Plan Commission Packet - 5/2/2017
CITY OF MUSKEGO
PLAN COMMISSION AGENDA
May 2, 2017
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES OF THE APRIL 4, 2017 MEETING.
CONSENT BUSINESS
Recommended for approval en gross.
RESOLUTION #PC 033-2017 - Approval of a Two Lot Certified Survey Map for the
Commerce Center Industrial Land LLC property located in the NW 1/4 of Section 2 (Tax Key
2166.997.006/ Commerce Center Parkway).
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #PC 034-2017 - Approval of a Four (4) Lot Certified Survey Map for
Community Holdings LLC for the property located in the NW 1/4 of Section 8 (Tax Key
2190.994.029 / Hillendale Drive).
RESOLUTION #PC 035-2017 - Approval of a Building, Site and Operation Plan
Amendment and One Lot Certified Survey Map for 4 Front Engineered Solutions, Inc.
located in the NW 1/4 of Section 16 (Tax Key 2222.984.006 / W183 S8253 Racine Ave).
RESOLUTION #PC 036-2017 - Approval of a Building, Site and Operation Plan for a Two
Family Residential Structure located in the SE 1/4 of Section 3 (Tax Key 2172.025 /
Princeton Ct.)
RESOLUTION #PC 037-2017 - Approval of a Building, Site and Operation Plan for CGS
Premier located in the NW 1/4 of Section 2 (Tax Key 2166.997.006 / Commerce Center
Parkway).
MISCELLANEOUS BUSINESS
ADJOURNMENT
NOTICE
IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF
THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION
WILL BE TAKEN BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL
BODY SPECIFICALLY REFERRED TO ABOVE IN THIS NOTICE.
Plan Commission Agenda 2
May 2, 2017
ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED
INDIVIDUALS THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS
SERVICE, CONTACT MUSKEGO COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136.
Unapproved
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
April 4, 2017
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
Mayor Kathy Chiaverotti called the meeting to order at 6:00 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Mayor Chiaverotti, Ald. Borgman, Commissioners Spring, Peardon, Jacques (6:08),
and Bartlett (6:19) and Planner Huebner. Excused: Commissioner Buckmaster.
STATEMENT OF PUBLIC NOTICE
The meeting was noticed in accordance with the open meeting laws.
APPROVAL OF THE MINUTES OF THE MARCH 7, 2017 MEETING.
Alderman Borgman made a motion to approve the minutes of the March 7, 2017
meeting. Commissioner Peardon seconded.
Motion Passed 6 in favor.
OLD BUSINESS FOR CONSIDERATION
RESOLUTION # PC 017-2017 - Approval of an Annual Review for Frey Auto located in the NE
and SE 1/4 of Section 34 (S107 W16311 Loomis Road / Tax Key No. 2296.996 and
2293.996.002).
RESOLUTION # PC 017-2017 - Approval of an Annual Review for Frey Auto located in
the NE and SE 1/4 of Section 34 (S107 W16311 Loomis Road / Tax Key No. 2296.996
and 2293.996.002) was on the floor and deferred at the March 7, 2017 meeting.
Motion to Approve Resolution #PC 017-2017 Passed 6 in favor.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #PC 027-2017 - Approval of a Two Lot Certified Survey Map for the Honeck
property located in the NW 1/4 of Section 34 (Tax Key 2294.999 / S106 W16480 Loomis
Road).
Alderman Borgman made a motion to approve RESOLUTION #PC 027-2017 -
Approval of a Two Lot Certified Survey Map for the Honeck property located in the
NW 1/4 of Section 34 (Tax Key 2294.999 / S106 W16480 Loomis Road). Commissioner
Peardon seconded.
Motion Passed 6 in favor.
Plan Commission Minutes 2
April 4, 2017
RESOLUTION #PC 028-2017 - Approval of a Mother-In Law Unit for the Manz property
located in the SE 1/4 of Section 2 (Tax Key No. 2168.050 / W145 S7091 Brentwood Drive).
Alderman Borgman made a motion to approve RESOLUTION #PC 028-2017 -
Approval of a Mother-In Law Unit for the Manz property located in the SE 1/4 of
Section 2 (Tax Key No. 2168.050 / W145 S7091 Brentwood Drive). Commissioner
Jacques seconded.
Motion Passed 6 in favor.
RESOLUTION #PC 029-2017 - Approval of a Building Site and Operation Plan for Ener-Con
Companies for the property located in the NW 1/4 of Section 10 (Tax Key No. 2198.984.013 /
Janesville Road).
Alderman Borgman made a motion to approve RESOLUTION #PC 029-2017 -
Approval of a Building Site and Operation Plan for Ener-Con Companies for the
property located in the NW 1/4 of Section 10 (Tax Key No. 2198.984.013 / Janesville
Road). Commissioner Jacques seconded.
Motion Passed 6 in favor.
RESOLUTION #PC 030-2017 - Approval of a Building Site and Operation Plan Amendment for
Muskego Norway School District High School Concessions Building located in the NW 1/4 of
Section 21 (Tax Key No. 2242.999 / W185 S8750 Racine Ave).
Commissioner Jacques made a motion to approve RESOLUTION #PC 030-2017 -
Approval of a Building Site and Operation Plan Amendment for Muskego Norway
School District High School Concessions Building located in the NW 1/4 of Section
21 (Tax Key No. 2242.999 / W185 S8750 Racine Ave). Commissioner Peardon
seconded.
Motion Passed 6 in favor.
RESOLUTION #PC 031-2017 - Approval of a Building Site and Operation Plan Amendment for
Cam Tech located in the SE 1/4 of Section 17 (Tax Key No. 2228.999.002 / S83 W18902
Saturn Drive).
Commissioner Jacques made a motion to approve RESOLUTION #PC 031-2017 -
Approval of a Building Site and Operation Plan Amendment for Cam Tech located in
the SE 1/4 of Section 17 (Tax Key No. 2228.999.002 / S83 W18902 Saturn Drive).
Commissioner Peardon seconded.
Motion Passed 6 in favor.
RESOLUTION #PC 032-2017 - Approval of a Building Site and Operation Plan for the
Lamacchia Group for the property located in the NW 1/4 of Section 10 (Tax Key No.
2198.984.016 / Janesville Road).
Commissioner Jacques made a motion to approve RESOLUTION #PC 032-2017 -
Approval of a Building Site and Operation Plan for the Lamacchia Group for the
property located in the NW 1/4 of Section 10 (Tax Key No. 2198.984.016 / Janesville
Road). Commissioner Bartlett seconded.
Plan Commission Minutes 3
April 4, 2017
Motion Passed 6 in favor.
MISCELLANEOUS BUSINESS
ADJOURNMENT
Commissioner Jacques made a motion to adjourn at 6:36 PM. Commissioner
Peardon seconded.
Motion Passed 6 in favor.
Respectfully submitted,
Kellie McMullen,
Recording Secretary
City of Muskego
Plan Commission Supplement PC 033-2017
For the meeting of: May 2, 2017
REQUEST: Certified Survey Map for Commerce Center Industrial Land LLC
Commerce Center Parkway / Tax Key No. 2166.997.006
NW ¼ of Section 2
PETITIONER: Interstate Partners LLC
INTRODUCED: May 2, 2017
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 033-2017
The petitioner, Interstate Partners, is requesting approval of a two-lot Certified Survey Map located at the
east end of Commerce Center Parkway.
PLAN CONSISTENCY PC 033-2017
Comprehensive Plan: The 2020 Plan depicts the areas for business park use. The proposal is
consistent with the Plan.
Zoning: The property is zoned BP-3 Business Park District and any proposed
business park uses would be allowed by right subject to the approval of
a Building, Site, and Operation Plan.
Parks and Conservation Plan: No acquisitions are proposed in this area. The proposal is consistent
with the Plan.
Street System Plan: No road dedications are required as part of this proposal. The proposal
is consistent with the Plan.
Adopted 208 Sanitary Sewer
Service Area:
Public sanitary sewer serves this area. The proposal is consistent with
the plan.
Water Capacity Assessment
District:
The properties will be serviced with water. The proposal is consistent
with the Plan.
Stormwater Management
Plan: Stormwater management facilities were previously built for this entire
business park. The proposal is consistent with the Plan.
DISCUSSION PC 033-2017
The Certified Survey Map is showing two lots ranging in size from 385,520 square feet (8.85 acres) and
389,374 square feet (8.94 acres). The required BP-3 minimum lot size of 80,000 square feet (1.84 acres)
and an average minimum width of 150 feet have been met.
