CCR2010098-RD2-PlanCITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
REDEVELOPMENT DISTRICT NO. 2
Prepared by the City of Muskego
Community Development Department
P.O. Box 749
W182 S8200 Racine Avenue
Muskego, Wisconsin 53150
Fully Amended and Approved by the CDA on August 17, 2010
Fully Amended and Approved by the Common Council on September 28, 2010
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ACKNOWLEDGMENTS
2010
Mayor
Honorable John R. Johnson
Aldermen
Keith Werner
Kert Harenda
Tracy Snead
Neil Borgman
Neome Schaumberg
Noah Fiedler
Dan Soltysiak
Community Development Authority
Rob Glazier, Chairman
Larry Lefebvre, Vice Chair
Gail Miles Konkel, Secretary
Alderman Soltysiak
Alderman Harenda
Steve Whittow
Kathy Chiaverotti
Muskego Community Development Department Staff
Jeff Muenkel AICP EDFP, Director
Adam Trzebiatowski, Planner
Kellie McMullen, Planning Secretary
Sean Meehan, Planning/GIS Intern
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TABLE OF CONTENTS
1.0 INTRODUCTION .................................................................................................3
2.0 REDEVELOPMENT PROJECT AREA..........................................................................3
3.0 CONCLUSION OF PROPERTY AND PROJECT AREA CONDITIONS, BLIGHT........6
4.0 EXISTING CONDITIONS..............................................................................................7
4.1 INVENTORY .............................................................................................................7
4.2 CURRENT ZONING..................................................................................................7
4.3 CURRENT LAND USE............................................................................................10
4.4 ADOPTED DESIGN GUIDE....................................................................................10
4.5 ROADWAYS ...........................................................................................................10
4.6 PUBLIC UTILITY INFRASTRUCTURE...................................................................11
4.7 PRIVATE UTILITY INFRASTRUCTURE.................................................................11
5.0 VISION PLAN AND IMPLEMENTATION MEASURES...............................................11
5.1 FUTURE DEVELOPMENT......................................................................................16
IDENTIFYING DEVELOPMENT / REDEVELOPMENT OPPORTUNITIES...........16
AREAS OF COMBINED DEVELOPMENT OPPORTUNITY..................................25
MAYOR’S TASK FORCE ESTABLISHED DOWNTOWN......................................29
29
GENERAL CLEANUP ............................................................................................29
BEAUTIFICATION & GATEWAYS.........................................................................30
5.3 FINACIAL AIDS.......................................................................................................31
JANESVILLE ROAD LOAN PROGRAM ................................................................31
JANESVILLE ROAD GRANT PROGRAM .............................................................34
RESIDENTAIL GRANT PROGRAM……………………………………………...……34
REVOLVING LOAN FUND.....................................................................................35
OTHER INCENTIVE TECHNIQUES……………………………………….………….35
5.4 ACQUISITIONS AND RELOCATIONS ...................................................................36
5.5 UTILITIES AND INFRASTRUCTURE.....................................................................36
ROAD INFRASTRUCTURE...................................................................................36
WATER & SEWER.................................................................................................37
STORMWATER .....................................................................................................37
5.6 CODES AND ORDINANCES..................................................................................37
CITY BUDGET .......................................................................................................37
ZONING ORDINANCE AND MAP AMENDMENTS...............................................37
COMPREHENSIVE PLAN AMENDMENTS...........................................................38
AMENDMENT TO BUILDING CODES AND ORDINANCES.................................38
APPENDICES.......................................................................................................................42
APPENDIX A - PROJECT AREA LEGAL DESCRIPTION..............................................42
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1.0 INTRODUCTION
In Spring 2002, the Common Council of the City of Muskego adopted Resolution No. 63-
02, Resolution Creating the Community Development Authority of the City of Muskego,
Wisconsin. Broadly stated, the purpose of the Community Development Authority (CDA)
is to promote adequate places for commerce, employment, housing, and an improved
living environment for all Muskego residents.
The purpose of the Redevelopment Plan is to revitalize a declining urban area, spur
reinvestment in the community, and to transform it into a better place to live, work and
play. The Plan is an important implementation component of the City’s Adopted 2020
Comprehensive Plan, which encourages the creation of more livable, mixed-use areas
within the community and redevelopment where urban services can be efficiently provided.
In addition, employment, shopping, and educational opportunities located within these
areas, minimizing transportation time and cost. The downtown area has been identified as
being in decline based on disinvestment conditions, blighted commercial and residential
properties, and lack of infrastructure.
The Project Area is bisected by Janesville Road, a County Trunk Highway. The
Waukesha County Department of Public Works has determined the roadway will be
widened from two to four driving lanes with boulevards and turning lanes and the project
has been included in the County’s Capital Budget. Design of the improvements is outlined
in 2009-10, right-of-way acquisition is slated for 2009-2010, and construction is
determined to occur during 2012-2013. The City is generally subject to the decision-
making of State and County agencies for such road projects, but in the case of this road
project, the City has had a fair amount of involvement with the designs and layout of the
new road. Substantial interaction and correspondence with the property owners and
business owners along the affected section of the road has taken place. This pre-planning
has helped minimize the impact of the road widening, but there are still numerous
properties that are affected by the road project.
This document establishes the community’s second Redevelopment Plan pursuant to
Section 66.1333(6) of the Wisconsin Statutes, and enables the Community Development
Authority (CDA) and the Common Council to pursue additional strategies for the
advancement of significant community-oriented redevelopment projects. The CDA
created Redevelopment District #2 in 2003. That plan has been subsequently repealed
and replaced with this Plan set forth herein in 2009, due to the many changes that are
occurring along the downtown area of Janesville Road in Muskego.
Map 1 depicts the Project Area boundaries and affected properties. The legal description
for the boundary of the Redevelopment District No. 2 project area (the “Project Area”) can
be found in Appendix A.
2.0 REDEVELOPMENT PROJECT AREA
The boundaries of the redevelopment project area are shown on Map 1. There have been
some amendments made to the boundary area as part of this most current amendment.
Over 100 properties have been added to the boundary area and there have been about 30
properties removed from the boundary area. These additions and subtractions occurred
due to changes in the characteristics of the area involving the impending Janesville Road
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reconstruction, an improved economic development atmosphere and positive action by the
City of Muskego. The areas included within the redevelopment district includes almost all
properties that front on Janesville Road between Racine Avenue to just east of Glen Cove
Court/Bay Lane Drive. The project area also includes numerous properties adjacent to
Janesville Road and properties located along major side streets that intersect with
Janesville Road.
3.0 CONCLUSION OF PROPERTY AND PROJECT AREA CONDITIONS
Bearing in mind the statutory definitions of blighted area and blighted property, the
Planning Staff, CDA, and Common Council observed the conditions within the Project
Area and of specific properties within the Project Area. These observations include: a
number of substandard or deteriorating structures; a diversity of ownership; and mainly the
presence within the Project Area of predominantly open areas and underutilized parcels.
There is large redevelopment potential in this project area, especially with the pending
reconstruction and widening of Janesville Road.
The CDA and Common Council found and declared that these conditions, both individually
and in combination, substantially impair or arrest the sound growth of the community,
constituting an economic and/or social liability.
The CDA originally adopted Resolution #CDA 003-2003 on March 12, 2003. This
Resolution established the initial boundaries of the Project Area, found and declared that
the Project Area is a blighted area, and determining specific properties within the Project
Area that are specifically discussed in this Plan as blighted properties.
NOTE: Deeming the Project Area blighted is a requirement of WI State Statute when
developing a Redevelopment Plan. The term “blighted properties” is based on WI
State Statute definition, and does not mean individual properties or the Project Area
itself are defined as unsafe or in need of condemning. For this Plan’s definition,
“blighted properties” shall mean that the properties and Project Area have been
identified as needing increased economic development opportunities or in need of
economic development encouragement and stimulus to become a better place to
live, work and play.
The CDA and Common Council hereby reaffirm prior determinations that the Project Area
is a blighted area in accordance with the definitions found in Wisconsin Statutes. The
Common Council made its determination by Resolution #098-2010 on September 28th,
2010. The CDA adopted Resolution # 001-2010 on August 17, 2010.
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4.0 EXISTING CONDITIONS
4.1 INVENTORY
The Project Area is located in the north central portion of the City, in the general
vicinity of Janesville Road between Racine Avenue to just east of Glen Cove
Court/Bay Lane Drive. The Area encompasses approximately 170 acres (including
public rights-of-way) and contains 174 properties. The approximate assessed value
for the Project Area January 2009 was $73,000,000.
4.2 CURRENT ZONING
The Project Area contains numerous different zoning districts due to the large
geographic area the district encompasses. The following zoning districts are located
with the boundary area:
Commercial: B-2, B-3, B-4, BL-1, BL-2
Single-Family Residential: RS-3, RL-3, ERS-3
Multi-Family Residential: RM-1, RM-3
Mixed Use: HC-1
Planned Development District: PD-2, PD-14, PD-41, PD-42
Government/Institutional/Park/Conservation: I-1, PI-1, CI-1
Map 2 depicts existing zoning within and surrounding Redevelopment District No. 2.
