PLAN COMMISSION Packet - 11/5/2019CITY OF MUSKEGO
PLAN COMMISSION AGENDA
11/05/2019
6:00 PM
Muskego City Hall, Council Chambers, W182
S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES
Approval of the minutes of the October 1, 2019 meeting.
PUBLIC HEARING
Public Hearing for Presbyterian Homes Wisconsin/Senior Housing Partners requesting a
Conditional Use Grant in accordance with the Muskego Zoning Ordinance to allow a senior
housing campus development including independent living units, assisted living units and
memory care units for the property located at W147 S6800 Durham Place / Tax Key No.
2168.961.
Public Hearing for Kwik Trip requesting a Conditional Use Grant in accordance with the
Muskego Zoning Ordinance for the purpose of allowing a gas station for the property
located at S63 W13510 Janesville Road / Tax Key No. 2162.999.002.
CONSENT BUSINESS
RESOLUTION PC 064-2019 Approval of an Annual Review for Pick 'n Save located at S74
W17005 Janesville Road / Tax Key No. 2199.999.065.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION PC 062-2019 Recommendation to Council to rezone property from I-1
Government and Institutional District to a Planned Development District, Approval of a
Conditional Use Grant and a Building, Site and Operations Plan for Presbyterian Homes
Wisconsin/Senior Housing Partners located at W147 S6800 Durham Place / Tax Key No.
2168.961.
RESOLUTION PC 063-2019 Approval of a Conditional Use Grant and Building, Site and
Operation Plan for Kwik Trip, Inc located at S63 W13510 Janesville Road / Tax Key No.
2162.999.002.
RESOLUTION PC 065-2019 Recommendation of Approval of a Final Plat for the Waters of
Lake Denoon Subdivision located along Crowbar Drive / Tax Key No. 2283.999.
Packet Page 1
Plan Commission Agenda 2
11/5/2019 6:00:00 PM
MISCELLANEOUS BUSINESS
ADJOURNMENT
NOTICE
IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF
THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION
WILL BE TAKEN BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL
BODY SPECIFICALLY REFERRED TO ABOVE IN THIS NOTICE.
ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED
INDIVIDUALS THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS
SERVICE, CONTACT MUSKEGO COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136.
Packet Page 2
UNAPPROVED
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
10/01/2019
6:00 PM
Muskego City Hall, Council Chambers, W182
S8200 Racine Avenue
CALL TO ORDER
Mayor 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, Alderman Kubacki, Commissioners Graf, Oliver, Jacques,
Buckmaster, Bartlett and Planner Trzebiatowski.
Absent: Commissioner Buckmaster
STATEMENT OF PUBLIC NOTICE
The meeting was noticed in accordance with the open meeting laws.
APPROVAL OF THE MINUTES
Approval of the minutes of the September 3, 2019 meeting.
Commissioner Jacques made a motion to approve the minutes of the September 3, 2019
meeting. Alderman Kubacki seconded. Motion passed unanimously.
CONSENT BUSINESS
Resolution PC 056-2019 Approval of a two-lot Certified Survey Map for Kevin Malchine
located at Muskego Dam Road & Loomis Drive / Tax Key No. 2295.999.010.
Resolution PC 057-2019 Approval of a Building, Site and Operations Plan Amendment for
Vintage Grounds located at S74 W16825 Janesville Road / Tax Key No. 2199.999.063.
Resolution PC 058-2019 Approval of a two-lot Certified Survey Map for James & Suzanne
Blixt located at S101 W13704 Loomis Drive / Tax Key No. 2259.995.003.
Alderman Kubacki made a motion to approve the consent business engross. Commissioner
Jacques seconded. Motion passed unanimously.
NEW BUSINESS FOR CONSIDERATION
Resolution PC 059-2019 Approval of a Building, Site and Operations Plan Amendment for Page 1 of 7
Approval of the minutes of the October 1, 2019 meeting.
Packet Page 3
Plan Commission Minutes 2
10/1/2019 6:00:00 PM
Bass Bay Brewhouse located at S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002.
Planner Trzebiatowski explained that as part of the ongoing improvements at Bass Bay
Brewhouse. This application is to add a covered pergola/gazebo structure with open sides
and a galvanized roof to cover the recently installed outdoor bar area on the patio.
Additionally, a recently approved and installed patio area to be a crushed gravel was
installed as concrete. Stormwater calculations were based on this area being hard surface,
so this change was already accounted for as far as stormwater. A second improvement
that has occurred is they enclosed outdoor seating area under an existing overhang area.
The materials used fit the motif and character of the building and is mostly windows.
Commissioner Graf asked if this was an expansion. Planner Trzebiatowski explained this
was not an expansion, but just enclosing and existing overhang.
Commissioner Jacques made a motion to approve Resolution PC 059-2019. Alderman
Kubacki seconded. Motion passed unanimously with Commissioner Bartlett abstaining.
Resolution PC 060-2019 Approval of a Building, Site and Operations Plan for Muskego
School Apartments, LLC located at S75 W17476 Janesville Road / Tax Key No. 2193.104.
Planner Trzebiatowski provided an explanation of the proposed development. The
development will rehabilitate the Muskego Elementary School building with additional rental
units. The Planned Development zoning was previously granted in December 2018 subject
to approval of a Building, Site and Operation Plan. The plan will include 22 residential units
in the Muskego Elementary School building (10 single bedroom and 12 two-bedroom units)
in addition to two additional townhouse buildings totaling 18 units (one ten unit and one eight
unit building) and each of these units will be three bedrooms with an attached garage and
separate multi-space detached garages.
Access will be limited to two points on either end of the property with all other existing
access points be closed and restored. The internal drive will be private with curb and gutter.
Staff is recommending mountable curb and gutter on the east side of the drive to match the
west side. Sidewalks are shown on-site to connect all of the units with a sidewalk. Parking
is provided with enclosed parking attached to the townhouse units and four separate
enclosed detached garages for a total of 58 enclosed parking stalls. Additional parking is
provided in front of the attached garages for another vehicle to safely park in front of the
attached garages, typical to what the City has approved before. Considering the surface
parking and the space in front of the attached garages there is 96 total stalls or 2.4 stalls per
unit.
The existing school building will remain substantially the same with some cleaning and
repairing of the building, re-installation of some windows that were previously removed and
adding a small canopy on the back entrance. The townhouse buildings will be two stories
with a gable roof. Each unit will have individual entrance with a small porch. The exterior of
the townhouses will be masonry covering the first floor with alternating patterns of siding.
The masonry averages 54% for the townhouses meeting the design standards of 50%
masonry. The detached garages have a band of masonry to match the attached housing
but lack design or character. Staff recommends additional design elements on the
backsides of the detached garages.
Lighting is proposed that meets the City specifications as far as height and cutoff
requirements. A monument sign is proposed along Janesville Road that appears to meet
the City standards, but will need formal sign approval. Two trash enclosures are proposed.
Page 2 of 7
Approval of the minutes of the October 1, 2019 meeting.
Packet Page 4
Plan Commission Minutes 3
10/1/2019 6:00:00 PM
Details of all mechanicals will be needed with proper screening approved by the City. A
landscape plan was provided and will be subject to formal review by the City Forester prior
to permits being issued. Utilities will require coordination with the engineering department
for a water main extension. There are additional notes in the resolution regarding phasing
and outdoor storage including parking of junk vehicles, boats, campers, trailers, etc.
Public Comments:
Jack Belke, Bay Breeze Condo Association – (S75 W17651 Harbor Circle) Condo
Association supports projects but have concerns including:
o Shortage of parking – Worried about overflow parking on Park Drive. Ask for nor
parking on west side of the street.
o Landscaping – More could be added especially along the rear of the garages.
o Lighting – Hope there is more low-profile lighting to eliminate glaring on condo
units.
o Sign – Worried cars will accidentally pull into Park Drive. Could a sign be added
identifying Michi Drive as entrance.
o Park – Ask that Park Drive remains open during construction.
Planner Trzebiatowski addressed sign being shown located in the center of the school
building. Could ask developer to move the sign more east to more easily show the entrance
location.
Mike Bode (S75 W17657 Harbor Circle)
o Which units will be senior housing and which units will be open to everyone.
Planner Trzebiatowski addressed that senior housing will be limited to the school
building.
o Concerns with traffic on Janesville Road with this development along with all of
the other developments on Janesville under construction.
o Has a study on the number of senior housing units been completed?
Charlotte Coubal (S74 W17407 Richard Lane)
o Michi is a narrow street. Concerned with parking on Michi when vehicles will be
parked on the street.
o Concerned where people will play.
Matt Keough (S74 W17382 Lake Drive)
o Traffic is getting heavy, especially police and fire.
o Property is not developable as proposed. Lake Drive is not a street but an alley.
Traffic is becoming intolerable.
o How many additional employees will the city need for with additional long term
large projects? Eighteen more units into an area will put more people in to an
area everyone loves. Eighteen more units is more than the number of houses
that currently use the roads in that area.
o How many employees will be needed if federal money is coming to the City for
projects?
o Rezoning was voted on 4-1.
o Concerned with runoff into the lake. Additional housing will cause many more
problems with quality of runoff into the lake.
o Last weeks rains caused the lake to raise two feet. Additional developments
cause rain to run directly into the lake and watershed.
o School - Schooling has changed Muskego Elem. and this property have been
used for many things for over 100 years and this is not the best way develop a
prime property in the City.
Page 3 of 7
Approval of the minutes of the October 1, 2019 meeting.
Packet Page 5
Plan Commission Minutes 4
10/1/2019 6:00:00 PM
o Eighteen apartments across the street from long term residents is not a good
idea.
o If low income loan or federally funded project…
Planner Trzebiatowski noted federal funding or not is not what the Plan
Commission can consider and could be extremely discriminatory.
Mayor Chiaverotti explained the City is not receiving any federal funding.
Muskego-Norway School District owns the property and put out an RFP
and this is what they chose as the best proposal. This is a Building, Site
and Operation plan consideration. During the rezoning process the City
Attorney explained that federal funding cannot be part of the
consideration.
o If the city continues to support the development of large projects, the city will
have to take on federal money, without a choice which will require additional city
employees. So has the City asked any existing landlords if they have an interest
in federal money? The city is building too many large communities that are not
owned.
o If the city adds 36 rentals in the area there will be many issues.
o Why isn’t the city putting more time into adding condos,ownership.
Mayor Cheverotti explained this is multifamily. Regardless of condo or
rental units and the City doesn’t control ownership verses rental. The City
does not need to approve rental units converting to condominiums.
o Parking. Turning left onto Lannon is dangerous. Shut Michi Drive off.
o Many people are going to be affected by this development.
o Worried about the future of the people living near the property to be developed.
o Understands if this was turned into a long-term care facility.
o Grassland should be developed with a walking path rather than eighteen
apartments that will cause issues for the police and neighbors. The residents are
already facing a huge rise in crime in this area.
o Where are these people going that they should be so centrally located rather
than the other areas of the City? People that live there have made long term
investments in the city.
o Apartments bring transient people. They don’t care about other residents.
o Decision forcing more people into an area that is already stuck. Too much traffic.
o This development will bring too many people and nobody will be able to turn left
onto either street. Does not like this proposal and thinks there is better use for
property than eighteen units.
o He pays is taxes and utilities on time and does not understand the direction of
the community. Doesn’t want to live in Chicago…traffic is ridiculous and schools
are growing and will need another $40 million referendum.
Mayor Chiaverotti said there are a few things to be addressed. Mayor Chiaverotti asked if
additional on-site parking can be addressed. Planner Trzebiatowski said the Plan
Commission could discuss, but would encourage developer to discuss this as there has not
been anything submitted that relates to the amount of parking needed on site for this type of
development.
Mayor Chiaverotti asked if there is a way to add left-in/right-out. Planner Trzebiatowski
added that the Plan Commission could require the developer to angle the entrance to Michi
Drive to encourage traffic to turn right out the development towards Janesville Road. Things
on the street that happen on the street like left turn only or no parking the Plan Commission
can give a recommendation to the Public Works and Safety Committee for any signage in
public roadways.
Page 4 of 7
Approval of the minutes of the October 1, 2019 meeting.
Packet Page 6
Plan Commission Minutes 5
10/1/2019 6:00:00 PM
Mayor Chiaverotti said storm water must be addressed. Planner Trzebiatowski noted that
MMSD and the DNR regulate the storm water and they must approve the plans for both the
quantity and quality of water that leaves that site.
Commissioner Graf asked if there will be stormwater management on-site. Planner
Trzebiatowski said that a detention basin is included in the proposal on the north side of the
school. On a Plan Commission level this is not to be decided, but engineering staff will
extensively review the stormwater.
Commissioner Bartlett mentioned that discussion was started about preserving the park and
if they are working with the City to preserve the park. Planner Trzebiatowski said this is a
private development.
Commissioner Bartlett asked about the location of the northern access point and parking
and cannot support the plan as presented due to drive access, landscaping, parking,
signage moved, public way walkway connections.
Dumpster location is odd between the two buildings and would like to see adjusted so it is
not visible from Michi Drive. Window adjustments and placement for new use would likely
be needed. Planner Trzebiatowski explained that they are confident with their interior layout
that the existing windows will remain. Bartlett said roof pitches vary and would like some
consistency of rooflines between buildings and specifically garages.
Planner Trzebiatowski explained the code regulations regarding spacing of driveways and
specifically the northern driveway to the lot line. As for the dumpsters, transformer pads are
shown that must be fully screened with dense landscaping, so the area between the
buildings will definitely be screened with materials subject to final landscaping review. For
the pedestrian sidewalks, the Plan Commission could amend the resolution to require
connection of the sidewalks.
Alderman Kubacki asked about the sidewalks. Planner Trzebiatowski explained there is a
sidewalk along Janesville Road that connects to the sidewalks on site, but nothing
connecting to the east.
Alderman Kubacki appears the playground area is solely for the residents of the site via a
crosswalk.
Developer representative said the playground is intended to be used by private for use by
residents and visitors. It is the largest greenspace on property for play and made the most
sense for that location.
Alderman Kubacki confirmed there are 96 parking stalls. Planner Trzebiatowski explained
that recent apartment approvals did not have any individual garages so it is tough to
compare the proposals. However, typically the driveways are counted as guest parking, so
the parking space count does include the spaces in front of the attached garages.
Alderman Kubacki asked about experience with the roof pitch. Bartlett also said that he
would like to see a 4/12 pitch.
Developer was okay with changing the roof pitch and adding dormers to the rear of the Michi
Road garages as part of the four-sided architecture.
Developer was okay with moving sign to the east and screening the mechanicals. For the
parking there experience is for seniors is parking stalls on one-bedroom is 0.8 stalls per unit Page 5 of 7
Approval of the minutes of the October 1, 2019 meeting.
Packet Page 7
Plan Commission Minutes 6
10/1/2019 6:00:00 PM
and two-bedroom units are typically one car per unit for 20 stalls for the senior parking.
Parking stalls in the garages are assigned per unit.
Commissioner Bartlett asked if the City can address parking on Michi Drive. Planner
Trzebiatowski explained that the Plan Commission could provide a recommendation to the
Public Works and Safety Committee.
Commissioner Graf said there is not an abundance of parking on-site so when an event
occurs, people will park where possible closer to where they are going and will end up on
the street unless other areas are designated for visitor parking. Overflow will go to street
parking. Commissioner Graf suggests this does go to Public Works to look at the parking as
far as safety.
Commissioner Bartlett brought up the issue of people using their garage as storage and
parking outside. Planner Trzebiatowski said the developer explained that they are not
allowed to use the garages for storage. The developer also added that the school building
is designed for each unit to have an inside storage unit within the building.
Commissioner Bartlett said it would be nice to see visitor parking spread throughout the lot.
Developer suggested they could add surface parking near the playground area as well as
along the northwest side of the private drive north of the detached garages.
Developer addressed the stormwater management. They are actually decreasing the
amount of hard surface on the property. Additionally they are converting much of the hard
surface with roof, which are actually seen as cleaner runoff than a paved area. They also
meeting the MMSD requirements.
Commissioner Oliver asked if there are restrictions regarding things like a car with a flat tire
or other items in the parking area. Additionally, snow removal locations to ensure that there
are adequate areas to plow the snow on this property. Planner Trzebiatowski said the
parking junk vehicles, trailers, campers, boats, outdoor storage, etc. is addressed in the
resolution outside of the garbage enclosures. As for a business truck, the ordinance allows
this as one per unit.
Commissioner Jacques made a motion to approve Resolution PC 060-2019. Commissioner
Bartlett seconded. Alderman Kubacki made a motion to amend Resolution PC 060-2019 to
address the northern access point along Michi Drive, adjusting the roof pitch of the attached
garages, moving the sign toward the east, and adding parking in the two locations on-site.
Commissioner Graf seconded.
Motion to amend resolution passed unanimously. Motion to approve amended Resolution
#060-2019 passed unanimously.
Recommendation from the Plan Commission for Public Works to look into street parking
along the west side of Park and no/limited parking on Michi Drive.
PC 061-2019 Conceptual Rezoning for discussion of proposed senior community at the
former Tess Corners Elementary School located at W147 S6800 Durham Place / Tax Key
No. 2168.961.
There are no approvals for a conceptual discussion. Planner Trzebiatowski provided a
synopsis of a conceptual development. The development includes removing the existing
school and replacing it with 20 assisted living units, 20 memory care units and 82 units of Page 6 of 7
Approval of the minutes of the October 1, 2019 meeting.
Packet Page 8
Plan Commission Minutes 7
10/1/2019 6:00:00 PM
independent senior living. The building will be two stories at the front of the building on
Janesville Road and from the south the building will be three story based on the natural
terrain of the site. Underground and surface parking will be provided. Waukesha County is
amenable for the access drive on Janesville Road with a restriction that there is no
connection do Durham Place. Density shows 80 units allowed within the RM zoning.
Alderman Kubacki asked about the traffic on Durham Place with access not allowed on
Janesville Road.
Developer said they had a neighborhood meeting with residents. No negative comments
from neighbors and will have less traffic than when it was a school. Additionally, from past
communities they have found that initially residents drive, but the amount of driving curtails
significantly within three years and they provide transportation. There are 87 underground
parking stalls for 80 units.
MISCELLANEOUS BUSINESS
Nothing at this time.
ADJOURNMENT
Commissioner Jacques made a motion to adjourn. Alderman Kubacki seconded. Motion
passed unanimously.
Respectfully Submitted,
Aaron Fahl
Associate Planner
Page 7 of 7
Approval of the minutes of the October 1, 2019 meeting.
Packet Page 9
I06251,250312.5 FeetScale:
Legend
Affec ted Area
Pro p erties within 300 ft
M unic ip a l Bo unda ry
Right-o f-Wa y
Pa rc els
Struc tures
La ke
Janesv
i
l
l
e
R
d
.
T
e
s
s
C
o
r
n
e
r
s
D
r
.
D
u
r
h
a
m
P
l
.
Corne
l
l
C
i
r
.
Cornell Dr.
