PLAN COMMISSION Packet - 10/6/2020CITY OF MUSKEGO
PLAN COMMISSION AGENDA
10/06/2020
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES
Approval of the Minutes of the September 1, 2020 meeting.
PUBLIC HEARING
Public Hearing for the Wisconsin Youth Sports Association (WYSA – dba Milwaukee
Angels/Midwest Halos) requesting a Conditional Use Grant for the purpose of allowing an
indoor baseball/softball training facility under the allowance of “indoor health and fitness
facilities” in the BP-3 zoning district located at W160 S6369 Commerce Drive / Tax Key No.
2169.993.013.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION PC 059-2020 Approval of a Conditional Use Grant and Building, Site and
Operation Plan for Nicole Lutz of the Wisconsin Youth Sports Association (WYSA) located
at W160 S6369 Commerce Drive / Tax Key No. 2169.993.013.
RESOLUTION PC 060-2020 Approval of a Building, Site and Operation Plan Amendment
and Recommendation to Common Council for a Zoning Amendment within the PD Zoning
District for Presbyterian Homes Wisconsin/Senior Housing Partners located at W147 S6800
Durham Place / Tax key No. 2168.961.
RESOLUTION PC 061-2020 Approval of an Accessory Structure for Eric & Sarah Haftarski
located at S98 W20680 Parker Drive / Tax Key No. 2277.996.012.
RESOLUTION PC 062-2020 Approval of a Two-Lot Certified Survey Map and a Building,
Site and Operation Plan for Dunkin located at W189 S7749-97 Racine Avenue / Tax Key
No. 2192.970.
RESOLUTION PC 063-2020 Approval of a Building, Site and Operation Plan Amendment
for Cornerstone Development for the property located along Loomis Road west of
Champions Drive / Tax Key Nos. 2258.074, 2258.996.001, 2259.970, 2261.978.003, and
2264.999.
MISCELLANEOUS BUSINESS
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Plan Commission Agenda 2
10/6/2020 6:00:00 PM
Discussion of the allowing the continued temporary outdoor seating through the COVID-19
season.
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.
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UNAPPROVED
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
09/01/2020
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
Mayor Petfalski called the meeting to order at 6:00 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Mayor Petfalski, Alderman Kubacki Commissioners Bartlett, Oliver, Graf, Planner
Trzebiatowski.
Absent: Commissioners Buckmaster and Jacques.
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 July 21, 2020 meeting.
Approval of the Minutes of the August 4, 2020 meeting.
Alderman Kubacki made a motion to approve the minutes engross. Commissioner Graf
seconded. Motion to approve passed unanimously.
CONSENT BUSINESS
RESOLUTION PC 054-2020 Approval of a Second Garden Shed Structure for Sharon Klopf
located at S74 W14996-98 Westcot Drive / Tax Key No. 2202.013.
RESOLUTION PC 057-2020 Approval of a second accessory structure for James Rauth Jr.
located at W209 S6876 Stonecrest Road / Tax Key No. 2184.024.
RESOLUTION PC 058-2020 Approval of a Building, Site and Operation Plan Amendment
for Eagle Park Brewing Company located at S64 W15680 Commerce Center Parkway / Tax
Key No. 2166.997.003.
Alderman Kubacki made a motion to approve the consent business engross. Commissioner
Bartlett seconded. Motion to approve passed unanimously.
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Approval of the Minutes of the September 1, 2020...
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Plan Commission Minutes 2
9/1/2020 6:00:00 PM
NEW BUSINESS FOR CONSIDERATION
RESOLUTION PC 053-2020 Approval of a six-month review for Frey Auto located at S106
W16301 Loomis Road / Tax Key No. 2293.996.002.
Planner Trzebiatowski explained the property is subject to an annual review to ensure
compliance with their BSO approval. In February there were noncompliance issues that
were brought up that were resolved after a letter was sent so the Plan Commission
approved a six-month review for this property. At a further meeting, there was discussion by
the Plan Commission for quarterly site inspections. For this round of reviews there were
again noncompliance issues during the site inspection. As of this meeting the site is in
compliance with the BSO approval.
Alderman Kubacki asked if the citations are for next Plan Commission review. Planner
Trzebiatowski reiterated the Plan Commission discussion from months past. Alderman
Kubacki said that given the history of this property, we don’t know what it will look like
tomorrow.
Commissioner Oliver believes a quarterly review by the Plan Commission should take place
to gain a track record of compliance. The City appreciates the business being in the City,
but they have to follow the ordinances and regulations.
JJ Frey mentioned that he found a place for all of the cars outside of the City. His solution is
to store the vehicles elsewhere or take them to the salvage yard.
Mayor Petfalski explained the main goal is compliance. The approved plan is the property
owners plan and if noncompliance is inevitable based on the current plan, the property
owner needs to come up with a new plan and submit to the City. The City wants to see the
business succeed, but the plan must come from the property owner.
Planner Trzebiatowski would like to visit without any issues, and a track record would allow
the quarterly reviews to be changed back to yearly reviews.
Alderman Kubacki made a motion to approve Resolution PC 053-2020. Commissioner Graf
seconded. Commissioner Graf made a motion to amend Resolution PC 053-2020 to include
quarterly reviews by Plan Commission and remove the citation. Alderman Kubacki
seconded. Motion to amend Resolution PC 053-2020 passed unanimously. Motion to
approve Amended Resolution PC 053-2020 passed unanimously.
RESOLUTION PC 055-2020 Approval of a Two-lot Certified Survey Map for Mark and
Debra Golla located at W180 S8091 Pioneer Drive / Tax Key No. 2222.986.
Planner Trzebiatowski provided an overview of the proposed a CSM to split a lot into two
separate lots to create a new lot to be built upon. Technical reviews are underway. As part
of the review, it was noted that a large area of this property is wetlands and high-quality
woodlands that are completely surrounded by City-owned property. Tom Zagar the
Conservation Coordinator and City Forester noted that much of this property is not buildable
due to the wetlands and are noted as high conservation priority area. Due to the size and
quality of the natural area it is recommended that the Park and Conservation Committee
discuss this land division restrictions, easements and/or dedication or purchasing the
environmentally significant lands.
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Approval of the Minutes of the September 1, 2020...
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Plan Commission Minutes 3
9/1/2020 6:00:00 PM
Alderman Kubacki asked if this is due to surface water. Planner Trzebiatowski noted that
this is due to the environmentally significant lands including wetlands and high quality forest.
The conservation topic does not preclude them from building a house on the property, but
rather is there an area where preservation can be worked out as well.
Commissioner Oliver asked if there is a restriction to where they can build on the property.
Planner Trzebiatowski mentioned that the owners are looking to build toward the front where
there are not the woodlands. They are restrictions there due to wetlands.
Commissioner Graf asked for clarification on what is before the Plan Commission. Planner
Trzebiatowski explained the Plan Commission is looking at the land division while the Park
and Conservation Committee would offer recommendations for the Common Council to
review.
Alderman Kubacki noted that because this is private property there would be cooperation
between the property owner and the City. Mayor Petfalski added that the City has done
conservation easements. The Council may look at the outright purchase of the property or
pay the property owner for an easement to protect it from future development. Planner
Trzebiatowski and Mayor Petfalski added that the goal is not to prevent someone from
building their home where they would like or to take or restrict private property, but rather to
work cooperatively to protect environmentally significant areas from future development.
Commissioner Bartlett made a motion to approve Resolution PC 055-2020. Alderman
Kubacki seconded. Motion passed unanimously.
RESOLUTION PC 056-2020 Approval of a Certified Survey Map and Condominium Plat for
Cornerstone Development located north of Loomis Road and west of Champions Drive /
Tax Key Nos. 2258.074, 2258.996.001, 2259.970, 2261.978.003, and 2264.999.
Planner Trzebiatowski explained one of the next steps needed is to combine and split off
property and review the condominium plat. Planning staff does not see any issues, but a
technical review is underway. The Building, Site and Operation Plan was approved at a
previous meeting.
Alderman Kubacki made a motion to approve Resolution PC 056-2020. Oliver seconded.
Motion passed unanimously
MISCELLANEOUS BUSINESS
November Plan Commission - Discuss new Plan Commisison date due to meeting room
conflict for elections.
ADJOURNMENT
Commissioner Bartlett made a motion to adjourn. Commissioner Oliver seconded. Motion
to adjourn passed unanimously. Meeting adjourned at 6:26 PM
Respectfully Submitted,
Aaron Fahl, AICP
Associate Planner
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Approval of the Minutes of the September 1, 2020...
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City of Muskego
Plan Commission Supplement PC 059-2020
For the meeting of: October 6, 2020
REQUEST: Conditional Use Grant (CUG) and Building, Site and Operation Plan (BSO) Amendment for
the Wisconsin Youth Sports Association
Tax Key No. 2169.993.013 / W160 S6369 Commerce Drive
NE ¼ of Section 3
PETITIONER: Nicole Lutz, Wisconsin Youth Sports Association
INTRODUCED: October 6, 2020
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 059-2020
Nicole Lutz, on behalf of Wisconsin Youth Sports Association (WYSA) dba Milwaukee Angels or Midwest
Halos, is seeking approval of a Conditional Use Grant (CUG) and Building, Site and Operation (BSO)
Plan amendment to allow a portion of the existing building to be utilized as an indoor baseball and softball
training facility. The building currently houses Global Fastener & Supply and empty tenant space that
would be occupied by WYSA.
CONSISTENCY WITH ADOPTED PLANS 059-2020
Comprehensive Plan: The 2020 Plan depicts the property as Business Park uses. This proposal is
consistent with the plan.
Zoning:
The property is zoned BP-3 – Business Park District and the use is being
considered an Indoor health and Fitness Facility allowable with a Conditional
Use Grant. The use is consistent with the code.
STAFF DISCUSSION PC 059-2020
As is noted above WYSA is seeking approvals to occupy tenant space within the existing light industrial
building to be used as a baseball and softball training/practice facility. Within the BP-3 Zoning District a
Conditional Use Grant is required for any indoor health and fitness facilities. The facility will have office
space, a parent clubhouse and infield area as well as room for eight separate batting cages.
The baseball/softball facility will be a year-round operation from 9:00 AM to 10:00 PM daily. However,
between April and August the facility is barely used as during the season they are outdoors offsite. From
9:00 AM to 5:00 PM the facility would be used for rentals for the infield and batting cage areas. From
5:00 PM to 10:00 PM teams will use the space for practices.
The existing building and parking lot has approximately 44 stalls in front of the building with 37 stalls
available for this use in the front of the building during normal business hours. After normal business
hours, the baseball/softball facility could use all of the parking stalls as the other business under the same
roof are closed at that time. Per the Code, the baseball/softball facility would be considered indoor
commercial recreation requiring one space for every 150 square feet of primary floor area. Realizing that
an infield and batting cages for practice will not utilize this amount of parking, the applicant provided
projections of people that will be there at any time ranging from 40 to 45. Being a youth sports practice
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RESOLUTION PC 059-2020
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facility, it is recognized that some parents may drop the children off for practice and return to pick them up
and the number of parking stalls may be sufficient for this operation. The applicant also notes that there
is room for an additional fifty (50) parking stalls in the back of the building, near the shipping/received
docks, that will if ever needed. Based on a previous site plan there are 11 more marked stalls behind the
building.
The applicant discusses projected growth of the number of teams over the next five years. Based on this
projected growth and the limited number of parking stalls, staff is recommending a one-time yearly review
to be able to review any parking issues or concerns that may arise from the new practice facility.
As part of the overall proposal, there are no exterior changes proposed at this time. If any exterior
modifications are proposed, Plan Commission approval is required. If any lighting, signage or fencing are
requested in the future appropriate permits will be needed from the City and any new/altered exterior
lighting (wall mounted, structure mounted, and/or pole mounted) must meet all City required lighting
specs, including all fixtures being full cut-off with zero-degree tilt. The Resolution also states that no
outside storage/display of any parts, materials, vehicles, trailers, equipment etc. is allowed on site at any
time and no outdoor training activities/equipment are proposed or approved on site at this time
Overall, staff feels this use will become a viable use for residents and visitors to the City and will fit
seamlessly in the Business Park setting.