For details of each zoning district please see Chapter 17, Zoning Ordinance, of the
Municipal Code. The zoning code describes the specific requirements and allowed
uses for each district.
Within this redevelopment district there are a fair amount of nonconforming
structures, nonconforming parcels, and nonconforming uses.
Nonconforming structures are permitted to continue in existence, and may be
improved, expanded, and / or enlarged provided the value of such improvement,
expansion, or enlargement does not exceed 50-percent of the current market value
of the property, and provided the improvement, expansion, or enlargement does not
increase the degree of nonconformity. In the event that a nonconforming structure is
damaged beyond 50-percent of its market value, the structure must be rebuilt in
conformity with the zoning regulations attached to the parcel.
Nonconforming parcels are also permitted to continue in their current existence, and
may be used and improved provided that any such use or improvement is developed
in conformity with the zoning regulations attached to the parcel. While this zoning
code provision strongly encourages reuse of nonconforming parcels, in many cases,
the size, shape or orientation of nonconforming parcels do not permit new
developments in conformance with modern zoning standards. Additionally, such
sizes, shapes, or configurations may constitute an economic liability for the parcel
and arrest the sound growth and development of the parcel and Project Area.
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Nonconforming uses are permitted to exist provided they are not improved,
expanded, or enlarged more than 50-percent of their market value. Nonconforming
uses, which cease to exist for twelve consecutive months, or eighteen accumulative
months in any three-year period, are required to cease operation. Nonconforming
uses may be permitted to change to another nonconforming use upon petition to and
approval by the Plan Commission, provided that the proposed nonconforming use is
not of a greater degree of nonconformity. Where proposed uses are of lesser
intensity or degree of nonconformity, the intensity of the new use becomes the
maximum permitted intensity or degree of nonconformity.
Development and redevelopment opportunities for nonconforming parcels are often
hindered by diverse ownership. It is not uncommon within the Project Area to have
two, three, or more nonconforming parcels adjacent to one another, each with little or
no opportunity to redevelop individually in light of modern zoning requirements, and
each in separate ownership. This condition often can impair and arrest sound
growth and development.
4.3 CURRENT LAND USE
The redevelopment district contains a variety of current land uses. The mix of uses
includes single-family residential, multi-family residential, government/institutional,
commercial, public recreation, agricultural, and open space. For the most part,
similar land uses are clustered together in similar areas. Map 3 illustrated the current
land uses.
4.4 ADOPTED DESIGN GUIDE
The entire City is governed by the design principals of The General Design Guide. A
portion of the redevelopment district also is governed additionally by The Downtown
Design Guide. These design guides have been adopted via Chapter 41 of the
Municipal Code as a detailed element of the adopted Comprehensive Plan. These
Guides serve to promote sound development principles and to enhance the
aesthetics of the area. City Staff developed these design guides at the direction of
the Mayor’s Task Force on Economic Development and the Plan Commission.
These Design Guides outline the planning, design, and redesign of the built
environment sought by the City of Muskego so as to enhance the City’s visual
character and avoid monotony. The standards exist to assist in fostering sound,
functional, attractive and quality development. Moreover, the Guides specify building
construction materials to be utilized, site geometrics, site landscaping requirements,
and site lighting standards to be followed.
4.5 ROADWAYS
As previously stated, Janesville Road runs through the center of this redevelopment
district. Janesville Road is a major road within the City and it is also a County
highway. Currently, Janesville Road is a two-lane road with paved shoulders,
although Waukesha County pans to reconstruct and widen Janesville Road to a four-
lane road with boulevards within the next few years. Any properties that are directly
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on any County highway are subject to Waukesha County Department of Public
Works rules, regulations, and requirements.
Most of the properties within the redevelopment district boundaries are located
directly on Janesville Road. There are also some properties that are not located on
Janesville Road, but located on other adjacent side streets such as: Pioneer Drive,
Janesville Court, Westwood Drive, Lannon Drive, Parkland Drive, and Lake Drive.
Portions of Janesville Road and some of the side streets do have some areas with
curbing, but most areas contain a rural road cross section. Within the redevelopment
district boundaries, there are currently only two fully signalized intersections, which
are located where Janesville Road intersects with Lannon Drive and, Glen Cove
Court/Bay Lane Drive intersection.
The Redevelopment District No. 2 is located approximately 2.5 miles from Interstate
43 (I-43) via Moorland Road on the east end and about 2.3 miles from Interstate 43
(I-43) via Racine Avenue on the west end. New construction at both points provides
easy on/off access.
4.6 PUBLIC UTILITY INFRASTRUCTURE
The entire project area has moderate or direct access to public sanitary sewer and
municipal water. However, some properties along the side streets of Janesville
Road are still on private wells. Map 4 illustrates the location of these facilities. The
current facilities meet the current needs of the project area.
There are ditches and culverts located throughout the project area that handle the
stormwater run off and drainage. There is no large-scale underground stormwater
sewer system or regional pond for the vicinity.
4.7 PRIVATE UTILITY INFRASTRUCTURE
Miscellaneous private utilities exist within the project area such as Time Warner
(cable television, telephone, and internet), AT&T (cable television, telephone, and
internet), and WE Energies (gas and electric). Since these entities are all privately
run utilities, they expand and upgrade as they deem necessary. Most of these
utilities are above ground, and the visible presence of utility lines scars the
landscape and contributes to the aesthetic unsightliness of this redevelopment area.
The poor aesthetic qualities of these utilities reduce the economic viability of
development and redevelopment of this area. Burying of overhead utilities along
Janesville Road is slated to occur with the reconstruction in 2011 and 2012.
5.0 VISION PLAN AND IMPLEMENTATION MEASURES
The purpose of this plan is to facilitate the development and redevelopment of the
downtown area of Muskego. The City is looking to aid the property and business owners
within this redevelopment district. As stated previously, the City has been working with the
property and business owners within the area over the past few years due to the
Janesville Road reconstruction planning. Many good ideas and pertinent needs have
been identified due to the
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meetings surrounding the reconstruction efforts. The implementation measures suggested
to help achieve the goals of this plan are listed below.
5.1 FUTURE DEVELOPMENT
IDENTIFYING DEVELOPMENT / REDEVELOPMENT OPPORTUNITIES
Many opportunities exist in the area for new development and/or redevelopment.
These opportunities may be development in the form of vacant parcels or
redevelopment of an area located on an already developed parcel where room exists
for expansion. Past discussions with many local landowners suggest many
businesses wish to expand in the near future, and this Plan looks to facilitate and
promote expansions when viable.
Table 1 discusses the development / redevelopment opportunities within RD #2 as
identified by the City. These opportunities are further referenced on Map 5 attached
herein.
Note: The table and map are strictly representational in relation to how a parcel may realize
its highest and best use. All the identified opportunity assumptions are based upon existing
2020 Comprehensive Plan rationale or other known facts relating to zoning or infrastructure.
Overall, many of the identified opportunities are anticipated to be commercial office
or retail uses. New development at these locations can help set higher design
standards, with a renewed emphasis on community image and the cost effective
public services. Moreover, quality projects at these locations will provide the
downtown area, and indeed the entire community, with an identity reflecting the
upbeat local quality of life and the affluence of City households. Widely accepted
development and planning principles suggest that new development should help the
downtown and City compete in an increasingly competitive and quality-conscious
real estate environment, and provide alternative housing and shopping opportunities
in close proximity to one another. It is anticipated key planning elements will include
the following:
Design Character
Buildings squarely facing the street
Pedestrian scale – walkable, accented storefronts
Variable roof-lines.
Transitional massing blending with surrounding architecture
Sense of place/identity
Use Mix
Upper end condos and apartments above retail/office (professionals & ‘empty
nesters’)
Destination and convenience retail
Orientation to service industries such as insurance offices, salons, and
restaurants
Shared parking
Multiple purpose trips
Convenience
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Density
Mid-Rise
Built-in consumer market for downtown businesses
More efficient public services/utilities
Interconnected activity centers
As part of identifying opportunities, the following measures may take place:
1. City staff should maintain the inventory and map that identifies the lots within the
Plan limits that have development / redevelopment potential. Characteristics
such as lots size, building size, open space, etc. could be looked at to help
determine where the development / redevelopment opportunities may be
possible. Property owners should be contacted and informed of their potential
and with ways the City may be able to help a redevelopment/development effort
(Aid may exist in the form of financial help, marketing partnerships, etc.).
2. The designs, uses, and densities should be considered when planning new
developments/redevelopments of Redevelopment District #2.
3. Sales and marketing targeting specific businesses.
4. Business Leader/Mentor group possibility.
5. Cluster developments where multiple lot owners band together to take advantage
of buying power in developing larger tracts of land into distinct city areas.