CITY OF MUSKEGO NOTICE OF PUBLIC HEARING PLEASE TAKE NO TICE tha t the Pla n Co m m issio n o f the City o f M uskego will ho ld a Pub lic Hea ring a t 6:00 PM , o r sho rtly therea fter, o n Tuesda y, No vem b er 5, 2019, a t M uskego City Ha ll, W182 S8200 Ra c ine Avenue, to c o nsider the fo llo wing: U p o n the p etitio n o f Presb yteria n Ho m es Wisc o nsin/Senio r Ho using Pa rtners sha ll the fo llo wing p ro p erty kno wn a s: Ta x Key No . 2168.961/ W147 S6800 Durha m Pl. (Fo rm er Tess Co rners Elem enta ry Sc ho o l) Be gra nted a Co nditio na l U se Perm it in a c c o rda nc e with the M uskego Z o ning O rdina nc e fo r the p urp o se o f a llo wing a senio r ho using c a m p us develo p m ent inc luding indep endent living units, a ssisted living units a nd m em o ry c a re units (under the c o de identific a tio n o f “Nursing ho m es, rest ho m es, a nd ho m es fo r a ll a ged, inc luding da y c a res”). The p etitio ner’s a p p lic a tio n is a va ila b le fo r p ub lic insp ec tio n a t the City o f M uskego Pla nning Divisio n. All interested p a rties will b e given a n o p p o rtunity to b e hea rd. Pla n Co m m issio n City o f M uskego Pub lish in the M uskego NO W Newsp a p er o n O c to b er 16, 2019 a nd O c to b er 23, 2019. Da ted this 9
th da y o f O c to b er, 2019. NO TICE IT IS PO SSIBLE THAT M EM BERS O F AND PO SSIBLY A QU O RU M O F M EM BERS O F O THER GO V ERNM ENTAL BO DIES O F THE M U NICIPALITY M AY BE IN ATTENDANCE AT THE ABO V E-STATED M EETING AND GATHER INFO RM ATIO N; NO ACTIO N WILL BE TAKEN BY ANY GO V ERNM ENTAL BO DY AT THE ABO V E-STATED M EETING O THER THAN THE GO V ERNM ENTAL BO DY SPECIFICALLY REFERRED TO ABO V E IN THIS NO TICE. NO TICE "Plea se no te tha t, up o n rea so na b le no tic e, effo rts will b e m a de to a c c o m m o da te the needs o f disa b led individua ls thro ugh a p p ro p ria te a ids a nd servic es. Fo r a dditio na l info rm a tio n o r to request this servic e, c o nta c t the Pla nning Divisio n a t City Ha ll, W182 S8200 Ra c ine Avenue, (262) 679-4136."
Page 1 of 1
Public Hearing
Packet Page 10
I06601,320330 FeetScale:
L egen d
Affected Area
Pro perties within 300 ft
Mun icipa l Bo un da ry
Right-o f-Wa y
Pa rcels
Structures
L a ke
City of Muskego
City of New BerlinCollege Ave.
Commerce CenterParkway
M
o
o
r
l
a
n
d
R
d
.
CITY OF MUSKEGO NOTICE OF PUBLIC HEARING PL EASE T AKE N OT ICE tha t the Pla n n in g Co m m issio n o f the City o f Muskego will ho ld a Pub lic Hea rin g a t 5:30 PM, o r sho rtly therea fter, o n T uesda y, Ja n ua ry 8, 2019, a t Muskego City Ha ll, W182 S8200 Ra cin e Aven ue, to co n sider the fo llo win g: U po n the petitio n o f Green b ergFa rro w, o n b eha lf o f Jiffy L ub e, sha ll the fo llo win g a rea kn o wn a s: Pa rt o f T a x Key N o . 2169.999.011 / Co m m erce Cen ter Pa rkwa y Mo re specifica lly kn o wn a s, Pa rt o f L o t 2 o f Certified Survey Ma p N o . 11185, b ein g a divisio n o f la n ds in pa rt o f the N o rthea st ¼ o f the N o rthea st ¼ o f Sectio n 3, T o wn ship 5 N o rth, Ra n ge 20 Ea st, Wa ukesha Co un ty, Wisco n sin , b o un ded a n d describ ed a s fo llo ws: Co m m en cin g a t the So uthwest co rn er o f sa id L o t 2; then ce N o rthea sterly 150.06 feet a lo n g the Ea st lin e o f Mo o rla n d Ro a d (CT H O) a n d the a rc o f a curve who se cen ter lies to the Ea st, who se ra dius is 1535.42 feet, a n d who se cho rd b ea rs N o rth 09°48’52” West 150.00 feet to a po in t; then ce N o rth 82°02’45” Ea st 189.30 feet to a po in t; then ce So uth 49°48’52” Ea st 174.28 feet to a po in t o n the N o rthwesterly lin e o f Co m m erce Cen ter Pa rkwa y; then ce So uthwesterly 85.29 feet a lo n g sa id N o rthwesterly lin e a n d the a rc o f a curve who se cen ter lies to the So uthea st, who se ra dius is 260.00 feet, who se cho rd b ea rs So uth 40°01’58” West 87.87 feet to a po in t o n the N o rth lin e o f L o t 1 o f Certified Survey Ma p N o . 11185; then ce N o rth 59°41’35” West a lo n g sa id N o rth lin e 36.08 feet to a po in t; then ce So uth 88°45’40” West a lo n g sa id N o rth lin e 167.92 feet to a po in t; then ce So uth 77°23’09” West co n tin uin g a lo n g sa id N o rth lin e 40.49 feet to the po in t o f co m m en cem en t. Sa id la n ds co n ta in 40,275 squa re feet, o r 0.9246 a cres; Be gra n ted a Co n ditio n a l U se Perm it in a cco rda n ce with the Muskego Z o n in g Ordin an ce fo r the purpo se o f a llo win g a n a uto service fa cility o n sa id pro perty. T he petitio n er’s a pplica tio n is a va ila b le fo r pub lic in spectio n a t the City o f Muskego Pla n n in g Divisio n . All in terested pa rties will b e given a n o ppo rtun ity to b e hea rd. Pla n Co m m issio n City o f Muskego Pub lish in the Muskego N OW N ewspa per o n Decem b er 19, 2018 a n d Decem b er 26, 2018. Da ted this 10
th da y o f Decem b er, 2018. N OT ICE IT IS POSSIBL E T HAT MEMBERS OF AN D POSSIBL Y A QU ORU M OF MEMBERS OF OT HER GOVERN MEN T AL BODIES OF T HE MU N ICIPAL IT Y MAY BE IN AT T EN DAN CE AT T HE ABOVE-ST AT ED MEET IN G AN D GAT HER IN FORMAT ION ; N O ACT ION WIL L BE T AKEN BY AN Y GOVERN MEN T AL BODY AT T HE ABOVE-ST AT ED MEET IN G OT HER T HAN T HE GOVERN MEN T AL BODY SPECIFICAL L Y REFERRED T O ABOVE IN T HIS N OT ICE. N OT ICE "Plea se n o te tha t, upo n rea so n a b le n o tice, effo rts will b e m a de to a cco m m o da te the n eeds o f disa b led in dividua ls thro ugh a ppro pria te a ids a n d services. Fo r a dditio n a l in fo rm a tio n o r to request this service, co n ta ct the Pla n n in g Divisio n a t City Ha ll, W182 S8200 Ra cin e Aven ue, (262) 679-4136."
Page 1 of 1
Public Hearing
Packet Page 11
City of Muskego
Plan Commission Supplement PC 064-2019
For the meeting of: November 5, 2019
REQUEST: Renewal of Outdoor Display/Sales for Pick ’n Save
Tax Key No. 2199.999.065/ S74 W17005 Janesville Road
SW ¼ of Section 10
PETITIONER:Tammy Koch, Roundy’s Supermarkets, Inc.
INTRODUCED: November 5, 2019
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 064-2019
The petitioner is requesting to renew their previous approval allowing them to be allowed to display and sell
christmas trees, wreaths, evergreen planters, pumpkins, flowers, and hanging baskets during the corresponding
seasons. The products would continue to be displayed on the sidewalk by the store entry. The application states
that no sales or display will occur in the parking lot and they state that they understand that the display must only
contain natural materials. Pick ‘n Save received initial approval for outdoor display and sales under PC 063-2018
on December 5, 2017. Then they received an annual review approval on November 8, 2018 that required one
further annual review in the Fall of 2019.
DISCUSSION PC 064-2019
In general there are some other stores in Muskego that have requested similar approvals within the City in the past.
In general, the City has not had issues with outdoor display/sales at retail locations as long as they first receive
proper approvals and as long as they are done in a neat and orderly way. The resolution states the following
conditions of approval to ensure the sales on this site meet the aesthetic standards the City has come to adopt with
outdoor sales/display.
1. Any signage for the products must be kept to a minimum and well maintained at all times.
2. No banners or other larger signage is allowed without a temporary sign permit, which requires Planning
Division review.
3. The sidewalk area in front of the store must remain safe and passible at all times for proper egress.
4. The area must be kept in a neat and clean order at all times.
5. Any complaints or observations of litter or unsightliness resulting from the proposed outdoor sales/display
may result in Plan Commission re-review of this proposal at any time which could result in revocation of
this approval OR further contingencies.
Also, the resolution states that the allowed items for sale are meant to be for natural material (plants, flowers, trees,
etc.) and not meant for packaged items (salt, fire wood, fertilizer, propane etc.) to ensure that the outdoor
sales/display do not expand beyond what is being requested. Also, this approval does not specifically allow
donations boxes on site, as items such as that would need separate Plan Commission approval.
As part of the 2018 annual review, it was noted that if the display/sales proceed with no issues during the end of
2018 and through the first three-quarters of 2019, then further reviews may not be required after the November
2019 review. The City has not received any complaints regarding issues with any outdoor display/sales at this
location. Therefore, staff is recommending that the annual reviews for the outdoor displays are no longer needed
until such time that a complaint is received or violations to this outdoor sales/displays are found to be occurring Page 1 of 6
RESOLUTION PC 064-2019
Packet Page 12
onsite.
STAFF RECOMMENDATION PC 064-2019
Approval of the outdoor storage/sales renewal with the contingencies noted above and in the resolution,
most specifically with noting that this approval is valid until a complaint or violation occurs on site. At that
time a re-review would be required if the store would like to continue outdoor storage/display.
Page 2 of 6
RESOLUTION PC 064-2019
Packet Page 13
MUSKEGOthe City of
Area of InterestI0330660
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 064-2019
Pick 'n SaveS74 W17005 Janesville Road
JANESVIL
L
E
LOO
M
I
S
R
D
RA
C
I
N
E
A
V
DU
R
H
A
M
WOOD
S
CO
L
L
E
G
E
Prepared by City of Muskego Planning Department Date: 10/31/2019
Page 3 of 6
RESOLUTION PC 064-2019
Packet Page 14
RESOLUTION #P.C. 064-2019
APPROVAL OF RENEWAL OF OUTDOOR DISPLAY/SALES FOR
PICK ‘N SAVE LOCATED IN THE SW ¼ OF SECTION 10
(S74 W17005 JANESVILLE RD / TAX KEY NO. 2199.999.065)
WHEREAS, On December 5, 2017 the Plan Commission approved a Building, Site and Operation Plan
amendment to allow outdoor display/sales of products through Resolution PC 063-2017, and
WHEREAS, Said approval required a re-review in the Fall of 2018 and was approved via Resolution PC
056-2018, which then required an annual review in Fall of 2019, and
WHEREAS, The applicant has now submitted for the required re-review, and
WHEREAS, The request is to be allowed to display and sell christmas trees, wreaths, evergreen
planters, pumpkins, flowers and hanging baskets during the corresponding seasons, and
WHEREAS, The products are proposed to be displayed on the sidewalk by the store entry, and
WHEREAS, No sales or display will occur in the parking lot, and
WHEREAS, There was no issues found in 2019 relating to non-approved products being displayed/sold
on this property.
THEREFORE BE IT RESOLVED, That the Plan Commission re-approves the request from Pick ‘n Save
located at S74 W17005 Janesville Road for the outdoor display and sale of seasonal products subject to
the following conditions:
1. Any signage for the products must be kept to a minimum and well maintained at all times.
2. No banners or other larger signage is allowed without a temporary sign permit, which requires
Planning Division review.
3. The sidewalk area in front of the store must remain safe and passible at all times for proper
egress.
4. The area must be kept in a neat and clean order at all times.
5. Any complaints or observations of litter or unsightliness resulting from the proposed outdoor
sales/display may result in Plan Commission re-review of this proposal at any time which
could result in revocation of this approval OR further contingencies.
6. This approval is good until such time that a complaint is received or violations to this outdoor
sales/displays are found to be occurring onsite.
BE IT FURTHER RESOLVED, The allowed items for sale are meant to be for natural material (plants,
flower, trees, etc.) and not meant for packaged items (salt, fire wood, fertilizer, propane, etc.).
BE IT FURTHER RESOLVED, This approval does not specifically allow donations boxes on site, as
items such as that would need separate Plan Commission approval.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: November 5, 2019
ATTEST: Adam Trzebiatowski AICP, Planning Manager
Page 4 of 6
RESOLUTION PC 064-2019
Packet Page 15
Page 5 of 6
RESOLUTION PC 064-2019
Packet Page 16
Page 6 of 6
RESOLUTION PC 064-2019
Packet Page 17
City of Muskego
Plan Commission Supplement PC 062-2019
For the meeting of: November 5, 2019
REQUEST: Recommendation to Council for a Rezoning from I-1 (Government and Institutional District) to
PD (Planned Development District), Approval of a Building, Site and Operation Plan (BSO), and Approval
of a Conditional Use Grant (CUG)
Tax Key No. 2168.961 / W147 S6800 Durham Place
SE ¼ of Section 2
PETITIONER: Presbyterian Homes Wisconsin/Senior Housing Partners
INTRODUCED: November 5, 2019
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski AICP
BACKGROUND PC 062-2019
The petitioner has submitted requests for rezoning, BSO and CUG for the old Tess Corners Elementary
School property. The site will be rezoned from I-1 Government and Institutional District to PD Planned
Development District, based on the RM-1 zoning district. The purpose of the rezoning request is to
facilitate the development of a new senior housing community including 80 units of independent senior
living, 20 units of memory care units and 20 units for assisted living units. The existing school will be
completely removed to make way for the new development.
PLAN CONSISTENCY PC 062-2019
Comprehensive Plan:Currently the 2020 Plan currently depicts the area for Government,
Institutional, Transportation & Utility uses. Based on the proposed use
and upon examining how similar past projects were reviewed, the
current land use designation will remain, due to the continuing care idea
and the assisted living and memory care portions of this facility.
Zoning: The property is currently zoned I-1 Government, Institutional & Public
Service District. For the proposed senior complex a Planned
Development (PD) district is being requested due to the unit counts in
building, the open space on site, the F.A.R. and the building height. The
PD will have a base zoning of RM-1. The RM-1 allows 1 unit permit
5,000 SF of land. For the 9.22 acre lot this would then yield 80.3 or 80
units. A CUG is needed for the memory care and assisted living units as
they fall under the code identification of “Nursing homes, rest homes,
and homes for all aged, including day cares”.
Park and Conservation Plan: No acquisitions or conservation priorities are noted in this area. The
proposal is consistent with the Plan.
Adopted 208 Sanitary Sewer
Service Area: Public sanitary sewer is available in the area. The proposal is consistent
with the Plan.
Water Capacity Assessment Water currently is located in the area. All hydrants and water lines
Page 1 of 39
RESOLUTION PC 062-2019
Packet Page 18
District:servicing said hydrants on site must me publicly dedicated and located
within easements. The proposal is consistent with the Plan.
Stormwater Management
Plan:
Stormwater management is required on this site and is currently shown
conceptually with the pond on the south side of the site. Engineering
review will be needed to ensure the facilities are sized properly for this
full development and to ensure that existing drainage concerns on site
are addressed. Special attention will need to be paid to trying to resolve
any existing or new drainage concern as it relates to adjacent properties.
DISCUSSION PC 062-2019
As stated above, Presbyterian Homes Wisconsin/Senior Housing Partners submitted plans for the
redevelopment of this site that will include one single large senior living building that contain three
separate types of living/care options. The site is located along Janesville Road and Durham Place. The
three unit types will be senior independent living, assisted living, and memory care. Two ‘wings’ of the
building that extend toward the south will be three stories in height for 80 units of independent living
apartments. A two-story ‘wing’ of the building closer to Janesville Road will be used for 20 memory care
units on the second floor and 20 assisted living care units on the first floor. This development will allow a
tenant to transition from the independent living apartments to the assisted living facilities as they age and
need more care.
A Conditional Use Grant is needed to allow the assisted living and senior housing. The BSO is covering
all details relating to the overall site and the architecture of all buildings on site.
Rezoning Public Hearing:
A Public Hearing for the rezoning was heard before the Common Council on October 22, 2019. There
were two neighboring residents that spoke at the meeting. Their comments were similar and they brought
up questions/concerns relating to drainage, lighting, noise and property values. Also two members of the
Presbyterian Homes board and the design Engineer spoke at the meeting to talk about the features of
this proposed complex and to try to ease some of the concerns brought up by the neighbors.
Site Plan/Access:
The site plan layout indicates a new access from Janesville Road as well as access to Durham Place.
Waukesha County is allowing direct access to Janesville Road as long as there is no connection to
Durham Place that can be used to cut through. Therefore, the access from Durham Drive will only be for
emergency access, resident access to the underground parking, and 13 overflow parking spaces. The
Janesville Road access is then intended to be used for visitors, deliveries and employees. Before
Building Permits can be issued, formal approval from Waukesha County for access to Janesville Road
needs to be submitted to the City.
The parking area and driveways in the northern portion of the site adjacent to Janesville Road are shown
with concrete curb and gutter as required by the City. The interior parking stalls are flanked by
landscaping islands to clearly separate the driveway areas from the parking stalls. In the southern portion
of the site, the parking area and the driveway to the underground parking is also shown with curb and
gutter. Further east, the curb and gutter is not shown but replaced with fire access lanes and
sidewalks/paths. The resolution states the entire site needs to contain concrete curb and gutter, with the
exception of the “fire access lanes” provided east of the underground parking entry. If the “fire access
lanes” east of the parking garage entry are used as typical driveways, rather than just for emergency
purposes, then said “fire access lanes” will need to also contain curb and gutter.
As for the location of the building, with the existing Tess Corners Elementary School building being
removed, there will be a Town Center portion of the building with three separate ‘wings’ extending from
the center. One wing extends towards Janesville Road, which will be two stories and be used for memory
care and assisted living units. Two additional wings extend toward the rear of the property that will be
used as the independent living units. These independent living wings will be three stories, however the
Page 2 of 39
RESOLUTION PC 062-2019
Packet Page 19
roofline from the two story wing nearest Janesville Road carries through as the topography changes
enables the applicant to construct livable units lower.
A network of sidewalks are shown behind the buildings with looping walkways extending from a terrace
immediately outside the rear of the building toward the stormwater pond. Sidewalks are also found along
Janesville Road in front of the building with resident access to the City network of sidewalks.
The site plan also shows a gazebo along the walking path adjacent to the pond. Other outdoor gathering
spaces may include a large terrace directly behind the Town Center area at grade in addition to a terrace
on the eastern side of the Town Center. Three separate common decks are illustrated outside of the
Town Center, overlooking each of the terrace areas.
Between Durham Place and the delivery entrance on the western side of the building there is a significant
grade change indicating a retaining wall will be constructed. On any retaining walls greater than six feet
in height, must include a fence, railing, or barrier on top.
Parking:
The main parking area is located in front of the building between the entrance to the building and
Janesville Road. A total of 42 parking stalls are shown along with a driveway for deliveries. This surface
parking area is intended for visitors and employees as resident parking is located indoor below the
independent living wings where 87 spaces are identified for residents. Thirteen additional parking stalls
are located south of the building adjacent to the resident drive access.
The Zoning Code typically looks to have 2 enclosed stalls per unit for multi-family uses, along with
additional guest parking. The Code does not address parking requirements for assisted living and
memory care units since typically residents in these facilities are not driving, thus there is not a need for
separate parking stalls. When the applicant met with the Plan Commission for a conceptual review in
October, they addressed the number of parking stalls. The applicant stated that they have followed
driving history of residents within their facilities and typically they start with a ratio of 1 stall per unit and
within three years the amount of driving curtails significantly. The facility also provides transportation for
residents, thereby reducing the need for additional parking.
