CCR2003037,.. COMMON COUNCIL - CITY OF MUSKEGO
RESOLUTION #037-2003
RESOLUTION OF THE CITY OF MUSKEGO COMMON COUNCIL FINDING AND
DECLARING THAT THE REDEVELOPMENT DISTRICT NO.1 PROJECT AREA IS
A BLIGHTED AREA AND THAT SPECIFIED PARCELS WITHIN THE PROJECT
AREA ARE BLIGHTED PROPERTIES, AND APPROVING AND ADOPTING THE
REDEVELOPMENT PLAN FOR THE REDEVELOPMENT DISTRICT NO.1
PROJECT AREA
WHEREAS, the City of Muskego Community Development Authority (the "CDA") duly
conducted a public hearing on the proposed draft Redevelopment Plan for the Redevelopment
District No.1 Project Area on the 15th day of January, 2003; and
WHEREAS, the CDA duly designated and approved the boundaries of the
Redevelopment District No.1 Project Area (the "Project Area") on the 1ih day of February,
r" 2003; and
WHEREAS, on the 1ih day of February, 2003 the CDA duly approved and adopted the
Redevelopment Plan for the Project Area, as amended by the CDA on the 1ih day of February,
2003 and made required fmdings with respect to the Redevelopment Plan;
NOW, THEREFORE, BE IT RESOLVED by the City of Muskego Common Council as
follows:
1. That pursuant to Wis. Stat. ~ 66. 1333(6)(b) 1, the Common Council hereby fmds
and declares that the Project Area is a blighted area as defmed in Wis. Stat. ~ 66. 1333(2m)(b )
which is in need of a blight elimination, slum clearance and urban renewal project; and
2. That the Redevelopment Plan, as approved and adopted by the CDA on the 1ih
day of February, 2003, is hereby approved and adopted by the Common Council pursuant to
r" Wis. Stat. ~ 66. 1333(6)(b)2.
QBMKE\5356081.1
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Adopted this 25th day of February , 2003 by not less than a two-thirds vote of
the Common Council.
I/Y;~I(J~~ Mark A. Slocomb, Mayor
City of Muske go
Attest:
~
. Marenda, CMC, Clerk-Treasurer
of Muskego
This is to certify that this is a true and accurate copy of Resolution #037-2003 which was
adopted by the Common Council of the City of Muskego.
Cl~ h1~
QBMKE\5356081.1
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RESOLUTION NO. CDA 001-2003
RESOLUTION OF THE CITY OF MUSKEGO COMMUNITY DEVELOPMENT
AUTHORITY DESIGNATING THE BOUNDARIES OF THE REDEVELOPMENT
DISTRICT NO.1 PROJECT AREA, FINDING AND DECLARING THAT THE
PROPOSED REDEVELOPMENT PLAN FOR THE REDEVELOPMENT DISTRICT
NO.1 PROJECT AREA IS FEASIBLE AND IN CONFORMITY WITH THE
GENERAL PLAN OF THE CITY OF MUSKEGO, FINDING AND DECLARING
THAT THE PROJECT AREA IS A BLIGHTED AREA, AND APPROVING AND
ADOPTING THE REDEVELOPMENT PLAN
WHEREAS, the City of Muskego Community Development Authority (the "COA")
duly conducted a public hearing on the proposed draft Redevelopment Plan for the
Redevelopment District No.1 Project Area (the "Redevelopment Plan") at the Muskego
City Hall on the 15th day of January, 2003 pursuant to Wis. Stat. 9 66.1333(6)(b)3; and
WHEREAS, during said public hearing, proposed amendments to the Project
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Plan relating to present and potential equalized values for property tax purposes were
presented to the CDA;
NOW, THEREFORE, BE IT RESOLVED by the CDA as follows:
1. That the CDA hereby designates and approves the boundaries of the
Redevelopment District No.1 Project Area (the "Project Area"), which are shown on the
attached Exhibit A, and which encompass the area that is legally described on the
attached Exhibit B, pursuant to Wis. Stat. 9 66.1333(6)(b)1; and
2. That the CDA hereby finds and declares, pursuant to Wis. Stat. 9
66.1333(6)(b)3, that the proposed Redevelopment Plan is feasible and in conformity
with the general plan of the City of Muskego; and
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3. That the CDA hereby finds and declares that the Project Area is a blighted
area as defined in Wis. Stat. 9 66.1333(2m)(b), which is in need of a blight elimination,
slum clearance and urban renewal projects; and
Q8MKE\5356178.1
" 4. That the CDA hereby finds and declares that the following parcels of land are
included, identified by Tax Key Number, within the Project Area;
TAX KEY NUMBERS_I I I
Note: Key Numbers followed by an "*" are new parcels established January 1,2003
2162.992 2167.995.015* 2165.986 2168.992
2162.993 2167.997 2165.989.001 2168.993
2162.994 2167.998 2165.989.002 2168.994
2162.996 2167.999 2165.996.006 2168.996
2162.996.001 2168.961 2165.999 2168.997
2162.997 2168.963 2167.007.006 2168.999
2162.998 2168.982 2167.065 2172.998
2162.999 2168.983 2167.066 2172.998.002
2162.999.001 2168.984 2167.067 2165.982
2165.972 2168.985 2167.068 2165.983
2165.973 2168.986.001 2167.993 2165.984
2165.974 2168.986.002 2167.994 2165.984.001
2165.975 2168.986.003 2167.995.007* 2165.985
2165.976 2168.987 2167.995.010* 2167.995.013*
2165.977 2168.988 2167.995.011* 2167.995.014*
2165.978 2168.989 2167.995.012* 2168.991
2168.990
and
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5. That the CDA hereby approves and adopts the proposed draft
Redevelopment Plan, as amended by the CDA on the 1ih day of February, 2003 based
upon information developed at the public hearing, pursuant to Wis. Stat. 9
66.1333(6)(b)2 and 3.