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Table 1: Parcel Development/Redevelopment Potential
# from
Map 5
Tax Key
Number(s)
Total
Acres
Current
Zoning
2020
Land Use Potential Notes
1
2195.982,
2195.982.001,
2195.983, &
2195.984
0.4 B-2 Commercial
This grouping of parcels is located on the northeast corner of Racine
Avenue and Janesville Road. Waukesha County is acquiring a portion of
these lands for the Janesville Road reconstruction project and opportunity
will exist to assemble the parcels for future commercial activity.
Incorporating parcel area to the office uses to the north for parking could
take place OR a new commercial use that may or may not share access
with the Valvoline Oil Change center tot he east. One parcel will still be
privately owned after the Janesville Road reconstruction project (abutting
Valvoline to the west) and may require aid in the form of marketing the
potential.
2 2195.981 4.4 B-4 Commercial
Parcel currently has Goodyear Auto and Sindic Auto Sales on property.
Potential exists to subdivide parcel further along Racine or Janesville for
new commercial opportunity.
3 2195.117 &
2195.066 1.5 RL-3 &
ERS-3 Institutional
Two parcels exist here with one being utilized as a nursing home and the
other as a single-family residential use. The nursing home parcel has lake
frontage on Little Muskego Lake. Opportunity exists to convert the parcels
to a commercial use that utilizes the lake to it's advantage (Ex. restaurant,
bed & breakfast, etc.)
4
2195.064, 2195.063,
2195.061, &
2195.058
1.7 RS-3 &
ERS-3 Commercial
These parcels are primarily used as residential with the exception of the
eastern most parcel which is partially used for business purposes. The
2020 Comprehensive Plan has reserved these parcels for commercial uses
due to being along Janesville Road and being across the street from multi-
family residential uses. Opportunity exists for conversion to commercial
uses for a variety of highway business uses that may include retail and/or
office.
5 2195.999 1.53 RL-3 Residential
DJ's Pub & Grill currently exists here, however, the DJ's structure is slated
to be taken by the Janesville Road reconstruction leaving the parcel
without the business. The parcel is zoned for residential and would need a
rezoning to a commercial zoning (DR-1) in order to rebuild and operate the
restaurant. Support for this rezoning, dependent on an appropriate
Building, Site, and Operation Plan in front of the city's Planning
Commission, may be appropriate to keep commerce along this area of
Janesville Road and to enhance this gateway to the downtown of
Muskego.
6
ACDO #1
All properties zoned
HC-1 in Pioneer
Drive Corridor
Approx.
14 HC-1 Commercial ACDO#1 "Historic Pioneer Drive": See supporting information within Plan
text
7 2196.975 &2196.973 1.5 B-3 Commercial
The parcels currently consist of an auto repair facility, gas station, and
carwash. Opportunities exist to update the facades of the structures and to
add additional open spaces and landscaping. City loan/grant programs
could be candidate.
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8 2196.972, 2196.971,
& 2196.959.001 0.9 B-3 Commercial
The parcels currently consist of an auto repair facility with only the
northernmost portion of the property utilized along Janesville Road. The
Janesville Road reconstruction will result in removal of the structures on
these lots and opportunity exists for a new development. Cross access
and consistent architecture standards should try to be utilized if other
businesses redevelop around this location as well. City loan/grant
programs could be candidate.
9 2196.970 0.8 B-3 Commercial
The parcel is currently utilized as a beauty salon. Parking lots and
structures are orientated along Janesville Road. Opportunity for future
development along the southern portion of the lot exists OR sharing of
developable land with surrounding parcels for new construction, parking,
etc. City loan/grant programs could be candidate.
10 2169.969 1 B-3 Commercial
Currently utilized as William's Supper Club with structure taking up majority
of site along with impervious surfaces for parking on rest of site.
Renovations to facades of structure could be realized OR full
redevelopment of site that utilizes space from parcels to the west. City
loan/grant programs could be candidate.
11
ACDO #2
Multiple Tax Keys
possible
16.4 B-3, I-1, &
RS-3 Commercial ACDO#2 "Ingold Cove": See supporting information within Plan text
12 2193.123, 2193.124,
& 2193.125 0.45 B-4 Commercial
These three parcels reside on the northwest corner of Janesville Road and
Park Drive. Two structures exist that are slated to be removed with the
Janesville Road reconstruction project. The parcel has two businesses
consisting of Twins Flowers and a Limo service. The remnant parcel
leftover after the reconstruction taking could allow a new structure and
supporting amenities, especially with the setbacks found in the DR-1
Zoning District. Establishing other locations for these businesses will be
key.
13 2193.104 7 I-1 Institutional
Location of Muskego Elementary School. Property stretches from
Janesville Road to within a parcel of Little Muskego Lake to the north.
Future viability of parcel for a school might change due to recent School
District Feasibility Study. Change from Institutional use could warrant a
great location for a mixed use development. Little Muskego Lake access
point does exist along northern boundary line.
14 2193.088 0.85 B-4 Commercial
Delta Restaurant currently exists here and will loose some frontage
property to the Janesville Road reconstruction. Opportunities exist for
working with the surrounding properties in finding a consistent design to re-
invent the facades and site plans for the structures in this area to make a
more consistent environment. Shared parking and access may also
benefit the properties as well. The parcel to the west of this property (Sport
Shack) will be lost to the Janesville Road reconstruction and the possibility
of expanding the parking lot and site plan for Delta may take place. Use of
grant and loan funds could work well here.
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15 2193.059 1 B-4 Commercial
Muskego Liquor currently exists here and will loose some frontage property
to the Janesville Road reconstruction. Opportunities exist for working with
the surrounding properties in finding a consistent design to re-invent the
facades and site plans for the structures in this area to make a more
consistent environment. Shared parking and access may also benefit the
properties as well. An old right-of-way exists along the west property line
that could be vacated by the City to open up more access room for this
property and Delta to the east. The back portion of this [property may be
able to be utilized for more parking as well. Use of grant and loan funds
could work well here.
16 2196.032 2.4 B-4 Commercial
This parcel houses the retail center with Jerome Drugs as the main hub.
The façade and site for this parcel are aging and façade updates could
occur. Possibly matching themes with the businesses across the street
could provide a more consistent environment. With the removal of many
structures in this area due to the Janesville Road construction, this block of
parcels could provide a new identity. Use of grant and loan programs to
improve the site and facades may work well here.
17 2193.07 0.3 B-4 Commercial
This site currently has the Shell gas station and the structures here will be
removed with the Janesville Road project. A remnant parcel will remain
that may be fairly small for any new business to be constructed. Options
may exist to promote parcel combinations to the restaurant to the north in
order to create more parking space for the users of the downtown along
with created a focal point along this major intersection of people gathering
(open air dining, etc.).
18 2196.952 0.4 B-4 Commercial
The BP Gas Station exists on this southwest corner of Janesville Road and
Lannon Drive. The road project will remove all the structures currently
found here, however, a larger remnant parcel may remain. Aiding the
rebuilding of the station, or other use, in a comparable design format of the
other parcels found on this block may work well in creating an identity for
the area. Use of grant and loan programs could be utilized here.
19
ACDO #3
Multiple Tax Keys
possible
17+ ERS-3 & B-
4 Commercial ACDO#3 "Downtown Revival": See supporting information within Plan text
20
2199.999.022,
2199.999.065, &
2199.999.064
11 B-2 Commercial
These parcels contain Pick n' Save and an associated retail strip center.
The architecture and site plans represent a past time before the city
adopted the various design guides. Opportunity to work with the property
owners to re-invent the architecture designs for this large commercial
complex could take place. Re-creating the parking lot layouts to include
more green space and landscaping may also benefit the area well since
these parcels reside in what the City considers the middle of downtown.
Updates to the properties may occur once a development occurs across
the street with the former Parkland Mall property. The parcel farthest to the
east (next to Pick n' Save) does allow room for further expansion of the
grocery store or a new commercial entity, which should be promoted.
21 2198.984.001 2.6 B-4 Commercial
A strip center with a variety of businesses and the US Post Office exists
here. The site and architecture are of an older design period and
cooperation with the City's loan and grant programs may work well in
recreating the design of the structure to match those of the newer buildings
found in the area. The property is within the City's TID #8 where incentives
might be found.
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22 2198.981 0.3 B-4 Commercial
A large structure with a few misc. businesses along with Jill's Cleaners
exists on this corner of Parkland Drive and Janesville Road. The parking is
going to be even more limited by the Janesville Road reconstruction and
the facades are of an older architecture period. Opportunities to facilitate a
new site plan for increased parking and access to the site will benefit the
owners and patrons. Further, working with the landowners in updating the
facades in conjunction with grant and loan programs could work well in
providing an identity with the other buildings found around this intersection.