Applying the Zoning Code requirements, this site would need 160 enclosed stalls for residents living in
the independent living portion of the building plus guest parking. This development is short of that by 73
enclosed parking stalls. In past developments, the City has typically addressed parking for senior
housing with a ratio of one stall per unit with an additional 0.7 stalls per unit for surface parking. By
applying the same requirement, 80 enclosed parking stalls and 56 surface parking stalls are required for
employees and guests. This facility meets the parking requirements as applied to other senior housing
developments.
Architecture:
The exterior of the new senior housing complex is designed as a mixture of grey stone and a combination
of blue and grey tones of cement-board lap siding with a lighter color trim. Throughout much of the
building the stone exterior covers the first floor with a few accent areas where the stone extends to the
second floor.
The total masonry calculation on all elevations provided is 51.3% for average masonry, although the
calculation cannot be verified based on overlap of elevations and size differences between elevations. In
general, the northern portion of the building, or two-story sections, mostly fall less than the 50% masonry
ranging from an elevation with 10% masonry and an elevation with 65% masonry. The three story
portions of the building, which generally include the independent living and the rear of the Town Center
show an average of 55.3% masonry with a range from 48% to 66%. An average masonry for the entire
complex as shown would then be 51.3%.
The masonry calculations shown meet the desired limits of the City. Although most of the elevations
show stone masonry across the entire first floor, the elevation between the memory care/assisted living
Page 3 of 39
RESOLUTION PC 062-2019
Packet Page 20
wing and the independent living that stands out lacking masonry. This elevation is shown with 10%
masonry and staff believes additional stone to cover the first floor will be consistent and compliment the
remainder of the building. The Resolution is drafted to require additional masonry on the first floor to the
same height as the remainder of the elevations. The resolution states that prior to building permits being
issued, the overall percentage of masonry on the entire building must be provided and be at least 50
percent.
The front entrance to the building provides multiple layers of ornamentation, multiple rooflines and a tower
feature for the stairway inside as an accent feature enclosed with glass near the roofline. Much of the
three-story portions of the building also include bump-outs, porches, and dormer rooflines providing a
variation of depth and visual breaks.
The senior housing complex is designed to be two stories on the northern portion of the property and
three stories with underground parking on the southern portion of the property, but due to the topography
of the site the ridge of the roof of the entire complex is consistent throughout. The height of the building
on the north side facing Janesville Road has a height of about 27 feet (as measured per code from grade
at the base of the building to the mid-point of the pitched roof) and the height on the south side of the
building located along Durham Place is proposed at a height of about 37 feet (as measured per code from
grade at the base of the building to the mid-point of the pitched roof) and the height to mid-point above
the Durham Place roadway elevations is between 39 feet and 45 feet.
Lighting:
A photometric plan has been submitted along with specifications of the light fixtures to be used
throughout the site. All lighting needs to meet the code requirements, including all fixtures being full cut-
off and zero degree tilt. Any freestanding lights cannot have a concrete base that exceeds 6 inches
above grade. Also, pole height will need to be reviewed by the City. A final photometric plan and final
lighting details will be required before any building permits can be issued.
Signage:
There has not been any signage submitted as part of the CUG and BSO process. All signage will require
separate sign permits if or when the sign design is finalized.
Fire Department:
The Fire Department needs to review the development plan before any permit can be issued. As such,
the resolution states that the final site layout is subject to Fire Department review and approval.
Refuse/Mechanicals:
The garbage and recycling will be stored indoors without the need for any separate exterior dumpster
enclosures. Per the applicant, the garbage and recycling will be brought outside on the day of pick-up
through the set of delivery/pickup doors on the western side of the Town Center. The garbage and
recycling cannot be left outdoors overnight and the Resolution has been drafted as such stating that all
garbage, recycling, deliveries, equipment, etc. must be stored indoors and not left outside overnight.
No specific details have been provided relating to any exterior mechanical units (HVAC, transformer,
generator, etc.) either on the ground or the roof, other than basic locations of some ground mounted
features near the delivery doors on the western side of the Town Center. Rooftop units have also not
been identified, but will be located in recessed areas of the roof and must be screened from all view.
Since there are not formal details provided relating to exterior/site/building mechanical/devices (HVAC
units, transformers, etc.), full details will need to be provided relating to the location and size of all exterior
mechanical (HVAC units, transformers, generators, etc.) and all such units will need to be fully screened
from all surrounding views. All screening of exterior/site/building mechanical/devices (HVAC units,
transformers, etc.) will need to be approved by the City before any building permits can be issued and the
screening should be incorporated into the design building buildings and/or site where possible.
Page 4 of 39
RESOLUTION PC 062-2019
Packet Page 21
Landscaping:
Some basic landscape plans are included as part of the submittal. There are a mixture of trees, shrubs
and perennials on portions of the site. The landscape plans are subject to formal review by the City
Forester before building permits can be issued. There may be some some additional landscaping and/or
modifications required.
Utilities:
The property will be serviced with municipal sewer and water. Full engineering review will need to occur
as this project proceeds. All hydrants and water lines servicing said hydrants on site must me publicly
dedicated and located within easements.
Storm water management is proposed on site towards the southern side of the property. Preliminary
concerns relate to stormwater on the eastern side of the building/property. Engineering review will be
needed to ensure the facilities are sized properly for this full development. Special attention will need to
be paid to trying to resolve any existing or new drainage concern as it relates to adjacent properties.
Other:
All BSO approvals are valid for two years. If all buildings are not started by that time, re-approvals will be
required. If any phasing is going to occur as part of the development of this site, details of said phasing
must be provided before any permits can be issued.
The following are also part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, That no outdoor overnight storage/parking, other than daily driven
vehicles, is allowed on the property (including but not limited to dumpsters, recycle bins, equipment,
supplies, boats, trailers, campers, junk/wrecked vehicles, etc.).
BE IT FURTHER RESOLVED, That all bollards must be colored to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, That any new handicap signs be placed permanently in the ground or
mounted to the building.
STAFF RECOMMENDATION PC 062-2019
Approval of Resolution PC 062-2019, subject to the discussion of the noted items above and
recommendation to Common Council in favor or rezoning the property.
Page 5 of 39
RESOLUTION PC 062-2019
Packet Page 22
MUSKEGOthe City of
Area of InterestI0480960
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 062-2019
Presbyterian Homes Wisconsin/Senior Housing PartnersW147 S6800 Durham Place
JANESVIL
L
E
LOO
M
I
S
R
D
RA
C
I
N
E
A
V
DU
R
H
A
M
WOOD
S
CO
L
L
E
G
E
Prepared by City of Muskego Planning Department Date: 10/31/2019
Page 6 of 39
RESOLUTION PC 062-2019
Packet Page 23
RESOLUTION #P.C.062-2019
RECOMMENDATION TO COUNCIL TO REZONE THE PROPERTY FROM I-1 GOVERNMENT AND
INSTITUTIONAL DISTRICT TO A PLANNED DEVELOPMENT DISTRICT, APPROVAL OF A BUILDING,
SITE AND OPERATION PLAN AND APPROVAL OF A CONDITIONAL USE GRANT
FOR PRESBYTERIAN HOMES WISCONSIN/SENIOR HOUSING PARTNERS
LOCATED IN THE SE ¼ OF SECTION 2
(W147 S6800 DURHAM PLACE / TAX KEY NO. 2168.961)
WHEREAS, A petition was submitted by Presbyterian Homes Wisconsin/Senior Housing Partners to
rezone property from I-1 Government and Institutional District to a Planned Development (PD) District for
the property located in the SE ¼ of Section 2 (Tax Key No. 2168.961 / W147 S6800 Durham Place), and
WHEREAS, Plans were submitted by Presbyterian Homes Wisconsin/Senior Housing Partners for a
Building, Site and Operation Plan (BSO) and Conditional Use Grant (CUG) for the senior housing
development, and
WHEREAS, A Public Hearing for the rezoning was heard before the Common Council on October 22,
2019, and
WHEREAS, A Public Hearing for the Conditional Use Grant (CUG) was heard before the Plan
Commission on November 5, 2019, and
WHEREAS, The submittal includes plans for a senior housing complex to include 80 independent living
units, 20 memory care units, 20 assisted living units and a Town Center all located within one common
building, and
WHEREAS, Based on the total size of the development (9.22 acres), 80 independent living units are
allowed under this PD zoning (with a base zoning of RM-1, which allows 5,000 SF of land per unit), and
WHEREAS, The CUG is needed for the memory care and assisted living units as they fall under the code
identification of “Nursing homes, rest homes, and homes for all aged, including day cares”, and
WHEREAS, The 2020 Land Use designation of Institutional Uses will remain due to the makeup of this
multi-facet senior living complex, and
WHEREAS, There are two access points, one from Janesville Road and one from Durham Place that
must remain disconnected pursuant to Waukesha County approval of access from Janesville Road, and
WHEREAS, The northern driveway and parking areas will have vertical-face curb and gutter along with
the southern parking area and driveway up to the underground parking entrance, and
WHEREAS, Parking on the site is provided with underground parking (87 stalls) and two separate surface
parking lots (55 stalls) which equates to 1.78 stalls per unit, and
WHEREAS, The Zoning Code typically requires 2 enclosed stalls per unit plus additional visitor parking
and this proposal does not currently meet the typical requirement, and
WHEREAS, The applicant explained that in their other senior developments a ratio of one space per unit
has been sufficient, and
WHEREAS, The senior housing complex is designed to be two stories on the northern portion of the
property and three stories with underground parking on the southern portion of the property, but due to
the topography of the site the ridge of the roof of the entire complex is consistent throughout, and
WHEREAS, The height of the building on the north side facing Janesville Road has a height of about 27
feet (as measured per code from grade at the base of the building to the mid-point of the pitched roof)
Page 7 of 39
RESOLUTION PC 062-2019
Packet Page 24
and the height on the south side of the building located along Durham Place is proposed at a height of
about 37 feet (as measured per code from grade at the base of the building to the mid-point of the pitched
roof) and the height to mid-point above the Durham Place roadway elevations is between 39 feet and 45
feet, and
WHEREAS, The exterior of the proposed building includes varying stone bays and bands, cement board
siding in multiple colors, architectural reveal asphalt shingles, vinyl double glazed windows and wood
framed decks with picket railings, and
WHEREAS, The submitted renderings show the colors that are being proposed on the buildings and the
color palette including blues and greys work will with the grey colored masonry, and
WHEREAS, The total average masonry calculation on all provided elevations of the building is 51.3%
(varying between 10% and 66%), and
WHEREAS, The City’s design guides typically look for about 50% masonry, but the overall quality of the
design and material usage is just as important, and
WHEREAS, A photometric plan with lighting specifics has been submitted and the light levels meet the
current code requirements, and
WHEREAS, Trash and recycling storage will be indoors with containers moved outside only on pick-up
days, and
WHEREAS, No specific details have been provided relating to any mechanical (HVAC, transformer, etc.)
units either on the ground or the roofs other than basic notes of some ground mounted features and
recessed rooftop units, and
WHEREAS, A Landscape Plan is included as part of the submittal and there is a mixture of trees, shrubs
and perennials on portions of the site, and
WHEREAS, The property will be serviced with municipal sewer and municipal water, and
WHEREAS, Stormwater management is proposed on the southern portion of the site and engineering
review will be needed to ensure the facilities are sized properly for this full development and to ensure
that existing drainage concerns on site are addressed.
THEREFORE BE IT RESOLVED, That the Plan Commission approves the Building, Site and Operation
Plan and Conditional Use Grant for the senior housing project submitted by Presbyterian Homes
Wisconsin/Senior Housing Partners located in the SE ¼ of Section 2 (W147 S6800 Durham Place / Tax
Key No. 2168.961).
BE IT FURTHER RESOLVED, The Plan Commission is providing a positive recommendation to the
Common Council for rezoning the property from I-1 (Government and Institutional District) to PD (Planned
Development District).
BE IT FURTHER RESOLVED, Before Building Permits can be issued, formal approval from Waukesha
County for access to Janesville Road needs to be submitted to the City.
BE IT FURTHER RESOLVED, The landscape plans are subject to formal review by the City Forester
before building permits can be issued and some additional landscaping and/or modifications will likely be
required.
BE IT FURTHER RESOLVED, Sign permits are required for any/all signage (temporary or permanent).
Page 8 of 39
RESOLUTION PC 062-2019
Packet Page 25
BE IT FURTHER RESOLVED, A final photometric plan and final lighting/pole details will be required
before any building permits can be issued.
BE IT FURTHER RESOLVED, All lighting/poles needs to meet the code requirements, including, but not
limited to, all fixtures being full cut-off and zero degree tilt, with lighting levels not exceeding 0.5 foot-
candles at the lot lines.
BE IT FURTHER RESOLVED, Any freestanding lights cannot have a concrete base that exceeds 6
inches above grade.
BE IT FURTHER RESOLVED, Since there are not formal details provided relating to
exterior/site/building/rooftop mechanical/devices (HVAC units, transformers, generators, etc.), full details
will need to be provided relating to the location and size of all exterior mechanical (HVAC units,
transformers, etc.) and all such units will need to be fully screened from all surrounding views.
BE IT FURTHER RESOLVED, All screening of exterior/site/building/rooftop mechanical/devices (HVAC
units, transformers, generator, etc. will need to be approved by the City before any building permits can
be issued and the screening should be incorporated into the design building buildings and/or site where
possible.
BE IT FURTHER RESOLVED, That no outdoor overnight storage/parking, other than daily driven
vehicles, is allowed on the property (including but not limited to dumpsters, recycle bins, equipment,
supplies, boats, trailers, campers, junk/wrecked vehicles, etc.).
BE IT FURTHER RESOLVED, That all bollards must be colored to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, All parking stall sizes must meet the current code requirements of 10’ x 20’
per parking stall.
BE IT FURTHER RESOLVED, The entire site needs to contain concrete curb and gutter, with the
exception of the “fire access lanes” provided east of the underground parking entry.
BE IT FURTHER RESOLVED, If the “fire access lanes” east of the parking garage entry are used as
typical driveways, rather than just for emergency purposes, then said “fire access lanes” will need to also
contain curb and gutter.
BE IT FURTHER RESOLVED, That any new handicap signs be placed permanently in the ground or
mounted to the building.
BE IT FURTHER RESOLVED, Any retaining walls that exceed six (6) feet in height are required to have a
fence or rail on the high side of them for safety.
BE IT FURTHER RESOLVED, All hydrants and water lines servicing said hydrants on site must me
publicly dedicated and located within easements.
BE IT FURTHER RESOLVED, Full engineering/utility review of the site design and utilities will need to
occur as this project proceeds.
BE IT FURTHER RESOLVED, Special attention will need to be paid to trying to resolve any existing or
new drainage concern as it relates to adjacent properties.
BE IT FURTHER RESOLVED, The final site layout is subject to Fire Department review and approval.
Page 9 of 39
RESOLUTION PC 062-2019
Packet Page 26
BE IT FURTHER RESOLVED, The exterior masonry on the eastern elevation between the memory
care/assisted living units and the independent living units needs be increased to match the height of the
adjacent elevation toward the north.