Adopted this 12'h day of Februa
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Frank altz, Chairman
City of Muskego Community
Development Authority
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G iI Miles, Secretary
C y of Muskego Community
Development Authority
QBMKE\5356178.1
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Exhibit A: Redevelopment District Boundaries
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Legend
A/ Redevelopment District
Boundary
LJ Parcels
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Exhibit B
Redevelopment District NO.1 of the City of Muskego, Wisconsin contains parcels
of land legally described as:
All that part of the Northeast 1A, Southeast 1A, and the Southwest 1A of Section 2, and the
Northwest 1A of Section 1, and the Southeast 1A of Section 3, all in Town 5 North, Range 20 East,
City of Muskego, Waukesha County, Wisconsin, bounded and described as follows: Commencing
at the intersection of the West line of Parcel 1
, of Certified Survey Map No. 8051, and the North
line of Janesville Road (C.T.H. OIL") said point also being the point of beginning of lands to be
described; thence Northerly along said West line 637.30 feet to the North line of said Parcel 1;
thence Easterly along said North line and the North line of Certified Survey Map No. 4188, a
distance of 292 feet more or less, to the Southwesterly right-of-way line of Moorland Road
(C.T.H."O"); thence Northwesterly along said right-of-way line 288 feet more or less, to the
Northerly extended property line of Parcel 4, of Certified Survey Map No.9335; thence
Northeasterly along said North line 389 feet more or less to an angle point; thence Northeasterly
along the Northerly line of said Parcel 4, a distance of 67.14 feet, to a point on a curve; thence
Southeasterly along the Northeast line of said Parcel 4 and along the arc of a curve 28.83 feet to
the East line of said Parcel 4; thence Southerly along said East line 157.99 feet, to the Southerly
line of said Parcel 4; thence Southwesterly along said South line, 154.20 feet to the
Northeasterly right-of-way line of said Moorland Road, said line also being the Southwesterly line
of Parcel 3, of said Certified Survey Map 9335; thence Southeasterly along said right-of way line
394.62 feet, to the South line of said Parcel 3; thence Easterly along said South line, 299.11 feet
to the West line of Parcel 2, of said Certified Survey Map 9335; thence Southerly along said
West line 135.20 feet to the North right-of-way line of said Janesville Road; thence Northeasterly
along said right-of way line 519.75 feet to the Westerly line of Parcel 1 of said Certified Survey
Map No. 9335; thence Northerly along said West line 338.38 feet, to a point on a curve; thence
Northeasterly along the arc of a curve 21.21 feet, to the North line of said parcel 1; thence
Easterly along said North line 95.11 feet to a point on a curve; thence Southeasterly along the
arc of a curve 64.95 feet to the East line of said Parcel 1 ; thence Southerly along said East line
69.37 feet, to a point on a curve; thence Southerly along the arc of a curve 105.06 feet, to the
North right-of-way line of said Janesville Road; thence Northeasterly along said right-of-way
1175.27 feet to a angle point in said right-of-way; thence Northeasterly along said right-of-way
331.00 feet to the Southwest corner of Lot 1, of Golden Country Estates Subdivision; thence
Northerly along the West line of lots 1 and 2, of said Subdivision, 207.61 feet to an angle point;
thence Northerly along the West line of Lots 2, 3, and 4 of said Subdivision, 337.38 feet to the
South line of the Northwest 1A
, Section 2, said point also being the Northeast comer of Lot 4 in
said Subdivision; thence Easterly 182.00 feet along said South line to the Westerly right-of-way
line of Woodland Place; thence Northerly along said Right-of-way line 59 feet more or less to the
Southerly extended property line of Lot 2, Certified Survey Map No. 4610; thence Easterly along
said South line 262 feet more or less to the Southeast line of said Lot 2; thence Northeasterly
along said Southeast line 120.14 feet to the Northeasterly line of said Lot 2; thence
Northwesterly along said Northeasterly line 121.61 feet to the East line of Lot 1, said Certified
Survey Map; thence Northerly along said East line 70.00 feet to the Northerly line of said Lot 1;