Upon review of the CSM, the bulk requirements of the code appear to be met. There are some minor
technical corrections that need to occur that will need to be addressed before the CSM can be signed by
the City and recorded. The CSM resolution is subject to engineering corrections/updates.
STAFF RECOMMENDATION PC 033-2017
Approval of Resolution PC 033-2017
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RESOLUTION #P.C. 033-2017
APPROVAL OF A CERTIFIED SURVEY MAP
FOR COMMERCE CENTER INDUSTRIAL LAND LLC FOR THE PROPERTY
LOCATED IN THE NW ¼ OF SECTION 2
(COMMERCE CENTER PARKWAY / TAX KEY NO. 2166.997.006)
WHEREAS, Plans were submitted by Interstate Partners for a Certified Survey Map for the property
located in the NW ¼ of Section 2 (Commerce Center Parkway / Tax Key No. 2166.997.006), and
WHEREAS, The property is zoned BP-3, Business Park District, and
WHEREAS, The 2020 Plan Depicts the area for Business Park uses and the proposal is consistent with
the plan, and
WHEREAS, The two lots on the CSM are shown as 385,520 square feet (8.85 acres) and 389,374 square
feet (8.94 acres) in size and the required BP-3 minimum lot size of 80,000 square feet (1.84 acres) and an
average minimum width of 150 feet have been met.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Certified Survey Map for the
properties located in the NW ¼ of Section 2 (Commerce Center Parkway / Tax Key No. 2166.997.006),
subject to technical discrepancies as identified by the City Engineers, and payment of all applicable fees in
Section 18.14(3) of the Land Division Ordinance and outstanding assessments if applicable.
BE IT FURHTER RESOLVED, That all technical corrections from the CSM review will need to be
addressed before the Certified Survey Map can be signed and recorded.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall
result in the imposition of fines of $100 per day, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: May 2, 2017
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 034-2017
For the meeting of: May 2, 2017
REQUEST: Four (4) Lot Land Division
Hillendale Drive / Tax Key No. 2190.994.029
NW ¼ of Section 8
PETITIONER: John Jewell, Community Holdings, LLC
INTRODUCED: May 2, 2017
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 034-2017
The petitioner is proposing to divide one lot to create four lots by Certified Survey Map. The proposed
lots range in size from 57,908 square feet (1.33 acres) acres to 73,837 square feet (1.70 acres).
PLAN CONSISTENCY PC 034-2017
Comprehensive Plan:
The 2020 Plan depicts the area for low density residential land uses.
The proposal is consistent with the Plan.
Zoning:
The property is currently zoned RS-2 Suburban Residence District,
which requires a minimum lot size of 20,000 square feet and average
lot width of 110 feet. The lots meet the minimum area requirement as
the smallest lot is 1.33 acres. It cannot be determined if the lots meet
the minimum average width requirements. As such, an exhibit must be
submitted showing that all lots meet the minimum average width
requirement of at least 110 feet per lot.
Parks and Conservation Plan: The 2017-2021 Plan does not depict any park areas or conservation
areas on the property. The proposal is consistent with the Plan.
Street System Plan: New right-of-way is proposed to be dedicated for the installation of a
new roadway into this development. Said roadway will need to be built
to full City standards. The proposal is consistent with the Plan.
Adopted 208 Sanitary Sewer
Service Area:
All lots will be served by municipal sanitary sewer. The developer will
need to extend the existing force main that is located southwest of this
property to serve these new lots. The proposal is consistent with the
Plan.
Water Capacity Assessment
District:
The lots will be served by private water wells. The proposal is
consistent with the Plan.
Stormwater Management
Plan:
A grading plan will need to be submitted as part of the final review of
this CSM.
DISCUSSION PC 034-2017
When other lots in this area were previously divided there were thoughts and discussions that this land
would be subdivided someday. Now a proposed land division has been submitted and it is a fairly unique
layout since the bulk of the land is located back off the existing main roadway (Hillendale Drive) behind
existing lots and there are a fair amount of wetlands that traverse the site. Due to the wetlands on site,
the developer proposed dedicating a new public right-of-way up to the larger wetland crossing/complex.
From there, the roadway ends and one shared access easement is proposed to minimalize the impact to
the wetlands that need to be crossed to get to the buildable portions of the lots. This shared ac cess
easement would then be used as a shared access for all four lots.
There are also some public improvements that need to occur, as noted above, such as the installation of
a full City road in the newly dedicated right-of-way and the extension of the sanitary sewer (force main)
from Hillendale Drive into these lots.
Upon review of the CSM, the bulk requirements of the code appear to be met. There are some technical
corrections that need to occur that will need to be addressed before the CSM can be signed by the City
and recorded. Some of the technical corrections noted in the resolution are as follows:
All building setbacks and offsets, including the required wetland setbacks, must be shown for all
lots on the CSM to ensure a sufficient building pad exists on each lot.
An exhibit must be submitted showing that all lots meet the minimum average width requirement
of at least 110 feet per lot.
The shared access drive will need to be examined further by City staff to ensure it is sized
properly to handle the homes that will utilize it.
Soil boring tests must be conducted to determine the highest anticipated seasonal ground water
level for the lots within the land division.
The required sewer extension and public roadway construction will need approvals through the
Engineering Department and/or Public Works Committee, which will include construction plan
review/approval, a developer’s agreement, and the establishment of a Letter of Credit.
The name of the newly dedicated roadway will need to be changed due to similarly named
roadways already within the City.
Due to the wetland crossings need for this development for utilities, roadways, and driveways,
proper City, State and/or Federal wetland permits will need to be issued before any work can
begin on site.
Staff recommends approval subject to meeting all items noted above and all technical corrections
received from the Engineering Division. The Resolution is drafted accordingly.
STAFF RECOMMENDATION PC 034-2017
Approval of Resolution PC 034-2017
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RESOLUTION #P.C. 034-2017
APPROVAL OF A FOUR LOT CERTIFIED SURVEY MAP FOR COMMUNITY HOLDINGS LLC
FOR THE PROPERTY LOCATED IN THE NW ¼ OF SECTION 8
(TAX KEY NO. 2190.994.029 / W197 S7355 HILLENDALE DRIVE)
WHEREAS, A Certified Survey Map (CSM) was submitted by John Jewell of Community Holding LLC for a
four (4) lot land division located in the NW ¼ of Section 8 (Tax Key No. 2190.994.029 / Hillendale Drive),
and
WHEREAS, The proposed lots range in size from 57,908 square feet (1.33 acres) acres to 73,837 square
feet (1.70 acres), and
WHEREAS, The property is currently RS-2 Suburban Residence District requiring minimum lot sizes of
20,000 square feet and an average minimum width of 110 feet, and
WHEREAS, The 2020 Plan depicts the area for low density residential land uses and the proposal is
consistent with the plan, and
WHEREAS, Municipal sewer (force main) will need to be extended down the newly dedicated right-of-
way/roadway to serve these four lots, and
WHEREAS, These lot will each be serviced by individual private water wells, and
WHEREAS, There are various areas of delineated wetland that traverse through this development, and
WHEREAS, The newly dedicated right-of-way will need to contain a fully improved roadway meeting City’s
standards, and
WHEREAS, One shared access drive is shown serving all four (4) lots off the end of the proposed dedicated
right-of-way due to the wetlands that are present.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Certified Survey Map submitted
by John Jewell of Community Holding LLC for a four (4) lot land division located in the NW ¼ of Section 8
(Tax Key No. 2190.994.029 / Hillendale Drive), subject to resolution of technical discrepancies as identified
by the City Engineers, and payment of all applicable fees in Section 18.14(3) of the Land Division Ordinance
and outstanding assessments if applicable.
BE IT FURTHER RESOLVED, All building setbacks and offsets, including the required wetland setbacks,
must be shown for all lots on the CSM to ensure a sufficient building pad exists on each lot of each lot.
BE IT FURTHER RESOLVED, An exhibit must be submitted showing that all lots meet the minimum
average width requirement of at least 110 feet per lot.
BE IT FURTHER RESOLVED, The shared access drive will need to be examined further by City staff to
ensure it is sized properly to handle the homes that will utilize it.
BE IT FURTHER RESOLVED, Soil boring tests must be conducted to determine the highest anticipated
seasonal ground water level for the lots within the land division.
BE IT FURTHER RESOLVED, The required sewer extension and public roadway construction will need
approvals through the Engineering Department and/or Public Works Committee, which will include
construction plan review/approval, a developer’s agreement, and the establishment of a Letter of Credit.