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2198.990.004,
2198.984.006,
2198.984.005,
2198.984.002, &
2198.991.001
6+ B-4 Commercial
A variety of stand alone businesses exist along this stretch of Janesville
Road. Opportunities to create shared access will benefit these properties
since the reconstruction of Janesville Road will create less full access
points here since boulevards will be placed. Loan and grant aid to create
shared parking and access may be key. Aid to help those wishing to
update facades, create new signage, or expanding could also work well.
One parcel does exist north of the Arby's (2198.984.005) that does have
opportunity for a new full development, which should be promoted. The
properties are within the City's TID #8 where incentives might be found.
24 2198.992 1.75 B-4 Commercial
A small residential building, that has been converted to commercial uses,
exists on this parcel. Opportunity to update the structure and re-use
commercially is a possibility. However, acquisition o f this parcel for
redevelopment with the parcels surrounding this property may prove more
beneficial. The property is within the City's TID #8 where incentives might
be found.
25 2198.993 0.4 B-4 Commercial
This parcel currently has two structures upon it that can be used for leased
commercial space. The parcel is long and only uses the frontage portion
for the business uses. Opportunity to combine with parcels to the
east/west for a larger redevelopment opportunity exists in order to utilize
the overall acreage. Cross access to other parcels in this area should be
promoted as one of the only full access points across Janesville Road will
be found here across from Vine Street once the reconstruction begins. The
property is within the City's TID #8 where incentives might be found.
26 2198.995 1.2 B-4 Commercial
This is a vacant parcel with limited Janesville Road frontage, although with
a large amount of acreage due to the depth. Opportunity to combine with
surrounding parcels for development could occur and should be promoted.
The property is within the City's TID #8 where incentives might be found.
27 2198.997 0.9 B-4 Commercial
The parcel has vacant frontage on the northwest corner of Glen Clove
Court and Janesville Road. Multi-family uses already exist to the rear, but
the promotion of creating a new commercial opportunity along the frontage
would be key. Creating a consistent design with the structures surrounding
this block should be necessary as this is one of the gateways to the
downtown. Cross access between adjoining properties should be
accomplished due to limited access next to a high traveled. lighted,
intersection.
28 2198.978, 2198.950,
& 2198.949 2.5 RM-1 Multi-Family
This set of parcels exists on the south side of Janesville Road just east of
Vine Street. The parcels already share cross access for parking and
ingress/egress. The buildings are of an older architecture and opportunity
exists to create an identity with similar updated facades and site planning.
Use of City grant and loan programs with the landowners should be
promoted.
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29 2198.948 2.5 B-4 Commercial
This parcel is currently used by Firestone Auto, however, the structure is
slated to be removed with the Janesville Road reconstruction project. A
remnant parcel will exist on this corner of Janesville Road and Bay Lane
Drive, which could prove useful for a new commercial opportunity or as a
parcel add-on to a redevelopment that could occur with the businesses still
existing to the west.
30 2198.161 0.8 B-4 Commercial
One acre is reserved for commercial uses at this northeast corner of Glen
Cove Court and Janesville Road. Promotion of this parcel as a commercial
opportunity should be done. Architecture of a new structure should
establish an identity since this is a gateway to the downtown from the east.
Note: This table is for informational purposes only and is strictly representational in relation to how a parcel may realize it’s highest and best
use. All the identified opportunity assumptions are based upon existing 2020 Comprehensive Plan rationale or other known facts relating to
zoning or infrastructure.
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AREAS OF COMBINED DEVELOPMENT OPPORTUNITY (ACDO)
Map 5 and Table 1 also display what this Plan is referring to as “Areas of Combined
Development Opportunities (ACDO).” ACDO parcels are areas of opportunity the
CDA and staff has found to be redevelopment opportunities of a grander scale.
Essentially, ACDO areas are groupings of parcels that may find advantages if
redevelopment efforts are combined with neighboring parcels. Further, ACDOs
relate in one way or another to the City’s adopted 2020 Comprehensive Plan. Each
ACDO is numbered and the possible opportunities of each are discussed in more
detail below.
As part of the ACDOs, the following measures may take place:
1. City staff, area specific Alderman, and members of the Mayor’s Task Force
and/or CDA will open up further discussion with ACDO property owners and
attempt together to discover ways that could make developments /
redevelopments a reality. Determining the needs of the owners (financial, etc.)
and any shortfalls (lease or approval issues, etc.) will be key along with other
potentially unforeseen variables.
ACDO #1 “HISTORIC PIONEER DRIVE”
The Redevelopment District #1 Plan now includes an area that has always been
deemed historic by the community. The area is known as Historic Pioneer Drive and
is a compilation of residential and commercial properties located along Pioneer Drive
from Janesville Road to the north and Horn Park Drive to the south. Essentially, this
area is comprised of all the properties along this stretch currently zoned HC-1
Historic Crossroads District.
Historic Pioneer Drive is characterized by aging historic buildings once setup as a
classic downtown with retail and residential structures closely located to the right-of-
way. Today the area is made up of a line of disparate commercial and residential
uses along an aging roadway. Many buildings squarely face the street and the old
downtown look and feel is still apparent on a few of the properties still standing.
A Design Guide is already adopted for the area. The purpose of the guide is to aid
the Planning Staff and Plan Commission in the planning, design and re-design of the
built environment, so as to enhance and unify its visual character while avoiding
monotony and repetition.
Each property found in this area has its own potential for redevelopment; however,
the City may be able to act as a catalyst regarding a couple key aspects associated
with appearances from both the properties themselves and the roadway
infrastructure supporting the area.
First, Pioneer Drive is set-up for two-way traffic with on-street parking and concrete
pathways on either side. Above ground utilities are found along the route as well.
Potential exists to create an identity for this area via reconstruction of Pioneer Drive
with the additions of streetscaping aspects (landscaping, lighting, pavement
treatments, etc.) and the burying of utilities.
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Second, numerous properties within this area could benefit from various grant and
loan programs that are used for activities adapted to the area’s design guide.
Building new structures closer to the street, having reduced side yard setbacks,
incorporating mixed uses (commercial below and residential above), redeveloping
facades, and incorporating an overall cleanup schedule could all work well to begin
to bring back a historic identity to the neighborhood.
As part of ACDO #1, the following measures may take place:
1. Exploring opportunities to reconstruct the roadway with a variety of options
for streetscaping treatments could be explored.
2. Redevelopment potential of this area both in general, and parcel specific,
should be identified and promoted with the property owners/developers.
3. Various financing methods should be used to spur redevelopment with the
individual property owners including property-specific development based
incentives and loan/grant programs.
ACDO #2 “INGOLD COVE”
Along the south side of Janesville Road between Kristin Drive and Westwood Drive
exist a number of commercial properties creating the potential for a large
redevelopment project. Many of the parcels have been built very close to the
Janesville Road right-of-way, leaving large portions of the parcels open and vacant
to the rear. Further, one property in particular has over 6 acres of open space to the
rear deemed by the City as a future commercial opportunity in its 2020
Comprehensive Plan (Note: This ACDO is named after this large open space parcel
owner name).
The local property owners, City staff, and elected officials have been discussing the
best opportunity for redevelopment in this area since 2008. Each property has its
own potential for redevelopment. However, the City might be able to assist with a
couple key aspects associated with access and stormwater management.
First, to ensure maximum redevelopment potential, regional stormwater
management should be reviewed. Potential exists on property already owned by the
City for a local well. Secondly, access behind and through a majority of these
parcels would help alleviate access concerns along heavily traveled Janesville Road.
Further, access would help in the cross access between a variety of commercial
uses. Potential exists for an internal access road connecting the parcels from Kristin
to Westwood Drives.
Overall, it appears most properties would redevelop on an “as needed basis” in a
commercially used form. Given the one large parcel in the middle of this ACDO
though, opportunity exists for a mix of uses that may include multi-family
condominiums, apartments, or senior living. Chances to develop a downtown open
space that could allow for various community events might work in this area as well
that would connect the commercial activities with the large residential core of
properties that exist in this downtown area. Connecting an internal access road with
a downtown open space and a new mixed-use development may be the key to
making the Ingold Cove area distinct.
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As part of ACDO #2 “Ingold Cove”, the following measures may take place:
1. Creating an overall concept plan for the City to promote may be key to seeing
the redevelopment potential of this area through. Formulizing an overall
concept plan along with ways to finance the plan is critical. Financing may
include the use of a TIF District.
2. Redevelopment potential of this area both in general, and parcel specific,
should be continually promoted with the property owners.
3. Parcels may have the potential to be purchased by the community as funds
become available for reasons specific to spurring redevelopment of other
parcels in the area. Reasons may include remedying access concerns,
assembling open spaces, and stormwater management.
4. Various financing methods should be used to spur redevelopment with the
individual owners, including property specific development based incentives
and loan/grant programs.
ACDO #3 “DOWNTOWN REVIVAL”
ACDO #3 is considered the central downtown of the City of Muskego. The area with
the most redevelopment potential is found along the north side of Janesville Road
between Lannon Drive and Parkland Drive and includes the 10-acre former Parkland
Mall site.