thence Northwesterly along said Northerly line 230.00 feet to the East line of the Northwest 1A of
said Section 2, said line also being the East line of Glenbrook Subdivision; thence Northerly
along said East line 485.00 feet; thence Easterly 120.00 feet; thence Southeasterly 560.00 feet
to the East line of Lot 2, Certified Survey Map No. 4785; thence Southerly along the East line of
said Lot 2, and the East line of Parcel 1 of Certified Survey Map No. 2962, a distance of 311.91
feet to the North line of Parcel 2, of said Certified Survey Map No. 2962; thence Northeasterly
along the North line of said Parcel 2, 374 feet more or less to the East right-of-way line of Tess
Corners Drive; thence Northwesterly along said East ñght-of-way line 316 feet more or less to the Southerly line of Parcel 2, Certified Survey Map No. 3480; thence along the South line of said
Parcel 576.38 feet, to the West line of Lot 1, Certified Survey Map No.1 077; thence Northerly along the West line of said Lot 1 a distance of 356 feet more or less to the South line of Parcel 2, Certified Survey Map No. 2657; thence Easterly along said South line 213.66 feet; thence
Northerly 1070 feet more or less to the North line of the Northeast 1A of said Section 2, said North
line also being the centerline of College Avenue and the North line of Muskego City Limits; thence
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Easterly along said North line 990.66 feet to the Northeast corner of said Northeast 1A; thence
Easterly along the North line of the Northwest 1A of Section 1, and said City limits line, 2666 feet
more or less to the Northeast corner of said Northwest 1A; thence Southerly along the East line of
the said Northwest 1A, 89 feet more or less to the South right of way line of Janesville Road
(C.T.H. ilL"); thence Southwesterly along said right of way line 1232 feet more or less, to the
Northwest corner of Lot 14, Block 17, Fountainwood Addition No.3; thence Southerly along the
West line of Lots 14, 15, 16,17, and 18, Block 17 of said Subdivision 558.05 feet to the North line
of Lot 19, Block 17 of said Subdivision; thence Southwesterly along said North line 120.00 feet, to
the East line of Lot 20, Block 17, of said Subdivision; thence Northerly along the East line of said
lots 20, 21, 22, 23, Block 17 of said Subdivision 558.05 feet, to the said South right-of-way line;
thence Southwesterly along said South line 1525 feet more or less, to the West line of the
Northwest 1A, of said Section 1, said line also being the West line of said Fountainwood Addition
NO.3 Subdivision; thence Southerly along said West line 905 feet more or less, to the Southwest
corner of said Northwest 1A Section; thence Southerly along the West line of the Southwest 1A of
said Section 1,431.70 feet, to the Southeast corner of lands designated by Tax key No. 2168-
999; thence Westerly along said lands 906 feet more or less, to the East right-of-way line of
Gaulke Drive: thence Northwesterly along said right-of-way 220 feet more or less, to the North
right-of-way line of Gaulke Drive; thence Westerly along said right-of-way line 389 feet more or
less to the East ultimate right-of-way line of Tess Corners Drive; thence Southeasterly along said
right-of-way line 286 feet more or less, to the Northerly property line extended of parcel with Tax-
key No. 2168-980; thence Southwesterly along said Northerly line 359 feet more or less to the
Easterly line of Sandy Knoll Subdivision; thence Northwesterly along said East line 294 feet more
or less to the Northerly line of said Sandy Knoll Subdivision; thence Southwesterly along the
North line of said Subdivision 602.98 feet to the Northwest corner of said Subdivision; thence
Southeasterly along the West line of said Subdivision 351.54 feet; thence Southerly along the
west line of said Subdivision 334.97 feet to North line of Lot 6, in Belmont Greens Subdivision;
thence Westerly along said North line 508 feet more or less, to the East right-of-way line of
Durham Drive; thence Westerly 101 feet more or less to the West right-of-way line of Durham
Drive, said point also being the Southeast corner of Lot 18, Block 1, Durham Meadows
Subdivision; thence Northerly along said right-of-way line 125.00 feet, to the Northeast corner of
Said Lot 18, thence Westerly 16 feet more or less to the West right-of-way line of said Drive, said