STAFF RECOMMENDATION PC 059-2020
Approval of Resolution PC 059-2020
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RESOLUTION PC 059-2020
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MUSKEGOthe City of
Area of InterestI0300600
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 059-2020
Wisconsin Youth Sports AssociationW160 S6369 Commerce Drive
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Prepared by City of Muskego Planning Department Date: 10/2/2020
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RESOLUTION PC 059-2020
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RESOLUTION #P.C. 059-2020
APPROVAL OF A CONDITIONAL USE GRANT AND BUILDING SITE AND OPERATION PLAN
AMENDMENT FOR WISCONSIN YOUTH SPORTS ASSOCIATION
LOCATED IN THE NE ¼ OF SECTION 3
(TAX KEY NO. 2169.993.013 / W160 S6369 COMMERCE DRIVE)
WHEREAS, A submittal was received for Conditional Use Grant (CUG) and a Building, Site and
Operation (BSO) Plan amendment for Wisconsin Youth Sports Association (WYSA) located at
W160 S6369 Commerce Drive / Tax Key No. 2169.993.013, and
WHEREAS, The petitioner is proposing that a portion of the existing building be utilized as an
indoor baseball and softball training facility, and
WHEREAS, The building currently houses Global Fastener & Supply and empty tenant space
that would be occupied by WYSA, and
WHEREAS, Within the BP-3 Zoning District a Conditional Use Grant (CUG) is required for any
indoor health and fitness facilities, and
WHEREAS, The facility will have office space, a parent clubhouse and infield area as well as
room for eight separate batting cages, and
WHEREAS, The baseball/softball facility will be a year-round operation from 9:00 AM to 10:00
PM daily, and
WHEREAS, The existing building and parking lot has approximately 44 stalls in front of the
building with 37 stalls available for this use in the front of the building during normal business
hours, and
WHEREAS, After normal business hours, the baseball/softball facility could use all of the parking
stalls as the other business under the same roof are closed at that time, and
WHEREAS, The applicant provided projections of people that will be there at any time ranging
from 40 to 45, and
WHEREAS, The applicant also notes that there is room to add/mark an additional fifty parking
stalls in the back of the building near the shipping/received docks if ever needed, and
WHEREAS, Based on this projected growth and the limited number of parking stalls, staff is
recommending a one-time yearly review to be able to review any parking issues or concerns that
may arise from the is new practice facility, and
WHEREAS, There are no other exterior changes to the building, lighting or signage proposed.
THEREFORE BE IT RESOLVED, The Plan Commission approves Conditional Use Grant and
Building, Site and Operation Plan Amendment for the Wisconsin Youth Sports Association at
W160 S6369 Commerce Drive / Tax Key No. 2169.993.013.
BE IT FURTHER RESOLVED, A one-time yearly review is required to be able to review any
parking issues or concerns that may arise from the is new practice facility.
BE IT FURTHER RESOLVED, No outside storage/display of any parts, materials, vehicles,
trailers, equipment etc. is allowed on site at any time and no outdoor training activities/equipment
are proposed or approved on site at this time.
BE IT FURTHER RESOLVED, If any exterior modifications are proposed, Plan Commission
approval is required.
BE IT FURTHER RESOLVED, If any lighting, signage or fencing are requested in the future
appropriate permits will be needed from the City and any new/altered exterior lighting (wall
mounted, structure mounted, and/or pole mounted) must meet all City required lighting specs,
including all fixtures being full cut-off with zero degree tilt.Page 4 of 8
RESOLUTION PC 059-2020
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BE IT FURTHER RESOLVED, A copy of said plans must be kept on file and that all aspects of
this plan shall be maintained in perpetuity unless otherwise authorized by the Plan Commission.
BE IT FURTHER RESOLVED, Failure to comply with the approval contained in this resolution
shall result in the imposition of fines of $100 per day, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Denied:
Deferred:
Introduced: October 6, 2020
ATTEST: Adam Trzebiatowski AICP, Planning Manager
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RESOLUTION PC 059-2020
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RESOLUTION PC 059-2020
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RESOLUTION PC 059-2020
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RESOLUTION PC 059-2020
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City of Muskego
Plan Commission Supplement PC 060-2020
For the meeting of: October 6, 2020
REQUEST: Approval of a Building, Site and Operation Plan Amendment (BSO) and Recommendation to
Common Council for a Zoning Amendment within the Planned Development (PD) Zoning District for
Presbyterian Homes Wisconsin / Senior Housing Partners.
Tax Key No. 2168.961 / W147 S6800 Durham Place
SE ¼ of Section 2
PETITIONER: Presbyterian Homes Wisconsin/Senior Housing Partners
INTRODUCED: October 6, 2020
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski AICP
BACKGROUND PC 060-2020
The petitioner has submitted requests to amend the current Planned Development District and to amend
the Building, Site and Operation Plan for the future senior housing facility to be constructed where the old
Tess Corners Elementary School previously stood.
PLAN CONSISTENCY PC 060-2020
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 was rezoned to a Planned Development (PD) with a base
zoning of RM-1 Multiple Family Residence District. The Zoning
Amendment is specifically related to the height limit as approved in the
original PD Rezoning.
DISCUSSION PC 060-2020
As stated above, Presbyterian Homes Wisconsin/Senior Housing Partners would like to amend the
Planned Development District originally approved for the senior housing complex. The request is to allow
an additional three (3) feet in height for the proposed building on site. The original Planned Development
District (based on the underlying zoning of RM-1 – Multiple-Family Residence District) for this
development was approved on November 12, 2019 under Ordinance #1437.
In addition to the requested height change, Presbyterian Homes Wisconsin/Senior Housing Partners is
seeking approval of a Building Site and Operation Plan Amendment to accommodate a few minor
adjustments to the building.
The site of the proposed development is sloped with the higher side towards Janesville Road sloping
downward as you head south. The approved development consists of one larger building. That building
will be two stories along Janesville Road with three exposed stories on the rear/southern portion of the
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RESOLUTION PC 060-2020
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development. On the two-story portion of the building the roof midpoint height is proposed to change
from 27 feet to 30 feet. On the three-story portion of the building the roof midpoint height is proposed to
change from 37 feet to 40 feet. The typical height max in the underlying RM-1 district is 30 feet but the
allowed heights (of 27 feet and 37 feet) were allowed per the original Planned Development District
establishment.
The development team has stated the following reasoning for the height increase request:
“We bring this forward because we believe this to be critical to providing a comfortable and wellness
minded experience. This would allow a change to structural components resulting in the elimination of
soffits in units and some common areas allowing taller windows which bring in more natural light and a
more residential home feel. It would also eliminate soffits running the length of the corridor. It also means
fewer support columns within spaces so more natural light can penetrate interior spaces and some higher
ceilings creating a brighter environment and enabling flexibility in lighting fixtures. These are important
considerations in creating a warm & uplifting home for residents that will remain competitive beyond
concerns created by COVID.”
Rezoning Public Hearing:
A Public Hearing for the zoning amendment was heard before the Common Council on September 22,
2020. There was one neighbor that spoke and another neighbor that sent an email with their concerns.
Both residents had issues with the current traffic issues/Durham Place and they did not express any
concerns with the additional three feet in height of the buildings.
Building, Site and Operation Plan Amendment
There are two components to the BSO Amendment. First, the applicant is switching the 20 units of
memory care to the first floor to offer more outdoor spaces while the 20 units of assisted living will be on
the second floor. Two sunrooms were combined which allowed for a small deck for the second-floor
residents.
The second component of the BSO Amendment includes interior modifications including modifying ceiling
heights, removing soffits and columns and also allows for the installation of taller windows to allow more
natural light.
All of the other conditions of approval for the original BSO remain as approved. Masonry percentages
were adjusted a bit to due to the elevated roof, but still remain in the same range that were previously
approved.
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. All conditions listed in Resolution PC 062-2019
remain effective.
STAFF RECOMMENDATION PC 060-2020
Approval of Resolution PC 060-2020, subject to the discussion of the noted items above and
recommendation to Common Council in favor of the zoning amendment for the property.
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RESOLUTION PC 060-2020
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MUSKEGOthe City of
Area of InterestI0480960
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 060-2020
Presbyterian Homes Wisconsin/Senior Housing PartnersW147 S6800 Durham Place
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Prepared by City of Muskego Planning Department Date: 10/2/2020
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RESOLUTION PC 060-2020
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RESOLUTION #P.C. 060-2020
RECOMMENDATION TO COMMON COUNCIL FOR A ZONING AMENDMENT WITHIN THE
PLANNED DEVELOPMENT DISTRICT AND APPROVAL OF A BUILDING, SITE AND
OPERATION PLAN AMENDMENT FOR PRESBYTERIAN HOMES WISCONSIN / SENIOR
HOUSING PARTNERS LOCATED AT
W147 S6800 DURHAM PLACE / TAX KEY NO. 2168.961
WHEREAS, A petition to amend the existing Planned Development District and an amendment to
the Building, Site and Operation Plan for the future senior housing facility located at W147 S6800
Durham Place / Tax Key No. 2168.961, and
WHEREAS, The request is to allow an additional three (3) feet in height for the proposed building
on site, and
WHEREAS, The original Planned Development District (based on the underlying zoning of RM-1
– Multiple-Family Residence District) for this development was approved on November 12, 2019
under Ordinance #1437, and
WHEREAS, The approved development consists of one larger building that will be two stories
along Janesville Road with three exposed stories on the rear/southern portion of the
development, and
WHEREAS, On the two-story portion of the building the roof midpoint height is proposed to
change from 27 feet to 30 feet, and
WHEREAS, On the three-story portion of the building the roof midpoint height is proposed to
change from 37 feet to 40 feet, and
WHEREAS, The typical height max in the underlying RM-1 district is 30 feet but the allowed
heights (of 27 feet and 37 feet) were allowed per the original Planned Development District
establishment, and
WHEREAS, A Public Hearing for the zoning amendment was heard before the Common Council
on September 22, 2020 and
WHEREAS, There was one neighbor that spoke and another neighbor that sent an email for their
concerns that were related to the current traffic issues/Durham Place concerns and did not bring
up any concerns with the additional three feet in height of the buildings, and
WHEREAS, In addition to the requested height change, Presbyterian Homes Wisconsin/Senior
Housing Partners is seeking approval of a Building Site and Operation Plan Amendment to
accommodate a few minor adjustments to the building design, and
WHEREAS, The applicant is switching the 20 units of memory care to the first floor to offer more
outdoor spaces while the 20 units of assisted living will be on the second floor and combining two
sunrooms to allow for a small deck on the second floor for residents.
WHEREAS, The second component of the BSO Amendment includes interior modifications
including modifying ceiling heights, removing soffits and columns and also allows for the
installation of taller windows to allow more natural light.
THEREFORE BE IT RESOLVED, That the Plan Commission does hereby recommend approval
to the Common Council to amend the previously rezoned Planned Development District and
approve the Building, Site and Operation Plan amendment for the future senior housing facility
located at W147 S6800 Durham Place / Tax Key No. 2168.961.
BE IT FURTHER RESOLVED, The zoning amendment approval is subject to approval of a
Building, Site and Operation Plan through the Plan Commission.
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RESOLUTION PC 060-2020
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BE IT FURTHER RESOLVED, All previous conditions of approval for this development still apply
and must be followed, unless specifically modified by this resolution or the Common Council
Ordiaance.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Community
Development Department and that all aspects of this plan shall be maintained in perpetuity unless
otherwise authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: October 6, 2020
ATTEST: Adam Trzebiatowski AICP, Planning Manager
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RESOLUTION PC 060-2020
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RESOLUTION PC 060-2020
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RESOLUTION PC 060-2020
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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
08/21/2020
TESS CORNERS SENIOR HOUSING
JANESVILLE RD, MUSKEGO, WI
PRESBYTERIAN HOMES AND SERVICES
1
2
1 -SECTION
2 -VIEW FROM SOUTH (WITH AND WITHOUT TREES) -APPROVED SUBMITTAL
2 -VIEW FROM SOUTH (WITHOUT TREES) -RESUBMITTAL
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RESOLUTION PC 060-2020
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NEIGHBORING HOMES
SIGHTLINE FROM
NEIGHBORING
HOMES
TERRACE
LEVEL 0 (GARAGE)
LEVEL 1
LEVEL 2
LEVEL 3
1/64" = 1'-0"
SITE SECTION
08/21/2020
TESS CORNERS SENIOR HOUSING
JANESVILLE RD, MUSKEGO, WI
PRESBYTERIAN HOMES AND SERVICES
1
2
1 -SECTION
2 -VIEW FROM EAST (WITH AND WITHOUT TREES) -APPROVED SUBMITTAL
2 -VIEW FROM EAST (WITHOUT TREES) -RESUBMITTAL
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MI
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MIDPOINT OF RIDGE
30
'
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AT
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31
'
-
0
"
1/64" = 1'-0"
SITE SECTION
08/21/2020
TESS CORNERS SENIOR HOUSING
JANESVILLE RD, MUSKEGO, WI
PRESBYTERIAN HOMES AND SERVICES
1
2
1 -SECTION
2 -VIEW FROM WEST -APPROVED SUBMITTAL
2 -VIEW FROM WEST -RESUBMITTAL
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Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
49% STONE
51% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
53% STONE
47% SIDING
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
44% STONE
56% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
53% STONE
47% SIDING
UPDATED RESUBMITTAL PLAN REFLECTS
COMBINED SUNROOMS WITH RESIDENT
COMMON ROOF TERRACE IN LIEU OF
PREVIOUSLY APPROVED INDIVIDUAL
SUNROOMS AND NO ROOF TERRACE.