The area is currently comprised of single-family residential uses along along the west
side of Lannon Drive. Commercial zoning and land uses are found in place for the
parcels abutting Janesville Road, which includes the former Parkland Mall site.
Redevelopment in this area should seek to enhance the image, profile, and use of
Downtown Muskego. Given its central location, the site plays a crucial role in the
future viability of the Janesville Road commercial district. Equally important, the site
provides an opportunity to begin to reshape Downtown Muskego from a disparate
collection of aging commercial structures to a functional and symbolic city center
befitting a community of over 20,000.
New development at the former Parkland Mall site can help set higher standards of
design with a renewed emphasis on community image and the cost effective
provision of public services. Moreover, a quality project at this location will provide
the downtown area, and indeed the entire community, with an identity reflecting the
local quality of life and the affluence of city households – in short, a visual and
economic anchor for the currently attenuated and uncentered Janesville Road
corridor. Widely accepted development and planning principles suggest that new
development should help the downtown and City compete in an increasingly
competitive and quality-conscious real estate environment, while providing
alternative housing and shopping opportunities in close proximity.
The vision for the Parkland Mall site should encompass a mixed-use development
utilizing traditional neighborhood development standards. Area residents should feel
a new sense of place, as a development must provide a downtown identity.
Commercial and residential uses are envisioned providing a one-stop convenience of
institutional and public services. Overall, this project should demonstrate market
driven principles that work within the Muskego’s economic landscape.
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The following key planning elements are to be used as a guide for the
development/redevelopment of the portion of this area that abuts Janesville Road
(Note: A development may include other elements not listed OR may exclude some
of the elements below as any new development should be market driven):
Design Character
Traditional town center/modern ‘main-street’
Buildings squarely facing the street
Buildings closer to street, parking behind
Pedestrian scale – walkable, accented storefronts
Taller building profiles – downtown centerpoint and landmark
Variable roof-lines.
Transitional massing blending with surrounding architecture
Sense of place/downtown identity
Use Mix
Possible upper end condos (professionals & ‘empty nesters’)
Destination and convenience retail
Smaller floorplate retail
Shared parking
Multiple purpose trips
Convenience
Density
Possible Mid-Rise heights: Somewhat higher than City norm
Built in consumer market for downtown businesses
Greater TIF revenues
More efficient public services/utilities
Activity center
Downtown anchor and landmark
As stated, the parcels west of Lannon Drive, are primarily residential; however, the
2020 Plan lists future uses as being commercial in character. Commercial land uses
will most likely come to fruition after the primary spot in the former Parkland Mall site
is developed.
The parcels abutting the lake may develop only after a larger development along
Janesville Road is created to link an open space lake access to the downtown.
Future assemblage of these parcels to create lake access and view sheds may entail
a mixed-use development that adapts to the lake, consisting of various commercial
activities intermingled with multi-family condominium projects.
Future lake accesses and view sheds will hopefully bring the lake back into the
community and create new opportunities for residents and visitors to enjoy an
original amenity Muskego has historically been famous for.
As part of ACDO #3 “Downtown Revival”, these measures may take place:
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1. Deriving an overall concept plan for the City to promote may be key to seeing
the redevelopment potential of this area through. Formulizing an overall
concept plan along with ways to finance the plan is critical. Financing may
include the use of a TIF District.
2. Future decision-making bodies should be sensitive to how future lake access
here is developed in order to assure that the access points work well with
surrounding land uses.
3. Parcels may have the potential to be purchased by the community as funds
become available, development takes place, and/or properties go up for sale.
Community participation should only be used in acquisitions associated with
a larger adopted development plan for the area.
5. Redevelopment potential of this area both in general, and parcel specific,
should be continually promoted with the property owners.
6. Various financing methods should be used to spur redevelopment with the
individual owners including property specific development based incentives
and loan/grant programs.
7. Various financing methods should be investigated to make a redevelopment
with lake access/views a reality, including the use of TID financing.
MAYOR’S TASK FORCE ESTABLISHED DOWNTOWN
Over the past couple of years, the Mayor’s Task Force on Economic Development
(MTF) has been working with a variety of study groups in order to determine how to
recreate and promote Muskego’s downtown area. The groups have focused on such
items as:
1. What types of businesses are desired in a downtown in general and
directly by the residents themselves?
2. What the businesses in a downtown desire (look, feel, types of
businesses, etc.)?
3. How can we create a city center for people to live, work and play (park
once to experience a variety of everyday activities)?
4. How to we create a retail hub where people park once?
5. How can we create a gathering place for City events?
Overall, the MTF established early on that the definition of the downtown would be
the area found on Map 6 consisting of Westown, Midtown, and Eastown. These
“towns” have been discussed that each named section could have defined identities.
At the very least, the towns are a way to plan businesses appropriately, along with
their associated designs, in conjunction with the surrounding land uses and
infrastructure that might exist from place to place.
This Plan acknowledges MTF ongoing efforts and will look to work in conjunction
with the committee to implement any redevelopment/development efforts associated
with Redevelopment District #2.
5.2 BEAUTIFICATION & UPKEEP
GENERAL CLEANUP
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As part of reclaiming an identity for Muskego via downtown development research
indicates the focus must be centered on enforcing the City’s ordinances relating to
outdoor storage, landscaping, general site upkeep, and signage while also enforcing
the Planning Commission approvals many sites have received. The community will
be embarking on one of the largest public works projects Waukesha County has
completed with the reconstruction of Janesville Road in 2012/13, and Muskego’s
objective is to ensure this newly created landscape is complemented by the
surrounding environs.
As part of the General Cleanup, the CDA will take action to implement these
requirements/guidelines, which will include the following:
1. The Muskego Community Development Department staff will begin to inventory
properties potentially in conflict with past approvals or various city ordinances
relating to site upkeep. Contacts will be made regarding the possible
discrepancies prior to the completion of the Janesville Road reconstruction
project.
Following the completion of the Janesville Road reconstruction project, site
upkeep and approvals will be strictly enforced in order to assure the best
environment possible for City residents, business owners, and visitors.
2. One aspect of Janesville Road effecting overall appearance is in relation to
temporary signs randomly dotting the intersections in relation to telemarketing
efforts or rummage sales. No temporary signage of this nature is allowed in the
county or city rights-of-way by City Ordinance. Thus, by adoption of this Plan,
the City will enforce this ordinance by removing any signage in the rights-of-way
within Redevelopment District #2 immediately upon being found. Note:
Temporary signage for businesses is still allowed by City ordinances as long as
proper permits are sought, and the sign is located outside of the public right-of-
way.
BEAUTIFICATION & GATEWAYS
Overall District beautification is considered essential since the City is investing a
large amount of money towards the streetscaping of the downtown in line with the
Janesville Road reconstruction. Emphasis on streetscaping will be evident on the
gateways. Maintaining and enhancing the overall appeal of the streetscaping is
essential.
As part of improved beautification and gateways, the following implementation
measures may take place:
1. Annual review of the “state of the gateways and beautification measures” in the
district should take place by the CDA. Recommendations for maintenance and
updates to the streetscaping should be considered and costs determined and
budgeted.
2. New development/redevelopments should look to compliment the streetscaping
and themes the City puts in place.
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5.3 FINANCIAL AIDS
JANESVILLE ROAD COMMERCIAL LOAN PROGRAM
In 2009, the Community Development Authority established the Janesville Road
Commercial Building and Site Loan Program. The CDA intends these funds to be
used to improve properties and enhance the tax base within Redevelopment District
#2. Businesses and property owners within RD #2 are eligible for low-interest loans
to finance business expansion or start-up projects. Repaid loan funds will be used to
assist other businesses within the RD #2. One of the purposes of this plan is to set
forth the criteria for the financing that is available from the Loan Program. The
Façade Loan Program is relatively the same as the Façade Grant Program, but is
focused towards larger scaled projects.
The Program has been established to increase the tax base of RD #2 through the
retention and expansion of existing, and the development of new, small businesses.
Small- and medium-sized businesses often lack the necessary capital to develop or
expand their operations, and, as such, this lack of capital has a significant impact on
the local tax base.
Further, the program is instituted to encourage urban design excellence, integrate
urban design and preservation of Muskego’s heritage into the process of downtown
redevelopment, while enhancing the character of the downtown area. Loan
resources applied properly will produce visible changes to commercial buildings and
commercial sites.
The Program includes funding mechanisms and interest rates designed to
encourage business development, while providing for the recapitalization and growth
of the Program.
As part of this program, the following implementation measures may take place:
1. Formal marketing of this program, by the CDA and staff, so that all owners are
well aware of their options when considering updates to their property.
2. CDA Note: The City should be open to any request for a loan that potentially
improves the image of the RD #2 area. Thus, even grant requests outside the
parameters established in the adopted program (amount requested, etc.) should
be discussed by the CDA, at the very least, in order to attempt to find options for
those who wish to enhance this area.