point also being the Southeast corner of lands designated by Tax key No. 2167-998-001; thence
Northerly along said right-of-way line 120 feet more or less to the Northeast corner of said lands;
thence Westerly 164 feet more or less to the Northwest corner of said lands; thence Southerly
120 feet to the North line of Durham Meadows Subdivision; thence Westerly along said North line
331.55 feet, to the Northwest line of said Subdivision; thence Southwesterly along said Northwest
line 572.15 feet to the East line of Lot 5, Certified Survey Map No. 5841, said point also being the
Northwest corner of Lot 8, Block 1, of said Subdivision; thence Southeast along said East line
158.52 feet, to the North right-of-way line of Cornell Circle; thence Southwesterly 261.33 along
the arc of a circle whose center is to the Southeast, whose radius is 681.56 feet, whose chord
bears S29055'26'W with a chord length of 259.72 feet, to the South right-of-way line of a 60.00
feet wide unimproved street; thence Northwesterly along said right-of-way line 303.83 feet;
thence continuing Northwesterly 77.82 feet to the Northerly line of Lot 1 Certified Survey Map No.
9462, said line also being the South right-of -way line of a 60.00 foot wide unimproved street, to a
point on a curve; thence Southwesterly along said right-of-way line, and along the arc of a curve
183.62 feet, thence Southwesterly along said right of way 729.93 feet to the East right-of-way line
of Moorland Road a 120 foot wide street; thence Continuing Southwesterly 120.13 feet to the
West right-of-way line of said Moorland Road, said point also being the Northeast corner of Lot 3, of Certified Survey Map No. 9463; thence Continuing Southwesterly 393.12 feet along the North
line of said Lot 3, said line also being the South right-of-way line of a 60 foot wide unimproved
street, to the West line of the Southwest 1A of said Section 2; thence Northerly along said West
line 850.54 feet to the Southerly right-of-way of said Janesville Road (C.T.H. "L"); thence
Southwesterly along said right-of-way 454 feet more or less to the West line extended property
line of Parcel 1, of said Certified Survey Map No. 8051; thence Northerly 141 feet more or less to
the intersection the West line of said Parcel 1, and the North right-of -way line of said Janesville
Road, said point also being the point of beginning.
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CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
REDEVELOPMENT DISTRICT NO.1
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Prepared by the City of Muskego
Planning Department
POB 749
W182 S 8200 Racine Avenue
Muskego, Wisconsin 53150
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ADOPTED BY THE COMMUNITY DEVELOPMENT AUTHORITY FEBRUARY 12, 2003
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CITY OF MUSKEGO
ELECTED OFFICIALS
2002-2003
Mayor
Honorable Mark A. Siocomb
mslocomb@ci.muskego.wi.us
Common Council
Council President Rick Petfalski, District 5
mslocomb@ci.muskego. wi. us
Alderman Patrick Patterson, District 1
ppatterson@ci.muskego. wi. us
Alderman Butch Le Doux, District 2
bledoux@ci.muskego.wi.us
'" Alderman Chuck Damaske, District 3
cdamaske@ci.muskego. wi. us
Alderman Nancy Salentine, District 4
nsalentine@ci.muskego.wi.us
Alderman Eric Schroeder, District 6
eschroeder@ci.muskego.wi.us
Alderman Eileen Madden, District 7
emadden@ci.muskego.wi.us
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ACKNOWLEDGMENTS
COMMUNITY DEVELOPMENT AUTHORITY
Frank Waltz, Chairman
Suzi Link, Vice Chair
Gail Miles, Secretary
Alderman Nancy Salentine
Alderman Rick Petfalski
Rob Glazier
David Lidbury
MUSKEGO PLANNING DEPARTMENT STAFF
Mr. Brian Turk, Director of Planning
bturk@ci.muskego. wi. us
(262) 679-4136
Mr. Dustin Wolff, Asst Plan Director
dwo/ff@ci.muskego. wi. us
(262) 679-5674
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Ms. Emily Champagne, GIS Coordinator (262) 679-5616
echampagne@ ci.muskego. wi. us
Mr. Jeff Muenkel, Associate Planner
jmuenke/@ci.muskego. wi. us
(262) 679-4030
Mr. Adam Trzebiatowski, Intern
atrzebiatowski@ ci.muskego.wi.us
General: (262) 679-4136
Facsimile: (262) 679-5614
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TABLE OF CONTENTS
FOREWORD...........................................................................................................................