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
52% STONE
48% SIDING
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
68% STONE
32% SIDING
29
'
-
0
"
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
100% STONE
0% SIDING
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
EJ DW
03/19/19
Tess Corners
Redevelopment
PLANNING
RESUBMITTAL
AUG 21, 2020
Te
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No. Description Date
1/8" = 1'-0"A3.1
5 ASSISTED LIVING ELEVATION
1/8" = 1'-0"A3.1
6 ASSISTED LIVING ELEVATION
1/8" = 1'-0"A3.1
3 ASSISTED LIVING ELEVATION
1/8" = 1'-0"A3.1
7 ASSISTED LIVING ELEVATION
1/8" = 1'-0"A3.1
4 ASSISTED LIVING ELEVATION
1/8" = 1'-0"A3.1
1 MAIN ENTRANCE
1/8" = 1'-0"A3.1
2 INDEPENDENT LIVING ELEVATION
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RESOLUTION PC 060-2020
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Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
52% STONE
48% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
49% STONE
51% SIDING
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
17% STONE
83% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
69% STONE
31% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
51% STONE
49% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"2
A7.4
MATERIAL RATIO:
62% STONE
38% SIDING
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
Redevelopment
PLANNING
RESUBMITTAL
AUG 21, 2020
Te
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No. Description Date
1/8" = 1'-0"A3.2
2 INDEPENDENT LIVING ELEVATION
1/8" = 1'-0"A3.2
6 INDEPENDENT LIVING ELEVATION
1/8" = 1'-0"A3.2
1 ASSISTED LIVING ELEVATION
1/8" = 1'-0"A3.2
5 INDEPENDENT LIVING ELEVATION
1/8" = 1'-0"A3.2
3 INDEPENDENT LIVING ELEVATION
1/8" = 1'-0"A3.2
4 INDEPENDENT LIVING ELEVATION
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Level 1
0"
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
55% STONE
45% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
53% STONE
47% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
49% STONE
51% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
53% STONE
47% SIDING
Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
50% STONE
50% SIDING
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
Redevelopment
PLANNING
RESUBMITTAL
AUG 21, 2020
Te
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No. Description Date
1/8" = 1'-0"A3.3
3 INDEPENDENT LIVING ELEVATION
1/8" = 1'-0"A3.3
4 INDEPENDENT LIVING ELEVATION
1/8" = 1'-0"A3.3
5 INDEPENDENT LIVING ELEVATION
1/8" = 1'-0"A3.3
1 BACK ENTRANCE
1/8" = 1'-0"A3.3
2 INDEPENDENT LIVING ELEVATION
Page 13 of 23
RESOLUTION PC 060-2020
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Level 1
0"
Level 2
11' -0 7/8"
Level 0
-10' -0"
Level 3
22' -11 7/8"
Truss Bearing
32' -0"
MATERIAL RATIO:
56% STONE
44% SIDING
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
Author Checker
03/19/19
Tess Corners
Redevelopment
PLANNING
RESUBMITTAL
AUG 21, 2020
Te
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C
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No. Description Date
1/8" = 1'-0"A3.4
1 INDEPENDENT LIVING ELEVATION
Page 14 of 23
RESOLUTION PC 060-2020
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5(68%0,77$/7(55$&(9,(:
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Page 15 of 23
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Presbyterian Homes Wisconsin Muskego Project Page 1
Presbyterian Homes Tess Corners Muskego Wisconsin
Planned Development Amendment Project Narrative
Applicant: PHW Muskego, Inc.
Senior Housing Partners (SHP)
Project Name: Name Pending
Project Address: Former Tess Corners Elementary School
W147 S6800 Durham Place
Tax Key MKSC2168961
Ownership: Presbyterian Homes Wisconsin, Inc. (PHW), DBA PHW Muskego, Inc. is the eastern
Wisconsin affiliate of Presbyterian Homes and Services, Inc. a non-profit senior housing provider.
Project Location and Land Use Designation:
The project site is the former Tess Corners Elementary School property which is approximately 9.2
acres located at the southeast corner of Janesville Road (CTH “L”) & Durham Place,
TaxKey No. MSKC2168961. The legal description is attached as Exhibit A.
The Common Council passed an ordinance to amend the zoning map for this property from a I-1 –
Government, Institutional & Public Service District to a PD- Planned Development District based on
an underlying zoning of RM-1 – Multiple Family Residence District.
Project Status:
The project remains as approved with 80 Senior Apartments, 40 Assisted Living Apartments and 20
Memory Care Suites with CBRF Licensing as well as common amenities creating a town center central
to the campus. We have moved forward with preparation of the site for construction while we
evaluate and experience the effects of the pandemic we are all enduring.
As a healthcare and senior housing provider, PHW and its affiliates and our residents have been
deeply impacted by the COVID pandemic. Our core focus is on the health, care and safety of our
residents and supporting the tireless efforts of our front-line staff. Currently, our focus remains on
supporting our family of residents and staff with in our campuses and beyond. We strive to help
them through each challenge this pandemic has brought to bear. Stewardship of all our resources is
important as the depth and duration of this pandemic is unknown. Currently, we are uncertain of
the construction schedule for this and other projects. We will remain watchful and flexible so that
we can proceed with the Muskego campus at the earliest opportunity.
We plan to be prepared for a 2021 start with the site ready. Following is a summary of the steps
taken following City of Muskego approvals to prepare this new campus for construction.
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RESOLUTION PC 060-2020
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Presbyterian Homes Wisconsin Muskego Project Page 2
Activities to Date:
PHW closed on the Tess Corners property January 9, 2020.
Abatement
• KPH Environmental abatement began 4/27/20 and was completed 6/5/20.
• We-Energies completed final disconnect 6/13/20
• KPH finished electrical service cabinet abatement after disconnect 6/14/20.
• PSI Intertek issued Clearance report 6/15/20 allowing demolition to proceed.
Demolition
• Civil submitted erosion control permit application on 5/14/20 to city and state.
• State permit was obtained 6/03/20 for demolition phase.
• City permit released 6/25/20.
• VJS & VEIT commenced 6/30/20. This work completed 7/28/20.
• Site stabilization is complete and will be monitored.
• The site is mowed regularly by Naturescape a local company.
Plan Development
• Wetland Study completed. WI DNR agreed with determination of artificial and
incidental therefore they are exempt from state regulation. US Army Corp is making
their determination which is anticipated to be “non-adjacent” and thus exempt.
• Final Civil Plans are in review process with the City Staff and consultants. A set revised
to address city comments and updated photometrics and landscaping plans will be
resubmitted for final review.
• Architectural Plans progressed thru Design Development and were put on pause.
• During the process of putting more detail to the plans a couple issues arose which have
prompted this Planned Development Amendment request.
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Presbyterian Homes Wisconsin Muskego Project Page 3
Planned Development
Request Summary
Approval of the Planned Development was granted in November 2019 by the Common Council.
This PD Amendment request, submitted on behalf of PHW Muskego, Inc. for your consideration,
addresses two important elements. These emerged during design development as details of the
building plans evolved bringing to light certain conditions. During this time the influence of COVID
was beginning to be felt. COVID has influenced the way we interact with each other which shapes
our physical environment, reinforced the importance of natural light and uplifting spaces and
confirmed the necessity of opportunities for outdoor experiences. It has also shaped expectations
of future residents and their family members. The changes we are requesting are brought about by
these influences. We seek to create the best environment for our future residents, exceed these
new expectations and create a vibrant and successful community for the years to come.
PHW is requesting modification to the back of the two-story wing. We are proposing to combine
the two sunrooms that were shown into one area. This area would become a common sunroom
transitioning from living room to the outdoor secured garden. Outdoor space is essential, especially
given the constraints of the current pandemic. Memory care residents experiencing the outdoors at
ground level is preferred, thus we switched assisted living to second floor and memory care to first
floor and reshaped the patio. Interior common areas adjusted to offer more space to accommodate
smaller groups and a living area for family visits. This presented the opportunity to create a larger
common sunroom by combining the two sunrooms. In addition, the roof of this larger sunroom
would provide a small deck for second floor assisted living residents to enjoy within their
neighborhood. Please refer to architectural elevations.
PHW is also requesting an amendment for an additional three feet (3') of building height. On the
three-story portion of the building it would change the eave height above grade from 29’ to 32’ and
the roof midpoint height from 37’ to 40’. The two-story portion of the building the eave height above
grade would change from 19’ to 22’ and a roof midpoint height to 30’ maximizing the allowable
height by ordinance. The renderings and perspectives provided show the currently approved next to
the requested height change. Please refer to the architectural renderings and viewshed perspectives
and the Building Height section.
We bring this forward because we believe this to be critical to providing a comfortable and wellness
minded experience. This would allow a change to structural components resulting in the elimination
of soffits in units and some common areas allowing taller windows which bring in more natural light
and a more residential home feel. It would also eliminate soffits running the length of the corridor. It
also means fewer support columns within spaces so more natural light can penetrate interior spaces
and some higher ceilings creating a brighter environment and enabling flexibility in lighting fixtures.
These are important considerations in creating a warm & uplifting home for residents that will remain
competitive beyond concerns created by COVID.
In working on site details of the plan we were able to decrease the overall footprint of the building by
over 10,000 square feet, gain a tiny bit of open space and add additional landscape features like a
putting green and fire ring to encourage more outdoor activities.
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Presbyterian Homes Wisconsin Muskego Project Page 4
Project Information
Town Center
The Town Center elements have expanded to approximately 22,000 square feet on three (3) levels.
Town Center offers a variety of amenities that promote physical, intellectual, spiritual and
emotional well-being.
Building Areas
The total building area is now 172,505 sf down from 179,250 sf.
This represents 42.90% of the site down from 44.62% originally.
This floor area still exceeds the code maximum for which a waiver was granted but it is slightly
improved.
Overall Square Footage of the building has also come down by 10,375 sf.
The breakdown of the specific building components are as follows:
Garage 43,020 sf (previously 46,650)
First Floor 45.270 sf (previously 46,650)
Second Floor 64,015 sf (previously 66,300)
Third Floor 63,220 sf (previously 66,300)
Total Finished SF 172,505 sf (previously 179,250) – excludes garage
Total Building SF 215,525 sf (previously 225,900) – includes garage
Site Data
The site data is similar with percentage calculations holding with a slight addition of Open Space.
Total Area = 402,040 sf (9.23 ac) final adjusted from 401,712 sf
(9.22 ac) This excludes the right-of way.
Lot Coverage – Impervious = 143,025 sf but remains at 35.5%,
previously 142,615 sf , 3.72 acres (35.5% of site)
Building = 64,610 sf down from 66,300 sf ( still 16% of site)
Parking, Pavement = 42,255 down from 43,900 sf
Sidewalk & Trail = 36,160 up from 32,415 sf
Non - Impervious = 259,015 sf (64.5%) slightly up from
257,004 = 64.4% of site
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Presbyterian Homes Wisconsin Muskego Project Page 5
Living Units
Independent Living (IL)
• The 80 Senior Apartments are in a three (3)- story wood-framed construction over
one-story of underground structured parking. Apartment plan designs are in final form
and reviewed with our experienced marketing staff and housing advisors.
Assisted Living (AL) and Memory Care (MC)
The campus will offer CBRF assisted living and memory care options.
• 20 units of CBRF assisted living are located on the second level of a two-story
steel-framed construction. The assisted living community has a mix of one (1) and two
(2) bedroom units with washers and dryers. Additional shared spaces include
dining, activity and living room with outside deck.
