CCR2005051.
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AMENDED
COMMON COUNCIL - CITY OF MUSKEGO
RESOLUTION NO. 051-2005
RESOLUTION OF THE CITY OF MUSKEGO COMMON COUNCIL
AMENDING THE REDEVELOPMENT PLAN
FOR THE REDEVELOPMENT DISTRICT NO.2 PROJECT AREA
WHEREAS, the CDA duly amended the Redevelopment District NO.2 Plan for the Project Area
on March 7, 2005 and recommends the same to the Common Council; and
WHEREAS, the CDA may recommend Redevelopment Plan amendments from time to time as
policies, goals, or design criteria change; and
WHEREAS, on March 12, 2003 the City of Muskego Community Development Authority (the
"CDAI!) duly designated and approved the boundaries of the Redevelopment District NO.2
Project Area pursuant to Wis. Stat. ~ 66. 1333(6)(b) 1; and
WHEREAS, the Common Council duly approved and adopted the Redevelopment District NO.2
Plan for the Project Area on June 10, 2003; and
WHEREAS, the CDA duly approved and adopted the Redevelopment District NO.2 Plan for the
Project Area on June 10, 2003; and
NOW, THEREFORE, BE IT RESOLVED by the Common Council that the First Amended
Redevelopment District NO.2 Plan, a copy of which is attached as Exhibit A, is hereby amended
and approved by the Common Council pursuant to Wis. Stat. Sec. 66.1333(6)(d).
Adopted this 8TH day of MARCH, 2005 by not less than a two-thirds vote of the Common
Council.
sf?/!~u~ Mark A. Slocomb, Mayor
City of uskego
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CITY OF MUSKEGO
COMMUNITY DEVELOPMENT AUTHORITY
REDEVELOPMENT PLAN FOR THE FIRST
AMENDED REDEVELOPMENT DISTRICT
NO.2 PROJECT AREA
Prepared by the City of Muskego
Planning Department
P.O. Box 749
W182 S 8200 Racine Avenue
Muskego, Wisconsin 53150
ADOPTED JUNE 10, 2003
AMENDED MARCH 16, 2006
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CITY OF MUSKEGO
ELECTED OFFICIALS
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2004-2005
Mayor
Honorable Mark A. Siocomb
ms/ocomb@ci.muskego.wi.us
Common Councll
Council President Nancy Salentine, District 4
nsalentine@ci.muskego. wi. us
Alderman Patrick Patterson, District 1
ppatterson@ci.muskego. wi. us
Alderman Chris Buckmaster, District 2
cbuckmaster@ci.muskego. wi. us
Alderman Neil Borgman, District 3
nborgman@ci.muskego.wi.us .
Alderman Bob Melcher, District 5
bmelcher@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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..A
. ACKNOWLEDGMENTS
COMMUNITY DEVELOPMENT AUTHORITY
Frank Waltz, Chairman
Suzi Link, Vice Chair
Gail Miles, Secretary
Alderman Nancy Salentine
Alderman Eric Schroeder
Rob Glazier
David Lidbury
MUSKEGO PLANNING DEPARTMENT STAFF
Mr. Jeff Muenkel, Director of Planning
imuenke/(ã>-ci.muskeao. wi. us
.
Ms. Emily Champagne, GIS Coordinator
echamDaane(ã>-ci.muskeao. wi. us
Mr. Adam Trzebiatowski, Associate Planner
~iatowski@ci.muskeao. wi. us
General: (262) 679-4136
Facsimile: (262) 679-5614
MUSKEGO ENGINEERING DEPARTMENT STAFF
Mr. Sean McMullen, Director of Eng. and Bldg. Insp.
smcmullen(ã>-ci.muskeao. wi. us
Mr. David Simpson, Engineer I
Q!jmDson(ã>-ci.muskeao. wi. us
Mr. Dan Flamini, Engineering Tech
r!!!amini@ci.muskeao. wi. us
General: (262) 679-4145
Facsimile: (262) 679-5614
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TABLE OF CONTENTS
INTRODUCTION....................................... .................................................................. 1
FOREWORD-PURPOSE OF REDEVELOPMENT PLAN .....................................
1
HISTORY OF THE PROJECT AREA....................................................................... 5
EXISTING CONDITIONS.................................. .......................................................... 6 '
INVENTORY............. ........ ..... ..................................................................................
6
ZONING, DESIGN REGULATIONS, POLICY ADOPTIONS .......................".......
6
CURRENT LAND USE ....................................................................................... 17
CONDITIONS ON REAL PROPERTY WITHIN THE PROJECT AREA ............. 19
TRANSPORTATION...... ....................................................................................
19
UTILITY INFRASTRUCTURE. ............. .............................................................. 19
CONCLUSION OF PROPERTY AND PROJECT AREA CONDITIONS, BLIGHT
........................................................................................................................... 3733
DISTRICT VISION PLAN AND IMPLEMENTATION ............................................ 1..838
VISION............... ...... .............. ............................................................................ 3839
PLAN PROJECTS WITH STRATEGIES............................................................ 3839
PHASE 1
............................. ........................................................................... 3839
PHASE 2
................. ....................................................................................... 4Q44.
PHASE 3
................................................................... ............................... ......