1
DESIGNATION OF PROJECT BOUNDARIES.. ....................... ......... ........... ......... ...." ............
1
EXISTING LAND USES..... ..... ...... ..... ...... ............................... ........................ ................. .......
3
CONDITONS OF REAL PROPERTY......................................................................................
6
LAND USE PLAN............. ..... ...... ..... ............ .......................................................... ..... ............9
STANDARDS FOR POST-DEVELOPMENT POPULATION DENSITY................................ 11
STANDARDS FOR LAND COVERAGE AND BUILDING INTENSITY.................................. 11
PROPOSED CHANGES IN ZONING ORDINANCES AND MAPS........................................
11
PROPOSED CHANGES IN BUILDING CODES AND ORDINANCES ..................................
13
SITE IMPROVEMENTS AND ADDITIONAL PUBLIC UTILITIES REQUIRED ......................13
PRESENT AND POTENTIAL EQUALIZED VALUE FOR PROPERTY TAX PURPOSES ....14
RELOCATION..................................................................................................... ........... .......
17
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FOREWORD
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.
This document establishes the community's first Redevelopment Plan pursuant to
66.1333(6) Wisconsin Statutes, and enables the CDA and Common Council to pursue
additional strategies for the advancement of significant community-oriented
development projects.
DESIGNATION OF PROJECT BOUNDARIES
Redevelopment District NO.1 contains parcels of land legally described as:
All that part of the Northeast '!4, Southeast '!4, and the Southwest '!4 of Section 2, and the Northwest '!4 of
Section 1, and the Southeast '!4 of Section 3, all in Town 5 North, Range 20 East, City of Muskego,
Waukesha County, Wisconsin, bounded and described as follows: Commencing at the intersection of the
West line of Parcel 1, of Certified Survey Map No. 8051, and the North line of Janesville Road (C.T.H. "L")
said point also being the point of beginning of lands to be described; thence Northerly along said West
line 637.30 feet to the North line of said Parcel 1; thence Easterly along said North line and the North line
of Certified Survey Map No. 4188, a distance of 292 feet more or less, to the Southwesterly right-of-way
line of Moorland Road (C.T.H."O"); thence Northwesterly along said right-of-way line 288 feet more or
less, to the Northerly extended property line of Parcel 4, of Certified Survey Map No.9335; thence
Northeasterly along said North line 389 feet more or less to an angle point; thence Northeasterly along
the Northerly line of said Parcel 4, a distance of 67.14 feet, to a point on a curve; thence Southeasterly
along the Northeast line of said Parcel 4 and along the arc of a curve 28.83 feet to the East line of said
Parcel 4; thence Southerly along said East line 157.99 feet, to the Southerly line of said Parcel 4; thence
Southwesterly along said South line. 154.20 feet to the Northeasterly right-of-way line of said Moorland
Road, said line also being the Southwesterly line of Parcel 3, of said Certified Survey Map 9335; thence
Southeasterly along said right-of way line 394.62 feet, to the South line of said Parcel 3; thence Easterly
along said South line, 299.11 feet to the West line of Parcel 2, of said Certified Survey Map 9335; thence
Southerly along said West line 135.20 feet to the North right-of-way line of said Janesville Road; thence
Northeasterly along said right-of way line 519.75 feet to the Westerly line of Parcel 1 of said Certified
Survey Map No. 9335; thence Northerly along said West line 338.38 feet. to a point on a curve; thence
Northeasterly along the arc of a curve 21.21 feet, to the North line of said parcel 1 ; thence Easterly along
said North line 95.11 feet to a point on a curve; thence Southeasterly along the arc of a curve 64.95 feet
to the East line of said Parcel 1; thence Southerly along said East line 69.37 feet, to a point on a curve;
thence Southerly along the arc of a curve 105.06 feet, to the North right-of-way line of said Janesville
Road; thence Northeasterly along said right-of-way 1175.27 feet to a angle point in said right-of-way;
thence Northeasterly along said right-of-way 331.00 feet to the Southwest corner of Lot 1, of Golden
Country Estates Subdivision; thence Northerly along the West line of lots 1 and 2, of said Subdivision.