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JANESVILLE ROAD COMMERCIAL GRANT PROGRAM
The Janesville Road Commercial Building & Site Grant Program has been
established to stimulate commercial exterior building and site improvements within
the context of RD #2, as administered by the Community Development Authority.
The Façade Grant Program is relatively the same as the Façade Loan Program but
is focused towards smaller scaled projects, such as new signage, parking lot
updates, general structure updates, and landscaping. Businesses meet the eligibility
requirements outlined below can receive matching grants up to $3,000.
The purpose of the Janesville Road Commercial Building & Site Grant Program is to
encourage urban design excellence, integrate urban design and preservation of
Muskego’s heritage into the process of downtown redevelopment, and enhance the
character of the downtown area. Grant resources should produce visible changes to
commercial buildings and commercial sites.
As part of this program, the following implementation measures may take place:
1. Formal marketing of this program, by the CDA and staff, so all RD #2 owners are
well aware of their options when considering updates to their property.
2. CDA Note: The City should be open to any request for a grant whose goal is to
improve the image of the RD #2 area. Thus, even grant requests outside the
parameters established in the adopted program (amount requested, etc.) should
be discussed by the CDA, at the very least, in order to attempt to find options for
those who wish to enhance this area.
RESIDENTIAL GRANT PROGRAM
The residential lots and homes within the Redevelopment District #2 are just as
important in creating a sense of place and high aesthetic quality along Janesville
Road as the businesses. Thus, a residential grant program will look to be adopted
by the CDA as part of the adoption of this RD #2 Plan. Such a grant program can
aid a landowner in making improvements such as painting, residing, fence
replacement/addition, front porch replacement/additions, landscaping
upkeep/enhancement, and any other miscellaneous renovations that show a positive
contribution to beautifying the Janesville Road corridor in the RD #2 District
boundary area. Many other communities have such programs in place and most
programs are limited to the front facades of the homes and lots.
As part of this program, the following implementation measures may take place:
1. Adoption of a new residential grant program for Janesville Road corridor
enhancement.
2. Formal marketing of this program, by the CDA and staff, so all RD #2 owners are
well aware of their options when considering updates to their property.
3. CDA Note: The City should be open to any request for a grant whose goal is to
improve the image of the RD #2 area. Thus, even grant requests outside the
parameters established in the adopted program (amount requested, etc.) should
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be discussed by the CDA, at the very least, in order to attempt to find options for
those who wish to enhance this area.
REVOLVING LOAN FUND
The City of Muskego and the CDA has for some time administered a Revolving Loan
Fund (RLF), which provides a viable source of financing that fills the "gap" between the
monies available through the private sector and the amount needed to complete a
project. The City uses RLF monies to provide loans to new and expanding
businesses. Businesses, in return for use of the public funds, provide private
investment towards the assisted activity and create job opportunities, principally for
the benefit of low- and moderate-income persons. In making a RLF loan to a
business, communities act like a "bank" and accept responsibilities comparable to a
commercial lender. The RLF money the City utilizes is a result of repaid Community
Development Block Grant (CDBG) loans from the State of Wisconsin.
The City of Muskego’s program allows interest rates as low as 50% below the prime
rate, and the money can be used for a variety of projects including:
Purchase, rehabilitation, renovation, or construction of a building
Site acquisition and preparation
Purchase of furniture, fixtures, and equipment
Financing of working capital
Clearance, demolition, and removal of structures
Buyouts by purchase of assets or stock
To qualify for a low interest RLF loan, business must demonstrate one fulltime
equivalent job is being created for every $20,000 requested from the City. Assurances
and collateral apply just like in any other bank loan.
As part of this program, the following implementation measures may take place:
1. Formal marketing of this program, by the CDA and staff, so all owners are well
aware of their RLF options when considering updates to their propertyies.
OTHER INCENTIVE TECHINIQUES
It is the intention of the City of Muskego to attempt to find options for any
entrepreneur to meet their goals when planning/expanding their business. Many
other financial mechanisms exist which might be the appropriate outlets befitting the
direct needs of a business venture or the City. These mechanisms may include the
use of Tax Increment Districts or specific municipal aids/incentives for grants, loans,
land acquisitions, buyouts, and leases to name a few.
As part of this program, the following implementation measures may take place:
1. The City should not discount any financial option when trying to realize the goals
and implementation measures of this Plan. “Outside the box” options should
always be entertained, even when the option might not seem feasible at face
value.
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5.4 ACQUISITIONS AND RELOCATIONS
This Plan does not include specific plans to acquire or relocate any
businesses/properties. However, there may be times in which property owners may
wish to discuss the option of selling their property to the City for redevelopment
purposes. Also, specific businesses may come forward looking to be relocated.
As part of this, the following implementation measures may take place:
1. The CDA will work with any property owner or business attempting to solve sale
of a property for redevelopment or business relocation, as long as the end goals
are consistent with Comprehensive Plan. Mechanisms may include outright
purchases or financial assistance mechanisms to reach these goals. However,
any purchase of property or financial aid mechanism, shall be subject to the
approval of the Common Council and any governing State Statutes.
5.5 UTILITIES AND INFRASTRUCTURE
ROAD INFRASTRUCTURE
The main thoroughfare within Redevelopment District #2 is Janesville Road, which is
slated for full reconstruction in 2012-2013. The reconstruction will include the
expansion of an existing two-lane road into a four-lane road separated mostly by
boulevards. Full streetscaping efforts will also take place consisting of 5-foot wide
concrete sidewalks on either side, pedestrian pavement improvements, trees/shrubs,
lighting, and street furniture. The improvements are exactly what have been needed
for some time to give the district a “sense of place” to build upon. All intersections
will be treated as part of the reconstruction effort as well. The only large scale need
for road infrastructure changes would be the Pioneer Drive corridor.
As part of road infrastructure improvements, the following implementation measures
may take place:
1. Staff shall take an active role in the Janesville Road reconstruction efforts with
Waukesha County providing the full implementation of the approved street layout
and streetscaping plans. Further, City staff and the CDA shall try to work out any
issue that may arise before, during, and after the Janesville Road reconstruction
effort.
2. Staff shall look at the road infrastructure improvement needs of Pioneer Drive
from Janesville Road to Horn Park Drive. Desired improvements compliment the
historic atmosphere of the neighborhood desired. Items for consideration shall
include minor streetscaping such as signage, landscaping, lighting, and
identification of pedestrian crossings, in addition to sidewalk reconstruction, and
road resurfacing.
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WATER & SEWER
There are no planned improvements to the water or sanitary sewer systems within
the project area.
STORMWATER
There are no stormwater facilities planned at this time. However, this Plan
recognizes stormwater management is required by code in a development /
redevelopment creating more than a ½ acre of impervious surface area.
As part of stormwater management, the following implementation measures may
take place:
1. Whenever possible, the City should work to help property owners in orchestrating
shared stormwater management programs. Shared stormwater ponds or
regional ponds increase land development potential and lessen the cost of this
needed infrastructure.
5.6 CODES AND ORDINANCES
CITY BUDGET
Addressing various implementation measures annually will ensure the objectives of
the Redevelopment District #2 Plan are followed. Some measures will require
financial resources from year to year to guarantee positive outcomes.
As part of the City Budget, the following implementation measures may take place:
1. The Community Development Authority will review the financial requirements of
this Redevelopment District #2 Plan annually and request the necessary
operational funding to the Common Council for various budget approvals.
ZONING ORDINANCE AND MAP AMENDMENTS
The majority of existing zoning districts attached to RD #2 parcels will accommodate
the proposed redevelopment visions. No rezonings appear to be necessary at this
time. However, this Plan does recognize many properties will be affected by the
reconstruction of Janesville Road and development / redevelopment opportunities
could be reduced due to this reconstruction. Thus, future approvals of comparable
zoning districts for those affected properties may be recommended as long as the
proposed use(s) meet the objections of the City’s Comprehensive Plan. An example
of a comparable zoning district would be a request to go from B-4 Highway Business
District to the DR-1 Downtown Revival District in order to allow structures to be built
close to the front and side property lines.
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COMPREHENSIVE PLAN AMENDMENTS
The adopted 2020 Land Use Map is illustrated on Map 7. The redevelopment
visions outlined within this Plan can be accommodated without amendment to the
land use element of the 2020 Plan.
AMENDMENT TO BUILDING CODES AND ORDINANCES
Properties within Redevelopment District #2, like all other areas within Muskego, are
subject to all Building Codes and Ordinances of the City of Muskego. No
amendments are needed as a part of this Plan.
