be colors as shown on the colored renderings in the submittal largely being
earth tones in nature and largely matching colors found on the previously approved apartment structures.
Overall the provided architecture matches well with the approved apartment architecture. Further the
proposed meets the intent of the Downtown and General Design Guide of four-sided architecture and
50% masonry product used with most elevations having considerably more than 50% (south-65%, west-
73%, north-55%, east-55%). A couple iterations of the proposed architecture have been worked thru
staff review and the developers have added considerable architectural materials to the rear and side
elevations to get the designs to where we see them today.
One note is that staff does have in the resolution that any backsides of parapet roofs must be clad in the
same material as the public viewed façade. This has been done in the past Muskego approved BSOs as
well with Taco Bell being the latest.
Lastly, Plan Commission should discuss with the developer the timing of the three (3) other future
commercial BSOs as part of the Parkland Towne Center development. We will want to assure that all the
commercial buildings are cohesive in some way and knowing their timelines may be key to approving this
current submittal.
Site Plan, Access, and Parking
The proposed building is to be accessed by private roadways approved via easements in the certified
survey maps.
A total of thirty-six (36) exterior parking stalls are shown on the site plan. For a retail/office site the City of
Muskego has determined that at least 50% of the structure should be treated as customer floor area and
Muskego parking codes mandate that one parking stall should be planned for 150 square feet of
customer floor area. The parking stalls proposed meet the intent of the Muskego parking codes at 36
parking stalls (8,994/2= 4,497 SF/150 = 30 required stalls at minimum).
All driving lanes are illustrated at 24 feet in width where two-way traffic will exist and the proper markings
are shown throughout the site.
A couple areas of parking show more than ten stalls without a landscape island and the resolution is
written for approval due to the landscape plan being very intense and the overall continuity of the
Parkland Towne Center development.
All exterior parking stalls all are shown as 9 feet by 18 feet and the resolution is written for approval due
to city codes changing with the Muskego recodification later this year.
The parking lot will be curbed throughout and ample pedestrian access from the lot to the entrances to
the building can be found throughout.
Lastly, it should be noted that a possible outdoor patio area could be planned on the west side of the
structure that is tenant dependent on need. The landscape plan doesn’t reflect the possible patio but an
updated landscape plan for that area would be required if a tenant comes forth needing this area for
operations.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits in regards to fire lane
widths and access points.
Refuse Enclosure
A dumpster enclosure is found on the western portion of the site and said enclosure will have to meet the
same architectural materials as the main structure upon building permit time. The enclosure shows ample
landscaping surrounding the area at this time.
Landscaping
A landscape plan has been submitted as part of the proposal and review is pending approval from the
City Forester as per the requirements of the Downtown Design Guide. A wealth of landscaping is
proposed around the full perimeter of the site as well as the foundations of the overall structure. One
landscape elevation shows how the landscaping may look as the proposed landscape plan ages around
the perimeter of the proposed structure.
Signage
Signage isn’t part of the submittal at this time. Sign permits will be required when desired.
Lighting
No specific lighting details and/or photometric plan are found in the submittal. The resolution is worded
that any future lighting should match the rest of the Parkland Center development and any lighting must
be zero degree cutoff, have pole lights a concrete base not exceeding 6” and a photometric plan meeting
city codes.
Deliveries
There is no discussion on deliveries since no tenants are described at this time. However the resolution is
worded that deliveries for any future tenants should take place during daytime hours and should not
impeded patron parking stalls during open times of the businesses
Sewer, Water, Storm, Grading
The development will be serviced by public sewer and water that are being installed as part of the overall
Parkland Towne Center development this year. Stormwater is also already accounted for in the Parkland
Towne Center development being built at this time.
Other Misc Items in Resolution
BE IT FURTHER RESOLVED, That no outdoor storage of materials and/or equipment is allowed on the
site.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and should be approved by the Community Development Department.
BE IT FURTHER RESOLVED, That all technical corrections from the City will need to be addressed
before the Certified Survey Map can be signed and recorded.
BE IT FURTHER RESOLVED, That a digital file of this CSM shall be submitted to the City in accordance
with Common Council Ordinance No. 1118 and Resolution 196-2002.