• 20 memory care CBRF units are located on the first 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, sunroom offer social
interaction and a sense of community. The outdoor patio and walking path offer
opportunity to enjoy the outdoor gardens and sunshine.
This change allows memory care residents direct access to outdoor ground level space with garden
path and lawn for activities. This will be accessed through the new combined sunroom space that
was the two sunrooms as described in the Planned Development Summary section on page 3. This
will create a wonderful connection to the outdoors and allow views extending to the south when
staying inside is necessary. Assisted Living residents will have a small deck and are generally more
able to make use of the main outdoor terrace area.
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Presbyterian Homes Wisconsin Muskego Project Page 6
Building Presentation
With multiple stories and an underground garage that total 215,525, 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.
Building Height
We are requesting an increase to the allowable height for 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 views of
this building. 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 would now have an eave height of 22 feet
and a mid-point height of 30 feet. Previous approval was for 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, would have an eave height of
32 feet and a roof mid-point of 40 feet. Previous approval was for an eave height above grade of 29 feet and
a roof mid-point height of 37 feet. Please see exhibits which show minimal impact of this additional 3 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 would be 30 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. 28.5 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. 31 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
feet above street level, the mid-point roof will be approx. 42 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 feet
above street level, the mid-point roof will be approx. 48 feet above the street.
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Presbyterian Homes Wisconsin Muskego Project Page 7
Site Landscape Design
The landscape design is being refined and will be submitted to the City for review in September.
A few amenities have been enhanced to allow more opportunity for outdoor experiences.
• Main Courtyard Terrace has an added grill location and planters for annual color
• Adjoining the Terrace a putting green has been added
• Looking down toward the pond plantings have been added around the gazebo for
more of a garden experience
• A fire ring with patio seating to enjoy quite evenings or sing-alongs has been added
on the lawn south of the sidewalk/fire lane.
• The memory care courtyard is on grade level and offers gardens to enjoy and small
lawn area for chair activities. Retaining walls have been adjusted to work with the
grades in that area.
We feel the impact of the outdoor experience is even more important for health and vitality given
the guidelines issued during this pandemic.
Project Development Team
Pamela Belz, Senior Housing Partners 2823 Hamline Ave. North Roseville, MN 55113
Office: 651.631.6316 pbelz@seniorpartners.com
Dawn Wieczorek, InSite Architects 1000 University Avenue West, Suite 130 St Paul, Minnesota 55104
Office: 612.252.4824 Dawn@insitearchitect.com
Terry Foster, Trio Engineering 4100 North Calhoun Rd Brookfield, WI 53005
Office: 262.790.1480 Tfoster@trioeng.com
Luke Haas, RA Smith Landscaping 16745 W Bluemound Rd. Brookfield, WI 53005
Office: 262-317-3323 Luke,Haas@RASmith.com
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.
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Presbyterian Homes Wisconsin Muskego Project Page 2
Supplemental Information
Ownership: Presbyterian Homes Wisconsin, Inc. (PHW), DBA PHW Muskego, Inc. is the
eastern Wisconsin affiliate of Presbyterian Homes and Services. PHW projects in the greater
Milwaukee market include:
• Avalon Square: Waukesha, WI
• Kirkland Crossings, Pewaukee, WI
• Dickson Hollow, Menomonee Falls, WI
• Fairway Knoll, Germantown, WI
• Towner Crest, Oconomowoc, WI
Presbyterian Homes & Services: Presbyterian Homes & Services (PHS), based in St. Paul, MN is a
faith-based organization providing a broad array of 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 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, entitlements and regulatory review, SHP works through all the details. 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 www.interiorsbySLD.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 options in living type, care level, menus, dining venues, and activity choices.
• Create inviting accessible outdoor spaces that maximize the beautiful landscape.
• Bring nature indoors through thoughtful design.
• Demonstrate good stewardship of entrusted resources.
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City of Muskego
Plan Commission Supplement PC 061-2020
For the meeting of: October 6, 2020
REQUEST: Accessory Structure
Tax Key No. 2277.996.012 / S98 W20680 Parker Drive
NE ¼ of Section 30
PETITIONER: Eric & Sarah Haftarski
INTRODUCED: October 6, 2020
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 061-2020
The petitioner proposes to construct a 30’ x 48’ accessory structure (totaling 1,440 square feet) on their 7.84-acre
lot. The applicant is attempting to mimic a standard rural American farm including a white farmhouse structure
along with a red barn structure blending in with the surrounding farms. The intent is to construct the home and
accessory structure concurrently. Plans are attached for your review.
Plan Commission may waive the architectural requirements for accessory structures when any of the following are
met:
1. The structure is screened from view,
2. The principal structure is composed of materials, colors, or styles that are inappropriate in their applications
to an accessory structure,
3. The Plan Commission finds other circumstances to be present which would result in no undue harm to the
property or its surroundings,
4. When the area is found not to be predominately residential.
Plan Commission may approve the materials as submitted, or require modifications prior to release of building
permits.
PLAN CONSISTENCY PC 061-2020
Comprehensive Plan:The 2020 Plan depicts the area for low density residential land use. The
proposal for this residential outbuilding is consistent with the Plan.
Zoning:
The property is zoned A-1 Agriculture District. Accessory structures totaling up
to 6,833 square feet are permitted on the subject property. The proposal
measures 1,440 square feet. The proposal meets the bulk requirements of the
Zoning Code.
STAFF DISCUSSION PC 061-2020
The architectural requirements state that the accessory structure should have similar materials and colors as the
principal residence. Planning Commission approval is being sought due to this concern.
The petitioner is proposing a steel siding and a steel roof on the accessory structure. The roof of the home consists
of architectural shingles along with metal shed roof over the entryways. The applicant would like to finish the house
with white siding and trim but the accessory structure to be a typical ‘barn red’ color, grey wainscoting/skirting, grey
roof and white trim. The proposed accessory building would be a metal structure and the house consists of stone
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The accessory structure would be located alongside the house which are set back more than 800 feet from Parker
Drive. The two different colors are to mimic a farmhouse style of construction. The accessory structure will also
include a cupola accent along with garage doors, trim and light fixtures to match the house.
The proposed height of the building is approximately 16 feet to the midpoint, which is within the allowable height
based on the size of the lot.
The Resolution states the following items:
BE IT FURTHER RESOLVED, That the building and lot cannot be used for the operations of any business activities
or for business storage.
BE IT FURTHER RESOLVED, That the floor of the entire building must be concrete or asphalt, unless a specific
portion is only to be used by animals.
BE IT FURTHER RESOLVED, The depth of the over hangs on all sides of the building must at least be equal to
those on the main home.
BE IT FURTHER RESOLVED, The accessory structure cannot be started before the home, but it can be started
with construction of the new home, subject to the term of the written agreement with the City.
STAFF RECOMMENDATION PC 061-2020
Approval of Resolution #PC 061-2020, finding that there will be no undue harm to the surrounding
properties, the farmhouse architecture and ‘theme’ to the property and due to the distance the structure
will be from Parker Drive.
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MUSKEGOthe City of
Area of InterestI0325650
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 061-2020
Eric & Sarah HaftarskiS98 W20680 Parker Drive
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Prepared by City of Muskego Planning Department Date: 10/2/2020
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RESOLUTION #P.C. 061-2020
APPROVAL OF AN ACCESSORY STRUCTURE
FOR THE HAFTARSKI PROPERTY LOCATED IN THE NE ¼ OF SECTION 30
(TAX KEY NO. 2277.996.012 / S98 W20680 PARKER DRIVE)
WHEREAS, A site plan and building drawings were submitted to construct a 30’ x 48’ accessory structure (totaling 1,440
square feet) on the Haftarski property located at S98 W20680 Parker Drive (Tax Key No. 2277.996.012), and
WHEREAS, The property is zoned A-1 Agricultural District, and said structure is a permitted accessory use, and
WHEREAS, The proposal does not meet the Plan Commission’s standards for administrative approval of residential accessory
structures as the house is proposed as being white and accessory structure proposed as ‘barn red’ and due to metal exterior
materials being proposed on the accessory structure, and
WHEREAS, A home residence and accessory structure will be constructed concurrently, with an agreement to be approved by
the City, and
WHEREAS, The proposed square footage of 1,440 square feet is within the total allowable square footage for accessory
structures on this property, which meets the bulk requirements of the Zoning Code, and
WHEREAS, The accessory structure will be used for personal storage only, and
WHEREAS, The proposed height is approximately 16 feet, as measured by code, which is within the allowed height given the
lot area, and
WHEREAS, The accessory structure will be set back more than 800 feet from Parker Drive, and
WHEREAS, The structure is proposed to be typical ‘barn red’ color steel siding, grey steel wainscoting/skirting, steel grey roof
and white trim sided with and cupola accent along with garage doors, trim and light fixtures to match the house.
THEREFORE BE IT RESOLVED, The Plan Commission approves of a 1,440 square foot accessory structure with a ‘barn red’
siding for the Haftarski property located at S98 W20680 Parker Drive (Tax Key No. 2277.996.012).
BE IT FURTHER RESOLVED, That the building and lot cannot be used for the operations of any business activities or for
business storage.
BE IT FURTHER RESOLVED, The floor of the entire building must be concrete or asphalt, unless a specific portion is only to
be used by animals.
BE IT FURTHER RESOLVED, The depth of the overhangs on all sides of the building must at least be equal to those on the
main home.
BE IT FURTHER RESOLVED, The accessory structure cannot be started before the home, but it can be started with
construction of the new home, subject to the term of the written agreement with the City.
BE IT FURTHER RESOLVED, That the Plan Commission approves of the accessory structure due to no undue harm to the
surrounding properties, the farmhouse architecture and ‘theme’ to the property and due to the distance the structure will be
from Parker Drive.
BE IT FURTHER RESOLVED, That failure to comply with the terms of this resolution and the approved site plans shall result
in the issuance of fines of $100 per day per violation, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: October 6, 2020
ATTEST: Adam Trzebiatowski AICP, Planning Manager
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City of Muskego
Plan Commission Supplement PC 062-2020
For the meeting of: October 6, 2020
REQUEST: Approval of a Certified Survey Map (CSM) and Building, Site, and Operation Plan (BSO) for
Dunkin’
Tax Key No. 2172.970 / W189 S7749-97 Racine Avenue
SE ¼ of Section 8
PETITIONER: Nikoletta Scarlatis of Nick Scarlatis & Associates, LTD on behalf of Dunkin’
INTRODUCED: October 6, 2020
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 062-2020
A submittal was received for a two-lot Certified Survey Map and Building, Site and Operation Plan for a
new Dunkin’ /Baskin Robbins combo retail store with a drive thru within the Muskego Centre parking lot
along Racine Avenue. The CSM creates a lot from a parcel within the existing parking lot where a new
structure would be constructed.
CONSISTENCY WITH ADOPTED PLANS 062-2020
Comprehensive Plan: The 2020 Plan depicts the property as Commercial use. The petition is
consistent with the Plan.
Zoning: The property is zoned PD-25, Muskego Centre Planned Development
District. The use is permitted subject to 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:Public water serves the property. The proposal is consistent with the Plan.
Stormwater Management
Plan:
The detailed review relating to stormwater will occur separately. The
proposal is consistent with the Plan.
General Design Guide The General Design Guide governs this area. See comments below about
building design.
STAFF DISCUSSION PC 062-2020
The applicant is proposing to build a new 1,835 SF retail store with a drive thru. The proposed use is
permitted with Plan Commission approval of a Building, Site and Operation (BSO) Plan. The proposed
hours of the business are 4:00 AM to 12:00 AM (midnight) every day. The business will have 10 full time
employees and 5 part time employees with no more than 6 employees at one given shift.
Certified Survey Map (CSM)
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Upon initial review of the 2-lot CSM, the new proposed lot does not have frontage to any public right-of-
way, as required by code, however the site does have access available through an access easement. A
technical review is underway for the this CSM and adjusting the property lines to the public right-of-way
will be required. Other than that issue, the rest of the bulk requirements of the code appear to be met.
That CSM may need to include additional easements, including possible additional cross access
easements. Also, since there are not apparent wetlands in the general proximity of Dunkin’ site, a
wetland delineation is not needed for the entire site for the CSM at this time and a note stating that the
site has not been checked/delineated for wetlands will need to be placed on the CSM. All
corrections/additions will need to be addressed prior to the CSM being signed by the City and recorded.