207.61 feet to an angle point; thence Northerly along the West line of Lots 2, 3, and 4 of said Subdivision,
337.38 feet to the South line of the Northwest '!4 , Section 2, said point also being the Northeast corner
of Lot 4 in said Subdivision; thence Easterly 182.00 feet along said South line to the Westerly right-of-
way line of Woodland Place; thence Northerly along said Right-of-way line 59 feet more or less to the
Southerly extended property line of Lot 2, Certified Survey Map No. 4610; thence Easterly along said
South line 262 feet more or less to the Southeast line of said Lot 2; thence Northeasterly along said
Southeast line 120.14 feet to the Northeasterly line of said Lot 2; thence Northwesterly along said
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Northeasterly line 121.61 feet to the East line of Lot 1, said Certified Survey Map; thence Northerly along
said East line 70.00 feet to the Northerly line of said Lot 1; thence Northwesterly along said Northerly line
230.00 feet to the East line of the Northwest % of said Section 2, said line also being the East line of
Glenbrook Subdivision; thence Northerly along said East line 485.00 feet; thence Easterly 120.00 feet;
thence Southeasterly 560.00 feet to the East line of Lot 2, Certified Survey Map No. 4785; thence
Southerly along the East line of said Lot 2, and the East line of Parcel 1 of Certified Survey Map No.
2962, a distance of 311.91 feet to the North line of Parcel 2, of said Certified Survey Map No. 2962;
thence Northeasterly along the North line of said Parcel 2, 374 feet more or less to the East right-of-way
line of Tess Corners Drive; thence Northwesterly along said East right-of-way line 316 feet more or less to
the Southerly line of Parcel 2, Certified Survey Map No. 3480; thence along the South line of said Parcel
576.38 feet, to the West line of Lot 1, Certified Survey Map No. 1077; thence Northerly along the West
line of said Lot 1 a distance of 356 feet more or less to the South line of Parcel 2, Certified Survey Map
No. 2657; thence Easterly along said South line 213.66 feet; thence Northerly 1070 feet more or less to
the North line of the Northeast % of said Section 2, said North line also being the centerline of College
Avenue and the North line of Muskego City Limits; thence Easterly along said North line 990.66 feet to
the Northeast corner of said Northeast %; thence Easterly along the North line of the Northwest % of
Section 1, and said City limits line, 2666 feet more or less to the Northeast corner of said Northwest %;
thence Southerly along the East line of the said Northwest %, 89 feet more or less to the South right of
way line of Janesville Road (C.T.H. "L"); thence Southwesterly along said right of way line 1232 feet more
or less, to the Northwest corner of Lot 14, Block 17, Fountainwood Addition No.3; thence Southerly along
the West line of Lots 14, 15, 16, 17, and 18, Block 17 of said Subdivision 558.05 feet to the North line of
Lot 19, Block 17 of said Subdivision; thence Southwesterly along said North line 120.00 feet, to the East
line of Lot 20, Block 17, of said Subdivision; thence Northerly along the East line of said lots 20, 21, 22,
23, Block 17 of said Subdivision 558.05 feet, to the said South right-of-way line; thence Southwesterly
along said South line 1525 feet more or less, to the West line of the Northwest %, of said Section 1, said
line also being the West line of said Fountainwood Addition No.3 Subdivision; thence Southerly along
said West line 905 feet more or less, to the Southwest corner of said Northwest % Section; thence
Southerly along the West line of the Southwest % of said Section 1,431.70 feet, to the Southeast corner
of lands designated by Tax key No. 2168-999; thence Westerly along said lands 906 feet more or less, to
the East right-of-way line of Gaulke Drive: thence Northwesterly along said right-of-way 220 feet more or
less, to the North right-of-way line of Gaulke Drive; thence Westerly along said right-of-way line 389 feet
more or less to the East ultimate right-of-way line of Tess Corners Drive; thence Southeasterly along said
right-of-way line 286 feet more or less, to the Northerly property line extended of parcel with Tax-key No.