BE IT FURTHER RESOLVED, The name of the newly dedicated roadway will need to be changed due to
similarly named roadways already within the City.
BE IT FURTHER RESOLVED, Due to the wetland crossings need for this development for utilities,
roadways, and driveways, proper City, State and/or Federal wetland permits will need to be issued before
any work can begin on site.
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BE IT FURTHER RESOLVED, 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, A digital file of this CSM shall be submitted to the City in accordance with
Common Council Ordinance No. 1118 and Resolution 196-2002.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: May 2, 2017
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 035-2017
For the meeting of: May 2, 2017
REQUEST: Approval of a Building, Site, and Operation Plan Amendment and a One Lot Certified Survey
Map for 4 Front Engineered Solutions (4FES)
Tax Key No. 2222.984.006 / W183 S8253 Racine Avenue
NW ¼ of Section 16
PETITIONER: Domenico Ferrante of Briohn Design Group and Wayne Straus of 4 Front Engineered
Solutions
INTRODUCED: May 2, 2017
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 035-2017
The petitioners have submitted a request for approval of a Building, Site, and Operation (BSO) Plan
amendment and a one-lot Certified Survey Map (CSM). The overall purpose of the request is for 4 Front
Engineered Solutions to add a 35,000 SF addition onto the west side of their existing building . The
addition will serve as support warehouse/storage space for their light industrial productio n facility. There
was a previous addition of 15,500 square feet approved off the north side of this building back i n 2016 but
due to company decisions those plans were not pursued in hopes of proceeding in other directions.
There is an existing accessory structure on site that is being removed as part of this project.
The proposed alterations contained within this request will help the business handle their current work
flow more efficiently and help further business growth.
PLAN CONSISTENCY PC 035-2017
Comprehensive Plan: The 2020 Plan depicts this property for Industrial uses. The proposal is
consistent with the Plan and no amendments are necessary.
Zoning: The property is currently zoned M-2 (General Industrial District). The
proposed improvements are allowed subject to approval of a BSO plan
through the Plan Commission.
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 is dedicating a new portion of the cul-de-sac
bulb right-of-way since the applicant has stated that they will be
requesting a right-of-way vacation for a portion of the existing cul-de-
sac. More details are listed below. The proposal is consistent with the
Plan.
Adopted 208 Sanitary Sewer
Service Area:
Public sanitary sewer serves the property. The proposal is consistent
with the Plan.
Water Capacity Assessment
District:
The property is served by public water service. The proposal is
consistent with the Plan.
Stormwater Management
Plan:
Stormwater management is required and there are two ponds proposed
on site. 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 035-2017
As is stated above, 4 Front Engineered Solution (4FES) is requesting a BSO amendment and a one-lot
CSM for the expansion of their current facility located off Racine Avenue/Gemini Court. The overall
purpose of the request is for 4 Front Engineered Solutions to add a 35,000 SF addition onto the west side
of their existing building. The addition will serve as support warehouse/storage space for their light
industrial production facility.
Architecture
The north and south elevation of the new addition will contain precast concrete wall panels in an off
white/cream color and an accent light tan color for the upper clearstory window band, which is an upgrade
from the current steel clad structure with masonry wainscoting. The west side of the addition is shown
containing metal wall panels since this area is slated for possible future expansion and said wall panel will
contain a subtle embossed finish which mimics the look of the precast concrete wall panels. There are
eight (8) sunken truck docks and one surface dock/overhead door p roposed on the north façade. Also, a
row of clearstory windows are proposed on the upper portion of all of the new walls . This site is governed
by the General Design Guide which calls for 50% masonry product and the proposed addition contains
100% masonry on the north and south façades and metal panels on the upper portion of the east
elevation.
The resolution notes that all new overhead doors must be painted/colored to match the wall colors of the
new building and all new wall panels (precast concrete or metal) must match in color. Also, the entire
main building and the remaining accessory structure, other than the existing brick area in the front of the
main building, need to be painted to match the colors of the new addition by the time occupancy is
granted for the use of the new space.
There is an area to the west of the proposed addition for future expansion of another 35,000 SF addition .
Said future expansion will require separate Plan Commission approvals and permits.
Site Plan, Access, and Parking
The lot currently has two access points, one of which is off Racine Avenue and the other which is off
Gemini Court. Both of these access points are going to remain. The Gemini Court cul-de-sac and
associated access is proposed to be altered as part of this pro posal. The owner will be responsible for
submitting roadway plans to the Engineering Department for review and approval for the modified cul -de-
sac bulb. The owner is responsible for all costs associated with review and construction of said roadway
alterations. Also, the Engineering Department will need to further review how the paving and access off
the new cul-de-sac paving will work with the proposed on site paving since a defined access point is not
provided. Lastly, a diagram must be submitted as p art of the building permit review showing that the
trucks within the new truck docks will not encroach into the right-of-way when docked.
A total of 154 parking stalls (existing and proposed) are shown on the new site plan . This will more than
meet the employee and customer parking needs per the counts provided by the applicant. The new
parking stalls appear to be shown at 9’ x 18’, which appear to match the existing stalls on site. All drive
aisles must be at least 24 feet wide or wider, if required by the Fire Department. The resolution is written
to allow the waiving of one landscape island for every 10 parking stalls given the location and purpose of
the new parking area.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permitting. Their review could
require possible changes depending on how their codes are being met.
Refuse Enclosure / Outdoor Storage
No refuse/recycling enclosures are currently shown on the plans. As part of this project any
refuse/recycling containers must be located within an enclosure. As such, further details will need to be
provided at the time of building permit submittal for a refuse enclosure since no refuse or recycling bins of
any type are allowed unscreened outdoors. Said refuse enclosure will have to complement the building
design.
Previous approvals did not allow any outdoor storage but there is a fair amount of unapproved outdoor
storage on the property currently (i.e. pallets, materials, etc.). This is parti ally due to the growing nature
of the business and the need for more indoor space. Given the new addition, the resolution states that n o
outdoor storage of materials and/or equipment (trailers, pallets, products, etc.) is allowed on the site.
Landscaping
A landscape plan has been submitted as part of the proposal and review is pending approval from the
City Forester. There is some existing landscaping that is in poor health or dead and these items must be
replaced and said replacements must be noted on t he final landscape plan.
A final landscape plan will need to be approved by the City Forester prior to the issuance of building
permits.
Wetlands / Watercourses
Preliminary wetlands have been identified on site and the wetlands need to actually be deline ated by a
wetland specialist and depending on who conducts the delineation , DNR concurrence may be required.
The CSM notes this delineation is pending. The plans show that there will be some areas where wetland
fill is proposed. Wetland fill permits wil l be required before building or land disturbance permits can be
issued. Wetlands in the City of Muskego have a 15-foot setback for hard surfaces and structures and a
few areas may need to be clarified or altered before building permit approvals to ensure compliance.
Any navigable watercourse found on the development must include the ordinary high water mark
(OHWM) at the time of 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. Separate sign permits will be required when desired for
any new signage (freestanding or wall mounted).
Lighting
Specific light fixture details and a photometric plan are found in the submittal . Exterior lighting is currently
proposed to consist of wall mounted fixtures on the north and south walls of the new addition. The wall
fixtures will be full cut-off with zero degree tilt and are to be LEDs. No pole lights are proposed at this
time but if any are proposed they cannot have concrete bases over 6 inches in height . The photometric
plan meets Muskego code of 0.5 foot-candles or less at the property lines.
Sanitary Sewer, Water, Storm Sewer, & Grading
The development is served by public sanitary sewer and public water. Some alteration and/or
expansions of the sanitary sewer and water facilities may need to occur as part of this project. Any
sanitary sewer or water alteration or expansions will need further review from the Engineering and/or
Public Works Departments.
Stormwater management is shown to occur within two ponds on the lot. The Engineering Department
has been provided stormwater information and is currently reviewing it. Any necessary revisions will need
to be wrapped up prior to the issuance of building permit.
Certified Survey Map (CSM) / Right-of-Way Vacation
There is a CSM proposed as part of this project and the sole purpose of the CSM is to re -dedicate a new
portion of right-of-way, as the applicant is proposing to separately vacate a portion of the existing right-of-
way to better work with their proposed site layout . The proposed CSM meets the requirements of the M-2
district.
The resolution states that all technical corrections from the City will need to be addressed before the
Certified Survey Map can be signed and recorded.
Relating to the right-of-way vacation, a separate road right-of-way vacation application/process will need
to be submitted by the applicant to start the formal right-of-way vacation process.
Other Misc. Items in Resolution:
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, Any new handicap signs must be mounted in the ground.