BE IT FURTHER RESOLVED, Prior to building permits being issued, the overall percentage of masonry
on the entire building must be provided and be at least 50 percent.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the City 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 for each day that a violation occurs, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: November 5, 2019
ATTEST: Adam Trzebiatowski, Planning Manager
Page 10 of 39
RESOLUTION PC 062-2019
Packet Page 27
Page 11 of 39
RESOLUTION PC 062-2019
Packet Page 28
ENTRY SIDE VIEW
10/31/2019
TESS CORNERS SENIOR HOUSING
DURHAM PL & JANESVILLE RD
MUSKEGO, WIPRESBYTERIAN HOMES AND SERVICES
Page 12 of 39
RESOLUTION PC 062-2019
Packet Page 29
VIEW FROM ENTRY DRIVE
10/21/2019
TESS CORNERS SENIOR HOUSING
DURHAM PL & JANESVILLE RD
MUSKEGO, WIPRESBYTERIAN HOMES AND SERVICES
Page 13 of 39
RESOLUTION PC 062-2019
Packet Page 30
GRADE LEVEL COURTYARD VIEW
10/31/2019
TESS CORNERS SENIOR HOUSING
DURHAM PL & JANESVILLE RD
MUSKEGO, WIPRESBYTERIAN HOMES AND SERVICES
Page 14 of 39
RESOLUTION PC 062-2019
Packet Page 31
OVERALL COURTYARD VIEW
10/31/2019
TESS CORNERS SENIOR HOUSING
DURHAM PL & JANESVILLE RD
MUSKEGO, WIPRESBYTERIAN HOMES AND SERVICES
Page 15 of 39
RESOLUTION PC 062-2019
Packet Page 32
TERRACE
MAIN
ENTRANCE
JANESVILLE
ROAD
POND
PARKING
LEVEL 0 (GARAGE)
LEVEL 1
LEVEL 2
LEVEL 3
NEIGHBORING HOMES
BERM
SIGHTLINE FROM
NEIGHBORING
HOMES
1/64" = 1'-0"
SITE SECTION
10/01/2019
MUSKEGO SENIOR HOUSING
JANESVILLE ROAD, MUSKEGO, WI
PRESBYTERIAN HOMES AND SERVICES
6(&7,21
9,(:)5206287+ :,7+$1':,7+28775((6
Page 16 of 39
RESOLUTION PC 062-2019
Packet Page 33
NEIGHBORING HOMES
SIGHTLINE FROM
NEIGHBORING
HOMES
TERRACE
LEVEL 0 (GARAGE)
LEVEL 1
LEVEL 2
LEVEL 3
1/64" = 1'-0"
SITE SECTION
10/01/2019
MUSKEGO SENIOR HOUSING
JANESVILLE ROAD, MUSKEGO, WI
PRESBYTERIAN HOMES AND SERVICES
6(&7,21
9,(:)520($67 :,7+$1':,7+28775((6
Page 17 of 39
RESOLUTION PC 062-2019
Packet Page 34
MI
D
P
O
I
N
T
O
F
R
I
D
G
E
37
'
-
0
"
MIDPOINT OF RIDGE
27
'
-
0
"
AT
D
E
L
I
V
E
N
T
R
A
N
C
E
28
'
-
0
"
1/64" = 1'-0"
SITE SECTION
10/01/2019
MUSKEGO SENIOR HOUSING
JANESVILLE ROAD, MUSKEGO, WI
PRESBYTERIAN HOMES AND SERVICES
6(&7,21
9,(:)520:(67
Page 18 of 39
RESOLUTION PC 062-2019
Packet Page 35
/HYHO
/HYHO
7UXVV%HDULQJ
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
7UXVV%HDULQJ
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
7UXVV%HDULQJ
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
7UXVV%HDULQJ
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
I hereby certify that this document was
prepared by me or under my direct supervision
and that I am a duly licensed architect
under the laws of the State of Minnesota
Typed or Printed Name
License #Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS
st. paul, minnesota 551041000 university ave. w. suite 130
612-252-4820 fax - 844-270-3946
A3.1EXTERIOR ELEVATIONS
1905
Author Checker
03/19/19
TESS CORNERS SENIOR
HOUSING
DU
R
H
A
M
P
L
&
J
A
N
E
S
V
I
L
L
E
R
D
MU
S
K
E
G
O
,
W
I
CUG SUBMITTAL SET
10.4.2019
TE
S
S
C
O
R
N
E
R
S
S
E
N
I
O
R
H
O
U
S
I
N
G
No. Description Date
$
0$,1(175$1&(
$
$66,67('/,9,1*(/(9$7,21
$
$66,67('/,9,1*(/(9$7,21
$
$66,67('/,9,1*(/(9$7,21
$
$66,67('/,9,1*(/(9$7,21
$
$66,67('/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21
Page 19 of 39
RESOLUTION PC 062-2019
Packet Page 36
/HYHO
/HYHO
7UXVV%HDULQJ
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
I hereby certify that this document was
prepared by me or under my direct supervision
and that I am a duly licensed architect
under the laws of the State of Minnesota
Typed or Printed Name
License # Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS
st. paul, minnesota 551041000 university ave. w. suite 130
612-252-4820 fax - 844-270-3946
A3.2EXTERIOR ELEVATIONS
1905
Author Checker
03/19/19
TESS CORNERS SENIOR
HOUSING
DU
R
H
A
M
P
L
&
J
A
N
E
S
V
I
L
L
E
R
D
MU
S
K
E
G
O
,
W
I
CUG SUBMITTAL SET
10.4.2019
TE
S
S
C
O
R
N
E
R
S
S
E
N
I
O
R
H
O
U
S
I
N
G
No. Description Date
$
$66,67('/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21 Page 20 of 39
RESOLUTION PC 062-2019
Packet Page 37
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
0$7(5,$/5$7,2
6721(
6,',1*
I hereby certify that this document was
prepared by me or under my direct supervision
and that I am a duly licensed architect
under the laws of the State of Minnesota
Typed or Printed Name
License # Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS
st. paul, minnesota 551041000 university ave. w. suite 130
612-252-4820 fax - 844-270-3946
A3.3EXTERIOR ELEVATIONS
1905
Author Checker
03/19/19
TESS CORNERS SENIOR
HOUSING
DU
R
H
A
M
P
L
&
J
A
N
E
S
V
I
L
L
E
R
D
MU
S
K
E
G
O
,
W
I
CUG SUBMITTAL SET
10.4.2019
TE
S
S
C
O
R
N
E
R
S
S
E
N
I
O
R
H
O
U
S
I
N
G
No. Description Date
$
,1'(3(1'(17/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21
$
,1'(3(1'(17/,9,1*(/(9$7,21
$
%$&.(175$1&(
Page 21 of 39
RESOLUTION PC 062-2019
Packet Page 38
/HYHO
/HYHO
/HYHO
/HYHO
7UXVV%HDULQJ
)5267)7*
0$7(5,$/5$7,2
6721(
6,',1*
I hereby certify that this document was
prepared by me or under my direct supervision
and that I am a duly licensed architect
under the laws of the State of Minnesota
Typed or Printed Name
License # Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS
st. paul, minnesota 551041000 university ave. w. suite 130
612-252-4820 fax - 844-270-3946
A3.4EXTERIOR ELEVATIONS
1905
EJ DW
04/04/19
TESS CORNERS SENIOR
HOUSING
DU
R
H
A
M
P
L
&
J
A
N
E
S
V
I
L
L
E
R
D
MU
S
K
E
G
O
,
W
I
CUG SUBMITTAL SET
10.4.2019
TE
S
S
C
O
R
N
E
R
S
S
E
N
I
O
R
H
O
U
S
I
N
G
No. Description Date
$
,1'(3(1'(17/,9,1*(/(9$7,21
Page 22 of 39
RESOLUTION PC 062-2019
Packet Page 39
SHEET L200
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN MEADOW
SEED MIX
LAWN
JANE
S
V
I
L
L
E
R
O
A
D
DELIVERIES
MAIN
ENTRY
PARKING
GARAGE
ENTRY
POND
TERRACE
DU
R
H
A
M
P
L
A
C
E
PROPOSED
BUILDING
SIGN
LAWN
MEADOW
SEED MIX
LAWN
SHEET NUMBER
Br
o
o
k
f
i
e
l
d
,
W
I
|
M
i
l
w
a
u
k
e
e
,
W
I
|
A
p
p
l
e
t
o
n
,
W
I
|
M
a
d
i
s
o
n
,
W
I
|
C
e
d
a
r
b
u
r
g
,
W
I
Mo
u
n
t
P
l
e
a
s
a
n
t
,
W
I
|
N
a
p
e
r
v
i
l
l
e
,
I
L
|
I
r
v
i
n
e
,
C
A
25 50 100
GRAPHIC SCALE
0
NORTH
Know what's
R
MU
S
K
E
G
O
S
E
N
I
O
R
H
O
U
S
I
N
G
JA
N
E
S
V
I
L
L
E
R
O
A
D
,
M
U
S
K
E
G
O
,
W
I
CO
N
C
E
P
T
U
A
L
LA
N
D
S
C
A
P
E
P
L
A
N
PLANT SYMBOL KEY
DECIDUOUS TREES
ORNAMENTAL TREES
EVERGREEN TREES
EVERGREEN SHRUBS
DECIDUOUS SHRUBS
ORNAMENTAL GRASSES
PERENNIALS
EXISTING TREELINE TO REMAIN
EXISTING TREES TO REMAIN
EXISTING TREES TO BE REMOVED
GENERAL LANDSCAPE NOTES
- ALL DETAILS AND SPECIFICATIONS TO BE DETERMINED ON FINAL LANDSCAPE PLANS.
- THIS LANDSCAPE PLAN HAS BEEN DESIGNED TO GENERALLY MEET THE VILLAGE OF LANNON LANDSCAPE
REQUIREMENTS. FINAL QUANTITIES AND CALCULATIONS WILL BE PROVIDED ON FINAL LANDSCAPE PLAN
SUBMITTAL.
- SEPARATE LANDSCAPE PLANS WILL BE SUBMITTED FOR EACH PHASE OF THE DEVELOPMENT.
- SITE AMENITIES INCLUDING BENCHES, TABLES/CHAIRS AND TRASH RECEPTACLES TO BE DETERMINED ON FINAL
LANDSCAPE PLANS.
- ALL TRANSFORMERS SHALL BE SCREENED TO THE GREATEST EXTENT POSSIBLE. SCREENING WILL BE
DETERMINED ON FINAL LANDSCAPE PLANS.
- CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TREE REMOVALS.
- ALL PLANTINGS SHALL COMPLY WITH STANDARDS AS DESCRIBED IN AMERICAN STANDARD OF NURSERY STOCK -
ANSI Z60.1 (LATEST VERSION)
- MULCH: ALL PLANTING BEDS TO RECEIVE 3" DEEP LAYER OF SHREDDED HARDWOOD
BARK MULCH.
- TURF SEED: DURABLE, PREMIUM COMMERCIAL BLEND.
- THE OWNER OF THE PREMISES IS RESPONSIBLE FOR THE WATERING, MAINTENANCE, REPAIR AND REPLACEMENT
OF ALL LANDSCAPING, FENCES, AND OTHER LANDSCAPE ARCHITECTURAL FEATURES ON THE SITE. ALL PLANTING
BEDS SHALL BE KEPT WEED FREE.
- THE LANDSCAPE INSTALLER MUST CONTACT THE CITY FORESTER PRIOR TO PLANTING.
-TREES SHALL BE PLANTED IN ACCORDANCE TO THE TREE PLANTING DIAGRAM.
-THE LANDSCAPE INSTALLER MUST RECEIVE APPROVAL FROM THE CITY FORESTER FOR ANY SUBSTITUTIONS OR
ALTERATIONS TO THE PLAN.
-IT IS THE RESPONSIBILITY OF THE LANDSCAPE INSTALLER TO HAVE UNDERGROUND UTILITIES LOCATED BY
DIGGERS HOTLINE PRIOR TO INSTALLATION
WRITTEN CONSENT OF R.A. SMITH, INC.
OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED
FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES
R.A. SMITH, INC. 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
MUNICIPAL REVIEW PLAN
NOT FOR CONSTRUCTION
TREE PLANTING DIAGRAM - CITY OF MUSKEGO
NOT TO SCALE
TREE PLANTING DIAGRAM
NOTES:Root flare must be visible at grade. Any adventitious or girdling roots are to bepruned 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 withthe trunk. If staked, strapping is to be removed after one complete growingseason.
If tree cannot support itself,it must be staked. Stakesshould be driven in at a slight
angle. Strapping should beof a wide (2") material that will not injure trunk.
Mulch 2-4" deep.Do not pile against trunk.
Dig a wide shallowplanting hole. 2-3
times ball diameter.
Root flare must be at grade
Identify depth of root flareDig hole no deeper thanbase of root ball to flare.
Remove soil over root flare.
Remove twine, burlap and wirefrom at least upper half ofburied portion of root ball
1 P-PL-TREE-DEC-06
Page 23 of 39
RESOLUTION PC 062-2019
Packet Page 40
$
$
$
$
$
$
$
$
$
$
$
PARKING
UNEXCAVATED
ELEVATOR
STAIR
STAIR
SERVICES
MECHANICAL
ELEVATOR
RESIDENT
STORAGE
STAIR
GARAGE
ENTRY
87 SPACES
HC
A
P
HC
A
P
HC
A
P
HC A P
/HJHQGRI8VH
&,5&8/$7,21
6(59,&(
3$5.,1*
I hereby certify that this document was
prepared by me or under my direct supervision
and that I am a duly licensed architect
under the laws of the State of Minnesota
Typed or Printed Name
License #Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS
st. paul, minnesota 551041000 university ave. w. suite 130
612-252-4820 fax - 844-270-3946
A1.0LEVEL 0 FLOOR PLAN
1905
EJ DW
03/08/19
TESS CORNERS SENIOR
HOUSING
DU
R
H
A
M
P
L
&
J
A
N
E
S
V
I
L
L
E
R
D
MU
S
K
E
G
O
,
W
I
CUG SUBMITTAL SET
10.4.2019
TE
S
S
C
O
R
N
E
R
S
S
E
N
I
O
R
H
O
U
S
I
N
G
No. Description Date
$
/HYHO
1
0'10'20'
1
0'10'20'Page 24 of 39
RESOLUTION PC 062-2019
Packet Page 41
$
$
$
$
$
$
$
$
$
$
$
$
$
STAIR
MECH
STAIR
MECH
ELEVATOR
TRASH
RECEIVING
ELECTRICAL
SSTTOORRAAGGEE
EELLEEVVAATTOORR
MMEECCHH
SSTTAAIIRR
TERRACE
STAIR DINING
KITCHEN
THEATER
CLUB
ROOM
IL-2B
IL-1D
IL-1D
IL-1D1
IL-1D1
IL-1D IL-2B
IL-1D1
IL-1B
IL-1B1
IL-2D
IL-1B1
IL-1B
IL-1D
IL-2D
IL-1B
IL-2B
IL-1D1
IL-1D1
IL-2B
IL-1BIL-1D1
IL-2D
IL-1D
SERVICES
BISTRO
SEATING
BISTRO
UNEXCAVATED
MECHANICAL
$
$
/HJHQGRI8VH
72:1&(17(5
,1'(3(1'(17
&,5&8/$7,21
6(59,&(
,1'(3(1'(17/,9,1*
I hereby certify that this document was
prepared by me or under my direct supervision
and that I am a duly licensed architect
under the laws of the State of Minnesota
Typed or Printed Name
License # Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS
st. paul, minnesota 551041000 university ave. w. suite 130
612-252-4820 fax - 844-270-3946
A1.1LEVEL 1 PLAN
1905
EJ DW
10.4.2019
TESS CORNERS SENIOR
HOUSING
DU
R
H
A
M
P
L
&
J
A
N
E
S
V
I
L
L
E
R
D
MU
S
K
E
G
O
,
W
I
CUG SUBMITTAL SET
10.4.2019
TE
S
S
C
O
R
N
E
R
S
S
E
N
I
O
R
H
O
U
S
I
N
G
No. Description Date
$
/HYHO
1
0'10'20'Page 25 of 39
RESOLUTION PC 062-2019
Packet Page 42
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
STAIR
MECH
TRASH
ELEVATOR
MECH
STAIR
STAIR
ELEVATOR
STAIR
MECH
CLOSET
IL-1B1
IL-1B
IL-1D
IL-2D
IL-1B
IL-2B
IL-1D1
IL-1D IL-1D1
IL-2B
IL-1BIL-1D1
IL-2D
IL-1D
IL-2B
HEARTH
DECK
LIBRARY
GUEST
GUEST
IL-2B
IL-1B1
IL-2B
IL-2D
IL-1B1
IL-2B
IL-1B
IL-1D1
IL-1D1
IL-1D1
IL-1D
IL-1D
IL-1D
OPEN TO
BELOW
HOME
HEALTH
PARLOUR
ADMIN
RECEPTION
NURSE
MECH
ACTIVITIES
ADMIN
DINING
AL-1B
AL-1B
AL-1B
AL-1B
AL-1B
AL-1B
AL-1B
AL-1B
AL-2B
AL-2B
AL-1D
AL-1D
AL-1D
AL-1D
AL-1D
AL-1D
AL-1D
AL-1D
LIVING
ACTIVITY
KITCHEN
R
E
S
T
R
O
O
M
S
SERVICES
AL-S
AL-S
STAIR
TERRACE
PORCH
$
/HJHQGRI8VH
72:1&(17(5
,1'(3(1'(17
$66,67('
&,5&8/$7,21
6(59,&(
,1'(3(1'(17/,9,1*
$66,67('/,9,1*
I hereby certify that this document was
prepared by me or under my direct supervision
and that I am a duly licensed architect
under the laws of the State of Minnesota
Typed or Printed Name
License # Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS
st. paul, minnesota 551041000 university ave. w. suite 130
612-252-4820 fax - 844-270-3946
A1.2LEVEL 2 PLAN
1905
EJ DW
03/19/19
TESS CORNERS SENIOR
HOUSING
DU
R
H
A
M
P
L
&
J
A
N
E
S
V
I
L
L
E
R
D
MU
S
K
E
G
O
,
W
I
CUG SUBMITTAL SET
10.4.2019
TE
S
S
C
O
R
N
E
R
S
S
E
N
I
O
R
H
O
U
S
I
N
G
No. Description Date
$
/HYHO
1
0'10'20'Page 26 of 39
RESOLUTION PC 062-2019
Packet Page 43
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
CONFERENCE
EMPLOYEES
IL-1B1
IL-1B
IL-1D
IL-2D
IL-1B
IL-2B
IL-1D1
IL-1D IL-1D1
IL-2B
IL-1BIL-1D1
IL-2D
IL-1D
IL-2B
IL-2B
IL-1B1
IL-2B
IL-2D
IL-1B1
IL-2B
IL-1B
IL-1D1
IL-1D1
IL-1D1
IL-1D
IL-1D
IL-1D
STAIR
STAIR
ELEVATOR
STAIR
ELEVATOR
STAIR
MECH
TRASH
MECH
MECH
MECH
SERVICES
MC-1B SITTING
MC-1B
MC-1B
MC-S
MC-S
MC-S
MC-SMC-S
MC-S
MC-S
MC-S
MC-S
MC-S
MC-S
MC-S
MC-1B
MC-1B
MC-1B
MC-1B
MC-1B
KITCHEN
NURSE
NURSE
CONF
SERVICES
R
E
S
T
R
O
O
M
S
GATHERING
FITNESS
LOUNGE
FITNESS
COMMUNITY
ROOM MC ENTRY
SPA
DINING
LIVING
ACTIVITY
DECK
DECK
$
/HJHQGRI8VH
72:1&(17(5
,1'(3(1'(17
0(025<
&,5&8/$7,21
6(59,&(
,1'(3(1'(17/,9,1*
0(025<&$5(
I hereby certify that this document was
prepared by me or under my direct supervision
and that I am a duly licensed architect
under the laws of the State of Minnesota
Typed or Printed Name
License # Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS
st. paul, minnesota 551041000 university ave. w. suite 130
612-252-4820 fax - 844-270-3946
A1.3LEVEL 3 PLAN
1905
EJ DW
03/19/19
TESS CORNERS SENIOR
HOUSING
DU
R
H
A
M
P
L
&
J
A
N
E
S
V
I
L
L
E
R
D
MU
S
K
E
G
O
,
W
I
CUG SUBMITTAL SET
10.4.2019
TE
S
S
C
O
R
N
E
R
S
S
E
N
I
O
R
H
O
U
S
I
N
G
No. Description Date
$
/HYHO
1
0'10'20'Page 27 of 39
RESOLUTION PC 062-2019
Packet Page 44
Presbyterian Homes Wisconsin Muskego Project Page 1
Presbyterian Homes Tess Corners Muskego Wisconsin
Rezoning, CUG, Building, Site and Operation Plan Narrative
Applicant: Presbyterian Homes Wisconsin, Inc.
Senior Housing Partners (SHP)
Project Name: Not named at this time
Project Address: Former Tess Corners Elementary School
Ownership: Presbyterian Homes Wisconsin, Inc. (PHW) the eastern Wisconsin affiliate of
Presbyterian Homes and Services. PHW projects in the greater Milwaukee market:
• Avalon Square: Waukesha, WI
• Kirkland Crossings, Pewaukee, WI
• Dickson Hollow, Menomonee Falls, WI
• Fairway Knoll, Germantown, WI
• Towner Crest, Oconomowoc, WI – opening early 2020
Presbyterian Homes & Services: Presbyterian Homes & Services (PHS), based in St. Paul, MN is a
faith-based organization providing a broad array of high-quality housing choices, care and service
options for older adults. In 2018, PHS generated $420.6M in revenues and held over $1.5B in
assets. More than 6,500 employees and over 3,000 volunteers serve over 27,000 older adults
through 46 PHS-affiliated senior living communities in Wisconsin, Minnesota and Iowa, and
through Optage® the home and community-based services division of PHS. Established in 1955,
PHS has earned the reputation as an innovative leader dedicated to promoting independence,
vitality and well-being for those they serve. For a complete list and information about all of our
PHW/PHS sites please visit www.preshomes.org.
Senior Housing Partners: Senior Housing partners serves as the development arm of Presbyterian
Homes & Services and development consultant to other not-for-profit sponsors of senior housing,
assisted living and nursing homes. As a full-service organization, Senior Housing Partners (SHP)
provides turn-key project development. From strategic planning and product positioning to site
selection, zoning and regulatory compliance, SHP works through all the details. In addition, SHP’s
marketing team is available to complete pre-leasing and fill of the project units once construction
is complete. Formed in 1995, SHP has developed 74 projects and has been in the capital market
for more than $3.1 billion of development. SHP services include developing new campuses and
repositioning senior living communities across the country. Each project is designed to be highly
competitive in the market place for years to come. For more information visit
www.seniorhousingpartners.com and seniorlifestyledesign.com.
PHS Mission and Objectives:
Motto: Creating smiles in the eyes of the people we serve
Mission: To enrich the lives and touch the hearts of older adults
Vision: To provide more choices and opportunities for older adults to live well
Project Objectives
• Provide area senior residents with additional opportunities to continue living in
the city of Muskego.
• Build community identity and connectivity for residents in all housing types
• Provide multiple options in living type, care level, healthy menus, dining venues, and
activity choices.
Page 28 of 39
RESOLUTION PC 062-2019
Packet Page 45
Presbyterian Homes Wisconsin Muskego Project Page 2
• Create inviting accessible outdoor spaces that maximize the beautiful landscape.
• Bring nature indoors through thoughtful design.
• Exercise good stewardship of entrusted resources and demonstrate operational
integrity.
Project Location and Land Use designation as depicted on the adopted Comprehensive Plan:
Please see Appendix A for the legal description.
The project site is the former Tess Corners Elementary School property, which is approximately 9.2
acres in size (excluding public right-of-way), located at the southeast corner of Janesville Road (CTH
“L”) & Durham Place, TaxKey No. MSKC2168961. The Land Use designation for this property will
remain Government/Institutional, with the property currently zoned I-1; this proposed senior
community is a compatible use in the current Land Use designation. The site has approximately 30
– 38 feet of elevation change from the upper Janesville Road area to the lower field in the south
portion of the site. The proposed redevelopment will integrate into the topography of the site, with
the proposed building and parking being situated in the upper area where the school building,
parking and play area are today, having proposed building elevations designed to step down with
the changing topography. The main parking lot and delivery area will access Janesville Road (CTH
“L”) with a new driveway at the Woodland Place intersection. Waukesha County has reviewed this
access point and confirmed that the location is safe and acceptable and has recommended that the
parking lot not connect to Durham Place (to avoid the potential for cut-through traffic). The
underground resident parking garage and supplemental surface parking area will access Durham
Place in the southwest area of the site.