Staff recommends approval subject to meeting all items noted above and all technical corrections
received from the Engineering Division. The Resolution is drafted accordingly.
Architecture
This property is governed by the General Design Guide. The proposed building is clad with a mixture of
fiber cement panels, fiber board lap siding, brick veneer and metal trim. The roof will be flat with parapet
walls providing breaks in the roofline. The storefront, or east elevation, does not have any masonry, but
rather consists of fiber cement panels in white, light grey and dark grey along with wood texture lap siding
and metal accent pieces of the Dunkin’ brand colors. The elevations include the following percentages of
masonry:
•East (Front) –0%
•West (Rear) – 59%
•North - 56%
•South – 44%
•Total average for the full building – 41%
The applicant acknowledges that there is no masonry on the front and believes this will “complicate the
design balance” of the building. Additionally, the applicant noted that substandard masonry on the
southern side of the building. Staff is suggesting, and the resolution is drafted accordingly, to expand the
masonry to the area beneath the drive thru windows. This masonry should also wrap around the front of
the building at the same height to tie the elevations together and will increase the masonry deficiencies
on these elevations. This is also included in the resolution. Most elevations contain varying depths,
materials, and door/window features. The combination of colors and materials are present on both side
elevations of the building with a dark grey masonry added to the sides and rear of the building.
The parapet walls that extend above the roofline provide area for signage as well as provide breaks to a
flat roofline. These parapet walls will be visible from all sides. Therefore, the front and back sides of the
parapet walls must have the same materials and design including colors, materials and depth. The
resolution is drafted to include four-sided finish on parapet walls.
Along the western side of the building there is a bump-out for a walk-in cooler/freezer. The cooler is a
prefabricated walk-in metal box with access only from inside the store. There are no doors on the
cooler/freezer that open directly to the outside. The cooler would be painted the same color to match the
rear of the building. An accent wall is proposed on the rear elevations that will screen the height of the
cooler, but is centered in such a way that either end of the metal cooler will not be screened from view.
The cooler/freezer is a metal box that must be screened with either a full accent wall or cladding on it to
cover the metal walls of the cooler and said required change must be approved by staff before building
permits can be issued. The resolution is drafted accordingly.
Site, Parking, and Access
A drive thru aisle is proposed for the new Dunkin’ where the entry is located near the northeast corner of
the building wrapping around the building and exiting into the access easement area.
Dunkin is also proposing an outdoor seating area immediately north of the building. The site plan
indicates four tables will be located on the patio area, which would be separated from the drive thru aisle
with a fence.
There is no direct access to this property from a public right-of-way, but rather access to the site is
proposed via shared access, drainage and utility easement along Racine Avenue within the Muskego
Centre. The Dunkin’ site is completed surrounded by existing parking spaces and drive aisles used by
patrons of the Muskego Centre.
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The site plan currently shows 26 parking stalls in addition to two handicap accessible stalls. This total
does not include any parking arrangements that the applicant may have with the Muskego Centre. Per
the zoning code, two (2) spaces are needed for every 100 SF of customer floor area, which in this
building is roughly about 800 SF. That would suggest that 16 stalls are needed.
The parking stalls as shown differ in size based on their location. Most of the stalls are identified as 9’ x
18’, which is the standard size. Eight stalls on the southern side of the property are shown as 9’ wide but
only 16’ +/- feet in depth. Notes indicate these stalls are existing and will remain, which past records
indicate the stalls meet the code requirements. All driveways appear to be at least 24 feet wide, which is
required by code. All parking stalls must be at least 9’ x 18’ in size and all drive aisles must be at least
24’ wide.
As is noted above, the proposed facility is requesting business operations to be allowed from 4:00 AM
and 12:00 AM (midnight).
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 dumpster enclosure is shown on the plans incorporated into the rear of the building with colors to
match the building. Access to the garbage enclosure would be from the side facing the west, or from the
Muskego Centre parking area. The gates are to be metal and will need to match the building as well.
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. The final
landscape plan must include additional plantings around any transformers and/or any wall mounted
mechanical equipment. All landscaping must be located completely on private property and not within the
right-of-way. The City Forester and/or Planning staff will conduct a formal plan review before building
permits can be issued. Any landscape screening of the items noted above must be coniferous type trees
(arborvitae suggested) at a planting height of at least 6 feet. The resolution is drafted accordingly.
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, Dunkin’ is proposing both a Dunkin’ and Baskin Robbins
wall signs on the all four sides of the building along with a separate freestanding monument sign towards
Racine Avenue. 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 property is currently within the Muskego Centre which has a Master Sign Plan as well as two large
multi-tenant monuments signs, one by each entrance. This proposal splits the property from the
Muskego Centre onto a separate lot thus an individual monument sign would be appropriate, along with
an allowance to not include this site within the over shopping center sign program requirements. With
that, the Plan Commission should discuss the location of the individual monument sign to ensure the
existing signs and landscaping are not disturbed with the installation of the new sign. Additionally, the
resolution states that the monument sign should contain a masonry 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 exceeding the 0.5 foot-candles limit at the property line near the drive thru,
garbage enclosure and along the access easement east of the building. Where the drive thru and
garbage enclosure are located it is essentially an extension of the parking stalls and drive aisles for the
shopping center tenants. 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 21’-10” feet in height meeting the
City requirements.
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Sewer, Water and Stormwater
The development will be served by municipal sanitary sewer and water.
Currently, no stormwater management facilities exist on this site. An engineering review will be
conducted to ensure all MMSD/DNR requirements are met.
Other
The following are also part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, louvers, vents, 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, No outdoor storage or display of products, materials, pallets, racking, etc.
is allowed at any time on site.
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 062-2020
Approval of Resolution PC 062-2020 – Subject to the items noted in the resolution as conditions of
approval. Additional Plan Commission discussion is warranted regarding the screening of the
cooler/freezer behind the building, the addition of some more masonry and the allowance of the
monument sign.
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MUSKEGOthe City of
Area of InterestI0170340
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 062-2020
Dunkin'W189 S7749-97 Racine Avenue
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Prepared by City of Muskego Planning Department Date: 10/2/2020
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RESOLUTION #P.C. 062-2020
APPROVAL OF A CERTIFIED SURVEY MAP AND BUILDING, SITE, AND OPERATION PLAN
FOR DUNKIN’ LOCATED IN THE SE ¼ OF SECTION 8
(TAX KEY NO. 2172.970 / W189 S7749-97 RACINE AVENUE)
WHEREAS, A submittal was received for a two-lot Certified Survey Map (CSM) and Building, Site
and Operation Plan for a new Dunkin’/Baskin Robbins combo retail store with a drive thru within
the Muskego Centre parking lot along Racine Avenue (Tax Key No. 2172.970 / W189 S7749-97
Racine Avenue), and
WHEREAS, The property is zoned PD-25 Muskego Centre Planned Development District, which
allows retail stores subject to a Building, Site and Operation Plan (BSO) approval, and
WHEREAS, The 2020 Comprehensive Plan designates this property for commercial uses and the
proposal is consistent with the plan, and
WHEREAS, The Certified Survey Map (CSM) creates a lot from the parcel of the existing parking
lot where the new structure would be constructed, and
WHEREAS, The proposal is to build a new restaurant with drive thru totaling about 1,835 square
feet for both the Dunkin’ and Baskin Robbins brands, and
WHEREAS, Hours of the business are proposed as 4:00 AM to 12:00 AM (midnight) daily, and
WHEREAS, The business will have a total of 10 full time employees and 5 part time employees
with no more than 6 employees at one given shift, and
WHEREAS, This property is governed by the General Design Guide, and
WHEREAS, The proposed building is clad with a mixture of fiber cement panels, fiber board lap
siding, brick veneer and metal trim, and
WHEREAS, The percentage of masonry on the building does not meet the 50% recommendation
as identified in the General Design Guide and the actual masonry percentages are as follows:
• East (Front) –0%
• West (Rear) – 59%
• North (Side) - 56%
• South (Side) – 44%
• Total average for the full building – 41%
WHEREAS, The roof will be flat with parapet walls providing breaks in the roofline, and
WHEREAS, Along the western side (rear) of the building there is a bump-out for a walk-in
cooler/freezer, and
WHEREAS, An accent wall is proposed on the elevations that will screen the height of the cooler,
but is centered in such a way that either end of the metal cooler will not be screened from view,
and
WHEREAS, The project proposing using orange bollard colors as the orange color is part of the
Dunkin’ branding found throughout the project, and
WHEREAS, A drive thru aisle is proposed for the new Dunkin’ where the entry is located near the
northeast corner of the building wrapping around the building and exiting into the access
easement area, and
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WHEREAS, An outdoor seating area is located immediately north of the building with four tables
separated from the drive thru aisle with a fence, and
WHEREAS, There is no direct access to this property from a public right-of-way, but rather
access to the site is proposed via shared access, drainage and utility easement, and
WHEREAS, The Dunkin’ site is completely surrounded by existing parking spaces and drive
aisles used by patrons of the Muskego Centre, and
WHEREAS, The site plan currently shows 26 parking stalls specifically for Dunkin’, in addition to
two handicap accessible stalls, and
WHEREAS, Most of the stalls are identified as 9’ x 18’, which is the standard size with eight stalls
on the southern side of the property shown as 9’ wide but only 16’ +/- feet in depth, and
WHEREAS, All driveways appear to be at least 24 feet wide, which is required by code, and
WHEREAS, A brick dumpster enclosure is shown on the plans incorporated into the rear of the
building with colors to match the building with metal doors to screen the garbage canisters, and
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 the lighting levels exceeding the 0.5 foot-candles limit at
the property line near the drive thru, garbage enclosure and along the access easement east of
the building, and
WHEREAS, Dunkin’ is proposing both a Dunkin’ and Baskin Robbins wall signs on the all four
sides of the building along with a separate freestanding monument sign towards Racine Avenue,
and
WHEREAS, The development will be served by municipal sewer and water, and
WHEREAS, An engineering review will be conducted to ensure all MMSD/DNR requirements are
met.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a 2-Lot Certified
Survey Map and a Building, Site and Operation Plan for Dunkin’ located in the Muskego Centre
along Racine Avenue (Tax Key No. 2172.970 / W189 S7749-97 Racine Avenue).
BE IT FURTHER RESOLVED, All technical corrections from the City will need to be addressed
before the Certified Survey Map can be signed and recorded.
BE IT FURTHER RESOLVED, The CSM must be modified to include frontage directly to/along
public right-of-way as the lot cannot “float” within another lot.
BE IT FURTHER RESOLVED, That CSM may need to include additional easements, including
possible additional cross access easements.
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BE IT FURTHER RESOLVED, Since there are not apparent wetlands in the general proximity of
Dunkin’ site, a wetland delineation is not needed for the entire site for the CSM at this time and a
note stating that the site has not been checked/delineated for wetlands will need to be placed on
the CSM.
BE IT FURTHER RESOLVED, The masonry/brick on the building must be extended beneath both
drive thru windows and wrap around the front of the building, at the same height, to tie the
elevations together and this will increase the masonry deficiencies on these elevations.
BE IT FURTHER RESOLVED, The front and back sides of the parapet walls must have the same
materials and design including colors, materials and depth.
BE IT FURTHER RESOLVED, The cooler/freezer at the rear of the building must be screened
with either a full accent wall or cladding on it to cover the metal walls of the cooler and said
required change must be approved by staff before building permits can be issued.
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, The proposed monument sign must have a masonry base to
match the building.
BE IT FURTHER RESOLVED, All parking stalls must be at least 9’ x 18’ in size and all drive
aisles must be at least 24’ wide.
BE IT FURTHER RESOLVED, No outdoor storage or display of products, materials, pallets,
racking, etc. 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 eave 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.
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, louvers, vents, etc. must be
painted to match the colors of the principal structure.
BE IT FURTHER RESOLVED, That any 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 said screening
must be approved by the Planning Division before the issuance of building permits.
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BE IT FURTHER RESOLVED, Any landscape screening of the items noted above must be
coniferous type trees (arborvitae suggested) at a planting height of at least 6 feet.
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 per day, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Denied:
Deferred:
Introduced: October 6, 2020
ATTEST: Adam Trzebiatowski AICP, Planning Manager
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S83°56'14"E 199.
7
5
'
S
3
9
°
1
1
'
0
3
"
E
2
5
8
.
2
5
'
N50°
3
4
'
5
9
"
E
3
6
2
.