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 at
the time of building permit submittal.
BE IT FURTHER RESOLVED, A Plat of Survey will need to be submitted at the time of Building Permit
submittal listing all setback/offsets and all exterior building dimensions.
STAFF RECOMMENDATION PC 035-2017
Approval of Resolution PC 035-2017 - Overall staff agrees that this addition will be a great
improvement for this growing business and for the Business Park as a whole.
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RESOLUTION #P.C. 035-2017
APPROVAL OF A BUILDING SITE AND OPERATION PLAN AMENDMENT
AND APPROVAL OF A ONE LOT CERTIFIED SURVEY MAP FOR THE PROPERTY
LOCATED IN THE NW ¼ OF SECTION 16
(TAX KEY NO. 2222.984.006 / W183 S8253 RACINE AVENUE)
WHEREAS, A petition has been submitted for approval of a Building, Site and Operation Plan
amendment and a one-lot Certified Survey Map for 4 Front Engineering Solutions (4FES) located
in the NW ¼ of Section 16 (Tax Key No. 2222.984.006 / W183 S8253 Racine Avenue), and
WHEREAS, The overall purpose of the request is for 4 Front Engineered Solutions to add a
35,000 SF addition onto the west side of their existing building, and
WHEREAS, The addition will serve as support warehouse/storage space for their light industrial
production facility, and
WHEREAS, There was a previous addition of 15,500 square feet approved off the north side of
this building back in 2016 but due to company decisions those plans were not pursued in hopes of
proceeding in other directions, and
WHEREAS, There is an existing accessory structure on site that is being removed as part of this
project, and
WHEREAS, The property is zoned M-2 General Industrial District and the proposed
use/expansion is allowed subject to Plan Commission approval, and
WHEREAS, The 2020 Comprehensive Plan identifies this area as industrial uses and the
proposal is consistent with that plan, and
WHEREAS, The proposed structure appears to meet the various zoning requirements for the M-2
district including setbacks (50’), offsets (15’), height (35’), and building floor area ratio (70%), and
WHEREAS, The north and south elevation will contain precast concrete wall panels in an off
white/cream color and an accent light tan color for the upper clearstory window band , which is an
upgrade from the current steel clad structure with masonry wainscoting, and
WHEREAS, This site is governed by the General Design Guide which calls for 50% masonry
product and the proposed addition contains 100% m asonry on the north and south façades and
metal panels on the upper portion of the east elevation, and
WHEREAS, The west side of the addition is shown containing metal wall panels since this area is
slated for possible future expansion and said wall panel will contain a subtle embossed finish
which mimics the look of the precast concrete wall panels, and
WHEREAS, There are eight (8) sunken truck docks and one surface dock/overhead door
proposed on the north facade, and
WHEREAS, A row of clearstory windows are proposed on the upper portion of all of the new
walls, and
WHEREAS, There is an area to the west of the proposed addition for future expansion of another
35,000 SF addition, and
WHEREAS, The lot currently has two access points, one of which is off Racine Avenue and the
other which is off Gemini Court, and
WHEREAS, A total of 154 parking stalls (existing and proposed) are shown on the new site plan,
and
WHEREAS, The new parking stalls appear to be shown at 9’ x 18’, which appears to match the
existing stalls on site, and
WHEREAS, No refuse/recycling enclosure is noted at this time, and
WHEREAS, There is a fair amount of unapproved outdoor storage on the property currently, and
WHEREAS, A landscape plan has been submitted as part of the proposal and review is pending
approval from the City Forester, and
WHEREAS, There are some existing evergreens trees on site that are dead or in poor health, and
WHEREAS, The new area of parking shows more than ten stalls without a landscape island, and
WHEREAS, Preliminary wetlands have been identified on site and the wetlands need to actually
be delineated by a wetland specialist, and
WHEREAS, Wetland fill permits will be required before building or land disturbance permits can
be issued for any work to the wetland areas, 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 clarified or altered before building permit approvals to
ensure compliance, and
WHEREAS, No new signage is part of the submittal at this time, and
WHEREAS, Specific light fixture details and a photometric plan are found in the submittal, and
WHEREAS, Exterior lighting is currently proposed to consist of wall mounted fixtures on the north
and south walls of the new addition, and
WHEREAS, The wall fixtures will be full cut-off with zero degree tilt and are to be LEDs, and
WHEREAS, No pole lights are proposed at this time but if any are proposed, they cannot have
concrete bases over 6 inches in height, and
WHEREAS, The photometric plan meet Muskego code of 0.5 foot-candles or less at the property
lines, and
WHEREAS, The development is served by public sanitary sewer and public water, and
WHEREAS, Some alteration and/or expansions of the sanitary sewer and water facilities may
occur as part of this project, and
WHEREAS, Stormwater management is shown to occur within two ponds on the lot, and
WHEREAS, There is a CSM proposed as part of this project and the s ole purpose of the CSM is
to dedicate a new portion of right-of-way, as the applicant is proposing to separately vacate a
portion of the existing right-of-way to better work with their proposed site layout, and
WHEREAS, A separate road right-of-way vacation application will need to be submitted by the
applicant to start the separate formal right-of-way vacation process, and
WHEREAS, The proposed CSM meets the requirements of the M-2 district, and
WHEREAS, Since the cul-du-sac bulb is being altered as part of this CSM, the roadway with the
newly dedicated bulb will need to be altered at the owner’s expense.
THEREFORE BE IT RESOLVED, That the Plan Commission approves a Building, Site and
Operation Plan amendment and a one-lot Certified Survey Map for 4 Front Engineering Solutions
(4FES) located in the NW ¼ of Section 16 (Tax Key No. 2222.984.006 / W183 S8253 Racine
Avenue).
BE IT FURTHER RESOLVED, All new overhead doors must be painted/colored to match the wall
colors of the new building.
BE IT FURTHER RESOLVED, All new wall panels (precast concrete or metal) must match in
color.
BE IT FURTHER RESOLVED, The entire main building and the remaining accessory structure,
other than the existing brick area in the front of the main building, need to be painted to match the
colors of the new addition by the time occupancy is granted for the use of the new space.
BE IT FURTHER RESOLVED, Any sanitary sewer or water alteration or expansions will need
further review from the Engineering and/or Public Works Departments.
BE IT FURTHER RESOLVED, Plan Commission approves of waiving the one landscape island
for every 10 parking stalls given the location and purpose of the new parking area and the Plan
Commission allows the new parking stalls to be 9’ x 18’ in size to match the existing stalls on site.
BE IT FURTHER RESOLVED, All drive aisles must be at least 24 feet wide or wider, if required by
the Fire Department.
BE IT FURTHER RESOLVED, A diagram must be submitted as part of the building permit review
showing that the trucks within the new truck docks will not encroach into the right-of-way when
docked.
BE IT FURTHER RESOLVED, Further details will need to be provided at the time of building
permit submittal for a refuse enclosure since no refuse or recycling bins of any type are allowed
unscreened outdoors.
BE IT FURTHER RESOLVED, Said refuse enclosure will have to complement the building design.
BE IT FURTHER RESOLVED, The wetlands on-site need to actually be delineated by a wetland
specialist and depending on who conducts the delineation, DNR concurrence may be required.
BE IT FURTHER RESOLVED, Any wetland fill must receive proper City, State, and/or Federal
permits/approvals before any permits can be issued for any work on site.
BE IT FURTHER RESOLVED, Since wetlands in the City of Muskego have a 15-foot setback for
hard surfaces and structures, a few areas may need to be clarified or altered before building
permit approvals to ensure compliance.
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, A separate formal right-of-way vacation application will need to be
submitted by the applicant to start the separate right-of-way vacation process.
BE IT FURTHER RESOLVED, The owner will be responsible for submitting roadway plans to the
Engineering Department for review and approval for the modified cul-de-sac bulb.
BE IT FURTHER RESOLVED, The Engineering Department will need to further review how the
paving and access off the new cul-de-sac paving will work with the proposed on site paving.
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, No outdoor storage of materials and/or equipment (trailers, pallets,
products, etc.) 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, Any further additions, such as the one noted to the west of the
current proposal, will need separate Plan Commission approvals.
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, Any existing landscaping that is in poor health or dead must be
replaced and said replacements must be noted on the final landscape plan.
BE IT FURTHER RESOLVED, Landscaping must be added around the front parking area, and
was required as part of a previous approval.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the
principal structure.
BE IT FURTHER RESOLVED, Any new handicap signs must be mounted in the ground.
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 at the time of building permit submittal.