The project will provide storm water management for our site, which will also improve drainage for
the adjacent downstream neighbors. The back yards of properties to the east will benefit from the
increased greenspace and setbacks this project will provide. The runoff issues previously
experienced from the playground area will be removed, with runoff from the proposed developed
area designed to drain south to our storm water pond. The southern portion of the proposed
development will be an aesthetically pleasing storm water pond that discharges at very low flow
rates directly to the Durham Place ditch. An undulating berm between the pond and homes to the
south/southeast provides visual assurance that runoff from the development and pond will only
drain to Durham Place. The property is located in the Root River watershed, with the entire site
tributary to Tess Corners Creek located 750’ – 1,450’ east of the site (near Tess Corners Drive). The
storm water management plan will comply with Chapter 309 of the City code and MMSD
requirements.
Project Utilities and Capacity: The property has municipal sanitary sewer and water main available
and accessible in Durham Place. The proposed development can connect via gravity sewer to the 8”
diameter sanitary sewer in Durham Place. The 12” diameter water main in Durham Place has
appropriate water capacity for the proposed redevelopment.
Based on data available from the City’s Water Utility, water use from a single family home will
average 6,000 to 7,000 gallons per month. Water use from an independently living unit, on the other
hand, will average 1,000 to 2,000 gallons per month. Using the most conservative estimates, each
independent unit will use approximately 1/3 of the capacity assigned to this land.
The sanitary sewer design flows for the proposed redevelopment will be comparable to those
calculated for the Tess Corners Elementary school at full operation, which is within the capacity of
the 8” diameter Durham Place and Cornell Drive sewer system. The supporting Sewer Flow Analysis
shows that a typical day sewer flow for the existing school is 6,300 gallons (0.01 cfs) versus the
proposed senior community at a lesser 6,192 gallons (0.01 cfs). The capacity of an 8” diameter sewer
pipe at minimum slope is 0.81 cfs; therefore, the proposed redevelopment contributes towards only
1.2% of the average day minimum capacity of the 8” sewer pipe (or 12% of capacity when evaluating
the peak flow condition), which is acceptable.
Page 29 of 39
RESOLUTION PC 062-2019
Packet Page 46
Presbyterian Homes Wisconsin Muskego Project Page 3
Development Summary
The campus has a welcoming entrance boulevard leading to native landscapes with surface parking
for residents and guests for easy access to the main entrance at the Town Center. Upon entering the
Town Center, the views through the common area to the 2 story windows brings nature in and allows
residents and guests views of the gathering spaces, landscaped gardens, pond, walking trails and
mature trees that form the central outdoor common space. The outdoor feature areas will provide
experiences with color, scents and water sounds which will be soothing to enjoy whether moving
through our garden area or observing from a window. Prairie plantings will create seasonal changes
and attract birds and butterflies that are interesting to observe.
The proposed campus is a Mini-Continuum of Care, which offers multiple levels of care and housing
options including independent living apartments, traditional assisted living and assisted living
memory care units. The assisted living and memory care communities are intentionally designed as
small neighborhoods so residents experience a home-like setting with living rooms and family space
with staff nearby and involved. The variety in living options allows residents to stay within the
campus and maintain connections with their friends and staff members as their care needs change.
The multiple housing options create an added benefit and peace of mind for married couples,
offering them the ability to stay together within the community with priority access to care should
one need it. The mini-continuum campus approach creates a strong connected community where
residents can age in place. See Site Plan Attachment.
Project Components
Town Center
The Town Center consists of approximately 19,500 square feet of program space on three (3) levels.
Following our Wellness motto “Freedom to live well”, the Town Center of the campus offers a
variety of amenities that promote physical, intellectual, spiritual and emotional well-being. A
controlled access entry lobby opens to resident activity areas with balcony views through to rear
beautifully landscaped gathering areas and a large pond.
Our restaurant style dining room offers many handcrafted healthy and delicious options to choose
from in a more formal setting. A bistro venue with snacks, handcrafted sandwiches and homemade
soups in a casual setting is another dining option for residents. Residents enjoy the use of a theatre
complete with movie style seating and large screen and surround sound. The club room and
library/learning center provide opportunities for social interaction as well as educational resources.
The central Hearth and Fellowship Hall serve as gathering spaces for residents and hosts special
campus wide events and programs as well as inter-denominational worship services for residents.
The Wellness Center, with our own certified staff, offers state of the art cardio and weight
equipment, group classes such as yoga, balance and mobility and stretching, as well as a full service
beauty salon. Personal Training is available upon request. Administrative offices, conference rooms,
two (2) guest suites, multiple elevators and stairways, a fully sprinkled building for maximum fire safety,
and all back of house service and receiving spaces round out the abundant Town Center amenities.
Site Data
Total Area = 401,712 sf (9.22 ac) This excludes the right-of way.
Lot Coverage – Impervious = 142,615 sf , 3.72 acres (35.5% of site)
Building = 66,300 sf (16% of site)
Parking, Pavement = 43,900 sf Sidewalk & Trail = 32,415 sf
Non - Impervious = 257,004 (5.9 ac) = 64.4% of site
Page 30 of 39
RESOLUTION PC 062-2019
Packet Page 47
Presbyterian Homes Wisconsin Muskego Project Page 4
Building Areas
The total building area is 179,250 sf/401,712 sf (44.62% of site) for all floors excluding garage.
The breakdown of the specific building components are as follows:
Town Center 19,500 sf – included in totals below
Garage 46,650 sf
First Floor 46,650 sf
Second Floor 66,300 sf
Third Floor 66,300 sf
Total Finished SF 179,250 sf
Total Building SF 225,900 sf – includes garage
Projected Market Demand for Muskego
Presbyterian Homes Wisconsin conducted a Phase 1 Feasibility Report to forecast the potential need
for independent living, assisted living and assisted living memory care in the Muskego market. This
study showed a current demand in 2019 for 81 senior independent living apartments. By the year
2021, the demand increases to 96. Regarding assisted living, the current demand in 2019 is 47 units
and levels out at 45 in 2021. Assisted living memory care shows a 2019 current demand for 43 units
and drops to 32 units by 2021.
Living Units
Independent Living (IL)
• The 80 Senior Apartments and separate entrance lobby are located in a three (3)-
story wood-framed construction over one-story of underground structured parking.
The building is designed to keep hallway length at a minimum with easy access to the
elevators and Town Center amenities. Each apartment has high end finishes and
includes a full kitchen with stainless steel appliances, washer & dryer, solid surface
countertops (granite or comparable) and a balcony or patio. Additional resident
storage and secured underground heated parking is available for a fee.
Assisted Living (AL) and Memory Care (MC)
The campus will offer CBRF assisted living and memory care options. For peace of mind, PHS
home care staff is available 24/7 for all assisted living and memory care residents. Our full time
Life Enrichment Director provides a myriad of activities throughout the day as well, and our
onsite chefs create fresh, healthy meals daily with multiple menu offerings.
• 20 units of CBRF assisted living are located on the first level of a two-story steel-
framed construction. The assisted living community has a mix o f one (1) and two (2)
bedroom units. A common area dining room, living room, activity room, outdoor
garden patio and laundry in some units as well as a community laundry room with
complimentary washers and dryers are located within the assisted living
community. 2 meals are included daily as well as weekly linen change and
housekeeping.
• 20 memory care CBRF units are located on the second level of the 2 story steel-
framed construction. The memory care has a mix of studio and one (1) bedroom
units. A common area dining room, living room, activity room and outdoor patio are
all located within the community. 3 meals are included daily as well as 3 loads of
laundry per week, weekly linen change and housekeeping.
Page 31 of 39
RESOLUTION PC 062-2019
Packet Page 48
Presbyterian Homes Wisconsin Muskego Project Page 5
Assisted Living Resident Safety and Security
Daily “I’m ok Checks” are done at mealtime. In addition all residents have an emergency call
pendant that is monitored by the homecare staff 24/7. Each pendant is equipped with a GPS
monitoring system that alerts staff to the resident’s last known location within the building
when the pendant button is pressed.
Memory Care Resident Safety and Security
Daily “rounding” of resident rooms is done every 2 hours. All doors entering to and exiting
from the memory care community are secured by a key pad and/or electronic fob entry
system that requires a code to enter and exit the building. All windows in resident rooms are
secured. Should a door be propped or left open an alert will be sent to the monitoring nurse
after 15 seconds. Due to the population of people we serve with memory loss, in lieu of the
alarm sounding In the event of a fire, a strobe light will blink and all secured doors in memory
care will unlock. Staff will follow emergency protocol that includes a designated staff person
stationed at all unsecured doors.
Projected Staffing
The site is anticipating it will employ the equivalent of 34.4 full time employees in a variety of
roles; site administration, chaplain, nurses, certified nursing attendants, cooks, servers,
housekeepers and engineers as well as provide volunteer opportunities for those looking to give
back to the Muskego community.
Staff Hours and Training
With the exception of the clinical homecare staff that are onsite 24 hours a day/7 days per
week, all other PHS staff typically works between the hours of 6am and 8pm seven days per
week depending on their position. In addition to all state and career required annual training
and certifications (i.e. State required CBRF annual training), all staff are required to fulfill 18
hours of Relias continuing education annually. Staff also participates in Emergency
Preparedness training through quarterly fire drills, semi-annual severe weather drills, missing
resident, intruder and other safety education at the Stand Up meetings conducted every day at
every shift change (3x per day). The safety committee meets quarterly and provides annual
updates for training as well. For those staff that works with our memory care residents, an
additional 6 hours of Dove Dementia Training and 1 hour of Relias training is required.
Below is an anticipated maximum staffing per shift once the campus is fully occupied.
Shift Times Number of Onsite Staff
6am-5pm 27
5pm-8pm 14
8pm-6am 5
PHS and Alcohol
The community in Muskego will not hold a liquor license or sell alcohol on our premises. The
Club Lounge in the Town Center is equipped with beverage lockers that residents can reserve
and store any beverage of their choice. Residents are also permitted to bring their own
Page 32 of 39
RESOLUTION PC 062-2019
Packet Page 49
Presbyterian Homes Wisconsin Muskego Project Page 6
beverage to dinner, however our staff does not serve it.
Campus Security
All exterior doors of the campus are secured at all times and require an electronic fob to gain
entry. All residents will have a fob for building access. The main entry doors may remain open
during normal business hours, however, in the event that the Operations Team deems the
doors are to be locked, our receptionist will grant access through the door entry system. The
main entry is equipped with a door entry system that provides residents the ability to grant
access to their visitors by pressing an access number on their phone. Residents also have the
front door video feed channel on their personal TVs so they can see who is calling to request
access. All stairwells leading into the campus from the underground garage or exterior main
level are secured with an interior door and require a fob for entry back into the building. All
access points into the building are monitored by security cameras. Security cameras are also
placed strategically throughout the entire campus.
Parking/Deliveries and Staff Parking
42 surface parking stalls are located at the main entrance with access from Janesville Road.
Intermittent FedEx and/or UPS deliveries and emergency responders will traditionally use the
main entrance. Move-ins will occur in the delivery driveway and door located on the western
side of the Town Center. This driveway will be clearly marked so as to avoid confusion. Regular
deliveries to this part of the building would include:
• garbage pick-up (garbage is stored within the building and pulled out by staff on pick up
day) anticipated to be 2 times per week
• Food delivery anticipated to be 2 times per week
• Linen delivery anticipated to be 1 time per week
• Supply delivery will be intermittent based on campus need
All deliveries are anticipated to occur during normal business hours.
With access from the west side of the site from Durham Road, an additional 87 parking stalls
are located in the temperature controlled underground garage with an additional 13 surface
parking stalls located at the southwest corner of the site.
The total parking on the site is 142 stalls.
Building Construction/Licensing
The fully sprinkled building is to be constructed of three (3) stories of wood frame (Type V-A)
construction over concrete garage (Type I-A). The assisted living wing is to be two stories of
steel frame (Type II-A) construction. The different building uses will include Code Occupancy
Groups R-2 for Independent Living, I-1 for Assisted Living and I-2 for Memory Care. The assisted
living/memory care will be licensed as CBRF.
Building Presentation
With multiple stories and an underground garage that total 225,900 sf , the building is
intentionally sited with the shortest and smallest wings closest to Janesville Road as a gentle
transition to the single family homes nearby. The Assisted Living and Memory Care wing is two
stories tall and located on the north east portion of the site. The Town Center, the center portion
of the building, graduates to a three story height providing architectural interest as well as
accommodating two story ceiling heights for large common spaces. The three-story independent
Page 33 of 39
RESOLUTION PC 062-2019
Packet Page 50
Presbyterian Homes Wisconsin Muskego Project Page 7
living wings, intentionally located close to the center of the site away from the residential homes,
are located on the southern portion of the site, with views of the large pond and garden areas.
The community is surrounded by the mature trees on the east side of the property as well as a
pond with large berms and evergreen trees, screening the homes to the south of the property,
providing a low visual impact to the surrounding neighborhood. See Exterior Renderings
Attachments. Emergency fire responders have access to the fully sprinkled building by designated
fire access lanes that are maintained year round by site operations.
Building Exterior Materials
In keeping with the residential character of the neighborhood, the exterior building materials
include:
• Stone bays and bands
• Cement Board Siding in multiple exposures and colors
• Architectural Reveal Asphalt Shingles
• Vinyl Double Glazed Windows with clear glazing
• Wood framed decks with picket railings
Site Landscape Design
• Porte Cochere /Main front door at Town Center
• Extensive planting design at the entry areas, site perimeter and at prominent
architectural points along the building foundation.
• Large windows bring natural light in and make views of nature plentiful.
• Outdoor pathways with a pond and gardens are important elements of wellness.
• AL outdoor patio with planters and furnishings, surrounded by plantings.
• Meadow Mix along east property line provides a naturalized transition from the
senior housing site to the existing tree line.
• Service Entrance–isolate service activities through separate entry.
• Along with the walking paths and pond area the landscape planting design will
provide a natural feel for the residents to enjoy.
Site Impact to Surrounding Community
Traffic impact- It is worth noting that senior communities generate approximately 3.5 trips
per day per household compared to single family homes which generate 9.6 trips per day
per household. For cities looking to keep traffic impact to a minimum in developing
residential areas, senior living communities are a preferred low impact option.
Impact to schools- This development will have no negative impact on the Muskego School
District as this will be a senior living facility.
Impact to fire/police- The campus is equipped with an emergency call pendant system that is
staffed and monitored 24/7 by PHS. Each resident is given a pendant to call for help that alerts
campus staff to the resident location anywhere within the community. Statistically, 75% of
residents who occupy a PHS community have lived within a 10 mile radius of the campus prior to
moving in. Presbyterian Homes and Services staff will be the first responder to help residents
when needed. These same residents would have been calling 911 if they needed help at their
homes.
Benefits to the city and residents of Muskego-
Page 34 of 39
RESOLUTION PC 062-2019
Packet Page 51
Presbyterian Homes Wisconsin Muskego Project Page 8
Resident choice- With the addition of this PHW community, Muskego residents have more
choices in living options. It also allows them to remain in the city where they have
established personal, civic and community relationships. This will be a high-quality living
community with a month to month rental agreement that DOES NOT require an entrance
deposit. Residents who live within our community also keep their own physicians and
specialists, an added benefit as well.
Neighborhood revitalization- As residents sell their home and move to Presbyterian
Homes, real estate inventory expands, attracting new young families into the City of
Muskego. This has a direct positive impact on the school district as well as the community
at large.
New job creation- The site will employ the equivalent of 34.4 full time employees in a
variety of roles; site administration, chaplain, nurses, certified nursing attendants, cooks,
servers, housekeepers and engineers as well as provide volunteer opportunities for those
looking to give back to the Oconomowoc community.
Low impact to neighborhood traffic- In addition to staff shift changes occurring at off peak
hours. The average age of residents living within a Presbyterian Homes community is 85.
Residents who are still driving tend to drive infrequently and during off peak hours. This
project will have a low impact to traffic in the area. The campus will offer occasional van
rides to area attractions, retail and clinic areas and seasonal trips that reduce overall traffic.
Request for Rezoning to a PD with an RM-1 overlay
Presbyterian Homes Wisconsin is requesting a PD planned development with an RM-1 overlay. The
project is requesting an increase in building height and open area, and a reduction in the required
floor area. The property has a total of 9.38 acres (408592.9 SF), and excluding the right of way is
9.22 acres (401,712 SF).
Density
We meet the allowable density as calculated at 5000 sf per unit. The allowable units are 80.34
units and Presbyterian Homes Wisconsin is constructing 80 units.
Waiver Request:
Parking
The average age of residents living within a PHS community is 86. PHS Senior parking demand
historically has been in the range of 1.2 parking stalls per independent living residential unit
regardless of unit size and less than 10% of assisted living residents are still driving upon opening of
the community. As the residents of the community age in place, they retain fewer and fewer cars
and instead rely on PHS transportation, friends and family or public transportation for mobility
services. Assuming the building is 100% occupied, fully staffed and at the peak hours of the day, of
the 142 parking stalls on the campus the parking would be as follows:
Description Units Stall Occupancy per unit
Peak Day
Total stalls
Available in Peak
Period
Independent Living 80 80/142
Assisted Living 20 2/142
Staff 27 27/142
Total 127 109/142 33/142
Page 35 of 39
RESOLUTION PC 062-2019
Packet Page 52
Presbyterian Homes Wisconsin Muskego Project Page 9
We believe we have sufficient parking onsite to meet the demands of residents, staff and guests of
the community.
Building Height
We are requesting an increase to the allowable height for a portion of the building. RM-1 zoning
allows for a height of 30 feet as measured from grade at the building to the mid point of the pitched
roof. Due to the varied topography and slope of the existing site and surrounding streets and lots,
there are many different ways to view this. The entry floor elevation is proposed at 835.5’, the first
floor at 824.5’, and the garage at 813.5’. The roof plane elevation will remain consistent across the
building and a third story will be visible on the southern portion of the site as grade drops away.
The underground parking garage level will be below grade at all locations except at the garage entry
door.
The two story portion of the building with no below grade garage will have an eave height of 19
feet and a roof mid point height of 27 feet.
The three story portion of the building, with a below ground parking garage, will have an eave
height above grade of 29 feet and a roof mid point height of 37 feet.
From Janesville Road, the existing grade is approx. 836.5’ at the proposed entry to the site. On this
north side with two stories and no underground garage, the roof mid point is 27 feet. At the
building entry, with an elevation of 835.5’ and grade at the building at 835’, the building mid point
roof is approx. 25.5 feet above the street.
From Durham Place, existing grade varies from approx. 842’ at the cul de sac down to 815’ at our
garage entry drive to the south.
At the delivery entrance, the three story building emerges. The existing elevation on Durham is
approx. 833’, the delivery drive is 824’ or 9 feet below the street level, the mid point roof will be
approx. 28 feet above the street.
At the closest point to Durham, grade on the street is approx. 822’, the first floor and grade is at
824’ or 2‘ above street level, the mid point roof will be approx. 39 feet above the street.
Near the garage entrance, grade on the street is approx. 816’, the first floor and grade is at 824’ or
8‘ above street level, the mid point roof will be approx. 45 feet above the street.
Open Space/Floor Area
Open Space code is 4000 sf per unit. With 80 units and 64.6% of the site open at 259,485sf, we have
Open Space of 3,243 sf/unit.