STAFF RECOMMENDATION PC 059-2016
Approval of Resolution PC 059-2016
RESOLUTION #P.C. 059-2016
APPROVAL OF A BUILDING SITE AND OPERATION PLAN AND APPROVAL OF A FOUR LOT
CERTIFIED SURVEY MAP FOR THE PARKLAND TOWNE CENTER PROPERTY LOCATED IN
THE NW ¼ OF SECTION 10 ON JANESVILLE ROAD
WHEREAS, A Building, Site and Operation Plan and a Certified Survey Map were submitted for
the part of the Parkland Towne Center Development property located in the NW ¼ of Section 10
along Janesville Road, and
WHEREAS, The BSO Plan and CSM are for the retail center project that was originally noted as
“Parcel A” of the Parkland Towne Center Concept Plan, and
WHEREAS, The original concept saw this parcel to contain an approximate 7,500 square foot
commercial retail center structure and a 8,994 square foot retail structure is now proposed on a
.862 acre lot, and
WHEREAS, The parcel is zoned as a Planned Development per earlier 2016 Plan Commission
and Council approvals and the proposal meets the general concept proposed during the
approved Planned Development rezoning, and
WHEREAS, The proposed structure is within the middle of the overall Parkland Towne Center
development which is an internal private development with private roadways, and
WHEREAS, The proposal is part of Planned Development zoning but meets the requirements of
Muskego’s underlying commercial zoning districts with a front setback great than 40 feet and side
offsets greater than 10’/15’, and
WHEREAS, The building is to be approximately 8,994 square feet constructed as one story and
said structure will have altering heights with a peak of no more than 24 feet, and
WHEREAS, The building is setup for multiple tenants with up to six (6) tenant spaces, and
WHEREAS, The proposed meets the zoning and 2020 Comp Plan for the area, and
WHEREAS, The development will be serviced by public sewer and water that are being installed
as part of the overall Parkland Towne Center development this year, and
WHEREAS, The development will be serviced by stormwater ponds that are being installed as
part of the overall Parkland Towne Center development this year, and
WHEREAS, The proposed will be part of a .862 acre parcel that is to be split from the main
parcels per the CSM submitted as part of this overall proposal, and
WHEREAS, The proposed CSM will parcel off the parcel for the new retail center as well as
solidify the parcel lines for the rest of the Parkland Towne Center development, and
WHERAS, The proposed CSM meets the requirements and intent of the originally approved
Parkland Towne Center development, and
WHEREAS, This site is governed by the General Design Guide and the Downtown Design Guide
which call for 50% masonry product and four-sided architecture, and
WHEREAS, The proposed building architecture is proposed to mimic some of the elements of the
apartment structures already approved for the Parkland Towne Center, and
WHEREAS, The building architecture proposed contains a good use of materials and many
altering heights, and
WHEREAS, The materials proposed mainly comprise of the following:
Modular brick
Decorative concrete block veneer
Hardie plank lap siding
Composite panels
Brake metal fascia
Brake metal coping
Canvas sunshades
Cast stone sills, and
WHEREAS, The proposed materials largely match the materials found on the previously
approved apartment structures, and
WHEREAS, The structure is proposed to be colors as shown on the colored renderings in the
submittal largely being earth tones in nature and largely matching colors found on the previously
approved apartment structures, and
WHEREAS, The proposed building is to be accessed by private roadways approved via
easements in the certified survey maps, and
WHEREAS, A total of thirty-six (36) exterior parking stalls are shown on the site plan, and
WHEREAS, For a retail/office site the City of Muskego has determined that at least 50% of the
structure should be treated as customer floor area and Muskego parking codes mandate that one
parking stall should be planned for 150 square feet of customer floor area, and
WHEREAS, The parking stalls proposed meet the intent of the Muskego parking codes at 36
parking stalls (8,994/2= 4,497 SF/150 = 30 required stalls at minimum), and
WHEREAS, All parking stalls all are shown as 9 feet by 18 feet, and
WHEREAS, The parking lot will be curbed throughout and ample pedestrian access from the lot
to the entrances to the building can be found throughout, and
WHEREAS, All driving lanes are illustrated at 24 feet in width where two-way traffic will exist and
the proper markings are shown throughout the site, and
WHEREAS, The proposal is subject to Fire Department review for any changes for fire lanes and
access before building permit approval, and
WHEREAS, A dumpster enclosure, with ample perimeter landscaping, is proposed along the
western portion of the site, and
WHEREAS, A landscape plan has been submitted as part of the proposal and review is pending
approval from the City Forester as per the requirements of the Downtown Design Guide, and
WHEREAS, A wealth of landscaping is proposed around the full perimeter of the site as well as
the foundations of the overall structure, and
WHEREAS, A couple areas of parking show more than ten stalls without a landscape island, and
WHEREAS, Signage isn’t part of the submittal at this time, and
WHEREAS, No specific lighting details and/or photometric plan are found in the submittal.
THEREFORE BE IT RESOLVED, That the Plan Commission does hereby approve of a Building,
Site and Operation Plan and a Certified Survey Map as part of the Parkland Towne Center
Development property located in the NW ¼ of Section 10 along Janesville Road.
BE IT FURTHER RESOLVED, That any backsides of parapet roofs must be clad in the same
material as the public viewed façade.