BE IT FURTHER RESOLVED, A Plat of Survey will need to be submitted at the time of Building
Permit submittal listing all setback/offsets and all exterior building dimensions.
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: May 2, 2017
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 036-2017
For the meeting of: May 2, 2017
REQUEST: Building Site and Operation Plan for a Two-Family Residential Structure (Lot 15 of Northfield
Green)
Lot 15 of Northfield Green / Tax Key No. 2172.025
SE ¼ of Section 3
PETITIONER: Steve Stack Builders
INTRODUCED: May 2, 2017
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 036-2017
Petitioner is proposing to construct a two-family residential structure on Lot 15 of the Northfield Green
Subdivision.
The Northfield Green Subdivision consists of two-family lots. Normally, two-family structures on individual
lots do not need Planning Commission approval but since this area is part of the Moorland South Corridor
Design Guide area it was deemed necessary to have the Planning Commission review the structures to
ensure that the design guide requirements are being met.
PLAN CONSISTENCY PC 036-2017
Comprehensive Plan: The 2010 Plan depicts the areas for medium density residential use.
The proposal is consistent with the Plan.
Zoning: The property is zoned RM-2 Multiple-Family Residence District. The
structure and site conforms to the bulk dimension requirements of the
District. Setbacks and offsets meet the objectives of the code.
Park and Conservation Plan: No acquisitions or management priorities are proposed in this area.
The proposal is consistent with the Plan.
Street System Plan: All streets have been dedicated to their ultimate widths. The proposal is
consistent with the Plan.
Adopted 208 Sanitary Sewer
Service Area:
Public sanitary sewer serves the property. The proposal is consistent
with the Plan.
Water Capacity Assessment
District:
The property is served by public water service. The proposal is
consistent with the Plan.
Stormwater Management
Plan:
Stormwater is not needed for this plan. The proposal is consistent with
the Plan.
Moorland Corridor South
Design Guide The design guide promotes buildings to have Craftsman or Prairie Style
architecture. The plan appears to meet some of the requirements found
in the guide and those elements are discussed further below.
DISCUSSION PC 036-2017
The BSO submittal contains a site plan/survey, a landscape plan, floor plans, and building elevations.
SITE PLAN/SURVEY:
A formal site plan normally seen in Multi-Family developments is not required in this case since this
lot is part of Northfield Green Subdivision. A survey is sufficient since our main concern is that the
required setbacks and offsets are being met.
Overall the building does appear to meet the zoning requirements for the RM-2 district. The district
calls for buildings to have 40-foot setbacks and 15-foot side/rear offsets. The building depicted meets
these setback/offset requirements. Detailed open space review will need to occur when the building
permit is reviewed. If there are open space concerns when the driveways, walkways, patios, etc. are
figured in, some of these surfaces may need to be a permeable surface.
PARKING:
Parking is handled with two-car attached garages for each unit. There will also be driveway parking
for at least two guests for each unit if necessary.
LANDSCAPING:
A landscaping plan has been submitted and includes a variety of plants, shrubs, and trees . Formal
landscape plan review will occur at the time of building permit submittal.
ARCHITECTURE/BUILDING ELEVATIONS:
The building is governed by the Moorland South Design Guide, which calls for architecture with
craftsman or prairie style influences. The developers are noting in their narrative that the ranch
dwelling is inspired with craftsman architecture influences.
Craftsman style architecture in general normally includes some of the following items:
Low-pitched gable roofs
Wide overhangs (2 feet or more)
Wide front porches
Pedestal-like tapered columns
Asymmetrical
Exposed roof rafters
Decorative beams or braces under gables
The structure is proposed to be constructed with exterior materials which include brick, cedar, stone
caps, L.P. smart siding and trim, L.P smart siding shake, and dimensional shing les.
The structure includes architectural elements including tapered box columns, exposed roof
beams/brackets, decorative window brackets, shake materials in the gable peaks, and horizontal
brick banding, and the elements appear to meet the intent of the Moorland South Corridor Design
Guide for craftsman style architecture.
The proposed overhangs on this building contain 2-feet in depth.
The percentages of masonry products on the proposed building are as follows:
Front (east) – 32%
Left (south) – 35%
Rear (west) – 65%
Right (north) – 34%
The Plan Commission has approved nine (9) of the two family units in Nort hfield Green in the past.
On all approvals we have averaged around the following percentages of masonry product used:
Front – Around 30%+
Sides – Around 20%+
Rear – Around 25%+
The proposed building meets or exceeds the amount of masonry typically seen on buildings within
this subdivision. As such, staff recommends approval of the building as proposed.
STAFF RECOMMENDATION PC 036-2017
Approval of Resolution PC 036-2017
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RESOLUTION #P.C.036-2017
APPROVAL OF A BUILDING SITE AND OPERATION PLAN
FOR A TWO-FAMILY RESIDENTIAL STRUCTURE
LOCATED IN THE SE ¼ OF SECTION 3
(LOT 15 OF NORTHFIELD GREEN / TAX KEY NO. 2172.025)
WHEREAS, Plans were submitted by Steve Stack Builders for a Building, Site and
Operation Plan for a two-family residential structure located in the SE ¼ of Section 3,
and
WHEREAS, Said property is currently zoned RM-2 Multiple Family Residence District
and said use is a permitted use, and
WHEREAS, Said parcel will be serviced by public sewer and water facilities, and
WHEREAS, Said property is subject to the design standards outlined in the City of
Muskego’s General Design Guide and the Moorland Corridor South Design Guide, and
WHEREAS, The petitioner requests approval for a two-family ranch dwelling on Lot 15
of the Northfield Green Subdivision, and said structure appears to meet the
requirements of the zoning ordinance in accordance to the setbacks, offsets, open
space, and floor area ratios of the site, and
WHEREAS, The Moorland South Design Guide promotes structures to utilize Craftsman
or Prairie Style influences, and
WHEREAS, Said structure is proposed to be constructed with exterior materials which
include brick, cedar, stone caps, L.P. smart siding and trim, L.P smart siding shake, and
dimensional shingles, and
WHEREAS, Said structure includes architectural elements including tapered box
columns, exposed roof beams/brackets, decorative window brackets, shake materials in
the gable peaks, and horizontal brick banding, and the elements appear to meet the
intent of the Moorland South Corridor Design Guide for craftsman style architecture, and
WHEREAS, The proposed roof overhangs on this building are 2-feet in depth, and
WHEREAS, The building elevation contain the follow percentages of masonry product:
Front (east) – 32%
Left (south) – 35%
Rear (west) – 65%
Right (north) – 34%, and
WHEREAS, The parking will be handled by two-car attached garages and hardscape
driveways with room for at least two (2) additional guests, and
WHEREAS, A landscaping plan has been submitted and includes a variety of plants,
shrubs, and trees.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of the Building,
Site and Operation Plan submitted by Steve Stack Builders for a two-family residential
structure located in the SE ¼ of Section 3, Lot 15 Northfield Green.
BE IT FURTHER RESOLVED, That this lot is required to keep at least 14,000 SF as
open space and said requirement will need to be reviewed at the time the building
permit is reviewed.
BE IT FURTHER RESOLVED, A formal landscape plan review will occur at the time of
building permit submittal.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspect of this plan shall be maintained in perpetuity 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: May 2, 2017
ATTEST: Kellie McMullen, Recording Secretary
City of Muskego
Plan Commission Supplement PC 036-2017
For the meeting of: May 2, 2017
REQUEST: Building Site and Operation Plan for a Two-Family Residential Structure (Lot 15 of Northfield
Green)
Lot 15 of Northfield Green / Tax Key No. 2172.025
SE ¼ of Section 3
PETITIONER: Steve Stack Builders
INTRODUCED: May 2, 2017
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 036-2017
Petitioner is proposing to construct a two-family residential structure on Lot 15 of the Northfield Green
Subdivision.
The Northfield Green Subdivision consists of two-family lots. Normally, two-family structures on individual
lots do not need Planning Commission approval but since this area is part of the Moorland South Corridor
Design Guide area it was deemed necessary to have the Planning Commission review the structures to
ensure that the design guide requirements are being met.
PLAN CONSISTENCY PC 036-2017
Comprehensive Plan: The 2010 Plan depicts the areas for medium density residential use.
The proposal is consistent with the Plan.
Zoning: The property is zoned RM-2 Multiple-Family Residence District. The
structure and site conforms to the bulk dimension requirements of the
District. Setbacks and offsets meet the objectives of the code.
Park and Conservation Plan: No acquisitions or management priorities are proposed in this area.
The proposal is consistent with the Plan.