Floor Area code is maximum 30%. With an overall area of 179,250 sf excluding garage and a site
area of 401,712 sf, we have a Building Floor Area of 44.62%
Presbyterian Homes Wisconsin is requesting a waiver for less open space and an increase in floor
area. Our justification is as follows: Our communities are designed as a place that seniors can age
in place. From a personal mobility standpoint, we intentionally design the campus with our
residents in mind, creating ease of access to our indoor Town Center which hosts a myriad of
activities for residents to enjoy without ever having to go outdoors. As aforementioned in this
narrative, the Town Center is available to all residents and offers consistency in cultivating and
supporting a vibrant “community” even when a resident moves within the continuum of care,
however it does require more floor space than a typical residential apartment community.
In lieu of large open green spaces, which the site does offer, Preshomes intentionally designs
outdoor areas that are within a short walking distance to accommodate our aging population. Our
residents can enjoy beautifully landscaped open spaces immediately adjacent to the community,
Page 36 of 39
RESOLUTION PC 062-2019
Packet Page 53
Presbyterian Homes Wisconsin Muskego Project Page 10
providing residents easy access to the outdoors while still in close proximity to health care
professionals who can provide support if needed.
Summary of existing open space and floor area vs proposed:
1. Parking lot – pavement will be reduced by: Existing = 63,175 sf – Proposed = 43,620 sf = 19,555
sf (0.45 acres) pavement reduction
2. Building area will increase: Proposed = 66,300 sf - Existing = 31,211 sf = 35,089 sf of additional
building area
3. Sidewalk and Trail area will be slightly reduced as compared to existing including the playground
surface: Existing Sidewalk & Walkway = 12,973 sf + Existing Playground = 21,726 sf = Existing =
34,699 sf – Proposed = 32,307 sf = 2,392 sf less hard surface
4. TOTAL IMPERVIOUS AREA: Proposed = 142,227 sf - Existing = 129,085 sf = 13,142 sf (0.3 acres) of
new impervious area with this redevelopment.
a. The proposed project reduces parking lot/asphalt; the net impervious increase is
associated with building rooftop.
5. The project will provide storm water management that greatly exceeds City, MMSD and WDNR
minimums, significantly improving water quality and controlling peak discharge rates, to the
benefit of the downstream neighbors.
Development Team
• Lisa Albain, Project Developer for Senior Housing Partners (SHP), a subsidiary of Presbyterian
Homes and Services (PHS), will be leading the project development from planning and
entitlements through construction and installation of furnishings, staff training start up and
resident occupancy. Lisa was also the Project Developer for the Fairway Knoll Community in
Germantown, WI adjacent to Blackstone Creek Golf Course and Towner Crest, currently under
construction in Oconomowoc, WI.
• Dawn Wieczorek, InSite Architects - Partner, Designer and Project Manager, specializing in Senior
Housing and Affordable Housing will be leading the architectural team. Dawn has over 30 years in the
industry and designed Dickson Hollow, Fairway Knoll and Towner Crest for Presbyterian Homes, as well
as many other projects throughout the nation.
• Josh Pudelko, TRIO Engineering - will provide the land surveying, site civil engineering, including grading
and utility design, erosion control and storm water management planning, and construction staking.
• Tom Mortensen, RA Smith Landscaping - Tom is the Assistant Director of Land Development
Services. He and his team will provide the landscape architecture design for the project.
• Senior Lifestyle Design (SLD), also a subsidiary of PHS, will provide interior design.
• Heidi Roberts, Regional Director of Marketing for SHP, will be leading the marketing team from
groundbreaking until the campus is 95% occupied.
Page 37 of 39
RESOLUTION PC 062-2019
Packet Page 54
Presbyterian Homes Wisconsin Muskego Project Page 11
Development Team Contact Information
Lisa Albain, Senior Housing Partners
3116 Fairview Ave. North
Roseville, MN 55113
Office: 651.631.6316 lalbain@seniorpartners.com
Dawn Wieczorek, InSite Architects
1000 University Avenue West, Suite 130
St Paul, Minnesota 55104
Office: 612.252.4824 Dawn@insitearchitect.com
Josh Pudelko, Trio Engineering
4100 North Calhoun Rd
Brookfield, WI 53005
Office: 262.790.1480 jpudelko@trioeng.com
Heidi Roberts, Senior Housing Partners
3116 Fairview Ave. North
Roseville, MN 55113
Office: 414.207.5913 hroberts@seniorpartners.com
Tom Mortensen, RA Smith Landscaping
16745 W Bluemound Rd.
Brookfield, WI 53005
Office: 262-317-3323 Tom.Mortensen@raSmith.com
Senior Lifestyle Design
3116 Fairview Ave. North
Roseville, MN 55113
Office: 651.631.6300
Thank you very much for your consideration of this important project. We look forward to
partnering closely with the city on a successful redevelopment of this site and serving the
residents of Muskego for years to come.
Sincerely,
Lisa Albain
Project Developer, Senior Housing Partners
Page 38 of 39
RESOLUTION PC 062-2019
Packet Page 55
Exhibit A
Legal Description of Property located at Tess Corners Elementary, Muskego WI.
Tax Key MSKC 2168961
Page 39 of 39
RESOLUTION PC 062-2019
Packet Page 56
City of Muskego
Plan Commission Supplement PC 063-2019
For the meeting of: November 5, 2019
REQUEST: Approval of a Conditional Use Grant (CUG) and Building, Site, and Operation Plan (BSO) for
Kwik Trip
Tax Key No. 2162.999.002 / S63 W13510 Janesville Road
NE ¼ of Section 1
PETITIONER: Kwik Trip, Inc.
INTRODUCED: November 5, 2019
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 063-2019
A submittal was received from Kwik Trip for a BSO and CUG for a new gasoline station/convenience
store/car wash located at the intersection of Janesville Road and College Avenue. This site currently
contains a former bank, which is planned to be removed as part of this site redevelopment.
CONSISTENCY WITH ADOPTED PLANS 063-2019
Comprehensive Plan: The 2020 Plan depicts the property as Commercial use. The petition is
consistent with the Plan.
Zoning: The property is zoned B-2, Local Service Center District. The use is
permitted subject to CUG and BSO approval.
Park and Conservation
Plan:
No acquisitions are proposed in this area. The proposal is consistent with
the Plan.
Street System Plan: All streets are 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 development is not currently served by municipal water, but since water
is located less than 700 feet away, municipal water main will need to be
extended to this site as part of its redevelopment. The cost of any water
main extension are the responsibly of the developer/applicant. Also, any
hydrants and water lines leading to hydrants will need to be public and
located within easements.
Stormwater Management
Plan:
Storm water management will be required on-site. The detailed review
relating to stormwater will occur separately. The proposal is consistent with
the Plan.
General Design Guide The General Design Guide and the Historic Crossroads Design Guide
govern this area. See comments below about building design.
STAFF DISCUSSION PC 063-2019
Page 1 of 28
RESOLUTION PC 063-2019
Packet Page 57
The applicant is proposing to build a new 9,156 SF retail convenience store with an attached single-bay
carwash and a separate fueling canopy with twelve separate pumps (24 total fueling stations). The
proposed use is allowed with Plan Commission approval of a Building, Site and Operation (BSO) Plan
and a Conditional Use Grant (CUG). The proposed hours of the business are 24 hours per day. The
business will have between 28 and 35 employees with 2-8 employees on-site depending on the shift.
Conditional Use Grant (CUG)
A conditional use grant is required for any gasoline service station as per the requirements of the B-2
zoning district. Plan Commission will hold a public hearing on November 5, 2019 at the Plan Commission
meeting to allow residents and/or business owners to voice any thoughts they may have about this
project.
Architecture
This property is governed by the General Design Guide and the Historic Crossroads Design Guide. The
proposed building is clad mostly with a red brick from grade to the bottom of the windows where a
composite horizontal siding material stretches to the soffit of the building. The roof is proposed as a
pitched hip roof with metal standing seam panels. The building also contains a gable accent roof feature
with proposed shake-type siding. The storefront window frames and composite siding will be an almond
color to match the soldier course of bricks just below the windows. The elevations include the following
percentages of masonry:
•West (Front) – 60%
•East (Rear) – 54%
•North – (College Avenue) - 49%
•South (Janesville Road) – 49%
•Total for Full Building – 53%
Most elevations contain varying depths, materials, and door/window features. The overhead doors each
contain at least two rows of windows, which is what the City typically likes to see at a minimum. The
resolution states that the color of the overhead doors and any solid pedestrian doors needs to match the
color of the building. One elevation of note is the eastern elevation that directly faces the intersection of
College Avenue and Janesville Road. Kwik Trip has proposed an architectural bump-out on the east
elevation with a dormer gable roof to accent this side of the building as this is a prominent visual feature
entering the City from the east. The front entrance is proposed with brick column features with a masonry
arch detail over the front door that matches the bump-out feature on the eastern elevation.
The gas canopy has been designed to match the building with brick columns extending nine feet up the
canopy supports to match the column features at the building entrance. The roof of the canopy will also
match the building being the standing seam metal panels.
The Historic Crossroads Design Guide generally discourages the use of the standing seam metal roofs,
the Plan Commission is able to approve a metal roof. Staff does not see any concerns with a standing-
seam metal room in the case. As such, the resolution is currently drafted stating that a standing-seam
metal roof is allowed due to the durability and low maintenance of the product.
Also, the color of the overhead doors and any solid pedestrian doors needs to match the color of the
building.
Site, Parking, and Access
Access to the site is proposed directly to Janesville Road from this site and two cross-access entrances
along Janesville Road and College Avenue via easements with the neighbor to the west. The plans
indicate that the existing ingress/egress easement is to be vacated. The applicant is actively working with
the western neighbor to complete new cross-access easements. The existing driveway onto College
Avenue has been shown closed. The access points off the two County highways will need to be
reviewed by the County to ensure no additional roadway/entry concerns are present.
The site plan currently shows 27 parking stalls in addition to two handicap accessible stalls. This total
does not include the 20 stalls associated with the gas pumps. Per the zoning code, one (1) space is
needed for every 150 SF of customer floor area, which in this building is about 3,600 SF. That would
suggest that 24 stalls are needed.
Page 2 of 28
RESOLUTION PC 063-2019
Packet Page 58
The parking stalls as shown are differ in size based on their location. Six of the stalls are the standard 10’
x 20’; two spaces are 9’ x 20’; six are 9’6” x 20’; and the eleven spaces closest to College Avenue are 9’6”
x 18’. All driveways appear to be at least 24 feet wide, which is required by code.
Kwik Trip is also proposing an area adjacent to the parking stalls along College Avenue with two picnic
tables for outdoor seating.
The site plans currently shows curb and gutter on the site. Since there is a sidewalk provided in front of
this business along Janesville Road, a pedestrian connection to this sidewalk should be provided.
The car wash is located on the eastern side of the building. Consistent with the other recently approved
car washes in the City, the doors must remain closed during the car wash cycle. If there is not enough
space for the exit door to remain closed during the drying cycle, the door must be programmed to
automatically close after a car has completed the drying cycle. Similarly, the entry door to the car wash
must remain closed unless a vehicle is actively entering the car wash. The resolution states that the car
wash operations within the proposed development must be limited to the hours of 7am to 10pm.
Operations
As is noted above, the proposed facility is requesting business operations to be allowed 24 hours per day.
The resolution is draft to limit all deliveries (products, fuel, etc.) and trash pick-up to between 7:00 AM and
9:00 PM. This is to ensure these deliveries are not bothersome to neighbors to the north or south at
unreasonable times of the day.
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 brick/lap siding dumpster enclosure is shown on the plans incorporated into the rear of the building.
Access to the garbage enclosure would be near the entrance to the car wash with the gates constructed
of a composite boards to match the building.
Along the northern side of the building there is a narrow wall that will be constructed adjacent to the rear
delivery doors. This area is commonly used to store additional bread racks and other similar type objects.
The renderings show the interior of the wall being CMU block. This wall needs to have the interior clad
with the same materials as on the outside and as the remainder of the building.
Typically, ice, LP, salt, etc. stored outside is not allowed for on-site sales. Kwik Trip sells ice inside the
building but they have a need for excess ice storage outdoor and as such have proposed two outside ice
containers to the north side of the building. While the building consists of red brick on the lower portion of
the building and an almond color lap siding, the ice containers is proposed as being white. The LP rack is
proposed on the outside of the building on the west side (front). The cage would be painted a burgundy
color to match the brick façade to compliment the building. If the Plan Commission were to approve the
outdoor storage of LP and ice for Kwik Trip, staff recommends that the ice coolers be painted a burgundy
color similar to the proposed LP racks to blend in more with the building.
Kwik Trip is also proposing placing softener salt under the gas canopy between the support columns.
The site plan shows salt under the canopy on the three inner gas pump islands between the supports.
Salt is also shown on both ends of each of the five gas pump islands, but Kwik Trip states they would be
open to only having salt between the supports on only the three inner gas pump islands. Staff is
amenable to allowing salt in the inner three gas pump islands with a restriction that the salt remains is
placed on an elevated curbed surface and maintained within a confined space. No additional outdoor
storage or display of products/material, of any type, would be allowed under this approval (i.e. firewood,
etc.).
Landscaping
A landscape plan has been provided that shows various landscaping throughout the site. The final
landscape plan must be submitted for formal review before building permits can be issued. Per the
Historic Crossroads Design Guide there needs to be a 15-foot landscape buffer abutting Janesville Road
with additional landscaping in this area. Due to the location of the building and the needed parking, staff
recommends that the 15-foot landscape buffer be allowed to be reduced to ten feet with more dense
Page 3 of 28
RESOLUTION PC 063-2019
Packet Page 59
landscaping being added. The final landscape plan must include additional plantings around any
transformers and/or wall mounted mechanical equipment. All landscaping must be located completely on
private property and not within the right-of-way. The City Forester will conduct a formal plan review
before building permits can be issued.
Signage
Some signage details have been provided at this time. Formal signage review will occur via separate
sign permits as the project proceeds. In general, Kwik Trip wall signs are proposed on the front and sides
of the building along with two freestanding monument signs. Smaller non-illuminated informational signs
are also shown on the building. Smaller illuminated signs are shown on one of the longer sides of the
canopy with an illuminated band along the length of all four sides of the canopy. The total wall signage
allowances are based on the typical code requirements. For the B-2 District, 5% of the wall area is
allowed on each façade. Separate sign permits will be required before any signage (temporary or
permanent) can be installed including both building and freestanding signs.
The monument signs proposed include the Kwik Trip logo, gas prices and an electronic message center.
The resolution states that the monument sign should contain a stone base to match the building
materials.
Lighting
A photometric plan has been included along with a schedule of proposed lighting fixtures. The
photometric plan indicates that the lighting will all be building and pole mounted. The photometric plan
shows the lighting levels to be 0.5 foot-candles or less at the lot lines, as required. All lighting must be
zero degree tilt and full cut-off. As proposed the light poles will have a concrete base 6 inches above
grade and the lights will be 14 feet in height meeting the City requirements.
Sewer, Water and Stormwater
The development will be served by municipal sanitary sewer. The development is not currently served by
municipal water, but the applicant/developer will need to extend the municipal water main to this site as
part of its redevelopment. The cost of any water main extensions are the responsibility of the
developer/applicant.
Currently, no stormwater management facilities exist on this site. As part of the re-development of this
site, stormwater management is being accounted for with an on-site pond. Further engineering review
will be needed with the re-development of this site.
Other
The resolution requires that an annual review be placed on this property for the first year the business is
in operation to ensure there are no issues. If no problems are found, the annual review could be
reconsidered by the Plan Commission.
The following are also part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, etc. must be painted to match the
colors of the principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be permanently mounted in the ground or
mounted to the building so they are not moveable.
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 063-2019
Approval of Resolution PC 063-2019 – Subject to the items noted in the resolution as conditions of
approval.
Page 4 of 28
RESOLUTION PC 063-2019
Packet Page 60
MUSKEGOthe City of
Area of InterestI0160320
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 063-2019
Kwik Trip, Inc.S63 W13510 Janesville Road
JANESVIL
L
E
LOO
M
I
S
R
D
RA
C
I
N
E
A
V
DU
R
H
A
M
WOOD
S
CO
L
L
E
G
E
Prepared by City of Muskego Planning Department Date: 10/31/2019
Page 5 of 28
RESOLUTION PC 063-2019
Packet Page 61
RESOLUTION #P.C. 063-2019
APPROVAL OF A BUILDING, SITE, AND OPERATION PLAN AND CONDITIONAL USE GRANT
FOR KWIK TRIP LOCATED IN THE NW ¼ OF SECTION 1
(TAX KEY NO. 2162.999.002 / S63 W13510 JANESVILLE ROAD - COLLEGE AVENUE)
WHEREAS, A submittal was received from Kwik Trip for a new gas station/convenience store/car
wash located at Janesville Road and College Avenue (Tax Key No. 2162.999.002 / S63 W13510
Janesville Road), and
WHEREAS, The property is zoned B-2 Local Service Center District and that district allows gas
stations via a Conditional Use Grant (CUG), and
WHEREAS, A Public Hearing for the Conditional Use Grant (CUG) was heard before the Plan
Commission on November 5, 2019 and
WHEREAS, The 2020 Comprehensive Plan shows this property for commercial uses and the
proposal is consistent with the plan, and
WHEREAS, This property currently contains a building that was formerly used as a bank and will
be removed as part this project, and
WHEREAS, The proposal is to build a new convenience store/gas station totaling about 9,156
square feet with a separate canopy area to cover 12 multi-product fuel dispensers (24 total
fueling stations), and
WHEREAS, Hours of the business are proposed as 24 hours per day, and
WHEREAS, The business will have a total of 28-35 employees with between two and eight of
those being on-site at a time, and
WHEREAS, This property is governed by the General Design Guide and the Historic Crossroads
Design Guide, and
WHEREAS, The proposed building is clad with a brick up to the windows and then a composite
horizontal lap siding to the soffit on all four elevations, along with brick columns and an arch
feature above the entry, as well as on the bump-out on the east elevation, and
WHEREAS, The building has windows shown on three of the elevations and a dormer on three
elevations with a gable front to be clad with shake-style siding, and
WHEREAS, The building contains a standing-seam metal hip roof, with rooftop mechanical units
set within the recessed are of the roof to be screened from all four sides of the building, and
WHEREAS, The gas canopy design will match the building with a standing-seam metal hip roof
and brick columns extending nine-feet from grade on all canopy support columns, and
WHEREAS, The Historic Crossroad Design Guide generally discourages standing-seam metal
roofs, but they can be allowable subject to Plan Commission review and approval, and
WHEREAS, The garbage enclosure is attached to the rear of the building and enclosed with a
brick wall matching the brick on the store with composite board doors to screen the garbage
canisters, and
WHEREAS, The existing cross-access easement near Janesville Road for connection to the site
to the west will be vacated, and
Page 6 of 28
RESOLUTION PC 063-2019
Packet Page 62
WHEREAS, Kwik Trip is actively working with the western neighbor to form an
agreement/easement for cross-access between the two sites, and
WHEREAS, The site plan currently shows 27 parking stalls on-site with 20 additional parking
locations by the pumps and based on the code requirement at least 24 stall are required, and
WHEREAS, All parking stalls are shown to vary in size pending the location on-site; six of the
stalls are the standard 10’ x 20’; two spaces are 9’ x 20’; six are 9’6” x 20’; and the eleven spaces
closest to College Avenue are 9’6” x 18’, and
WHEREAS, Access to the site is proposed via the existing driveway along Janesville Road and
two cross access easements with the site to the west, and
WHEREAS, Waukesha County has all control over the Janesville Road and College Avenue
access points since those are county highways, and
WHEREAS, There is an area adjacent to the parking stalls along College Avenue proposed for
two picnic tables for outdoor seating.