BE IT FURTHER RESOLVED, Deliveries for any future tenants should take place during daytime
hours and should not impeded patron parking stalls during open times of the businesses.
BE IT FURTHER RESOLVED, Planning Commission approves of waiving the one landscape
island for every 10 parking stalls given the high degree of landscaping on site and the overall
continuity of the Parkland Towne Center development.
BE IT FURTHER RESOLVED, The any future lighting should match the rest of the Parkland
Center development and any lighting must be zero degree cutoff, have pole lights a concrete
base not exceeding 6” and a photometric plan meeting city codes, and
BE IT FURTHER RESOLVED, A dumpster enclosure is proposed along the western portion of
the site and said enclosure will have to meet the same architectural materials as the main
structure upon building permit time.
BE IT FURTHER RESOLVED, All exterior parking stalls all are shown as 9 feet by 18 feet and
this is approved by the Plan Commission as Muskego codes are changing to this requirement
pending the Muskego recodification later this year, and
BE IT FURTHER RESOLVED, Fire Department review is still required and changes to access
lanes for width may occur for approved fire lanes prior to building permit issuance.
BE IT FURTHER RESOLVED, That no outdoor storage of materials and/or equipment is allowed
on the site.
BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building.
BE IT FURTHER RESOLVED, A final landscape plan will need to be approved by the City
Forester prior to the issuance of building permits which will include ensuring that the landscape
plan meets the Downtown Design Guide requirements.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the
principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC
devices, electrical transformers, etc.) must be screened from view and/or incorporated into the
design of the site/structure (screening, etc.) and should be approved by the Community
Development Department.
BE IT FURTHER RESOLVED, That all technical corrections from the City will need to be
addressed before the Certified Survey Map can be signed and recorded.
BE IT FURTHER RESOLVED, That a digital file of this CSM shall be submitted to the City in
accordance with Common Council Ordinance No. 1118 and Resolution 196-2002.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise
authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 060-2016
For the meeting of: September 6, 2016
REQUEST: Metal Accessory Structure
Tax Key No. 2227.988.017 / W200 S8431 Woods Road
SW ¼ of Section 17
PETITIONER: Lauren Domnick
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 060-2016
The petitioner is proposing to construct a 6,750 square foot (50’ x 135’) metal accessory structure on site. The
structure will be used for personal storage of items such as wave runners, a pontoon boat, wakeboard boat,
kayaks, paddleboards, cars and motorcycles, etc. Plans are attached for your review.
Plan Commission may waive the architectural requirements for accessory structures when any of the following are
met:
1. The structure is screened from view,
2. The principal structure is composed of materials, colors, or styles that are inappropriate in their applications
to an accessory structure,
3. The Plan Commission finds other circumstances to be present which would result in no undue harm to the
property or its surroundings,
4. When the area is not found to be predominately residential.
Plan Commission may approve the materials as submitted, or require modifications prior to release of building
permits.
PLAN CONSISTENCY PC 060-2016
Comprehensive Plan: The 2020 Plan depicts the area for medium density residential land use. The
proposal for this residential outbuilding is consistent with the Plan.
Zoning:
The property is zoned RS-2 - Suburban Residence District. Accessory
structures totaling around 8,582 SF square feet are permitted on the subject
property. The current proposal measures 6,750 square feet in area. There is
an existing house on the property that is under construction with no other
accessory structures on site. The proposal meets the bulk requirements of the
Zoning Code except the architectural requirements of accessory structures.
STAFF DISCUSSION PC 060-2016
The architectural requirements state that the accessory structure should have similar materials and colors as the
principal residence. Planning Commission approval is being sought due to this concern.
The petitioner is proposing a steel sided and steel-roofed structure with four (4) inch roof overhangs. On steel
structures the Plan Commission has typically likes to see overhangs at least equal to those on the house as to help
the building look less industrial and more decorative. The Plan Commission can discuss if they would like this
building to have overhangs similar to those on the home. The resolution currently states that the roof overhangs
should be the same depth as the home. The walls of the building will be tan, the roof will be brown, and the trim will
be brown. The applicant stated that the colors will be similar to the home. The proposed building location will be
fairly screened from most views and it is proposed to be located about 600’ from Woods Road and over 300 feet
from Janesville Road.
The building is not shown having any decorative elements, except for a pedestrian door. The Plan Commission
many want to discuss if they would like to see any more decorative elements on the building, as have been
included on many other past submittals (i.e. wainscoting, windows, cupolas, shutters, dormers, etc.). The
resolution currently does not require any other decorative elements being required. The Plan Commission may
want to take the location of the building into consideration when looking that this.
The Resolution also states the following items:
BE IT FURTHER RESOLVED, That all four sides of the building must contain roof overhangs at least equal to the
depth of the overhangs on the home.