Street System Plan: All streets have been dedicated to their ultimate widths. The proposal is
consistent with the Plan.
Adopted 208 Sanitary Sewer
Service Area:
Public sanitary sewer serves the property. The proposal is consistent
with the Plan.
Water Capacity Assessment
District:
The property is served by public water service. The proposal is
consistent with the Plan.
Stormwater Management
Plan:
Stormwater is not needed for this plan. The proposal is consistent with
the Plan.
Moorland Corridor South
Design Guide The design guide promotes buildings to have Craftsman or Prairie Style
architecture. The plan appears to meet some of the requirements found
in the guide and those elements are discussed further below.
DISCUSSION PC 036-2017
The BSO submittal contains a site plan/survey, a landscape plan, floor plans, and building elevations.
SITE PLAN/SURVEY:
A formal site plan normally seen in Multi-Family developments is not required in this case since this
lot is part of Northfield Green Subdivision. A survey is sufficient since our main concern is that the
required setbacks and offsets are being met.
Overall the building does appear to meet the zoning requirements for the RM-2 district. The district
calls for buildings to have 40-foot setbacks and 15-foot side/rear offsets. The building depicted meets
these setback/offset requirements. Detailed open space review will need to occur when the building
permit is reviewed. If there are open space concerns when the driveways, walkways, patios, etc. are
figured in, some of these surfaces may need to be a permeable surface.
PARKING:
Parking is handled with two-car attached garages for each unit. There will also be driveway parking
for at least two guests for each unit if necessary.
LANDSCAPING:
A landscaping plan has been submitted and includes a variety of plants, shrubs, and trees . Formal
landscape plan review will occur at the time of building permit submittal.
ARCHITECTURE/BUILDING ELEVATIONS:
The building is governed by the Moorland South Design Guide, which calls for architecture with
craftsman or prairie style influences. The developers are noting in their narrative that the ranch
dwelling is inspired with craftsman architecture influences.
Craftsman style architecture in general normally includes some of the following items:
Low-pitched gable roofs
Wide overhangs (2 feet or more)
Wide front porches
Pedestal-like tapered columns
Asymmetrical
Exposed roof rafters
Decorative beams or braces under gables
The structure is proposed to be constructed with exterior materials which include brick, cedar, stone
caps, L.P. smart siding and trim, L.P smart siding shake, and dimensional shing les.
The structure includes architectural elements including tapered box columns, exposed roof
beams/brackets, decorative window brackets, shake materials in the gable peaks, and horizontal
brick banding, and the elements appear to meet the intent of the Moorland South Corridor Design
Guide for craftsman style architecture.
The proposed overhangs on this building contain 2-feet in depth.
The percentages of masonry products on the proposed building are as follows:
Front (east) – 32%
Left (south) – 35%
Rear (west) – 65%
Right (north) – 34%
The Plan Commission has approved nine (9) of the two family units in Nort hfield Green in the past.
On all approvals we have averaged around the following percentages of masonry product used:
Front – Around 30%+
Sides – Around 20%+
Rear – Around 25%+
The proposed building meets or exceeds the amount of masonry typically seen on buildings within
this subdivision. As such, staff recommends approval of the building as proposed.
STAFF RECOMMENDATION PC 036-2017
Approval of Resolution PC 036-2017
City of Muskego
Plan Commission Supplement PC 037-2017
For the meeting of: March 1, 2016
REQUEST: Building, Site, and Operation Plan for CGS Premier
Commerce Center Parkway / Tax Key No. 2166.997.006
NW ¼ of Section 2
PETITIONER: Briohn Design Group on behalf of CGS Premier
INTRODUCED: May 2, 2017
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 037-2017
A Building, Site, and Operation Plan (BSO) has been submitted for the construction of a new building for
CGS Premier. The proposal includes the construction of a 65,000 square foot building that will be leased
to CGS Premier. The new building will be used for light manufacturing and assembly for digital printing
and custom fabrication of mobile exhibits and displays that are built into vehicles. The property for this
new building is currently being divided (via separate resolution) and the lot is located at the east end of
Commerce Center Parkway in the Commerce Center East development off Moorland Road.
PLAN CONSISTENCY PC 037-2017
Comprehensive Plan: The 2020 Plan depicts the areas for business park use. The proposal is
consistent with the Plan.
Zoning: The property is zoned BP-3 Business Park District and the proposed
use is allowed by right subject to the approval of a Building, Site, and
Operation Plan.
Park and Conservation Plan: No acquisitions are proposed in this area. The proposal is consistent
with the Plan.
Street System Plan: No road dedications are required as part of this proposal. The proposal
is consistent with the Plan.
Adopted 208 Sanitary Sewer
Service Area:
Public sanitary sewer serves this area. The proposal is consistent with
the plan.
Water Capacity Assessment
District:
The property is serviced with water. The proposal is consistent with the
Plan.
Stormwater Management
Plan:
On-site stormwater management is not required as part of this project.
Stormwater management facilities were previously built for this entire
business park. The proposal is consistent with the Plan.
DISCUSSION PC 037-2017
Zoning Requirements
The building is presented under the requirements of the BP-3 zoning district which are the following:
Lot size of at least 80,000 SF in size (shown on proposed CSM as 385,520 SF)
Lot width of at least 150’ (shown as over 500’)
Front setback of 40’ (shown as 100.5’)
Side/Rear setbacks of 20’ (shown as 117.1’ south, 282.8’ east, and over 220’ north)
Height maximum of 40’ (shown as about 28’)
Open Space requirement of 30% of the lot (shown as about 56%)
Floor Area Ratio maximum of 80% (shown as 17%)
Design Guides
The property is governed by the City’s General Design Guide and the City’s Business Park Design Guide.
The proposal meets the General Design Guide intentions in relation to architecture, site planning, lighting,
landscaping and the like. The main item in the General Design Guide is to provide four sided architecture
with at least 50% masonry products and the proposal meets these objectives.
The Business Park Design Guide is unique and only applies to buildings and site s that are zoned BP-1,
BP-2, or BP-3. Given the wide range of zoning districts , and allowed uses in those districts (supporting
commercial to large business), it can be difficult to interpret which objectives in the design guide apply to
each project. The proposal is zoned BP-3 which inherently are the larger employment type businesses
referred to in the Design Guide as “Production-oriented” businesses. Overall, staff has found that the
proposal meets a majority of the objectives in the Business Park Design Guide noting th e following
elements:
Site Layout & Lot Coverage: Site should be least invasive to existing natural features, look to
disturb only the first 75 feet around a given structure, look to maximize open space, provide
walkways adjacent to roadway, and limit disturbance on existing vegetation and wooded areas.
-Site is a wide open landscape with no environmental features to disturb; the disturbance is
limited to 75 feet around the structure with the exception of the back trucking area that is
required for turning radius and truck access; walkways are already found along Commerce
Center Parkway.
Building Arrangement/Massing: Individual buildings should not be designed or sited in isolation
but similar to other buildings in the area of similar scale, orientation, and proportion. Building
heights, floor area ratios, or setbacks should not exceed zoning code.
-Building meets all zoning codes and size of structure is similar to business uses found in
Commerce West and Commerce East.
Building Viewsheds: Building portions facing streets shall be held to higher standards of design
with architectural treatments and usage of landscaping. Loading and storage areas shall be kept
out of main road public view.
-Main viewable building areas include the southwest corner of the building which incorporate
more details and colors then the rest of the structure. The main truck movement/storage areas
are located behind the building.
Architecture: Structure should express the building’s main use, reduction of franchise
architecture, front offices for light manufacturing buildings should be clearly expressed in
architecture elements. Massing of large structures should be broken up with banks of windows
and/or divided by piers. Utilization of clear-story windows if regular windows are not practical.
-Architecture is discussed in more detail below but proposal shows distinctly where office areas
and main architectural elements are on the front public viewed facades. Clear -story windows
used and alternating colored concrete pier panels to breakup long walls.
Building Materials: The guide notes a variety of surfaces that can be used which include glass
and pre-cast concrete panels which are the predominate features proposed.
Landscaping: A mix of landscaping is provided around whole site a nd around building
foundations.
-High quality landscape plan. Resolution includes approval of City Forester before the issuance
of Building Permits.
Signs: Guide requests all signs to be wall or ground mounted which is what is proposed.
Utilities: All utilities to be underground which is what is proposed.
Lighting: Guide requires no bleeding of lighting and limiting lighting to primary driving areas.
-Proposal shows zero degree cutoff lighting and no penetration of lighting per the proposed
photometric plan.