2
5
'
N50°
4
6
'
3
7
"
E
2
2
7
.
9
8
'
(
S
3
9
°
1
0
'
5
1
"
E
4
1
8
.
6
7
'
R
)
(N5
1
°
1
2
'
2
1
"
E
3
3
7
.
7
0
'
R
)
(N24°31'59"E 50.24' R)
(N5
1
°
0
6
'
1
2
"
E
1
5
3
.
9
6
'
R
)
N35°12'46"W 29.42'
S38°48'52"E
9.25'
N39°57'14"E
86.19'
50'
110'
E
X
I
S
T
I
N
G
B
U
I
L
D
I
N
G
OUTLOT 1
PARCEL 1
PARCEL 2
PARCEL 1
C.S.M. 8943
C.S.M. 7451
C.S.M. 7451
C.S.M. 7450
13.06' TO C.L. OF
35' WIDE ACCESS
N
3
9
°
1
2
'
0
3
"
W
4
1
8
.
9
0
'
203.
7
'
4
8
.
8
'69.
6
'
OVERLOOK BAY
CONDOMINIUM
N
4
7
°
3
1
'
0
9
"
W
2
6
6
.
5
3
'
N69°
5
9
'
2
4
"
W
81.27
'
S70°
1
1
'
2
0
"
E
153.2
8
'
N38°32'43"W
40.54'
S83°56'14"E 199.
7
5
'
N
4
7
°
1
1
'
4
7
"
W
6
5
5
.
6
4
'
N12°15'42"E
38.33'
N42
°
4
8
'
1
3
"
E
154
.
5
3
'
TIE
1936.30'771.52'
L2
L
3
L4
L1 S 39°10'51" E 156.36'
L2 S 50°49'09" W 50.27'
L3 S 47°32'56" E 34.70'
L4 S 47°01'10" W 83.39'
(
S
3
9
°
1
0
'
5
1
"
E
2
5
8
.
2
4
'
R
)
L
1
LAKEWOOD
COMMERCIAL CENTER
CONDOMINIUMS
1 INCH = 150 FEET
0'150'
75'225'
GRAPHIC SCALE
300'
SURVEYOR:
LYNCH & ASSOC.
5482 S. WESTRIDGE DRIVE
NEW BERLIN, WI 53151
(262) 402-5040
PETER J.
NIELSON
MILWAUKEE,
WI
W I S C O N S
I
N
L
A
N
D
SU R V E Y O R
DATE 9/18/2020
SHEET 1 OF 4INSTRUMENT DRAFTED BY PETER J. NIELSON, P.L.S. #2527
CERTIFIED SURVEY MAP NO. __________
BEING A REDIVISION OF PARCEL 1 OF C.S.M. 7451, BEING A PART OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 8 AND
THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 17, TOWNSHIP 5 NORTH, RANGE 20 EAST, CITY OF MUSKEGO, WAUKESHA
COUNTY, WISCONSIN.
(R)
BEARINGS ARE BASED ON THE
WISCONSIN STATE PLANE
COORDINATE SYSTEM, SOUTH ZONE
(NAD '27). THE SOUTH LINE OF THE SE
1/4 OF SEC. 15-5-20 IS ASSUMED TO
BEAR S 88°18'33" W.
SITE
C
.
T
.
H
.
'
Y
'
R
A
C
I
N
E
A
V
E
.
OWNERS:
MUSKEGO CENTRE PARTNERS, LLC
AND ANDY MUSKEGO, LLC
2060 N. HUMBOLDT
MILWAUKEE, WI 53212
DIVIDER:
THE KARDO GROUP
3209 YORK ROAD
OAK BROOK, IL 60523
NOTES:
1. SEE SHEET 2 FOR EXISTING
EASEMENTS.
2. PARCEL IS SUBJECT TO
COVENANTS AND
RESTRICTIONS RECORDED IN
DOC. NO.: 1990342, 2315326,
2529245, 2529246, 2552618.
3. PER CSM 8943 THERE ARE
NO WETLANDS ON PARCEL 1
OF CSM 7451.
SOUTH 1/4 CORNER SEC. 8-5-20
FOUND CONC. MON. W/BRASS CAP
N 333,972.63
E 2,493,183.57
SOUTH LINE OF SE 1/4 SEC. 8
SE CORNER SEC. 8-5-20
FOUND CONC. MON. W/BRASS CAP
N 334,052.24
E 2,495,890.21
PARCEL 1
S 88°18'33" W 2707.82' MON. TO MON.
PARCEL 2
24,110 S.F.
0.553 AC
251,634 S.F.
5.777 AC.
INDICATES NO ACCESS
PER C.S.M. 7451APPROXIMATE
FLOODPLAIN LINE PER
CSM 7451 (SCALED)
*
*
Page 10 of 24
RESOLUTION PC 062-2020
Packet Page 55
Sheet Number:Scale:
Project No.
201944
AS SHOWN
Drawn:MH
RECORD
NOTES:
ALL DRAWINGS, SPECIFICATIONS, PLANS,
CONCEPTS, ARRANGEMENTS AND DESIGNS
REPRESENTED OR REFERED TO IN THESE
DOCUMENTS ARE INSTRUMENTS OF
SERVICE AND THEREFORE ARE THE
PROPERTY OF NICK SCARLATIS &
ASSOCIATES, LTD. NONE OF THE ABOVE MAY
BE DISCLOSED TO ANY PERSONS FOR ANY
PURPOSE WITHOUT THE EXPRESS WRITTEN
AUTHORIZATION OF NICK SCARLATIS &
ASSOCIATES, LTD.
5405 West 127th Street
Crestwood, Illinois 60418
tel 708.653.5200
fax 708.653.5202
email: nick@scarlatis.com
NICK SCARLATIS
& ASSOCIATES, LTD.
DUNKIN'
BR COMBO
W189 S7759 - S7839 RACINE AVE
MUSKEGO, WI
08/26/2020 PLAN COMMISSION REVIEW
09/21/2020 PLAN COMMISSION SUBMITTAL
SP-1.0
SITE PLAN
1 DRIVE THRU SET-UP
N.T.S. NOTE:
Page 11 of 24
RESOLUTION PC 062-2020
Packet Page 56
CATEGORY CODE MATERIAL MANUFACTURER PRODUCT #DESCRIPTION / REMARKS
01
CONCRETE
FINISH
PS-01 LP FIBER CEMENT PANEL JAMES HARDIE CONCRETE FINISH
COLOR:"PEARL GRAY"
SURFACE: REVEAL PANEL
DIMENSION: (48”X96”PANEL)
02
CHARCOAL
FINISH
PS-02 FIBER CEMENT SIDING JAMES HARDIE CHARCOAL FINISH
COLOR:"IRON GRAY"
SURFACE: HARDIE SIDING
DIMENSION: 71/4" X 12' X 5/16" THK
WITH 6" SIDDING EXPOSURE
PS-02 LP FIBER CEMENT PANEL JAMES HARDIE CHARCOAL FINISH
COLOR:"IRON GRAY"
SURFACE: REVEAL PANEL
DIMENSION: (48”X96”PANEL)
BR-02 THIN BRICK ENDICOTT BRICK CHARCOAL FINISH
(CREATIVE MATERIALS PRODUCT)
“MANGANESE IRON SPOT”
2 1/4" (H) x 7 5/8" (W) x 5/8" (THK)
SMOOTH MAPEI ULTRAFLEX LFT #10
“BLACK” OR EIFS-06
MBR-02 MODULAR FACE BRICK ENDICOTT BRICK CHARCOAL FINISH
“MANGANESE IRON SPOT”
2 1/4" (H) x 7 5/8" (W) x 3 5/8" (THK)
SMOOTH MAPEI ULTRAFLEX LFT #10
PC-02
PAINTED COATING MATTHEWS PAINT CONCRETE FINISH
COLOR: MP10269 DARK SLATE FINISH LVS
SATIN V2.0
PAINTED COATING SHERWIN WILLIAMS CONCRETE FINISH SW 7069 "IRON ORE"
PAINTED COATING POWDER COAT CONCRETE FINISH SW 7069 "IRON ORE"
03
WOOD
PATTERN
PS-03 FIBER CEMENT SIDING WOODTONE
WOOD FINISH
RUSTIC SERIES
WOODTONE
COLOR:"HONEY GLAZE" WOOD PATTERN
SURFACE: WOOD PATTERN PLANK
DIMENSION: 7 1/4" X 12' X 5/16" THK
WITH 6" SIDDING EXPOSURE
NOTE: NAILS TO MATCH WOOD FINISH
04
OFF WHITE
FINISH
PS-04 LP FIBER CEMENT PANEL JAMES HARDIE
OFF WHITE FINISH
LARGE FORMAT
PANEL
COLOR:"COBBLESTONE"
SURFACE: REVEAL PANEL
DIMENSION: (48”X96”PANEL)
PC-04
PAINTED COATING MATTHEWS PAINT OFF WHITE FINISH
COLOR MATCH PMS COOL GREY 1C MAP
ULTRA LOW V.O.C.
PAINTED COATING SHERWIN WILLIAMS OFF WHITE FINISH SW 7063 "NEBULOUS WHITE"
PAINTED COATING POWDER COAT OFF WHITE FINISH SW 7063 "NEBULOUS WHITE"
05
MID-TONE
FINISH
PS-05 FIBER CEMENT SIDING JAMES HARDIE MID-TONE FINISH
COLOR:"GRAY SLATE"
SURFACE: HARDIE SIDING
DIMENSION: 71/4" X 12' X 5/16" THK
WITH 6" SIDDING EXPOSURE
PS-05 LP FIBER CEMENT PANEL JAMES HARDIE MID-TONE FINISH
COLOR:"GRAY SLATE"
SURFACE: REVEAL PANEL
DIMENSION: (48”X96”PANEL)
09
LIGHT
GREY
PTE-09 PAINT
SHERWIN WILLIAMS
OR FACTORY FINISH
TO MATCH SW
COLOR
LIGHT GREY
(WALK-IN BOX)SW 7064 "PASSIVE"
12
DD PINK PC-12
PAINTED COATING MATTHEWS PAINT DD PINK
COLOR MATCH PMS 219 C
COLOR: MP79206 R161426 FINISH: LVS
SATIN V1.0 OVER MP55898 WHITE
BASECOAT
PAINTED COATING SHERWIN WILLIAMS DD PINK COLOR MATCH PMS 219 C
PAINTED COATING POWDER COAT DD PINK COLOR MATCH PMS 219 C
13
DD
ORANGE
PC-13
PAINTED COATING MATTHEWS PAINT DD ORANGE
COLOR MATCH PMS 165C
COLOR: MP797700 R161426 FINISH: LVS
SATIN V1.0 OVER MP55898 WHITE
BASECOAT
PAINTED COATING SHERWIN WILLIAMS DD ORANGE
BLENDED AT: SHERWIN WILLIAMS
PRODUCT FINISHES, LOWELL MA
PRODUCT: LV3 - GENESIS LOW VOC SATIN
GT1039 ORANGE TONER 785.97G / .19GAL
GT1511 LOW VOC GLOSS CLEAR 529.21G /
.12GAL
GT1043 AUTUMN ORANGE 194.04G / .05GAL
GT1011 ARTIC WHITE 137.20G / .02GAL
GR1088 REDUCER 442.38G / .13GAL
GT1510 LOW VOC FLAT CLEAR 2157.21G /
.49GAL
PAINTED COATING POWDER COAT DD ORANGE COLOR MATCH PMS 165C
EXTERIOR FINISHES - OPTIONS
Sheet Number:Scale:
Project No.
201944
AS SHOWN
Drawn:MH
RECORD
NOTES:
ALL DRAWINGS, SPECIFICATIONS, PLANS,
CONCEPTS, ARRANGEMENTS AND DESIGNS
REPRESENTED OR REFERED TO IN THESE
DOCUMENTS ARE INSTRUMENTS OF
SERVICE AND THEREFORE ARE THE
PROPERTY OF NICK SCARLATIS &
ASSOCIATES, LTD. NONE OF THE ABOVE MAY
BE DISCLOSED TO ANY PERSONS FOR ANY
PURPOSE WITHOUT THE EXPRESS WRITTEN
AUTHORIZATION OF NICK SCARLATIS &
ASSOCIATES, LTD.
5405 West 127th Street
Crestwood, Illinois 60418
tel 708.653.5200
fax 708.653.5202
email: nick@scarlatis.com
NICK SCARLATIS
& ASSOCIATES, LTD.