BE IT FURTHER RESOLVED, That the floor of the accessory structure must be asphalt, sealed concrete block, or
concrete slab per the Zoning Code and it must meet all applicable building codes.
BE IT FURTHER RESOLVED, That the colors of the new accessory structure must be similar to the colors of the
house.
BE IT FURTHER RESOLVED, That the accessory structure cannot be used for any business storage or business
operations.
BE IT FURTHER RESOLVED, That the building permit required for this structure cannot be issued until Community
Development staff is satisfied with the progress of construction for the new home on this lot and said accessory
structure can be used before occupancy of the home is granted as long as occupancy for the home is granted
within six (6) month of the completion of the accessory structure.
STAFF RECOMMENDATION PC 060-2016
Approval of Resolution #PC 060-2016, finding that there will be no undue harm to the surrounding
properties, the building being located about 600’ from Woods Road, over 300 feet from Janesville Road and
appears that it will be fairly screened from most views.
The Plan Commission can discuss if they would like this building to have overhangs similar to those on the
home, which is currently included in the resolution. Also, the Plan Commission many want to discuss if
they would like to see any more decorative elements on the building, as have been included on many other
past submittals.
MUSK EG Othe City of
Ar ea o f Inte restI0290580
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 06 0-2016
Lau re n Do mnickW200 S84 31 W oo ds R o 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 : 9 /1 /2 0 1 6
RESOLUTION #P.C. 060-2016
APPROVAL OF AN METAL ACCESSORY STRUCTURE
FOR THE DOMNICK PROPERTY LOCATED IN THE SW ¼ OF SECTION 17
(TAX KEY NO. 2227.988.017 / W200 S8431 WOODS ROAD)
WHEREAS, A site plan and building drawings were submitted by Lauren Domnick to construct a
6,750 square foot (50’ x 135’) metal accessory structure on a property located at W200 S8431
Woods Road (Tax Key No. 2227.988.017), and
WHEREAS, The property is zoned RS-2 - Suburban Residence District and said structure is a
permitted accessory use and subject to Plan Commission review due to the proposed
architectural materials shown, and
WHEREAS, There is an existing house under construction on the property with no other
accessory structures, and
WHEREAS, The total allowed square footage for accessory structures on this property is limited
to 8,582 square feet, and said proposal meets the bulk requirements of the Zoning Code, and
WHEREAS, The owner stated that the accessory structure will be used for personal storage of
items such as wave runners, a pontoon boat, wakeboard boat, kayaks, paddleboards, cars and
motorcycles, etc., and
WHEREAS, The structure is proposed to be constructed with steel walls and a steel roof and said
proposal does not meet the Plan Commission’s standards for administrative approval of
residential accessory structures as the siding and roofing does not match the materials used on
the primary residence, and
WHEREAS, The walls will be tan, the roof will be brown, and the trim will be brown, which the
applicant states will be similar to the housing being built, and
WHEREAS, The accessory structure is currently proposed having four (4) inch roof overhangs,
and
WHEREAS, The building is not shown having any decorative elements, except for a pedestrian
door, and
WHEREAS, The structure is located about 600’ from Woods Road, over 300 feet from Janesville
Road and appears that it will be fairly screened from most views.
THEREFORE BE IT RESOLVED, That the Plan Commission approves a 6,750 square foot metal
accessory structure submitted by Lauren Domnick located at W200 S8431 Woods Road (Tax Key
No. 2227.988.017).
BE IT FURTHER RESOLVED, That all four sides of the building must contain roof overhangs at
least equal to the depth of the overhangs on the home.
BE IT FURTHER RESOLVED, That the floor of the accessory structure must be asphalt, sealed
concrete block, or concrete slab per the Zoning Code and it must meet all applicable building
codes.
BE IT FURTHER RESOLVED, That the colors of the new accessory structure must be similar to
the colors of the house.
BE IT FURTHER RESOLVED, That the accessory structure cannot be used for any business
storage or business operations.
BE IT FURTHER RESOLVED, That the building permit required for this structure cannot be
issued until Community Development staff is satisfied with the progress of construction for the
new home on this lot and said accessory structure can be used before occupancy of the home is
granted as long as occupancy for the home is granted within six (6) month of the completion of
the accessory structure.
BE IT FURTHER RESOLVED, That the Plan Commission approves of the accessory structure
due to no undue harm to the surrounding properties, the building is located about 600’ from
Woods Road, over 300 feet from Janesville Road and appears that it will be fairly screened from
most views.