Loading Areas: Guide encourages loading and service areas on sides of buildings away from
public right-of-way which is found in the proposal.
Storage Areas: Guide requires storage areas be fully enclosed. No refuse enclosure is proposed
at this time. Any refuse containers will need to be fully enclosed in an approved enclosure.
It should be noted that there has been discussion on various layouts and sizes of buildings that the city
hoped to see in the Commerce Center over the years. These discussions occurr ed just about every step
of the way from 2007 when GE and the road infrastructure was built ; to when the rezonings to BP-3
zoning on the east side occurred in 2009; to the rezonings for commercial uses and resultant buildings of
Wal-Mart and ACE Hardware. The reasoning behind these discussions is that the Business Park Design
Guide portrays a series of drawings indicating “campus style” buildings that seem to relate to a smaller
scale and are situated on meandering streets surrounded with environmentally b uffered areas. This
design guide was adopted back in 2003 before the Commerce Center West or East were ever
constructed. Since that time the city has largely led the development of the Commerce Center based on
a market driven approach while attempting to meet as many of the design guide principles as possible.
Given that the lands were largely farm fields the area ended up being constructed with simple terminating
cul-de-sacs extending west and east of Moorland. Further, the pads were constructed very op en and
large given the terrain that was available. Lands were conserved where possible (forest areas to the
south on both the west and east sides) and followed the design guide where they could. The market has
since shown that having these larger employee driven manufacturing type businesses towards the rear
with supporting office and retail toward Moorland Road is what works. City staff and Plan Commission’s
task continues to be allowing the appropriate infill of business types and building sizes in the areas that
are left to be developed while ensuring that the design guides are as appropriately followed where
possible. It is important to try and adapt any of these new uses/buildings to the surrounding uses whether
in relation to the neighboring commercial uses or any residential neighbors.
Lastly, it is important to note that when Interstate received rezoning of this area to the BP -3 zoning district
(in October 2008) that they actually showed larger building footprints and more area zoned as BP -3 for
larger buildings. This was the same time that Interstate then had to include the large landscape berm on
the east property line as part of the rezoning. The map herein is what was included as part of that
rezoning proposal which shows that there was intent for three (3) large business structures each at
around 100,000 square feet. As sketched in the drawing the city has since pushed back the BP -3 zoning
to allow smaller retail footprints including the ACE Hardware we see today. Thus, the 65,000 square foot
building is smaller in size and in parcel than what was originally thought. A few Plan Commission
members at the time of the BP-3 rezoning did express that they hoped to see a bit smaller footprint
buildings than the shown 100,000 square feet, but the re zoning received approvals as shown on the
drawing.
Architecture
The building is proposed to have similar architecture to the other large office/light industrial buildings that
the city has approved on the site to the west of this and to the Commerce Ce nter West development
structures, being mainly built with prefabbed concrete panels that have the various colors, banding, and
architectural elements built in. The proposed building will contain precast concrete wall panels, low-e
glazing with blue or gra y tint and clear anodized frames, blue tube steel sun shades, decorative precast
concrete fin, blue canopy with prefinished metal fascia all glass overhead doors (on the west elevation),
and traditional overhead doors with window panels (east elevation). The colors of the building are
predominantly off-white/cool gray and medium gray with blue accent features and the all elevation of the
building are similar in color and design. The southwest corner of the building contains office space and
the elevations in these areas represent this with increased window area and the noted sun shades and
canopy.
The proposal also notes that the north side of the site is setup for a possible 20,000 SF addition and a
parking lot expansion if needed in the future.
In all, staff believes that the architecture and colors meet the architectural requirements the city has
upheld in the rest of the Commerce Center. The resolution has the following notes listed as conditions of
approvals:
All overhead doors and pedestrian doors must be colored to match the wall in which it is located,
with the exception of the all glass overhead doors.
The overhead doors must match the amount of glass areas as shown on the Plan Commission
plans.
Site, Parking, and Access
The site will be accessed off of the east end of Commerce Center Parkway. The site plan shows 58
parking stalls along the west and south sides of the property. The zoning code states one (1) space is
needed for every 2 employees in the business park areas and the ratios presented are similar to the other
business buildings approved in the Commerce Center. The parking stalls are shown as 10’ x 20’ in size
and the drive aisles are listed as 30’ in width. The west parking area does not show any landscape bump
out islands due to the overhead doors in this area and the south parking area does show landscape bump
out islands for approximately every ten (10) parking stalls. The resolution notes that a waiver of the
requirements for landscape islands for every ten (10) parking stalls, in the west parking area, is allowable
due to the quality of the landscape plan in this area and due to the placement overhead doors on the west
facade.
There is outdoor parking of vehicles/trailers proposed along the east side of the site and this area will be
used by vehicles/trailers waiting to be worked on or waiting for pick-up. There is an existing large berm
with landscaping on it behind (to the east) of the back of this building and the outdoor parking area and
said berm will serve screen for the neighbors to the east of this area. The applicant has stated that due to
the nature of the work that will be conducted here the facility will be fully temperature controlled and as
such the rear overhead doors will remain closed unless products are being mo ved in or out of the
building. As such, the resolution states that the rear overhead doors will remain closed unless products
are being moved in or out of the building.
The site plans shows curb and gutter throughout most of the site, with the exception of the area to the
rear of the building by the truck parking. There is one sunken truck dock proposed on the rear elevation.
An outdoor patio area for employees is shown off the south side of the building.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits. Possi ble changes to
the site plan could be required based upon the final Fire Department review.
Dumpsters/Outdoor Storage
No dumpster enclosure is proposed at this time. The resolution states that a dumpster enclosure must be
shown on the plans at the time of building permit submittal if there will be any need for outdoor
trash/refuse bins and said enclosure should be clad with similar materials as the main structure. As is
noted above, there is an outdoor parking area proposed along the east side of the site and this area will
be used by vehicles/trailers waiting to be worked on or waiting for pick-up.
Landscaping
A landscape plan is part of the submittal which shows a great deal of quality landscaping material along
the foundations of the building as well as throughout the site. Formal review of the landscape plan will
occur when building permits are applied for and said plan will need to meet all City requirements. Some
landscaping is proposed to be removed at the base of the existing berm . Further review/discussion will
need to occur to see what is happening with the proposed tree removal at the base of the berm and to
see how these will all be replaced.
Signage
Conceptual wall signage is shown on the rendering but no other signage details have been shown at this
time. The resolution states that all monument/freestanding and wall signage will need separate permits
from the City when ready.
Lighting
A photometric plan and lighting detail cut sheets have been submitted as part of the plans showing a mix
of pole lights around the perimeter of the building and parking lot as well as various building wall -pack
lighting. The photometric plan shows no light bleeding above city ordinance requirements. The pole
lights are proposed to be mounted on 20 foot poles and all lighting is full cut-off LED fixtures.
There are two pole lights proposed along the south parking area and four pole lights proposed along the
back (east) side of the rear parking area and all concrete bases are shown at 2 feet in height. The city
traditionally likes to have the pole light concrete bases to be no more than 6 inches above grade. Staff is
suggesting that the Plan Commission allows the waiver for the four rear pole lights to have two (2) foot
concrete bases since these lights are out of the public view and are adjacent to the truck parking area .
Relating to the two southern pole lights, staff is recommending that these poles must have concrete
bases not exceeding six (6) inches above grade since they are protected behind a curb and since they
are more visible. This is in line with typical past practice.
Sewer, Water, & Stormwater
Stormwater management has already been taken care for this site when the Comm erce Center was
originally built.
Municipal water services are located in the right-of-way in front of this property. The new building will be
connecting to these water facilities.
The current proposal shows that m unicipal sewer will be expanded from just south of this property.
The Engineering Department will be looking into items such as grading, stormwater management,
water/sewer service, etc. at the time of building permit submittal. This will ensure all items are properly
addressed.
Other
The following are also part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, That all bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, That any handicap sign posts need to be mounted in the ground.
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.), as viewed from Commerce Center Parkway and Moorland Road, and
should be approved by the Planning Division before the issuance of building permits.
BE IT FURTHER RESOLVED, Any additions (i.e. Phase 2) will require separate Plan Commission
approvals.
BE IT FURTHER RESOLVED, A Business Registration will need to be applied for before occupancy can
be granted for the use of the building.