WHEREAS, A landscape plan has been provided that shows various landscaping throughout the
site, and
WHEREAS, A photometric plan has been included along with specs of proposed lighting fixtures,
and
WHEREAS, The photometric plan indicates that the lighting will all be building mounted, soffit
mounted, and pole mounted, and
WHEREAS, The photometric plan shows that the lighting levels do not exceed 0.5 foot-candles at
the lot lines, and
WHEREAS, Signage has been proposed as follows: a Kwik Trip wall sign is proposed on each of
the three gable features facing, one facing each east, south and west; one sign on the gas
canopy facing west; and two freestanding monument signs one on each College Avenue and
Janesville Road, and
WHEREAS, The development will be served by municipal sewer, and
WHEREAS, The development is not currently served by municipal water, but since water is
located less than 700 feet away, preliminary discussions have indicated that the municipal water
main will need to be extended to this site as part of its redevelopment, and
WHEREAS, Stormwater management facilities will be located east of the convenience store/car
wash building on-site, and
WHEREAS, The site plans currently show concrete curb and gutter on the site.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and
Operation Plan and a Conditional Use Grant for Kwik Trip located at Janesville Road and College
Avenue (Tax Key No. 2162.999.002 / S63 W13510 Janesville Road)
BE IT FURTHER RESOLVED, All deliveries (products, fuel, etc.) and trash pick-up hours are
limited to between 7:00 AM and 9:00 PM.
BE IT FURTHER RESOLVED, The access points off of Janesville Road and College Avenue will
need to be reviewed by the County.
Page 7 of 28
RESOLUTION PC 063-2019
Packet Page 63
BE IT FURTHER RESOLVED, Prior to building permit being issued, the cross-access easements
with the property to the west must be recorded and submitted to the City.
BE IT FURTHER RESOLVED, Since there is a sidewalk provided in front of this business along
Janesville Road, a pedestrian connection to this sidewalk will need to be provided.
BE IT FURTHER RESOLVED, Due to residential neighbors to the north and south, the car wash
operations within the proposed development must be limited to the hours of 7am to 10pm and the
the entry and exit doors must remain completely closed, except for when a vehicle is actively
entering or leaving the car wash.
BE IT FURTHER RESOLVED, The color of the overhead doors and any solid pedestrian doors
needs to match the color of the building.
BE IT FURTHER RESOLVED, The public water main will need to be expended as part this site
redevelopment.
BE IT FURTHER RESOLVED, The cost of any water main extensions are the responsibly of the
developer/applicant.
BE IT FURTHER RESOLVED, The wall being constructed on the north side of the building to
store racks, or other equipment needs to have the interior clad with the same materials as on the
outside and as the remainder of the building.
BE IT FURTHER RESOLVED, A standing-seam metal roof is allowed due to the durability and
low maintenance of the product.
BE IT FURTHER RESOLVED, 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, Outdoor storage/sales of LP and ice are limited to the containers
and locations as proposed on the plans (two ice and one LP) with the exterior of all to be painted
a burgundy color to match the building.
BE IT FURTHER RESOLVED, Outdoor merchandise sales of salt is limited to the inner three gas
pump islands in between the pumps only (not on the end caps) and must be raised on a curbed
surface and maintained at all times in a confined area.
BE IT FURTHER RESOLVED, No additional outdoor storage or display of products is allowed at
any time on site.
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 height of any light poles cannot exceed the greater of either
15 feet or the average eve height of the building.
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 be submitted for formal review
before building permits can be issued and changes/additions to the plan may be required.
Page 8 of 28
RESOLUTION PC 063-2019
Packet Page 64
BE IT FURTHER RESOLVED, The 15-foot landscape buffer, per the Historic Crossroads Design
Guide, can be reduced to ten feet with additional plantings.
BE IT FURTHER RESOLVED, All landscaping must be located completed on private property
and not within the right-of-way.
BE IT FURTHER RESOLVED, Formal approvals from the Engineering Division will be required
before the issuance of any permits as it relates to overall site design.
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, etc. must be painted to match
the colors of the principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be permanently mounted in the
ground or mounted to the building so they are not moveable.
BE IT FURTHER RESOLVED, That all roof top, wall mounted and ground mechanicals (including
HVAC devices, electrical transformers, etc.) must be screened from view and must 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 the first year after
the building has been in operation and if no problems are found the annual review could be
reconsidered by the Plan Commission.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise
authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted:
Denied:
Deferred:
Introduced: November 5, 2019
ATTEST: Adam Trzebiatowski, Planning Manager
Page 9 of 28
RESOLUTION PC 063-2019
Packet Page 65
Page 10 of 28
RESOLUTION PC 063-2019
Packet Page 66
Page 11 of 28
RESOLUTION PC 063-2019
Packet Page 67
Page 12 of 28
RESOLUTION PC 063-2019
Packet Page 68
Page 13 of 28
RESOLUTION PC 063-2019
Packet Page 69
MU
S
K
E
G
O
,
W
I
S
C
O
N
S
I
N
S6
3
W
1
3
5
1
0
J
A
N
E
S
V
I
L
L
E
R
O
A
D
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
#
1
0
8
0
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
S. ANDERSON / L. OLSON
119.0620.30
OCTOBER 4, 2019
NOTED
DRAWN BY
SCALE
PROJ. NO.
DATE
SHEET
DESCRIPTIONDATE#
5010 VOGES ROADMADISON, WISCONSIN 53718608-838-0444
SP 1.1
SI
T
E
P
L
A
N
-
L
A
Y
O
U
T
TOLL FREE
1-800-242-8511
CALL DIGGERS HOTLINE
ADA PARKING 2 STALLS WITH LOADING ZONE
STANDARD PARKING: 27 STALLS
TOTAL SITE AREA: 92,425 SF / 2.12 ACRES
EXISTING IMPERVIOUS: 32,312 SF (TO BE REMOVED)
BUILDING AREA: 9,207 SF (10.0%)
PAVED AREA: 50,486 SF (54.6%)
ZONING DISTRICT: B - 2 LOCAL SERVICE CENTER DISTRICT
CANOPY AREA: 4,800 SF (5.2%)
CONVENIENCE STORE 20'-0"
CANOPY 15'-6"
TOTAL PERVIOUS: 30,411 SF (32.9%) (LOT COVERAGE)
ELECTRICITY - WE ENERGIES - 414-221-2345
NATURAL GAS - WE ENERGIES - 414-221-2345
PHONE - AT & T - 800-660-3000
CABLE - SPECTRUM COMMUNICATIONS - 800-581-0081
SANITARY SEWER - CITY OF MUSKEGO - 262-679-4128
WATER SERVICE - CITY OF MUSKEGO - 262-679-5621
CONTRACTOR SHALL FIELD VERIFY ALL EXISTING
UTILITIES ON AND ADJACENT TO THE SITE PRIOR TO
THE START OF THE PROJECT.
RADII ARE FROM FACE OF CURB
DIMENSIONS ARE FROM FACE OF CURB
W. JANESVILLE ROAD WILL ACT AS THE FIRE LANE
ACCESS TO THE BUILDING.
PER CODE, TOTAL PARKING STALLS REQUIRES
TWO HANDICAP PARKING STALLS MUST BE PROVIDED.
TWO HANDICAP PARKING STALLS ARE SHOWN
TOTAL DISTURBED AREA: 84,120 SF / 1.93 ACRES
FRONT: 40'
REAR: 40'
SIDE: 10'
TRUCK PARKING 1 LOADING ZONE STALL
10'
P
A
V
E
M
E
N
T
S
E
T
B
A
C
K
40'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
3' P
A
V
E
M
E
N
T
S
E
T
B
A
C
K
10'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
30' SEWER AND
WATER EASEMENT
3'
P
A
V
E
M
E
N
T
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10' PAVEMENT SETBACK
40' BUILDING SETBACK
30' NON-EXCLUSIVE
INGRESS/EGRESS
EASEMENT TO BE
VACATED
10' TEMPORARY LIMITED EASEM
E
N
T
SIDEWALK / PICNIC AREA: 2,321 SF (2.5%)
TOTAL IMPERVIOUS: 62,014 SF (67.1%) (LOT COVERAGE)
Page 14 of 28
RESOLUTION PC 063-2019
Packet Page 70
MU
S
K
E
G
O
,
W
I
S
C
O
N
S
I
N
S6
3
W
1
3
5
1
0
J
A
N
E
S
V
I
L
L
E
R
O
A
D
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
#
1
0
8
0
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
S. ANDERSON / L. OLSON
119.0620.30
OCTOBER 4, 2019
NOTED
DRAWN BY
SCALE
PROJ. NO.
DATE
SHEET
DESCRIPTIONDATE#
5010 VOGES ROADMADISON, WISCONSIN 53718608-838-0444
SP 1.2
SI
T
E
P
L
A
N
-
K
E
Y
N
O
T
E
TOLL FREE
1-800-242-8511
CALL DIGGERS HOTLINE
SITE PLAN KEYNOTES
1. LANDSCAPE AREA. SEE SHEET L1.
ALL GREEN SPACE THAT DOES NOT RECEIVE EROSION MAT SHALL HAVE
SOD APPLIED. - 17,283 SQ.FT.
2. OFF-STREET PARKING STALLS
STRIPING - 4" WIDE STALL LINES, USE HIGH VISIBILITY YELLOW PAINT.
SPACES PROVIDED
(6) 10'-0" x 20'-0" GENERAL PARKING
(2) 9'-0" x 20'-0" GENERAL PARKING
(6) 9'-6" x 20'-0" GENERAL PARKING
(11) 9'-6" x 18'-0" GENERAL PARKING
(1) 23'-0" x 87'-0" LOADING ZONE
3. (2) A.D.A. ACCESSIBLE PARKING SPACE WITH LOADING ZONE. PROVIDE APPROPRIATE
STRIPING AND PAVEMENT MARKINGS.
4. 4" WIDE, HIGH VISIBILITY, PAVEMENT STRIPING, LANE MARKINGS AND TEXT.
COLOR: YELLOW
PAINT SHALL BE SHERWIN WILLIAMS SETFAST PREMIUM ALKYD ZONE MARKING PAINT
5. 40'-0" x 120'-0" DISPENSER ISLAND CANOPY. VERIFY SIZE, PLACEMENT, COLUMN AND FOOTING
SIZE WITH CANOPY AND STRUCTURAL PLANS. CANOPY GRAPHICS PER OWNER.
6. 3'-6" x 6'-0" CONCRETE ISLANDS W/ 6" EXPOSURE WITH FUEL DISPENSERS. DISPENSER PER
OWNER.
7. 36" HT BOLLARD, SEE DETAILS
8. UNDERGROUND FUEL STORAGE TANKS PER OWNER. PROVIDE PIPING AND VENTING PER
OWNER'S SPECIFICATIONS.
9. EXTERNAL TRASH ENCLOSURE TO MATCH BUILDING. SEE ARCHITECTURAL DETAILS.
10. KWIK TRIP TRADEMARK SIGN (VERIFY LOCATION WITH SIGN PERMIT)
11. BRICK SCREENING WALLS, SEE ARCHITECTURAL PLANS FOR DETAILS.
12. 30" HT., 6" DIA. CONCRETE FILLED PIPE BOLLARD SEE DETAIL ON SHEET SP4.0.
13. HC PVC BOLLARD SLEEVE PER OWNER. VAN ACCESS SIGNAGE AT 48" HT. STALL PARKING AT
60" HT, SEE DETAIL ON SHEET SP2.2.
14. FREE AIR COMPRESSOR. PROVIDE SIGNAGE PER OWNER
15. OUTDOOR MERCHANDISE AREA, TYPICAL
16. 6" DEPTH (MIN.) CONCRETE SLAB-ON-GRADE WITH #3 REBAR 3' O.C. CONCRETE SEALER:
TK-26UV - 41,843 SQ.FT.
17. 8" DEPTH (MIN.) CONCRETE SLAB-ON-GRADE WITH #4 REBAR 3' O.C. CONCRETE SEALER:
TK-26UV - 4,994 SQ.FT.
18. CONCRETE CURB AND GUTTER PER DETAIL ON SHEET SP4.0.
19. REJECT CONCRETE CURB AND GUTTER PER DETAIL ON SHEET SP 4.0
20. 6" INTEGRAL CONCRETE CURB/ WALK. SEE DETAILS ON SP4.0.
CONCRETE SEALER: TK-26UV - 2,365 SQ.FT.
21. PICNIC TABLE PER OWNER. PROVIDE 1 HC ACCESS TABLE SPACE. PROVIDE TRASH
CONTAINER PER OWNER.
22. VACUUM STATION
23. PROPOSED LIGHT POLE LOCATION, TYP. SEE LIGHTING PLAN FOR DETAILS
24. 4" THICK CONCRETE PAD FOR PICNIC TABLES
25. BIKE RACK WITH 5' CLEARANCE. BIKE RACKS WILL BE SARIS CITY RACK SKU2406 4-BIKE FREE
STANDING/FLANGE MOUNT MODEL IN COLOR RED.
26. 36"x48" ICE OUTDOOR STORAGE
27. 26"x84" LP OUTDOOR STORAGE
28. ANY DAMAGED PAVEMENT ON COUNTY HIGHWAY L (W. JANESVILLE RD.) SHALL BE REPAIRED
TO THE SATISFACTION OF THE CITY OF MUSKEGO.
29. ADD SHOULDER THAT MATCHES EXISTING SHOULDER DEPTH AT EXISTING DRIVEWAY
LOCATION
30. ADD TRUNCATED DOMES AND CURB TAPERS AT EXISTING ASPHALT PATH
31. BOULDER RETAINING WALL
2
3
3
17
4
13
5
5
6
6
7
7
8
15
14
20
16
1
18
26
1
1
1
1 1
1
2
2
2
2 2
2
4
4
4
17
17
17
9 11
11
12
12
12
15
15
16
16
16
16
16
16
16
16
18
18
18
18 18
181919
19 19
19
12
20
20
20
21
22
23
23
23
23
23
23
24
25
27
10
28
29
30
31
18
10
Page 15 of 28
RESOLUTION PC 063-2019
Packet Page 71
W. JAN
E
S
V
I
L
L
E
R
O
A
D
(
C
.
T
.
H
.
"
L
"
)
C1
ARC=310.97'
RAD=2,919.78'
CH. BRG.=N62°29'50"
CH. L.=310.82'
Δ=06°06'08"
Δ=51 1739
JANE
S
V
I
L
L
E
R
O
A
D
U
N
L
20K
P
R
E
M
SPLIT
2
0
K
E
8
5
12K
D
S
L
2
20K
U
N
L
8
8
R E J
E
C
T
R
E
J
E
C
T
R
E
J
E
C
T
R
E
J E C T
E
U
G
G
G
G
G
1
1 1
1
1
2
2
2
4
4
5
5
6
6
3
3-JW
3-PM
3-JP
41-PS
10-PO
3-JW3-RA 4-PN
3-NS3-RT
8-JP3-RT
3-JP
5-PS
5-JW
5-PS
3-JP
3-AA
3-RB
3-AA
6-JP
5-JP
1-QR
5-EA
6-JW
1-GT
11-PD
1-QR
1-GT
6-JW5-EA
1-QR
1-GB
3-VP
3-VP
2-AA3-EA
9-PD
3-JW
9-PD3-JW
LIMIT OF WORK
LIMIT OF WORK
4-JW3-CP
3-CP
3-NS
8-JW
14-PD
3-CP
3-CP
4-JP5-BA
3-MP
4-JW
4-JW
12-PD4-JP
1-PM
4-JW
5-RA
6-CP
13-PD
5
1
3
VISION TRIANGLE
BY
DA
T
E
|
1"
=
Sh
e
e
t
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
E
N
Y
,
I
O
W
A
5
0
0
2
3
51
5
-
9
6
4
-
2
0
2
0
|
w
w
w
.
s
n
y
d
e
r
-
a
s
s
o
c
i
a
t
e
s
.
c
o
m
CH
K
D
TE
C
H
EN
G
R
MM
-
D
D
-
Y
Y
Y
Y
AS
S
H
O
W
N
11
9
.
0
6
2
0
.
0
3
L1
.
1
119.0620.03
L1.1
MU
S
K
E
G
O
K
W
I
K
T
R
I
P
LA
N
D
S
C
A
P
E
P
L
A
N
MU
S
K
E
G
O
,
W
I
TT
N
-
R
R
W
-
S
S
FEET
0 20
SOD (17,283 SF), REFER TO CONSTRUCTION NOTES FOR TYPE
LANDSCAPE LEGEND
SHRUB BED WITH HARDWOOD MULCH (42 CY DOES NOT
INCLUDE STAND-ALONG TREES OUTSIDE SHRUB BED
AREAS), REFER TO CONSTRUCTION NOTES FOR TYPE
SPADE CUT EDGER AT 4" DEPTH (837 LF)
DECIDUOUS CANOPY TREE
LARGE DECIDUOUS ORNAMENTAL TREE
DECIDUOUS SHRUBS
EVERGREEN
EVERGREEN SHRUBS
ORNAMENTAL GRASSES
1$7,9(6(('0,; 6)
LIMIT OF WORK
&2%%/( &< 5()(572&216758&7,21127(6)257<3(
LANDSCAPE BOULDERS (8 TOTAL)
PLANTING PLAN CONSTRUCTION NOTES
1. SOD SHALL BE TFKB PROVIDED BY PAUL'S TURF AND TREE NURSERY SOD
PRODUCTS (608.655.3600) 5050 MIX OF TALL FESCUE AND KENTUCKY
BLUEGRASS OR APPROVED EQUAL
2. WINONA RIVER ROCK 1-1/2" RIVER ROCK MULCH PROVIDED BY MILESTONE
MATERIALS OR APPROVED EQUAL. SUBMIT SAMPLE FOR APPROVAL.
3. 36"-48" AND LARGER BOULDERS PROVIDED BY MILESTONE MATERIALS OR
APPROVED EQUAL. SUBMIT PHOTO SAMPLE FOR APPROVAL.
4. PROVIDE 3" DEPTH SHREDDED HARDWOOD MULCH AROUND ALL
STAND-ALONE TREES TO A MIN. 3-FOOT PERIMETER, AND IN ALL AREAS
NOTED ON PLANS OVER GEOTEXTILE WEED CONTROL FABRIC. NO WEED
CONTROL FABRIC IS REQUIRED IN GROUNDCOVER OR PERENNIAL AREAS.
MULCHED LANDSCAPE BEDS SHALL HAVE A SPADED VERTICAL EDGE
WHEN PERIMETER IS NOT CONCRETE CURB.
5. MULCHED LANDSCAPE BEDS SHALL HAVE A SPADED VERTICAL EDGE AT 4"
DEPTH WHEN PERIMETER IS NOT CONCRETE SIDEWALK OR CURB.
6. PRAIRIE SEED MIX #50001 BY PRAIRIE NURSERY (1-800-476-9453) OR
APPROVED EQUAL.
7. REFER TO CONSTRUCTION SEQUENCE FOR NOTES REGARDING SITE
RESTORATION
PLANT SCHEDULE
COMMON NAME
CANOPY TREES
GB AUTUMN GOLD GINKGO
QR
GT SKYLINE HONEYLOCUST
RB HERITAGE RIVER BIRCH
EVERGREEN TREES
AA AMERICAN ARBORVITAE
PN AUSTRIAN PINE
NS NORWAY SPRUCE
PY SCOTCH PINE
ORNAMENTAL TREES
MP PRAIRIFIRE CRABAPPLE
PC JACK FLOWERING PEAR
30 AMUR CHOCKCHERRY
DECIDUOUS SHRUBS
2'-4' SPREAD
PO GOLDFINGER POTENTILLA
SB GLOW GIRL SPIREA
5'-7' SPREAD
CP ROCK COTONEASTER
FM SHOW OFF FORSYTHIA
7' + SPREAD
AG
EA
RA FRAGRANT SUMAC
VP BLACKHAW VIBURNUM
RT RED TWIG DOGWOOD
EVERGREEN SHRUBS
2'-4' SPREAD
JN
5'-7' SPREAD
JP ANDORRA JUNIPER
JW BLUE RUG JUNIPER
7' + SPREAD
PP DWARF MUGO PINE
RC
ORNAMENTAL GRASSES
BA
PS SHENANDOAH SWITCH GRASS
PD PRAIRIE DROPSEED
PLANTING PLAN
Page 16 of 28
RESOLUTION PC 063-2019
Packet Page 72
Page 17 of 28
RESOLUTION PC 063-2019
Packet Page 73
Page 18 of 28
RESOLUTION PC 063-2019
Packet Page 74
This drawing for
representation
purposes only.