BE IT FURTHER RESOLVED, That failure to comply with the terms of this resolution and the
approved site plans shall result in the issuance of fines of $100 per day per violation, the initiation
of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 062-2016
For the meeting of: September 6, 2016
REQUEST: Building, Site, and Operation Plan Amendments for Bevsek-Verbick Funeral Home
Tax Key No. 2177.934.001 / W195 S6610 Racine Ave
NE ¼ of Section 5
PETITIONER: Stelling & Associates Architects
INTRODUCED: September 6, 2016
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 062-2016
On August 22, 2016 a submittal was received from Stelling & Associates Architects for Bevsek-Verbick
Funeral Home to add a 3,160 SF addition onto the front (west) of the building to be used as a chapel for
their funeral services. Also as part of the proposal the existing covered entry way on the north side of the
existing building will also be built-out/enclosed to create a more formal entryway. The main addition will
include a chapel, restrooms, entry space, storage space, and an additional covered entry.
CONSISTENCY WITH ADOPTED PLANS 062-2016
Comprehensive Plan: The 2020 Plan depicts the property for commercial uses. The proposal is
consistent with the Plan.
Zoning: The property is zoned B-3, General Business District. The use is permitted
subject to BSO approval.
STAFF DISCUSSION PC 062-2016
Bevsek-Verbick Funeral Home bought this property within the last year, after it was vacant for years. In
order to have this building meet their current needs, they are proposing the addition included within this
proposal.
ARCHITECTURE
The City typically likes to see four-sided architecture and/or 50% masonry on all visible facades. The
existing building on site is brick/masonry with a shingled roof. The proposed addition is shown to include
all the same materials and colors. The additions also includes similar architectural features/details as
used on the existing building. The south and north elevations include some taller/narrow windows and
the west elevation includes a set of windows towards the upper portion of the gable portion of the wall.
This western facade does not include any other windows due to the interior space adjacent to that wall
being used for the back drop of the chapel space.
SITE/PARKING
There is plenty of existing parking on site. The parking lot has recently been resurfaced and re-striped.
As part of the addition there is additional curbing proposed around the addition area. Due to this we need
to be sure that all remaining drive aisles around the building, especially the ones on the west and south
sides of the addition, meet the minimum width requirements of 12’ wide for one-way traffic and 24’ wide
for two-way traffic. This will need to be verified before building permits can be issued.
LIGHTING
No new lighting is proposed at this time. Any new or altered exterior lighting will need specific approval
from the Planning Division before installation and said approval may require a photometric plan. Any
newly proposed/altered lighting must be full cut-off and zero degree tilt. The concrete base of any new
pole lighting cannot exceed six (6) inches in height.
LANDSCAPING
The site has recently undergone a bunch of clean up since the site was overgrown from when it was
previously un-used. As part of the new addition a new landscape plan has been submitted. The plan
shows additional landscaping being added around the base of the new addition. Formal landscape plan
review will occur before building permits can be issued.
OTHER
No new signage details are provided at this time other than general notes about new signage.
Any new/altered signage (temporary or permanent) will require separate permits.
Any bollards must be painted to match the color of the building.
No outdoor storage or display is allowed on site unless specific Plan Commission approvals are
granted in the future for any storage and all dumpsters/recycle bins must be located within the
existing trash enclosure and/or with a new separately approved enclosure.
The plans for this use and site layout must be reviewed by the Fire Department and any changes
they may require must be made, including the possible widening/altering of driveways and/or
parking areas.
Overall, the updates and addition to the building and the site will enhance the overall look of the area and
help repurpose this existing building and make it even more usable by the current owners. The resolution
is written for approval as submitted.
STAFF RECOMMENDATION PC 062-2016
Approval of Resolution PC 062-2016
MUSK EG Othe City of
Ar ea o f Inte restI0140280
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 06 2-2016
Be vse k-Ver bic k Fu ne ra l HomeW195 S66 10 Ra cin e Ave .
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 : 9 /1 /2 0 1 6
RESOLUTION #P.C. 062-2016
APPROVAL OF A BUILDING SITE AND OPERATION PLAN AMENDMENT FOR
BEVSEK-VERBICK FUNERAL HOME LOCATED IN THE NE ¼ OF SECTION 5
(TAX KEY 2177.934.001 / W195 S6610 RACINE AVENUE)
WHEREAS, On August 22, 2016 a submittal was received from Stelling & Associates Architects
on behalf of Bevsek-Verbick Funeral Home for a property located at W195 S6610 Racine Avenue
(Tax Key No. 2177.934.001), and
WHEREAS, The petitioner is proposing to add a 3,160 SF addition onto the front (west) of the
existing building to be used as a chapel for their funeral services, and
WHEREAS, Also as part of the proposal the existing covered entry way on the north side of the
existing building will also be built-out/enclosed to create a more formal entryway, and
WHEREAS, The main addition will include a chapel, restrooms, entry space, storage space, and
an additional covered entry, and
WHEREAS, The addition is proposed to use the same colors and material as used on the existing
building, which include brick facades with a shingled roof, and
WHEREAS, There is additional curbing and landscaping proposed around the new addition, and
WHEREAS, The City typically likes to see four-sided architecture and/or 50% masonry on all
visible facades and the proposed building meets said requirements, and
WHEREAS, There is plenty of existing parking being provided on site, and
WHEREAS, The parking lot has recently been resurfaced and re-striped, and
WHEREAS, No new/altered lighting or signage is proposed at this time.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of an amended Building,
Site and Operation Plan from Stelling & Associates Architects on behalf of Bevsek-Verbick
Funeral Home located at W195 S6610 Racine Avenue (Tax Key No. 2177.934.001).