STAFF RECOMMENDATION PC 037-2017
Approval of Resolution PC 037-2017
MUSK EG Othe Ci ty of
Ar ea o f Inte restI0450900
Fee t
Ag en da Item(s)
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Zon in g D istr ic ts
Rig ht -o f-Way
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Supp lem ental MapRESOLUTION #PC 03 7-2017
CG S Pr emier Co mmer ce Ce nter Pa rk wa y
J A N E S V I L L E
L O O M I S R D
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Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 4 /2 8/2 0 17
RESOLUTION #P.C. 037-2017
APPROVAL OF A BUILDING SITE AND OPERATION PLAN
FOR CGS PREMIER FOR A PROPERTY LOCATED IN THE NW ¼ OF SECTION 2
(COMMERCE CENTER PARKWAY / PART OF TAX KEY NO. 2166.997.006)
WHEREAS, Plans were submitted by Interstate Partners for CGS Premier for a new Building, Site and
Operation Plan for the property located in the NW ¼ of Section 2 (Commerce Center Parkway / Northern
portion of Tax Key No. 2166.997.006), and
WHEREAS, The petitioner requests approvals to build a new 65,000 square foot building, to be leased by
CGS Premier, located at the east end of Commerce Center Parkway, and
WHEREAS, The new building will be used for light manufacturing and assembly for digital printing and
custom fabrication of mobile exhibits and displays that are built into vehicles, and
WHEREAS, The property is zoned BP-3, Business Park District and the proposed use is allowed subject
to Plan Commission approval of a BSO, and
WHEREAS, The 2020 Plan Depicts the area for Business Park uses and the proposal is consistent with
the plan, and
WHEREAS, The building meets the requirements of the BP-3 zoning district per the following:
Lot size of at least 80,000 SF in size (shown on proposed CSM as 385,520 SF)
Lot width of at least 150’ (shown as over 500’)
Front setback of 40’ (shown as 100.5’)
Side/Rear setbacks of 20’ (shown as 117.1’ south, 282.8’ east, and over 220’ north)
Height maximum of 40’ (shown as about 28’)
Open Space requirement of 30% of the lot (shown as about 56%)
Floor Area Ratio maximum of 80% (shown as 17%), and
WHEREAS, The property is governed by the City’s General Design Guide and the City’s Business Park
Design Guide, and
WHEREAS, The City’s General Design Guide main items are in relation to providing four sided
architecture with at least 50% masonry products and the proposal meets these principles, and
WHEREAS, The City’s Business Park Design Guide main items are in relation to Site Layout & Lot
Coverage, Building Arrangement/Massing, Building Viewsheds, Architecture, Building Materials,
Landscaping, Signs, Utilities, Lighting, Parking, Loading Areas, and Storage Areas and the proposal
meets these principles, and
WHEREAS, The building is proposed to have similar architecture to the other large office/light industrial
buildings that the city has approved on the site to the west of this and to the Commerce Center West
development structures, being mainly built with prefabbed concrete panels that have the various colors,
banding, and architectural elements built in, and
WHEREAS, The proposed building will contain precast concrete wall panels, low-e glazing with blue or
gray tint and clear anodized frames, blue tube steel sun shades, decorative precast concrete fin, blue
canopy with prefinished metal fascia all glass overhead doors (on the west elevation), and traditional
overhead doors with window panels (east elevation), and
WHEREAS, The colors of the building are predominantly off-white/cool gray and medium gray with blue
accent features and the all elevation of the building are similar in color and design, and
WHEREAS, The southwest corner of the building contains office space and the elevations in these areas
represent this with increased window area and the noted sun shades and canopy, and
WHEREAS, The site will be accessed off of the east end of Commerce Center Parkway, and
WHEREAS, The site plan shows 58 parking stalls along the west and south sides of the property, and
WHEREAS, The zoning code states one (1) space is needed for every 2 employees in the business park
area and the ratios presented are similar to the other business buildings approved in the Commerce
Center, and
WHEREAS, The parking stalls are shown as 10’ x 20’ in size and the drive aisles are listed as 30’ in width,
and
WHEREAS, The west parking area does not show any landscape bump out islands due to the overhead
doors in this area and the south parking area does show landscape bump out islands for approximately
every ten (10) parking stalls, and
WHEREAS, The site plans shows curb and gutter throughout most of the site, with the exception of the
area to the rear of the building by the truck parking, and
WHEREAS, There is outdoor parking of vehicles/trailers proposed along the east side of the site and this
area will be used by vehicles/trailers waiting to be worked on or waiting for pick-up, and
WHEREAS, There is an existing large berm with landscaping on it behind (to the east) of the back of this
building and the outdoor parking area and said berm will serve screen for the neighbors to the east of this
area, and
WHEREAS, The applicant has stated that due to the nature of the work that will be conducted here the
facility will be fully temperature controlled and as such the rear overhead doors will remain closed unless
products are being moved in or out of the building, and
WHEREAS, There is one sunken truck dock proposed on the rear elevation, and
WHEREAS, An outdoor patio area for employees is shown off the south side of the building, and
WHEREAS, A dumpster enclosure is no shown at this time but will be required on site, and
WHEREAS, A landscape plan is part of the submittal which shows a great deal of quality landscaping
material along the foundations of the building as well as throughout the site, and
WHEREAS, Some landscaping is proposed to be removed at the base of the existing berm, and
WHEREAS, Conceptual wall signage is shown on the rendering but no other signage details have been
shown at this time, and
WHEREAS, A photometric plan and lighting detail cut sheets have been submitted as part of the plans
showing a mix of pole lights around the perimeter of the building and parking lot as well as various building
wall-pack lighting, and
WHEREAS, The photometric plan shows no light bleeding above city ordinance requirements, and
WHEREAS, There are two pole lights proposed along the south parking area and four pole lights
proposed along the back (east) side of the rear parking area and all concrete bases are show n at 2 feet in
height, and
WHEREAS, The pole lights are proposed to be mounted on 20 foot poles and all lighting is full cut-off LED
fixtures, and
WHEREAS, Stormwater management has already been taken care of in facilities that were built when the
overall Commerce Center was previously built, and
WHEREAS, The site will be served by municipal water and sanitary sewer, and
WHEREAS, The Engineering Department will be looking into items such as grading, stormwater
management, water/sewer service, etc. at the time of building permit submittal, and
WHEREAS, The site plan includes an area for a possible 20,000 SF addition and a parking lot expansion
if needed in the future.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site, and Operation
Plan for CGS Premier for the property located in the NW ¼ of Section 2 (Commerce Center Parkway /
Northern portion of Tax Key No. 2166.997.006).
BE IT FURTHER RESOLVED, That the Plan Commission allows the waiver of the landscape islands for
every ten (10) parking stalls, in the west parking area, due to the quality of the landscape plan in this area
and due to the placement overhead doors on the west facade.
BE IT FURTHER RESOLVED, That the landscape plan is subject to City Forester approval before building
permit issuance and the landscape plan shall meet all City requirements.
BE IT FURTHER RESOLVED, Further review/discussion will need to occur to see what is happening with
the proposed tree removal at the base of the berm and to see how these will all be replaced.
BE IT FURTHER RESOLVED, All overhead doors and pedestrian doors must be colored to match the
wall in which it is located, with the exception of the all glass overhead doors.
BE IT FURTHER RESOLVED, The overhead doors must match the amount of glass areas as shown on
the Plan Commission plans.
BE IT FURTHER RESOLVED, That all monument/freestanding and wall signage will need separate
permits from the City when desired.
BE IT FURTHER RESOLVED, A dumpster enclosure must be shown on the plans at the time of building
permit submittal if there will be any need for outdoor trash/refuse bins and said enclosure should be clad
with similar materials as the main structure.
BE IT FURTHER RESOLVED, That the Plan Commission allows the waiver for the four rear pole lights to
have two (2) foot concrete bases since these lights are out of the public view and are adjacent to the truck
parking area.
BE IT FURTHER RESOLVED, The two southern pole lights must have concrete bases not exceeding six
(6) inches above grade since they are protected behind a curb and since they are more visible.
BE IT FURTHER RESOLVED, The rear overhead doors will remain closed unless products are being
moved in or out of the building.
BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals at the time of
building permits and possible changes to the site plan may be required based upon the final Fire
Department review.
BE IT FURTHER RESOLVED, That all bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, That any handicap sign posts need to be mounted in the ground.
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.), as viewed from Commerce Center Parkway and Moorland Road, and
should be approved by the Planning Division before the issuance of building permits.
BE IT FURTHER RESOLVED, Any additions (i.e. Phase 2) will require separate Plan Commission
approvals.
BE IT FURTHER RESOLVED, A Business Registration will need to be applied for before occupancy can
be granted for the use of the building.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall
result in the imposition of fines of $100 per day, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: May 2, 2017
ATTEST: Kellie McMullen, Recording Secretary