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APPENDICES
APPENDIX A - PROJECT AREA LEGAL DESCRIPTION
The boundary of the Redevelopment District No. 2 project area (the “Project Area”) contains
parcels of land legally described as:
All that part of the Northeast ¼, Northwest ¼, and the Southwest ¼ of Section 10, and the
Northeast ¼, Southwest ¼, and Southeast ¼ of Section 9, and the Southeast ¼ of Section
8, and the Northwest ¼ of Section 16, all in Town 5 North, Range 20 East, City of Muskego,
Waukesha County, Wisconsin, bounded and described as follows:
Commencing at the Southwest corner of Outlot 1, Certified Survey Map No. 10221, said
point also being the point of beginning of lands to be described; thence Easterly along a
South line of said Outlot 1, a distance of 50.15 feet to a Westerly line of said Outlot 1;
thence Southerly along said Westerly line 91.48 feet to the Southerly line of said Outlot 1;
thence Northeasterly along said Southerly line 305.60 feet to an angle point in said
Southerly line; thence continuing along said Southerly line 53.13 feet to an Easterly line of
said Outlot 1; thence Northerly along said Easterly line177.79 feet to a Southerly line of said
Outlot 1; thence Easterly along said Southerly line 183.92 to the East line of said Outlot 1;
thence Northerly along said East line 84.92 feet to the a Southerly line of Outlot 1 of Forest
Glen Subdivision; thence Easterly along said South line 194.86 feet; thence Southerly along
a East line of said Outlot 1 a distance of 24.90 feet; thence Easterly along a South line of
Outlot 1 a distance of 56.82 feet, to the West line of Lot 1 of said Forest Glen Subdivision;
thence Northerly along said West line 57.24 feet; thence Northerly along a West line of said
Lot 1 a distance of 70.97 feet; to the Southwest corner of Lot 2 in said Subdivision; thence
Northerly along the Westerly line of said Lot 2 a distance of 15.71 feet; thence continuing
Northerly on the Westerly line of said Lot 2 a distance of 125.53 feet to the Northerly line of
said Lot 2; thence Easterly along said Northerly line 161.48 feet, to the Northeast corner of
said Lot 2; thence Southerly 89 feet more or less to the Southwest corner of Outlot 4 of said
Forest Glen Subdivision; thence Northeasterly along the Southerly line of said Outlot 4 a
distance of 118 feet; thence Southeasterly 335 feet more or less to the Northeast corner of
Lot 50, in Guernsey Meadows Addition No. 1; thence Easterly along the Northerly line of
said Lot 50 a distance of 190.00 feet to the Westerly line of said Lot 50; thence
Southeasterly along said West line 188.16 feet to the Northerly line of Lot 51 in said
Guernsey Meadows Addition No. 1; thence Southwesterly along said North line and the
North line of Outlot 2 of said Guernsey Meadows Addition No. 1 a distance of 310.30 feet, to
the Northwest corner of said Outlot 2; thence continuing Southwesterly along the same
bearing of said North line 69 feet more or less to the West right-of way line of Bay Lane;
thence Southerly along said West right-of-way 59 feet more or less to the Southeast corner
of the property identified by Tax –key No. 2198-948; thence Southwesterly along the
Southeasterly line of said property, said line also being the Northwesterly right-of-way line of
said Bay Lane 5.96 feet to said West right-of-way of Bay Lane; thence Southerly along said
West right-of-way line 164 feet to the North line of Certified Survey Map No. 1876; thence
Westerly along said North line 254.02 feet to the Southeast line of the property identified by
Tax –key No. 2198-978; thence Southwesterly along said Southeast line 176.12 feet to the
Northeasterly right-of-way line of Vine Street; thence Southwesterly 65 feet more or less, to
the Northeast corner of the property identified by Tax –key No. 2198-976 also known as Lot
17, in Unrecorded Ludwigs Subdivision; thence Southwesterly along the North line of said
Lot 17 a distance of 34.50 feet; thence Westerly along the North line of said lot 17 a
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distance of 152.95 feet, to the East line of Parcel 1, Certified Survey Map No. 8361; thence
Southerly along said East line 813 feet more or less to the South line of said Parcel 1;
thence Westerly along said South line and along the South line of Parcel 1 Certified Survey
Map No. 5886 a distance of 634.08 feet to the Easterly right of way line of Parkland Drive;
thence continuing Westerly along the said South line extended, 60 feet more or less to the
Westerly right of way line of said Parkland Drive; thence Southerly along said Westerly right-
of-way line 449 feet more or less to the South line of Lot 3, Certified Survey Map No. 10029;
thence Westerly along the South line of Lot 3, and Lot 4 of said Certified Survey Map No.
10029, and Parcel 1 of Certified Survey Map 6635, a distance of 1260.65 feet, to the East
right-of-way line of Lannon Drive; thence continuing Westerly along the extended Southerly
property line of said Parcel 1, a distance of 73 feet more or less to the Westerly right-of-way
line of said Lannon Drive, said line also being the East line of Lot 13, in Westview
Subdivision; thence Southerly along said Westerly right-of-way line and along the East line
of said Lot 13, and also along the East line of Lots 1, 2 and 3, in Chesterhill Subdivision, 309
feet more or less to the South line of Lot 3 in said Chesterhill Subdivision; thence Westerly
along said South line, and along the South line of Lot 10, in said Westview Subdivision,
320.00 feet to the East right-of-way line of Westwood Drive; thence Westerly along
extended South line 50 feet more or less to the West right of way line of said Westwood
Drive; thence Southerly along said West line 388 feet more or less, to the North line of
Parcel 1 of Certified Survey Map No. 7170; thence Westerly along said North line 182.31
feet to the West line of said Parcel 1; thence Southerly along said West line 100 feet, to the
North line of Parcel 1 Certified Survey Map No. 4432; thence Westerly along said North line
5.00 feet, to the West line of said Parcel 1; thence Southerly along said West line 111.82
feet, to the South line of Parcel 2 said Certified Survey Map 7170; thence Westerly along
said South line 475.46 feet to the East line of Outlot 3 in Kristin Down Subdivision; thence
Southerly along said East line 149 feet more or less to the North right of way line of St.
Leonards Drive; thence Westerly along said North line 14.77 to a West line of said Outlot 3;
thence Northerly along said West line 289.23 feet, to a South line of said Outlot 3; thence
Westerly along said South line 75.00 feet; thence along a South line of said Outlot 3 a
distance of 174.01 feet; thence Southwesterly along a South line of said Outlot 3 a distance
of 68.35 feet, to the South line of Parcel 3, Certified Survey Map No. 8922; thence Westerly
along the South line of said Parcel 3, and the North lines of Lots 82, and 83, of said Kristin
Down Subdivision 193.36 feet to the East right-of-way line of Kristin Drive; thence Northerly
along said East line 113 feet more or less; thence Westerly along the Southerly extended
property line of a parcel identified by Tax –key No. 2196-969, a distance of 230 feet more or
less, to the East line of a property identified by Tax –key No. 2196-970; thence Southerly
along said East line 25 feet more or less to the South line of said property; thence Westerly
along said South line 120.66 feet, to the West line of said property; thence Northerly along
said West line 12 feet more or less to the South line of a property identified by Tax –key No.
2196-959-001; thence Southwesterly along said South line 120 feet more or less to the
North line of Outlot 2, of said Kristin Down Subdivision; thence Westerly along said North
line 222 feet more or less to an angle point in said North line; thence Northwesterly along
said North line 20.00 feet, to the West line of said Outlot 2; thence Southerly along said
West line 1,144.00 feet to the North right of way line of Kristin Drive; thence Westerly along
said North line 300 feet more or less to the Easterly right of way line of Pioneer Drive;
thence Southerly 62 feet more or less to the Northwest corner of Outlot 1 in said Kristin
Down subdivision; thence Southerly along the Easterly right of way of said Pioneer Drive
90.00 feet to the North line of a property identified by Tax –key No. 2196-981-002; thence
Westerly along said North line extended 50 feet more or less to the center line of said
Pioneer drive; thence Southerly along said center line 268 feet more or less to the extended
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South property line of a property identified by Tax –key No. 2195-937; thence Westerly
along said South line 275 feet more or less to the West line of said property; thence
Northerly along said West line and the West lines of Parcel 1 Certified Survey Map No. 3461
and Parcel 1 of Certified Survey Map No. 3439 a distance of 282.31 feet to the North line of
said Parcel 1 Certified Survey Map No. 3439; thence Easterly along said North line 209.35
feet, to the Northeast corner of said Parcel 1; thence Northerly to the Southeast corner of a
property identified by Tax –key No. 2195-940; thence Northerly along the East line of said
property 73 feet more or less to the center line of a navigable waterway known as Muskego
Canal; thence Northerly along said center line 893 feet more or less to the Northeast corner
of a property identified by Tax –key No. 2195-951; thence Southwesterly along the North
line of said property and also the North line of a property identified by Tax –key No. 2195-
950 a distance of 453.05 feet to the Easterly right of way line of Valley Drive; thence
Southwesterly 51 feet more or less to the Northeast corner of a property identified by Tax –
key No. 2195-932; thence Southwesterly along the North line of said property and also the
North lines of properties identified by Tax –key Nos. 2195-931, 2195-952-001, 2195-952-
002 a distance of 421.28 feet, to the East line of Parcel C, Certified Survey Map No. 3037;
thence Northerly along said East line 87.40 feet, to the North line of said Parcel C; thence
198.00 feet to the Easterly right of way line of Kelly Drive; thence Southwesterly 61 feet
more or less to the Northeast corner of a property identified by Tax –key No. 2195-119;
thence Southwesterly along the North line of said property 254.59 feet, to the East line of
Parcel 2, Certified Survey Map No. 6090; thence Southerly along said East line 256 feet
more or less to the South line of said Parcel 2; thence Southwesterly along said Southerly
line 183.00 feet to an angle point; thence Northwesterly along said Southerly line 175.00
feet, to an Easterly line of said Parcel 2; thence Southerly along said Easterly line 24.36 feet
to an angle point and a point on a curve; thence Southerly along said Easterly line and along
the arc of a curve 69.42 feet, to the North right of way line of Lion Park Drive and a point on
a curve; thence Westerly along said North line and along the arc of a curve 134.13 feet;
thence Southerly 63 feet more or less to the Northwesterly corner of Parcel 5, Certified
Survey Map No. 6091; thence Southerly along the Westerly line of said parcel 5 a distance
of 28.74 feet, to an angle point; thence Southwesterly along said Westerly line 280.90 feet,
to an angle point; thence Southerly along said West line 365.75 feet, to the Easterly right of
way line of Racine Avenue (C.T.H. “Y”); thence Northwesterly along said Easterly right of
way line 721 feet more or less, to the South corner of Parcel 2, of Certified Survey Map No.