BE IT FURTHER RESOLVED, A formal landscape plan must be reviewed by the City Forester
before permits can be issued.
BE IT FURTHER RESOLVED, All remaining drive aisles around the building, especially the ones
on the west and south sides of the addition, must meet the minimum width requirements of 12’
wide for one-way traffic and 24’ wide for two-way traffic.
BE IT FURTHER RESOLVED, That the plans for this use and site layout must be reviewed by the
Fire Department and any changes they may require must be made, including the possible
widening/altering of driveways and/or parking areas.
BE IT FURTHER RESOLVED, Since no lighting details are provided at this time, any new or
altered exterior lighting will need specific approval from the Planning Division before installation
and said approval may require a photometric plan.
BE IT FURTHER RESOLVED, Details must be provided before the issuance of building permits
showing the exact placement of any rooftop and ground mechanicals and a plan on how they will
be screened from view.
BE IT FURTHER RESOLVED, No outdoor storage or display will be allowed on site unless
specific Plan Commission approvals are granted in the future for any storage.
BE IT FURTHER RESOLVED, All dumpsters/recycle bins must be located within the existing
trash enclosure and/or with a new separately approved enclosure.
BE IT FURTHER RESOLVED, Any new/altered signage (temporary or permanent) will require a
separate permit.
BE IT FURTHER RESOLVED, Any bollards must be painted to match the color of the building.
BE IT FURTHER RESOLVED, A copy of said plans must be kept on file and that all aspects of
this plan shall be maintained in perpetuity unless otherwise authorized by the Plan Commission.
BE IT FURTHER RESOLVED, Failure to comply with the approval contained in this resolution
shall result in the imposition of fines of $100 per day, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Denied:
Deferred:
Introduced: September 6, 2016
ATTEST: Kellie McMullen, Recording Secretary
181 West Chestnut Street P.O. Box 506 Burlington, Wisconsin 53105 Phone (262) 763-8725 Fax (262) 763-1971
August 22, 2016
City of Muskego
Department of Community Development
Planning Services Division
W182 S8200 Racine Ave.
Muskego, WI 53150 -0749
RE: Building Addition - Bevsek Group Properties, LLC
Building Located at:
W195 S6610 Racine Avenue
Muskego, WI
Building Site and Operations Plan Application Written Description
Planning Commission,
On behalf of Bevsek Group Properties, LLC we at Stelling & Associates Architects, Ltd.
will be addressing the ‘Written Description’ portion of this application that will not be
presented on the provided checklist.
Bevsek Group Properties, LLC is awaiting its Occupancy Permit for their Funeral Home
at the above address. The existing property is Zoned B-3. This property had been used
for Automobile Sales and Service, Muskego Motor Car Company developed in 1998.
The Funeral Home will be operated as required for their previously filed business plan.
They are as you might expect a will call 24-hour a day service with related services
schedule to match the demand.
The original Site Grading Plan, Storm Water Management and Landscaping Plans for this
site were developed by Roger W. Johnson, Engineer; Waukesha Wisconsin, and are on
file with the City Engineering Department (a copy or pdf could be provided if needed).
We are not adding any additional hard surface to this site at this time.
Our proposed addition project will remove a portion of the original display parking to the
west of the existing structure. The size of the addition is approximately 3,160 square
feet; the existing building (including the covered entry) is approximately 3,040 square
feet. The perimeter of the addition will receive new curbs and landscape planting beds.
Please see drawings for clarifications. We will be adding at the existing covered entry a
new vestibule for additional weather protection.
181 West Chestnut Street P.O. Box 506 Burlington, Wisconsin 53105 Telephone (262) 763-8725 Fax (262) 763-1971
The existing site has a well maintained landscape with freshly sealed and striped parking
lots. The existing site and parking lot lighting is in place (existing parking lot and site
lighting will be analyzed) any changes will be reviewed with City staff for resubmission
if required. Storm water management is in place and shall not be disturbed with this
project. This addition will have “0” zero impact on the existing systems.
The site has its own water well and is serviced as an existing Municipal sewer service,
which extends to the east. The building does not and will not require Fire Protection/
Sprinklers with this addition.