DUNKIN'
BR COMBO
W189 S7759 - S7839 RACINE AVE
MUSKEGO, WI
08/26/2020 PLAN COMMISSION REVIEW
09/21/2020 PLAN COMMISSION SUBMITTAL
A-5.1
EXTERIORELEVATIONS
Page 12 of 24
RESOLUTION PC 062-2020
Packet Page 57
Sheet Number:Scale:
Project No.
201944
AS SHOWN
Drawn:MH
RECORD
NOTES:
ALL DRAWINGS, SPECIFICATIONS, PLANS,
CONCEPTS, ARRANGEMENTS AND DESIGNS
REPRESENTED OR REFERED TO IN THESE
DOCUMENTS ARE INSTRUMENTS OF
SERVICE AND THEREFORE ARE THE
PROPERTY OF NICK SCARLATIS &
ASSOCIATES, LTD. NONE OF THE ABOVE MAY
BE DISCLOSED TO ANY PERSONS FOR ANY
PURPOSE WITHOUT THE EXPRESS WRITTEN
AUTHORIZATION OF NICK SCARLATIS &
ASSOCIATES, LTD.
5405 West 127th Street
Crestwood, Illinois 60418
tel 708.653.5200
fax 708.653.5202
email: nick@scarlatis.com
NICK SCARLATIS
& ASSOCIATES, LTD.
DUNKIN'
BR COMBO
W189 S7759 - S7839 RACINE AVE
MUSKEGO, WI
08/26/2020 PLAN COMMISSION REVIEW
09/21/2020 PLAN COMMISSION SUBMITTAL
A-5.2
EXTERIORELEVATIONS
Page 13 of 24
RESOLUTION PC 062-2020
Packet Page 58
EXTERIOR MATERIAL BOARD
Dunkin’ NextGen Prototype: Material Boards
12 234Charcoal Componet Alt Charcoal ComponetCement Componet WCB Componet 4Ǻ;LMXI(SQTSRIX
3
3
3
4
4
2
2
1
1
1
WCBComponent
WCBComponent
WCBComponent
4JJ;LMXIComponent
4JJ;LMXIComponent
CharcoalComponent
CharcoalComponent
ConcreteComponentConcreteComponent
5EMRXIH(SEXMRKW
PC-12
5EMRXIH(SEXMRKWPC-045EMRXIH(SEXMRKWPC-13
5EMRXIH(SEXMRKW
PC-04
5EMRXIH(SEXMRKWPC-025EMRXIH(SEXMRKWPC-12 5EMRXIH(SEXMRKWPC-01
Page 14 of 24
RESOLUTION PC 062-2020
Packet Page 59
R
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CONSTRUCTION LIMITS
GAR
9/22/2020
1"=20'-0"
L100
20'40'0
Horizontal Scale In FeetLANDSCAPE PLAN
GAR
SHEET:
SCALE:
REVISED:
DATE:
DESIGN BY:
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treesonthemove.com
Phone: (262) 679-5200
5611 S. Calhoun Road
New Berlin, WI 53151
THIS DRAWING IS MADE SOLELY FOR THE INDIVIDUAL NAMES HEREIN AND IS PROPERTY OF TREES ON THE MOVE, INC. ANY UNAUTHORIZED USE OR DUPLICATOIN IS IN VIOLATION OF THE COPYRIGHT LAWS AND SUBJECT TO PROSECUTION
PLANTINGS, STRUCTURES AND OTHER REPRESENTATIONS SHOWN ON THIS PLAN ARE FOR THE PURPOSED OF CONVEYING LANDSCAPE DESIGN FEATURES. REFER TO PREPARED CONTRACT DOCUMENTS FOR SPECIFIC ITEMS INCLUDED IN ANY PARTICULAR PHASE OF LANDSCAPE CONSTRUCTION.
WISCONSIN'S LARGEST
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Page 15 of 24
RESOLUTION PC 062-2020
Packet Page 60
Sheet Number:Scale:
Project No.
201944
AS SHOWN
Drawn:MH
RECORD
NOTES:
ALL DRAWINGS, SPECIFICATIONS, PLANS,
CONCEPTS, ARRANGEMENTS AND DESIGNS
REPRESENTED OR REFERED TO IN THESE
DOCUMENTS ARE INSTRUMENTS OF
SERVICE AND THEREFORE ARE THE
PROPERTY OF NICK SCARLATIS &
ASSOCIATES, LTD. NONE OF THE ABOVE MAY
BE DISCLOSED TO ANY PERSONS FOR ANY
PURPOSE WITHOUT THE EXPRESS WRITTEN
AUTHORIZATION OF NICK SCARLATIS &
ASSOCIATES, LTD.
5405 West 127th Street
Crestwood, Illinois 60418
tel 708.653.5200
fax 708.653.5202
email: nick@scarlatis.com
NICK SCARLATIS
& ASSOCIATES, LTD.
DUNKIN'
BR COMBO
W189 S7759 - S7839 RACINE AVE
MUSKEGO, WI
08/26/2020 PLAN COMMISSION REVIEW
09/21/2020 PLAN COMMISSION SUBMITTAL
A-1.0
FLOOR PLAN
Page 16 of 24
RESOLUTION PC 062-2020
Packet Page 61
5405 West 127th Street
Crestwood, Illinois 60418
Telephone: 708 653-5200
Fax: 708 653-5202
Email: nick@scarlatis.com
1
NICK SCARLATIS & ASSOCIATES, LTD.
Architecture Planning Engineering
September 21, 2020
City of Muskego
Attn: Adam Trzebiatowski, AICP
Planning Manager
W182 S8200 Racine Avenue
Muskego, WI 53150
RE: Proposed Drive-Thru Dunkin Donuts Coffee Shop
Dear Mr. Trzebiatowski and the Plan Commission Board of the City of Muskego,
We appreciate the opportunity to submit to you this proposed Dunkin’/Baskin Robbins development
for your review.
Proposed Development
The attached submittal proposes a new, one story 1835 SF building to be used for a Dunkin’
Coffee/Baskin Robbins Ice Cream Combo Retail Brand with Drive-Thru and Patio in an Outlot of the
existing PD-25 Muskego Centre Planned Development located West of Racine Ave and Northwest of
Janesville Rd.
The proposed Dunkin’ development will add jobs, increase the tax base, draw additional foot traffic
and interest to the development and help revitalize the area.
Development Team:
OWNER/DEVELOPER
THE KARDO GROUP, INC.
KARDO RASHA
3209 YORK RD
OAK BROOK, ILLINOIS 60523
TEL 847.668.6842
kardo.rasha@gmail.com
ARCHITECT
NICK SCARLATIS & ASSOCIATES, LTD.
5405 WEST 127TH STREET
CRESTWOOD, ILLINOIS 60418
TEL 708.653.5200
FAX 708.653.5202
EMAIL: nick@scarlatis.com
CIVIL & SURVEY ENGINEER
LYNCH ASSOCIATES
5482 S. WESTRIDGE DRIVE
NEW BERLIN, WI 53151
TEL 262.402.5040
EMAIL: dmeier@lynch-engineering.com
Page 17 of 24
RESOLUTION PC 062-2020
Packet Page 62
NICK SCARLATIS & ASSOCIATES, LTD.
2
Proposed Property
Address: 7745 Racine Ave
Tax Key: TBD, Part of MSKC 2192.970
Parcel: Part of Lot 1, Certified Survey Map No. 7451 - see proposed CSM
Location: West of Racine Ave and Northwest of Janesville Rd
Lot Size: 24,110 SF
Zoning: PD-25
Plan of Operation:
Occupancy Type: PD-25 Muskego Centre Planned Development
Proposed Project: One Story Dunkin’ Coffee Shop with Drive Thru.
Specific Proposed Uses: Commercial Retail Restaurant sales of Coffee and related.
Hours of Operation: 4am to 12am (Midnight) Daily
Number of Employees: 10 Full Time, 5 Part Time, no more than 6 employees at one given shift.
Trash Collection: Trash Enclosure to be provided.
Signage: Typical signage per Dunkin Donuts Standards to be submitted for approval under separate
permit by sign company.
Construction Schedule: Estimated Construction to begin Spring 2021
Project Description:
The proposed development consists of a new, single tenant fast-food restaurant intended for
Dunkin’/Baskin Robbins Combo Restaurant with Drive-thru occupancy. The current and future land
use is Commercial Planned Development on the City land use maps.
The existing site is used for parking for the Muskego Center Planned Development Retail Building per
CSM 7451. The proposed Dunkin’/Baskin will be an 1835 SF single story building on 24,110 SF
(0.55 acre) Lot (8.3% of proposed new property). The impervious area (asphalt and concrete) will
cover 17,380 SF/0.4 acres (72% of the proposed new property boundary). Landscaping and open space
will cover 4,576 SF/0.1 acre of area (19% of the proposed new property boundary). Building heights
are indicated in the attached drawings and are 21’10 at its tallest parapet at monolith), 17’-9” to top of
front building parapet, 17’-0” to top of rear building parapet and 8’-0” to top of walk-in-box.
Exterior Materials are represented in the attached colored elevations and photo examples. They will
consist of the following: the east (main street facing) façade will consist of aluminum storefront
glazing in anodized aluminum finish with aluminum canopy and accent band painted in the signature
Dunkin’ orange color and wraps around to the north and south elevations. The remainder of the east
façade will be composed of fiber cement panels (Hardie or sim) and painted aluminum accents with a
decorative “switch” with smaller wood tone fiber board lap siding (Hardie or sim) with pink and white
accent aluminum bands per the Dunkin branded prototype design standards. The north and south
elevations are composed of charcoal color brick veneer as a field material with the same fiber cement
panels and aluminum storefront system on the east façade. The focus of the west elevation is a
decorative Dunkin’ Wall in Fiber Cement Panels with Dunkin’ signature signage as a background to
the Menu Order Board with landscaping and walk in box and charcoal color masonry building façade
behind it.
Page 18 of 24
RESOLUTION PC 062-2020
Packet Page 63
NICK SCARLATIS & ASSOCIATES, LTD.
3
An outdoor patio will be provided on the north side of the building with a fence separating it from the
drive thru drive.
The roof will have provisions for a screening at the mechanical units if and where they are visible
from the street.
Signage will follow the Dunkin’ standards and is within the allowable maximum 5% of façade area. A
formal sign package will be submitted under separate permit by contractor or sign vendor.
Landscaping is provided in accordance with city ordinance and will be appropriate species and
aesthetics for the area.
A masonry trash enclosure to match the exterior materials of the building will be located on southwest
of the building with the gate opening opposite of Racine Ave.
Site lighting will be provided to meet the village ordinance to provide appropriate foot candles for
safety while limiting spill over on to adjacent properties.
Muskego Design Standards Variations:
The east and south façade does not meet the required allowance of masonry. The east façade has a
variety of design elements in a variety of scales. The lack of masonry from this façade will not be a
detriment to the building but rather the addition of masonry complicates the design balance and will
take away from the Dunkin’ branded design intent that customers have come to know and expect. The
south façade is slightly below the masonry requirement. We can achieve the requirement by
eliminating the wood like accent panel, however this panel adds a focal point to the otherwise blank
masonry wall. Therefore, we request a variation for these façades. We are also requesting approval of
the bollard color that are covered in the signature orange Dunkin’ color to coordinate with the building
color palette.
Tenant Information:
Hours of operation are 4am to 12am (Midnight) Daily. Dunkin/BR will employ 10 full time, 5 part
time employees with no more than 6 employees at one given shift. Dunkin’s highest traffic is through
its drive thru in the morning hours. The site plan as proposed meets the parking requirements for this
store. Most of the traffic is anticipated to be though the drive thru where we have adequate stacking of
8 cars and second drive thru window for overflow. Dunkin will contract directly with refuse company
to be picked up 3-4 times per week, depending on the needs of this store.
Project Schedule:
Submit Application Documents: 09/21/20
Plan Commission Meeting: 10/06/20 (CSM and BSO approval)
Village Board Meeting: 10/13/20 (CSM approval only)
Permitting & Start Construction:01/2021 +/-
Occupancy:4/2021 +/-
Closing:
We seek approval of the retail development as submitted in accordance with City Ordinances or as
variations requested thereof. We appreciate your time and consideration in your review of this project.
We look forward to working with the city of Muskego as we finalize plans and development and
adding a project to benefit all.