2168-980; thence Southwesterly along said Northerly line 359 feet more or less to the Easterly line of
Sandy Knoll Subdivision; thence Northwesterly along said East line 294 feet more or less to the Northerly
line of said Sandy Knoll Subdivision; thence Southwesterly along the North line of said Subdivision
602.98 feet to the Northwest corner of said Subdivision; thence Southeasterly along the West line of said
Subdivision 351.54 feet; thence Southerly along the west line of said Subdivision 334.97 feet to North line
of Lot 6, in Belmont Greens Subdivision; thence Westerly along said North line 508 feet more or less, to
the East right-of-way line of Durham Drive; thence Westerly 101 feet more or less to the West right-of-way
line of Durham Drive, said point also being the Southeast corner of Lot 18, Block 1, Durham Meadows
Subdivision; thence Northerly along said right-of-way line 125.00 feet, to the Northeast corner of Said Lot
18, thence Westerly 16 feet more or less to the West right-of-way line of said Drive, said point also being
the Southeast corner of lands designated by Tax key No. 2167-998-001; thence Northerly along said
right-of-way line 120 feet more or less to the Northeast corner of said lands; thence Westerly 164 feet
more or less to the Northwest corner of said lands; thence Southerly 120 feet to the North line of Durham
Meadows Subdivision; thence Westerly along said North line 331.55 feet, to the Northwest line of said
Subdivision; thence Southwesterly along said Northwest line 572.15 feet to the East line of Lot 5, Certified
Survey Map No. 5841, said point also being the Northwest corner of Lot 8, Block 1, of said Subdivision;
thence Southeast along said East line 158.52 feet, to the North right-of-way line of Cornell Circle; thence
Southwesterly 261.33 along the arc of a circle whose center is to the Southeast, whose radius is 681.56
feet, whose chord bears S29055'26"W with a chord length of 259.72 feet, to the South right-of-way line of
a 60.00 feet wide unimproved street; thence Northwesterly along said right-of-way line 303.83 feet;
thence continuing Northwesterly 77.82 feet to the Northerly line of Lot 1 Certified Survey Map No. 9462,
said line also being the South right-of -way line of a 60.00 foot wide unimproved street, to a point on a
curve; thence Southwesterly along said right-of-way line, and along the arc of a curve 183.62 feet,
2
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thence Southwesterly along said right of way 729.93 feet to the East right-of-way line of Moorland Road
a 120 foot wide street; thence Continuing Southwesterly 120.13 feet to the West right-of-way line of said
Moorland Road, said point also being the Northeast corner of Lot 3, of Certified Survey Map No. 9463;
thence Continuing Southwesterly 393.12 feet along the North line of said Lot 3, said line also being the
South right-of-way line of a 60 foot wide unimproved street, to the West line of the Southwest 1,4 of said
Section 2; thence Northerly along said West line 850.54 feet to the Southerly right-of-way of said
Janesville Road (C.T.H. "LIO); thence Southwesterly along said right-of-way 454 feet more or less to the
West line extended property line of Parcel 1, of said Certified Survey Map No. 8051; thence Northerly
141 feet more or less to the intersection the West line of said Parcel 1, and the North right-of -way line of
said Janesville Road, said point also being the point of beginning.
The District boundaries are depicted on Exhibit 1, on the following page.
EXISTING LAND USES
A number of existing land uses are present within the District, including single family
residential, two family and multiple family residential, commercial, light industrial, and
institutional. Land uses within the District are depicted in Exhibit 2.
3
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Exhibit 1: Redevelopment District Boundaries
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CONDITONS OF REAL PROPERTY
Much of the project area, locally referred to as the Tess Corners Neighborhood,
includes development which pre-dates the existing of local zoning and land use
regulation. The area was identified in the City's 2001 Conservation Plan as an "historic
crossroad" and "gateway" to the community.
It is widely recognized that many buildings in Tess Corners will be razed as a part of the
Waukesha County 2003-2004 reconstruction and widening of Janesville Road. The
photos included in this Section include a number of buildings which may be removed
during the reconstruction project. However they exist at the time this Plan is drafted,
and their inclusion provides a better understanding of the blighted conditions found
throughout Tess Corners.
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Exhibit 3 : Mixed Land Uses
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Exhibit 5 : Site of Razed Building; Commercial Uses
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Exhibit 6 : Commercial and Light Industrial Uses
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Exhibit 8 : Transitional Highway Commercial Uses
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Exhibit 10: Highway Oriented Commercial Uses
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LAND USE PLAN
The 2010 Comprehensive Plan depicts the parcels to be developed for "mixed use"
purposes. These land uses include single family and multiple family residential,
commercial, and institutional use. The Tess Corners Neighborhood exemplifies one of
the only "traditional neighborhood development" or "TND" patterns of development in
Muskego. The inclusion and encouragement of TND developments is a key component
of Wisconsin's Smart Growth Planning Laws.
A portion of the 2010 Comprehensive Plan's Land Use Map is illustrated on Exhibit 11
on the following page.
9
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Exhibit 11: Proposed Land Uses
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STANDARDS FOR POST-DEVELOPMENT POPULATION DENSITY
It is anticipated that the Project Area will have a generally higher density of development
and population than the balance of the community. The adopted Comprehensive Plan
depicts unit densities of 1.6 to 2.9 dwelling units per acre. This correlates to an
estimated population density generally not exceeding 6.5 persons per acre. It is
anticipated that any new development activity will comply with the densities of the
adopted Comprehensive Plan.