Please refer to
sign plan for actual
sign locations.
Page 19 of 28
RESOLUTION PC 063-2019
Packet Page 75
Page 20 of 28
RESOLUTION PC 063-2019
Packet Page 76
Page 21 of 28
RESOLUTION PC 063-2019
Packet Page 77
Page 22 of 28
RESOLUTION PC 063-2019
Packet Page 78
Page 23 of 28
RESOLUTION PC 063-2019
Packet Page 79
Page 24 of 28
RESOLUTION PC 063-2019
Packet Page 80
Page 25 of 28
RESOLUTION PC 063-2019
Packet Page 81
Page 26 of 28
RESOLUTION PC 063-2019
Packet Page 82
City of Muskego
Adam Trzebiatowski
W182 S8200 Racine Ave
Muskego, WI 53150
October 10th, 2019
BSO Application and CUG Application Submittals
Mr. Trzebiatowski,
This letter is intended to accompany our submittal for our application to the City of Muskego for the requested BSO and CUG
Applications for our proposed project located at the NW Corner of W. Janesville Rd and W. College Ave. We are proposing constructing
a new Retail Convenience Store facility.
Kwik Trip, Inc. is proposing the construction of a 9156 S.F. building structure with attached 1-Bay Carwash and an attached
dumpster enclosure and separate Fueling Canopy. I have included two hard copies and digital format via email for each of the two
submittals. If additional hard copies are needed please let me know and I will submit them right away. I have verified that the fee was
BSO App Fee $300.00, CUG Fee $600.00, and Developer’s Deposit Fee of $3000.00. I included one check for total of $3900.00.
The proposed method of operation for this development will be consistent with that for our existing convenience stores within
the area. The requested hours of operation will be 24 hours for all uses. The type of products that will be sold will be similar to that of
our existing stores: gasoline, in line diesel, E-85, groceries, bakery and dairy, hot and cold food and beverages, tobacco products, lotto,
convenience store merchandise, ice, and propane. The outside merchandising of products is being requested next to the store (ice and
propane) and softener salt merchandising under the gas canopy. Please see site plans attached for exact locations. The proposed
store is projected to have between 28-35 full and part time employees, with 2-8 on staff at any given time.
We have met with the city staff multiple times and have had them review our submittal documents prior to this submittal so
that we could provide you with the most complete submittal possible. Here is a summary of the submittal in accordance with the
neighborhood design guide.
We are requesting some minimal outside merchandising. We have placed two ice merchandising storage coolers on the
north side of our building. These are located partially behind a brick enclosure wall towards the front of the store to help screen them
from the public view. The coolers are used for back stock and customers don’t have access to them for purchase. The cooler located
inside the store is used for customers. We use the outside coolers to keep our other coolers stocked when there is a large demand for
ice.
We also have our LP Cage located on the outside of our building on the west face of our building. With this being a
flammable product, we aren’t allowed to keep this within the building or in an enclosure due to the product. We do paint our metal cages
a burgundy color to match the brick façade in which it sits in front of, so it complements the building.
The last item we are requesting to merchandise and store outside is our softener salt. We show this being stored under our
gas canopy in between the two support columns of each row of gas pumps and potentially at the end of each row of pumps as shown
on the site plans attached. It is an option to merchandise only between the canopy columns to help keep these items hidden better from
Page 27 of 28
RESOLUTION PC 063-2019
Packet Page 83
view from the streets. We keep this area nice and clean and the product is kept up and organized by our retail staff. These items are
paid for inside the store and then placed in customers vehicles.
Our standard prototype building consists of a full brick façade with EIFS/Stucco accents and a standing seam metal roof. We
have integrated our fascia almond color from the building to match the almond color of our Canopy fascia as well. We complement the
building and canopy with our red franchise colors that tie in well with our Kwik Trip logo at both locations. We pride ourselves on owning
all our locations and we build our buildings with maintenance free and durable materials so that our buildings remain clean and last a
long time. We place all our mechanical units on our roof which has a mono-pitched roof around the perimeter with a flat roof that
provides a screen for all equipment from view. We have integrated our carwash as attached to the main building to help consolidate our
building footprint and creates a nice safe traffic flow within the parking area of our site. We have also integrated our dumpster enclosure
within our building footprint as well. This allows us to provide a full brick façade with composite boards on our gate to match the building
and keep it from being a remote enclosure within the site.
We have reviewed the neighborhood design guide and have realized that several of our prototype materials do not fall within
the guidelines of this design guide. We are proposing to reduce the full brick façade to our window sill height and provide a prefinished
composite siding above the brick up to our soffit line. We have also provided composite siding shakes in all our gable features which
replace the EIFS/Stucco product that doesn’t meet the design guide. Our composite siding will be almond in color to accent both the
building and canopy fascia and are trimming all windows and doors with a composite trim piece that is similar in color to our soldier
course brick accents. Our gable design features and pitched roof allow us to fall within the colonial architecture consistent within this
neighborhood.
The change to the composite siding materials have allowed us to accent the building a bit more than standard and then also
have provided nice brick accents at the main entry of our building with brick columns as well as a gable and brick column design feature
at the rear of our store. We realize that the rear of the store facing east is really at the gateway into the city and want this façade to
compliment the rest of our building. We have provided our normal aluminum windows with transoms with a few accent windows in the
gable feature of the rear as well to tie this façade in with the other building facades. The design of the rear of the building also promotes
four-sided architecture which is also mentioned in the design guide.
The gas canopy was also a focus of ours to tie it in with the building both design and colors to meet the design guide. We
have implemented a pitched roof with standing seam metal roof that matches our building design. We acknowledge that metal roofs are
discouraged in the design guide, but we have provided all required earth tone colors and want a low maintenance product and feel this
is one item we would like to keep within our building design. We have also dressed up our fuel canopy columns with 9’ high brick piers
with an accented soldier course to tie them into the building brick design.
This site is located on a corner lot, so we have emphasized and located signage and landscaping accordingly. We are
requesting two monuments signs. One sign will be located on the W. Janesville Rd frontage and the other along W. College Ave. We
have located these signs outside of the required vision triangles at their locations. We have also located the approximate transformer
location and we are showing all sides be screened with plantings other than where the access panel will be located. This area will have
landscaping setback on that side but allow access.
Included in this submittal is our signage plan. We acknowledge that this may not be part of the approval process and will
have a final review at Sign Application Submittal but wanted to discuss a few of these items. We are requesting signage in our colonial
style gables on three sides of our building. On our canopy we have our signature Kwik Trip red band. We feel this is our tie in to match
the red facia on our building so that our structures carry the same color schemes. We have removed our Kwik Trip signage on three of
our canopy sides and are proposing it on one of the long sides of the canopy. Without the red stripe on our canopy we really feel that it
doesn’t tie in with the main building as well and looks out of place with the other structures on site.
We have been expanding our building layout and design and our footprint is much larger than previous years building. We
have really expanded our retail sales floor area as well as the kitchen. We are offering many more food options and also are now
adding fried chicken to our menu. We have expanded from a convenience store to a hot food destination as well as a small market to
get the daily or weekly groceries needed as well. The total estimated project costs are $2,000,000.
Kwik Trip would be happy to provide any additional information or answer any questions or concerns you may have with our
submission. Please feel free to call me with any questions.
Sincerely,
Jeff Osgood – Development Manager - Store Engineering - Kwik Trip, Inc.
608-793-5547 - josgood@kwiktrip.com 1626 Oak St | P.O. Box 2107 | La Crosse, WI 54602
Page 28 of 28
RESOLUTION PC 063-2019
Packet Page 84
City of Muskego
Plan Commission Supplement PC 065-2019
For the meeting of: November 5, 2019
REQUEST: Approval of a Final Plat – Waters of Lake Denoon
Crowbar Drive (east of Lake Denoon) / Tax Key No. 2283.999
SW & SE ¼ of Section 31
PETITIONER: John Jewell
INTRODUCED: November 5, 2019
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 065-2019
The petitioner has submitted the Final Plat for the Waters of Lake Denoon subdivision. The rezoning for this
subdivision was granted by the Common Council under Ordinance #1416 on May 15, 2018 for a Conservation
Planned Development District (CPD) zoning. The preliminary plat was approved by the Plan Commission on June 5,
2018 under Resolution PC 032-2018 and the Common Council on June 26, 2018 under Resolution #053-2018.
PLAN CONSISTENCY PC 065-2019
Comprehensive Plan:
The 2020 Plan depicts the properties for rural density residential development
(densities of < .49 units per acre). Excluding the three bonus lots for a
Conservation Subdivision the density is .42 units per acre. The proposal is
consistent with the plan.
Zoning:
The property was rezoned to a Conservation Planned Development District
(CPD). The proposed lots range in size between 22,806 SF and 44,310 SF.
The proposal is consistent with the plan.
Park and Conservation Plan:
The Parks and Conservation Plan identify portions of this lot adjacent to the lake
as high conservation priority. These areas contain wetlands which are located
within an outlot. Additionally, the applicant has identified Outlot 3, in the
northeast corner of this development, to be dedicated to the City for park
purposes.
Street System Plan:
Right-of-way is proposed to be dedicated as part of the development. The
length of the roadway exceeds the recommended limit of 1,320 feet for a road
with a permanently closed end. The Plan Commission granted a waiver during
the Preliminary Plat approval to allow the road to exceed the 1,320 feet limit for
roads with a permanently closed end.
Stormwater Management
Plan:
Stormwater is shown to be accommodated within the outlots in the
development.
Adopted 208 Sanitary Sewer
Service Area:
The lots will be serviced by municipal sanitary sewer that will be extended to this
development solely at the developer’s expense. The plat is consistent with the
Plan.
Water Capacity Assessment The lots will be serviced by private water wells. The plat is consistent with the
Page 1 of 5
RESOLUTION PC 065-2019
Packet Page 85
District:Plan.
STAFF DISCUSSION PC 065-2019
As mentioned above, the Preliminary Plat for this development was approved for 16 single-family lots and 2 outlots.
As the plans for this development progressed, one of the single-family bonus lots was eliminated thereby reducing
the total number of lots from 16 to 15 single-family lots. Additionally, a third outlot was created in the northeast
corner of the property, adjacent to Denoon Park, that will be dedicated to the City for park purposes. The Parks
and Conservation Committee recommended approval for receiving the land dedication and waiving the per lot Park
Land Dedication fee when the lots are developed.
Pursuant to the rezoning to Conservation Planned Development District, a minimum of 50% of the property must be
preserved for open space. The Final Plat indicates 53% of the overall development is in the outlots to be preserved
in addition to the outlot to be dedicated to the City. Additionally, as part of the preliminary plat review an open
space management plan is to be recorded to outline the perpetual maintenance of the restored prairie grasses and
open lands within the subdivision.
The 15 lots were created including three bonus lots. Excluding the bonus lots, the density is .42 units/acre which is
well within the “Rural Density Residential” development density in the City’s Comprehensive Plan of < .49 units per
acre. The preliminary plat allowed lots as low as 20,000 SF in area with a minimum average width of 100 feet.
There are technical corrections/updates that exist and the Resolution is drafted to allow approval subject to these
technical corrections being addressed before the final plat can be recorded. Resolution states the following:
BE IT FURTHER RESOLVED, All subdivision improvements must be finalized and accepted by the City before Final
Plat recording can be allowed.
BE IT FURTHER RESOLVED, All technical corrections identified by City staff, Waukesha County and the State of
Wisconsin must be addressed before Final Plat recording can be allowed.
STAFF RECOMMENDATION PC 065-2019
Approval of Resolution #PC 065-2019
Page 2 of 5
RESOLUTION PC 065-2019
Packet Page 86
MUSKEGOthe City of
Area of InterestI05801,160
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 065-2019
John JewellCrowbar Drive (East of Lake Denoon)
JANESVIL
L
E
LOO
M
I
S
R
D
RA
C
I
N
E
A
V
DU
R
H
A
M
WOOD
S
CO
L
L
E
G
E
Prepared by City of Muskego Planning Department Date: 11/1/2019
Page 3 of 5
RESOLUTION PC 065-2019
Packet Page 87
RESOLUTION #P.C. 065-2019
APPROVAL OF A FINAL PLAT FOR THE WATERS OF LAKE DENOON
LOCATED IN THE SW & SE ¼ of SECTION 31
(TAX KEY NO. 2283.999 / CROWBAR DRIVE)
WHEREAS, A Final Plat was submitted by John Jewell for the Waters of Lake Denoon Subdivision
located in the SW & SE ¼ of Section 31, and
WHEREAS, The rezoning for this development was granted by the Common Council under Ordinance
#1416 on May 15, 2018 for a Conservation Planned Development District (CPD) zoning, and
WHEREAS, The preliminary plat was approved by the Plan Commission on June 5, 2018 under
Resolution PC 032-2018 and the Common Council on June 26, 2018 under Resolution #053-2018,
and
WHEREAS, This final plat includes 15 lots and 3 outlots, and
WHEREAS, The CPD - Planned Development District for this plat allows lot sizes as low as 20,000 SF
in area and minimum average widths of at least 100 feet, and
WHEREAS, The 2020 Comprehensive Plan has the area as Rural Density Residential and the
proposed overall density meets this requirement under the Conservation Planned Development zoning
previously approved, and
WHEREAS, As part of the recording of the Final Plat, Outlot 3 will be dedicated to the City of Muskego
for park extension purposes, and
WHEREAS, The development will be serviced by City sewer and private water wells.
THEREFORE BE IT RESOLVED, That the Plan Commission recommends approval to the Common
Council of a Final Plat for the Waters of Lake Denoon, located in the SW & SE ¼ of Section 31,
subject to resolution of technical discrepancies as identified by the City Planning Department and City
Engineers, and payment of all applicable fees of the Land Division Ordinance and outstanding
assessments if applicable.
BE IT FURTHER RESOLVED, That all wetlands on private lots or close to borders of private lots or
roadways need to be lined with split rail fences.
BE IT FURTHER RESOLVED, All subdivision improvements must be finalized and accepted by the
City before Final Plat recording can be allowed.
BE IT FURTHER RESOLVED, All technical corrections identified by City staff, Waukesha County
and the State of Wisconsin must be addressed before Final Plat recording can be allowed.
BE IT FURTHER RESOLVED, That a digital file of this Plat shall be submitted to the City in
accordance with Common Council Ordinance No. 1118 and Resolution 196-2002.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: November 5, 2019
ATTEST: Adam Trzebiatowski, Planning Manager
Page 4 of 5
RESOLUTION PC 065-2019
Packet Page 88
FI
L
E
N
A
M
E
:
S
:
\
P
R
O
J
E
C
T
S
\
S
8
7
1
7
\
D
W
G
\
S
8
7
1
7
F
I
N
A
L
P
L
A
T
.
D
W
G
36
36 31
31
31
--
31
SE COR. OF THE SW (1/4)
OF SEC. 31, T 5 N, R20E.
FOUND CONC. MON.
W/ BRASS CAP
NW COR. OF THE SW (1/4)
OF SEC. 31, T 5 N, R20E.
FOUND CAST IRON MON.
W/ CITY OF MUSKEGO
BRASS CAP
OWNER / DEVELOPER:
COMMUNITY HOLDINGS, LLC
ATTN: JOHN JEWELL
S75 W17237 JANESVILLE ROAD
MUSKEGO, WI 53150-9304
SURVEYOR:
JAHNKE AND JAHNKE ASSOCIATES, LLC
ATTN: PAUL J. JENSWOLD, PE
JOHN R. STIGLER, PLS
711 W. MORELAND BLVD
WAUKESHA, WI 53188
ATTN: (262) 542-5797
EMAIL: PJenswold@JahnkeAndJahnke.com
INSTRUMENT DRAFTED BY JOHN R. STIGLER
SHEET NO. 1 OF 3 SHEETS
SURVEYOR NOTE:
ALL DISTANCES HAVE BEEN MEASURED TO THE NEAREST TWO HUNDREDTH
OF A FOOT AND COMPUTED TO THE NEAREST HUNDREDTH OF A FOOT.
ANGLES HAVE BEEN MEASURED TO THE NEAREST THREE SECONDS AND
COMPUTED TO THE NEAREST SECOND.
LEGEND:
- INDICATES IRON PIPE 18" LONG BY 2"
NOMINAL DIAMETER PIPE WHICH HAS AN
OUTSIDE DIAMTER OF 2.375" - 3.65 LBS.
PER LINEAL FOOT. ALL OTHER LOT
CORNERS MARKED BY IRON PIPE 18"
LONG BY 1" NOMINAL DIAMETER PIPE
WHICH HAS AN OUTSIDE DIAMETER OF
1.315" - 1.13 LBS. PER LINEAL FOOT.
REFERENCE BEARING:
THE EAST LINE OF THE SW 14 OF
SECTION 31, T 5 N, R20E WAS USED
AS THE REFERENCE BEARING AND
HAS A BEARING OF N 02°40'38" W
BASED ON THE WISCONSIN STATE
PLANE COORDINATE SYSTEM
(SOUTH ZONE)
There are no objections to this plat with respect to
Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2),
Wis. Stats. as provided by s. 236.12, Wis. Stats.
Certified __________________, 2019
Department of AdministrationVICINITY MAP
SCALE: 1" = 2000'
SEC. 31, T 5 N, R 20 E
31
LAKE
DENOON
CR
O
W
B
A
R
D
R
I
V
E
DATED this 17th DAY of September, 2019
REVISED this -----th DAY of ----------, 2019
THE WATERS OF LAKE DENOON
ALL THAT PART OF THE NE 1/4 OF THE SW 1/4 AND THE NW 1/4 OF THE SE 1/4 OF SECTION 31,
TOWN 5 NORTH, RANGE 20 EAST, CITY OF MUSKEGO, WAUKESHA COUNTY, WISCONSIN
TOTAL SITE AREA:SITE ZONING:LAKE DENOON WATER ELEV. INFO:
1,243,450 S.F. CPD OHWM = 780.9
28.5457 AC. 100 YR = 781.2 ( FEMA 11/5/2014 )
WATER ELEV 4/6/18 = 780.9
VISION CORNER:
The height of all plantings, berms, fences, signs, or other structures within the easement is limited
to 24 inches above the elevation of the center of the intersection. No access to any roadway shall
be permitted within the vision corner easement.
RACINE COUNTY LINE
NE COR. OF THE SW (1/4)
OF SEC. 31, T 5 N, R20E.
FOUND CONC. MON.
W/ SEWRPC BRASS CAP
S
2
°
4
0
'
3
8
"
E
2
1
0
7
.
7
9
'
SE
W
R
P
C
S
2
°
4
0
'
3
8
"
E
2
6
6
2
.
7
2
'
(
M
E
A
S
.
2
6
6
2
.
8
8
'
)
EA
S
T
L
I
N
E
O
F
T
H
E
S
.
W
.
(
1
/
4
)
O
F
S
E
C
.
3
1
,
T
5
N
,
R
2
0
E
DR
A
F
T
Page 5 of 5
RESOLUTION PC 065-2019
Packet Page 89