No Residence or Residential Uses Planned for this site.
The Architectural materials will match the existing building.
At this time there is no anticipated MSDS Material Safety Data Sheets required.
We will work with City staff on the final erosion control locations and monitoring, we do
not see a large concern for this project.
After your review if you have questions please call and we will make whatever
adjustment may be required.
Respectfully Submitted,
Thomas E. Stelling
President
Stelling & Associates Architects
181 W. Chestnut Street
Burlington, WI 53105
Cell 262‐492‐0482
OWNERSHIP OF DOCUMENTS
THIS DOCUMENT AND THE IDEAS AND
DESIGNS INCORPORATED HEREIN, AS AN
INSTRUMENT OF PROFESSIONAL
SERVICE , IS
THE SOLE PROPERTY OF STELLING &
ASSOCIATES ARCHITECTS, LTD AND IS
NOT
TO BE USED IN WHOLE OR IN PART FOR
ANY
OTHER PROJECT OR PURPOSE WITHOUT
THE
EXPRESSED WRITTEN AUTHORIZATION
OF
STELLING& ASSOCIATES ARCHITECTS,
LTD
REVISIONS
APPROVED
DRAWN BY
DATE
ARCHITECT
PROJECT
NUMBER
SHEET NUMBER
PR
O
J
E
C
T
D
E
S
C
R
I
P
T
I
O
N
PR
O
J
E
C
T
D
E
S
C
R
I
P
T
I
O
N
PR
O
J
E
C
T
F
O
R
18
1
W
.
C
H
E
S
T
N
U
T
S
T
R
E
E
T
P
O
B
O
X
5
0
6
BU
R
L
I
N
G
T
O
N
,
W
I
TE
L
E
P
H
O
N
E
:
(
2
6
2
)
7
6
3
-
8
7
2
5
FA
X
:
(
2
6
2
)
7
6
3
-
1
9
7
1
ST
E
L
L
I
N
G
A
N
D
A
S
S
O
C
I
A
T
E
S
A
R
C
H
I
T
E
C
T
S
,
L
T
D
.
BU
I
L
D
I
N
G
A
D
D
I
T
I
O
N
W1
9
5
S
6
6
1
0
R
A
C
I
N
E
A
V
E
MU
S
K
E
G
O
,
W
I
5
3
1
5
0
BE
V
S
E
K
-
V
E
R
B
I
C
K
F
U
N
E
R
A
L
H
O
M
E
8-22-16
1 OF 4
T1
16015
CR
PR
O
P
O
S
E
D
E
X
T
E
R
I
O
R
RE
N
D
E
R
I
N
G
PROPOSED EXTERIOR RENDERING
NTS1
16015
8-22-16
W1
9
5
S
6
6
1
0
R
A
C
I
N
E
A
V
E
MU
S
K
E
G
O
,
W
I
5
3
1
5
0
BE
V
S
E
K
-
V
E
R
B
I
C
K
F
U
N
E
R
A
L
HO
M
E
BU
I
L
D
I
N
G
A
D
D
I
T
I
O
N
AR
C
H
I
T
E
C
T
S
,
L
T
D
.
ST
E
L
L
I
N
G
&
A
S
S
O
C
I
A
T
E
S
TE
L
E
P
H
O
N
E
:
(
2
6
2
)
7
6
3
-
8
7
2
5
18
1
W
.
C
H
E
S
T
N
U
T
S
T
R
E
E
T
P
.
O
.
B
O
X
5
0
6
BU
R
L
I
N
G
T
O
N
,
W
I
5
3
1
0
5
FA
X
:
(
2
6
2
)
7
6
3
-
1
9
7
1
SHEET NUMBER:
ARCHITECTS
PROJECT NUMBER:
DATE:
DRAWN BY:
APPROVED:
REVISIONS:
PR
O
J
E
C
T
F
O
R
:
PR
O
J
E
C
T
D
E
S
C
R
I
P
T
I
O
N
:
DR
A
W
I
N
G
D
E
S
C
R
I
P
T
I
O
N
:
A100
JS
PR
O
P
O
S
E
D
F
L
O
O
R
P
L
A
N
&
EL
E
V
A
T
I
O
N
S
ALL DIMENSIONS MEASURED
TO AND FROM FACE OF STUD
ALL ANGLES TO BE 45
DEGREES UNLESS
OTHERWISE NOTED
ON DRAWINGS
IF ANY QUESTIONS ARISE NOTIFY
ARCHITECT IMMEDIATELY
DO NOT SCALE FROM DRAWINGS
45°GENERAL CONTRACTOR TO DISTRIBUTE
ALL SHEETS IN SET TO SUBCONTRACTORS!