STANDARDS FOR LAND COVERAGE AND BUILDING INTENSITY
The current Zoning Code permits residential lot coverage to be less than or equal to
75% of the parcel area, provided that a minimum of 10,000 square feet of green space
per dwelling is present. It is anticipated that any new development activity will comply
with the land coverage and building intensity of the adopted Zoning Code, except as
may be modified in conjunction with the City-wide repeal and recreation of the Municipal
Zoning Code as described below.
PROPOSED CHANGES IN ZONING ORDINANCES AND MAPS
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Exhibit 11 on the following page depicts existing zoning within and surrounding
Redevelopment District NO.1.
The Planning Department staff is currently working with the Mayors Task Force on
Economic Development to draft zoning district regulations which reflect the unique
character of the Tess Corners neighborhood. This new District is preliminarily referred
to as the HC-1 Tess Corners Historic Crossroads District. It is anticipated that the
proposed district regulations and map amendments will be presented to the Plan
Commission and Common Council in early 2003.
In addition, it is anticipated that substantial modifications to Zoning Districts and Zoning
Ordinance text will occur in conjunction with the City-wide repeal and recreation of the
Municipal Zoning Code. The Zoning Code project is being researched concurrent with
the drafting of this Plan; its implementation is anticipated to occur in late 2004 or early
2005.
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Exhibit 12: Zoning Map
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PROPOSED CHANGES IN BUILDING CODES AND ORDINANCES
Properties within the Redevelopment District are subject to all Building Codes and
Ordinances of the City of Muskego. No amendments are considered as a part of this
Plan.
SITE IMPROVEMENTS AND ADDITIONAL PUBLIC UTILITIES REQUIRED
Significant site work is required to support the development of community facilities
within the Redevelopment District.
Improvements required within rights-of-way include:
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. Installation of water mains, laterals, and related appurtenances
. Incidental repairs or replacement of sanitary sewer laterals as may be required
upon excavation and inspection of said facilities,
. Stormwater management conveyance systems as may be required to comply
with Chapter 34 of the Muskego Municipal Code and MMSD regulations,
. Installation of recreation trails and sidewalks,
. Landscaping and urban design enhancements including decorative benches,
decorative directional signage, banners, and "place making" appurtenances,
and boulevard median enhancements.
Improvements which may be required to real property include:
. Acquisition and consolidation of small or irregular shaped parcels in order to
create parcels of marketable size and shape,
. On-site stormwater management appurtenances and / or conveyance systems,
. Water service laterals from the right-of-way line to the structure, including
connections charges, payment of front foot and Water Capacity Assessment
District connection charges, possible abandonment of private wells and / or
plumbing to assure that cross-connections do not occur with the municipal
water system,
. Conversion of overhead utility wires to underground services, including costs to
bring services of individual residential and commercial properties to Code,
. Construction of new or renovated commercial or "mixed use" traditional
neighborhood developments including but not limited to the hard and soft costs
of said construction.
,.....
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Existing utility locations are illustrated on Exhibit 13.
illustrated on Exhibit 14 on the following pages.
Proposed utility extensions are
This Plan is being considered by the Community Development Authority in conjunction
with the Plan Commission and Common Council consideration of Tax Increment District
9, which may finance a portion of the projects with public benefit. Additional information
may be found in the TID 9 Project Plan.
PRESENT AND POTENTIAL EQUALIZED VALUE1 FOR PROPERTY TAX
PURPOSES
The District, located in the northeastern portion of the City, encompasses 198.75 acres
(including public rights-of-way) and containing 61 properties. The equalized value for
the District in January 2002 was $18,598,250. In January 2003 the value of the District
was reduced to $17,609,442 as a result of property acquisitions for the pending
Waukesha County Department of Transportation road widening and reconstruction
project. In 2003 the district is anticipated to lose an additional $553,102. The potential
projected equalized value of the area at build-out is expected to be approximately
$22,956,425.
1 SOURCE: Wisconsin Department of Revenue; City of Muskego Assessors Office
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Exhibit 13: Existing Utility Locations
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RELOCATION
There is no anticipated need to relocate any persons or businesses in conjunction with
this project plan. In the event relocation becomes necessary at some time during the
implementation period, the following steps and actions will be taken:
Before negotiations begin for the acquisition of property or easements, all property
owners will be provided an informational pamphlet prepared by the State of Wisconsin,
and if any person is to be displaced as a result of the acquisition, they will be given a
pamphlet on "Relocation Benefits". The City will provide each owner a full narrative
appraisal, a map showing the owners of all property affected by the proposed project
and a list of all or at least ten neighboring landowners to whom offers are being made.
The City will file a relocation plan with the State of Wisconsin and shall keep records as
required in Wisconsin Statute Section 32.27.
17