8294; thence Northeasterly along the Southeasterly line of said Parcel 2 a distance of
197.50 feet, to the Easterly line of said Parcel 2; thence Northwesterly along said Easterly
line 46.04 feet, to the corner of Parcel 1, Certified Survey Map No. 7495; thence
Northeasterly along the Southeasterly line of said Parcel 1 a distance of 202.94 feet to the
Northeast corner of said Parcel 1; thence Northeasterly 50 feet more or less to the west
corner of a property identified by Tax –key No. 2195-117; thence Northeasterly along a
Northerly line of said property 81.55 feet, to a Westerly line of said property; thence
Northerly along said Westerly line 120.03 feet to the shore of Little Muskego Lake; thence
Northeasterly along said Shore 142 feet more or less to the Westerly property line of Lot 18,
in Kingston’s On Muskego Subdivision No. 2; thence Southeasterly along said Westerly line
63 feet more or less to the Southerly line of said Lot 18; thence Northeasterly along said
Southerly line and the Southerly line of Lot 19 in said Subdivision 132.5 feet to the
Southeast corner of said Lot 19; thence Northeasterly 50 feet more or less to the Northwest
corner of Lot 15 in said Subdivision; thence Northeasterly along the North lines of Lots 11,
12, 13, 14, and 15 of said Subdivision 361 feet more or less to the Westerly line of Lot 26 in
said Subdivision; thence Northwesterly along said West line 15 feet, to the South line of said
Lot 26; Thence Northeasterly along said South line and the South lines of Lots 27 and 28 of
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said Subdivision 180 feet to the Westerly line of Lot 29 in said Subdivision; thence
Northwesterly along said Westerly line 125 feet more or less to the Southerly right of way
line of Cook Drive; thence Northeasterly along said Southerly line 300 feet to the Westerly
line of Lot 34 in said Subdivision; thence Southeasterly along said West line 140.0 feet, to
the South line of said Lot 34; thence Northeasterly along said South line 123.0 feet to the
Westerly right of way line of Kingston Drive; thence Southeasterly along said Westerly line
47.33 feet; thence Northeasterly along the extended South line of a property identified by
Tax –key No. 2195-003 a distance of 170 feet more or less to the West line of a property
identified by Tax –key No. 2195-987; thence Northwesterly along said West line 195 feet
more or less to the shoreline of Little Muskego Lake; thence Northeasterly along said
shoreline 2,078 feet to the Easterly line of Parcel 2 Certified Survey Map No. 6668; thence
Southerly along said Easterly line 266 feet more or less to an angle point; thence
Southeasterly along said Easterly line 181.74 feet, to an angle point; thence Southeasterly
along said Easterly line 99.30 feet to an angle point; thence Southeasterly along said
Easterly line 170.86 feet to the Northerly ultimate right of way line of Janesville Road (C.T.H.
“L”); thence Northeasterly along said Northerly right-of-way 767.24 feet, to the West line of
Lot 19, Block B, Muskego Beach Park Addition; thence Northerly along said West line
125.08 feet to the North line of said Lot 19; thence Northeasterly along the North lines of
Lots 19, 20, and 21, Block B, in said Muskego Beach Park Addition 141.84 feet, to the West
right-of-way line of Park Drive; thence Northwesterly along said West line 216 feet more or
less, to the extended South line of Lot 15, Block A, of said Muskego Beach Park Addition;
thence Northeasterly along said extended South line198.05 feet to the East line of said Lot
15, said East line also being the East line of said Subdivision; thence Northwesterly along
said East line 572 feet more or less, to the North line of a property identified by Tax –key
No. 2193-104; thence Easterly along said North line 261 more or less to the Westerly
extended property line of a property identified by Tax –key No. 2193-979; thence
Northwesterly along said extended Westerly line 384 feet more or less, to the Northerly line
of said property; thence Easterly along said North line 27 feet more or less to the shore line
of Little Muskego Lake; thence Southerly along said Shore line 161 feet more or less to the
Easterly line of said property; thence Southerly along said East line 169 feet more or less to
the Southeast corner of said property; thence Southerly 30 feet more or less to the
Northwest corner of Lot 1 in the Michi Plat, said point also being on the East right-of-way
line of Michi Drive; thence Southeasterly along said right-of-way 591 feet more or less to the
South line of Lot 15, in said Michi Plat; thence Northeasterly along said South line 201.59
feet, to the East line of said Michi Plat; thence Northerly along said East line 88 feet more or
less to the extended South line of a property identified by Tax –key No. 2193-054; thence
Easterly along said South line 188 feet more or less, to the West right-of-way line of Center
Drive; thence Northerly along said West line 44 feet more or less, to the extended South line
of Lot 27, First Addition To Krogmanns Subdivision; thence Easterly along said South line
51 feet more or less to the Southwest corner of said Lot 27, also being a point on the East
right of way line of said Center Drive; thence Northerly along said East line 574 feet more or
less to the Southeast corner of property identified by Tax –key No. 2193-032-001, said point
also being on the Northerly right of way line of Lake Drive; thence Southwesterly along said
Northerly line 68 feet to the Westerly line of said property; thence 300 feet more or less to
the shoreline of Little Muskego Lake; thence Northerly along said shoreline 759 feet more or
less to the Northwesterly line of Lot 1, Certified Survey Map No. 2275; thence Northeasterly
114 feet more or less to the West line of said Lot 1; thence Northerly along said West line
35.11 feet, to the North line of said Lot 1; thence Easterly along said North line 94.35 feet, to
the West right-of-way line of said Lannon Drive; thence Northerly along said West line 58
feet more or less to the South extended right-of-way line of South Lane; thence Easterly
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along said South line 297 feet, to the East line of Lot 1, Block 1, Meadow Dale Subdivision;
thence Southerly along the East line 162.0 feet to the South line of said Lot 1; thence
Westerly along said South line 248 feet to the center line of Lannon Drive; thence Southerly
along said center line 548 feet more or less to the Northerly extended property line of a
property identified by Tax –key No. 2198-987; thence Easterly along said Northerly line 150
feet to the Northerly line of a property identified by Tax –key No. 2198-984; thence Easterly
along said Northerly line 293.37 feet, to an angle point; thence Southeasterly along said
Northerly line 210.00 feet to an angle point; thence Northeasterly along said Northerly line
160.00 feet, to an angle point; thence Southeasterly along said Northerly line 28.22 feet, to
an angle point; thence Easterly along said Northerly line 16.09 feet, to the Northwest corner
of a property identified by Tax –key No. 2198-984-001; thence Easterly along the Northerly
line of said property 222.79 feet, to the Westerly right-of-way of Parkland Drive; thence
Northerly 73 feet more or less, to the Southerly line of Outlot 4, Parkland No. 3 Subdivision;
thence Easterly along said South line 125.08 feet to the East line of said Outlot 4; thence
Northerly along said East line 153.00 feet, to the Southeast line of said Outlot 4; thence
Northeasterly along said Southeast line 263.00 feet, to an angle point; thence Northeasterly
along said Southeast line 285.00 feet, to the South line of Said Outlot 4; thence Easterly
along said South line 96.14 feet, to the East line of said Outlot 4; thence Northerly along
said East line 148 feet more or less, to the point of beginning.
The Project Area boundaries are depicted in Map 2.