DO NOT DISTRIBUTE PARTIAL SETS
NOTE
1 1/8" - 1'-0"
FLOOR PLAN
PROPOSED
2 1/8" - 1'-0"
WEST ELEVATION
PROPOSED
3 1/8" - 1'-0"
SOUTH ELEVATION
PROPOSED
4 1/8" - 1'-0"
NORTH ELEVATION
PROPOSED
4 OF 4
16015
8-22-16
W1
9
5
S
6
6
1
0
R
A
C
I
N
E
A
V
E
MU
S
K
E
G
O
,
W
I
5
3
1
5
0
BE
V
S
E
K
-
V
E
R
B
I
C
K
F
U
N
E
R
A
L
HO
M
E
BU
I
L
D
I
N
G
A
D
D
I
T
I
O
N
AR
C
H
I
T
E
C
T
S
,
L
T
D
.
ST
E
L
L
I
N
G
&
A
S
S
O
C
I
A
T
E
S
TE
L
E
P
H
O
N
E
:
(
2
6
2
)
7
6
3
-
8
7
2
5
18
1
W
.
C
H
E
S
T
N
U
T
S
T
R
E
E
T
P
.
O
.
B
O
X
5
0
6
BU
R
L
I
N
G
T
O
N
,
W
I
5
3
1
0
5
FA
X
:
(
2
6
2
)
7
6
3
-
1
9
7
1
SHEET NUMBER:
ARCHITECTS
PROJECT NUMBER:
DATE:
DRAWN BY:
APPROVED:
REVISIONS:
PR
O
J
E
C
T
F
O
R
:
PR
O
J
E
C
T
D
E
S
C
R
I
P
T
I
O
N
:
DR
A
W
I
N
G
D
E
S
C
R
I
P
T
I
O
N
:
AS100
JS
PR
O
P
O
S
E
D
S
I
T
E
P
L
A
N
ALL DIMENSIONS MEASURED
TO AND FROM FACE OF STUD
ALL ANGLES TO BE 45
DEGREES UNLESS
OTHERWISE NOTED
ON DRAWINGS
IF ANY QUESTIONS ARISE NOTIFY
ARCHITECT IMMEDIATELY
DO NOT SCALE FROM DRAWINGS
45°GENERAL CONTRACTOR TO DISTRIBUTE
ALL SHEETS IN SET TO SUBCONTRACTORS!
DO NOT DISTRIBUTE PARTIAL SETS
NOTE
1 1"=30'-0"
PROPOSED SITE PLAN
2 OF 4
16015
8-22-16
W1
9
5
S
6
6
1
0
R
A
C
I
N
E
A
V
E
MU
S
K
E
G
O
,
W
I
5
3
1
5
0
BE
V
S
E
K
-
V
E
R
B
I
C
K
F
U
N
E
R
A
L
HO
M
E
BU
I
L
D
I
N
G
A
D
D
I
T
I
O
N
AR
C
H
I
T
E
C
T
S
,
L
T
D
.
ST
E
L
L
I
N
G
&
A
S
S
O
C
I
A
T
E
S
TE
L
E
P
H
O
N
E
:
(
2
6
2
)
7
6
3
-
8
7
2
5
18
1
W
.
C
H
E
S
T
N
U
T
S
T
R
E
E
T
P
.
O
.
B
O
X
5
0
6
BU
R
L
I
N
G
T
O
N
,
W
I
5
3
1
0
5
FA
X
:
(
2
6
2
)
7
6
3
-
1
9
7
1
SHEET NUMBER:
ARCHITECTS
PROJECT NUMBER:
DATE:
DRAWN BY:
APPROVED:
REVISIONS:
PR
O
J
E
C
T
F
O
R
:
PR
O
J
E
C
T
D
E
S
C
R
I
P
T
I
O
N
:
DR
A
W
I
N
G
D
E
S
C
R
I
P
T
I
O
N
:
AL100
JS
PR
O
P
O
S
E
D
L
A
N
D
S
C
A
P
E
PL
A
N
ALL DIMENSIONS MEASURED
TO AND FROM FACE OF STUD
ALL ANGLES TO BE 45
DEGREES UNLESS
OTHERWISE NOTED
ON DRAWINGS
IF ANY QUESTIONS ARISE NOTIFY
ARCHITECT IMMEDIATELY
DO NOT SCALE FROM DRAWINGS
45°GENERAL CONTRACTOR TO DISTRIBUTE
ALL SHEETS IN SET TO SUBCONTRACTORS!
DO NOT DISTRIBUTE PARTIAL SETS
NOTE
1 1" - 10'-0"
LANDSCAPE PLAN
PROPOSED
3 OF 4
2 N.T.S.
SHRUB PLANTING
3 N.T.S.
TREE PLANTING