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RESOLUTION PC 062-2020
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MENOMONEE FALLS, WI 1 OF 2
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RESOLUTION PC 062-2020
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MENOMONEE FALLS, WI 2 OF 2
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RESOLUTION PC 062-2020
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Sheet Number:Scale:
Project No.
201944
AS SHOWN
Drawn:MH
RECORD
NOTES:
ALL DRAWINGS, SPECIFICATIONS, PLANS,
CONCEPTS, ARRANGEMENTS AND DESIGNS
REPRESENTED OR REFERED TO IN THESE
DOCUMENTS ARE INSTRUMENTS OF
SERVICE AND THEREFORE ARE THE
PROPERTY OF NICK SCARLATIS &
ASSOCIATES, LTD. NONE OF THE ABOVE MAY
BE DISCLOSED TO ANY PERSONS FOR ANY
PURPOSE WITHOUT THE EXPRESS WRITTEN
AUTHORIZATION OF NICK SCARLATIS &
ASSOCIATES, LTD.
5405 West 127th Street
Crestwood, Illinois 60418
tel 708.653.5200
fax 708.653.5202
email: nick@scarlatis.com
NICK SCARLATIS
& ASSOCIATES, LTD.
DUNKIN'
BR COMBO
W189 S7759 - S7839 RACINE AVE
MUSKEGO, WI
08/26/2020 PLAN COMMISSION REVIEW
09/21/2020 PLAN COMMISSION SUBMITTAL
SP-1.1
SITE DETAILS
1 SINGLE VEHICLE CLEARANCE BAR DETAIL
N.T.S. NOTE:
3 NOT USED
N.T.S. NOTE:
2 PAVEMENT DETAILS
N.T.S. NOTE:
5 BOLLARD DETAIL
N.T.S. NOTE:
4 MONUMENT SIGN DETAIL
N.T.S. NOTE:
SCORE
CONCRETE
BITUMINUOUS
PAVING
CONC. SLAB ON
COMPACTED DRAVEL
PROPOSED
BITUMINUOUS
PAVEMENT GRADE
6" POURED CONC.
BARRIER CURB
BACK FILL W/ SOIL
(1) #4 REBAR TOP &
BOT. (3" MIN COVER)
2" BITUMINUOUS SURFACE COURSE
2" BITUMINUOUS BINDER COURSE
COMPACTED SUBGRADE
10" COMPACTED CA-6 CRUSHED STONE
NEW PAVEMENT DETAILS
BARRIER CURB DETAIL
HANDICAP RAMP DETAIL
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RESOLUTION PC 062-2020
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Sheet Number:Scale:
Project No.
201944
AS SHOWN
Drawn:MH
RECORD
NOTES:
ALL DRAWINGS, SPECIFICATIONS, PLANS,
CONCEPTS, ARRANGEMENTS AND DESIGNS
REPRESENTED OR REFERED TO IN THESE
DOCUMENTS ARE INSTRUMENTS OF
SERVICE AND THEREFORE ARE THE
PROPERTY OF NICK SCARLATIS &
ASSOCIATES, LTD. NONE OF THE ABOVE MAY
BE DISCLOSED TO ANY PERSONS FOR ANY
PURPOSE WITHOUT THE EXPRESS WRITTEN
AUTHORIZATION OF NICK SCARLATIS &
ASSOCIATES, LTD.
5405 West 127th Street
Crestwood, Illinois 60418
tel 708.653.5200
fax 708.653.5202
email: nick@scarlatis.com
NICK SCARLATIS
& ASSOCIATES, LTD.
DUNKIN'
BR COMBO
W189 S7759 - S7839 RACINE AVE
MUSKEGO, WI
08/26/2020 PLAN COMMISSION REVIEW
09/21/2020 PLAN COMMISSION SUBMITTAL
3 DIRECTIONAL SIGN DETAILS
N.T.S. NOTE:
2 DIGITAL MENU BOARDS DETAIL
N.T.S. NOTE:
4 NOT USED
N.T.S. NOTE:
1 SINGLE VEHICLE CLEARANCE BAR DETAIL
N.T.S. NOTE:
SP-1.2
SIGNAGEDETAILS
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RESOLUTION PC 062-2020
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Sheet Number:Scale:
Project No.
201944
AS SHOWN
Drawn:MH
RECORD
NOTES:
ALL DRAWINGS, SPECIFICATIONS, PLANS,
CONCEPTS, ARRANGEMENTS AND DESIGNS
REPRESENTED OR REFERED TO IN THESE
DOCUMENTS ARE INSTRUMENTS OF
SERVICE AND THEREFORE ARE THE
PROPERTY OF NICK SCARLATIS &
ASSOCIATES, LTD. NONE OF THE ABOVE MAY
BE DISCLOSED TO ANY PERSONS FOR ANY
PURPOSE WITHOUT THE EXPRESS WRITTEN
AUTHORIZATION OF NICK SCARLATIS &
ASSOCIATES, LTD.
5405 West 127th Street
Crestwood, Illinois 60418
tel 708.653.5200
fax 708.653.5202
email: nick@scarlatis.com
NICK SCARLATIS
& ASSOCIATES, LTD.
DUNKIN'
BR COMBO
W189 S7759 - S7839 RACINE AVE
MUSKEGO, WI
08/26/2020 PLAN COMMISSION REVIEW
09/21/2020 PLAN COMMISSION SUBMITTAL
1 TRASH ENCLOSURE PLAN AND ELEVATION
N.T.S. NOTE:
3 HANDICAP PARKING SIGN DETAIL
N.T.S. NOTE:
4 LIGHT FIXTURE SPEC
N.T.S. NOTE:
5 BIKE RACK SPECS
N.T.S. NOTE:
SP-1.3
SITE DETAILS
2 SAW CUT DETAILS
N.T.S. NOTE:
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RESOLUTION PC 062-2020
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City of Muskego
Plan Commission Supplement PC 063-2020
For the meeting of: October 6, 2020
REQUEST: Approval of a Building, Site and Operations Plan Amendment for the Glen at Muskego Lakes
Development
Loomis Road (Vacant) / Tax Key Nos. 2258.074, 2258.996.001, 2259.970, 2261.978.003 and 2264.999
NE and SE ¼ of Section 26 and the NW and SW ¼ of Section 25
PETITIONER: John Wahlen, Cornerstone Development
INTRODUCED: October 6, 2020
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 063-2020
Cornerstone Development has submitted for a Building, Site, and Operation Plan Amendment to make a
slight modification to the original BSO that was approved via Resolution PC 040-2020 back in July 2020.
The amendment as proposed will allow Cornerstone Development to offer a three-car garage option to
specific units within the development.
PLAN CONSISTENCY PC 063-2020
Comprehensive Plan: The 2020 Comprehensive Plan depicts the areas for High Density
Residential and Commercial use. The proposal to change this property
to Medium Density Residential is underway. If the Comprehensive Plan
amendment is approved, the proposal will be consistent with the Plan.
Zoning: The current zoning is a combination of RM-1 Multiple Family Residential
District, B-4 Highway Business District and PD-38 Stonebridge Planned
Development District and the proposal is to change the parcels to
Planned Development District based on the RM-2 Multiple Family
Residential District. If the rezoning request is approved by Common
Council, this proposal will be consistent with the Code.
DISCUSSION PC 063-2020
As mentioned above, Cornerstone is looking to offer a 3-car garage option for specific buildings within the
future development. The buildings where there would be a three-car garage option include buildings 1, 5,
10 and 11. Each of these buildings are identified as the four-family/double-duplex structures. Only one of
the units on either side would be eligible to expand to the three-car garage, thereby limiting the expansion
of the structure to only 12’ which would be added between the two-car garage doors.
On most units the garage doors are facing the neighboring unit and adding the single garage stall will
have very minimal, if any, impacts to the neighborhood or adjacent neighborhoods. All conditions of
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approval of Resolution PC 040-2020 for the original BSO remain effective with the addition of the single
car garage stall for several units.
STAFF RECOMMENDATION PC 063-2020
Approval of Resolution PC 063-2020
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MUSKEGOthe City of
Area of InterestI05001,000
Feet
Agenda Item(s)
Properties
Zoning Districts
Right-of-Way
Hydrography
Supplemental MapRESOLUTION #PC 063-2020
Cornerstone DevelopmentLoomis Road
JANESVIL
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Prepared by City of Muskego Planning Department Date: 7/7/2020
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RESOLUTION #P.C. 063-2020
APPROVAL OF A BUILDING, SITE AND OPERATION PLAN AMENDMENT FOR THE
GLEN AT MUSKEGO LAKES DEVELOPMENTLOCATED IN THE NE AND SE ¼ OF SECTION 26 AND
THE NW AND SW ¼ OF SECTION 25 (LOOMIS ROAD) / TAX KEY NOS. 2258.074, 2258.996.001,
2259.970, 2261.978.003 AND 2264.999
WHEREAS, A Building, Site and Operations Plan Amendment was submitted for the Glen at Muskego
Lakes Development located in the NE and SE ¼ of Section 26 and the NW and SW ¼ of Section 25
(Loomis Road / Tax Key Nos. 2258.074, 2258.996.001, 2259.970, 2261.978.003 and 2264.999), and
WHEREAS, The original Building, Site and Operation Plan was approved by the Plan Commission via
Resolution PC 040-2020, and
WHEREAS, The BSO amendment will allow for Cornerstone Development to offer a three-car garage
option to specific units within the development, and
WHEREAS, The buildings where there would be a three-car garage option include buildings 1, 5, 10 and
11, and
WHEREAS, Only one of the units on either side would be eligible to expand to the three-car garage,
thereby limiting the expansion of the structure to only 12’ which would be added between the two-car
garage doors, and
WHEREAS, On most units the garage doors are facing the neighboring unit and adding the single garage
stall will have very minimal, if any, impacts to the neighborhood or adjacent neighborhoods, and
WHEREAS, All conditions of approval of Resolution PC 040-2020 for the original BSO remain effective with
the addition of the single car garage stall for several units.
THEREFORE BE IT RESOLVED, That the Plan Commission approves a Building, Site and Operation Plan
Amendment for Cornerstone Development in the NE and SE ¼ of Section 26 and the NW and SW ¼ of
Section 25 (Tax Key Nos. 2258.074, 2258.996.001, 2259.970, 2261.978.003 and 2264.999).
BE IT FURTHER RESOLVED, Only buildings 1, 5, 10 and 11 are eligible for a three-car garage option and
limited to one single-stall garage door being added per side of each building.
BE IT FURTHER RESOLVED, That failure to comply with the terms of this resolution and the approved site
plans shall result in the issuance of fines of $100 per day per violation, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: October 6, 2020
ATTEST: Adam Trzebiatowski AICP, Planning Manager
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feetscale
100 200100
50
PHONE: 262.646.6855
501 MAPLE AVENUE
DELAFIELD, WI 53018
www.sehinc.comDESIGN TEAM NO.BY
DESIGNER:
DRAWN BY:
CHECKED BY:
FILE NO.
REVISIONSDATE
DATE
GLMUL_156476THE GLEN AT MUSKEGO LAKES
MUSKEGO, WI SITE PLAN 1
OF 19/21/20
PAL
MAM
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September 18, 2020
Adam Trzebiatowski | Planning Manager
City of Muskego
W182 S8200 Racine Avenue
Muskego, WI 53150
Subject: Amending the Building, Site, and Operation Plan
The Glen at Muskego Lake
Dear Adam,
Some of our buyers are asking for a 3-car garage option; so, we evaluated our plan for the Glen at
Muskego Lakes and determined that we could accommodate a building with this 3-car garage option.
We would like to amend our Building, Site, and Operation Plan to include this for Buildings 1, 5, 10,
and 11. This would add eight 3-car garage options to our overall plan. Please note that 50% of the
building will remain as a 2-car garage option that was previously approved and 50% of the building
will add the 3-car garage option. This equates to one additional single garage door on either side of
the building. Those revised architectural renderings are enclosed along with a site plan showing the
locations of these building.
These changes make the buildings 12’ longer in the mid-section (garage area) of the building. All
other features will remain the same. Since our garage doors tend to be internal to the building, most
people will not notice the change. We suspect the 3-car garage homes will have a slightly higher
assessed value, so this will add more value to the City’s tax base in the long term.
If you have questions, please don’t hesitate to ask.
Respectfully,
John Wahlen
Cornerstone Development
(262) 932-4188
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