41 Q
PHASE 4
..... ............................................... ............. ............................... ........ 4344
PHASE 5
. ........... ............. ............................................................................... 4344
STANDARDS FOR POST-DEVELOPMENT POPULATION DENSITY ............. 444é
STANDARDS FOR LAND COVERAGE AND BUILDING INTENSITY............... 444é
COMPREHENSIVE PLAN........................................................ .... ..................... 444é
PROPOSED ZONING ORDINANCE AND MAP CHANGES ............................. 444é
PROPOSED CHANGES IN BUILDING CODES AND ORDINANCES............... 4548
SITE IMPROVEMENTS AND PUBLIC UTILITIES REQUIRED ......................... 4548
POTENTIAL SITE ACQUISITION AND RELOCATION ..................................... 5OM
APPENDICES.... ....................................................... ....... .................... ................. L3i4
PROJECT AREA LEGAL DESCRIPTION.......................................................... 5354
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. INTRODUCTION
INTRODUCTION
FOREWORD-PURPOSE OF REDEVELOPMENT PLAN
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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
2010 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 are in 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.
Moreover, the Project Area is bisected by Janesville Road, a County Trunk Highway.
The Waukesha County Department of Public Works has determined that the
roadway will be widened from two to four driving lanes with boulevards and turning
lanes. This project has been included in the County's Capital Budge.. Design of the
improvements is outlined in 2007 and 2008, right-of-way acquisition is slated for
2009, and construction is determined to commence in 20010. The City is generally
subject to the decision-making of State and County agencies for such road projects,
and has little recourse to the decisions made. This increase in pavement and other
design accommodations will result in the removal of viable commercial uses and
residences from the Project Area.
In addition, the anticipated structure removals will alter the development pattern of
the District and result in undersized parcels with little infill potential, thereby reducing
the economic viability of development and redevelopment of the Project Area. The
structure removals and remnant parcels will result in additional faulty lot layouts in
relation to size, adequacy, accessibility and usefulness. However, as speculation
arises about potential displacement and relocation, the looming road project
discourages current property owners from re-investing in their properties. This
speculation of displacement and relocation further deters outside investment.
The Blighted Area Law, Section 66.1333 of the Wisconsin Statutes, authorizes
municipalities to prepare redevelopment plans and undertake blight elimination and
redevelopment projects. Subsection 66.1333(2m)(b)2 defines "blighted areas" as
follows:
An area which by reason of the presence of a substantial number of
substandard, slum, deteriorated or deteriorating structures, predominance
of defective or inadequate street layout, faulty lot layout in relation to size,
adequacy, accessibility or usefulness, unsanitary or unsafe conditions,
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INTRODUCTION
deterioration of site or other improvements, diversity of ownership, tax or
special assessment delinquency exceeding the fair value of the land,
defective or unusual conditions of title, or the existence of conditions
which endanger life or property by fire and other causes, or any
combination of such factors, substantially impairs or arrests the sound
growth of a city, retards the provision of housing accommodations or
constitutes an economic or social liability and is a menace to the public
health, safety, morals, or welfare in its present condition and use.
In addition to the general conditions found within the Project Area, the conditions of
specific properties have been reviewed. Subsection 66.1333(2m)(bm) defines
"blighted property" as follows:
"Blighted property" means.. .any property which by reason of faulty lot
layout in relation to size, adequacy, accessibility or usefulness, insanitary
or unsafe conditions, deterioration or site or other improvements, diversity
of ownership, tax or special assessment delinquency exceeding the fair
market value of the land, defective or unusual conditions of title, or the
existence of conditions which endanger life or property by fire and other
causes, or any combination of such factors, substantially impairs or
arrests the sound growth of a city, retards the provisions of housing
accommodations or constitutes an economic or social liability and is a
menace to the public health, safety, morals or welfare in its present
condition or use, or any property which is predominantly open and which
because of obsolete platting, diversity of ownership, deterioration of
structures or of site improvements, or otherwise, substantially impairs or
arrests the sound growth and development of the community.
The Statutes allow for the preparation of a comprehensive plan of redevelopment to
(1) outline the location and extents of redevelopment, and to (2) guide
redevelopment implementation efforts. Subsection 66.1333(6)(a) reads,
The authority may make and prepare a comprehensive plan of
redevelopment and urban renewal which shall be consistent with the
general plan of the city, including the appropriate maps, tables, charts and
descriptive and analytical matter. The plan is intended to serve as a
general framework or guide of development within which the various area
and redevelopment and urban renewal projects may be more precisely
planned and calculated. The comprehensive plan shall include at least a
land use plan which designates the proposed general distribution and
general locations and extents of the uses of the land for housing,
business, industry, recreation, education, public buildings, public
reservations and other general categories of public and private uses of the
land. The authority may make all other surveys and plans necessary
under this section, and adopt or approve, modify and amend the plans.
This document establishes the community's second Redevelopment Plan pursuant
to Section 66.1333(6) of the Wisconsin Statutes, and enables the CDA and Common
Council to pursue additional strategies for the advancement of significant
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INTRODUCTION
community-oriented redevelopment projects. Exhibit 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. The observations made by Planning Staff, the CDA, and the Common
Council are described in greater detail herein.
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INTRODUCTION
HISTORY OF THE PROJECT AREA
The Project Area is characterized by land use and developments created in
response to the transportation infrastructure in place. The 1920s began to see the
influence of the automobile age, which would cast the mold for the development
patterns through the Project Area. Many resorts and lake cottages emerged, lining
the shores of Little Muskego Lake. In 1925, Muskego Beach Amusement Park
opened on the south shore of Little Muskego Lake, and continued to be a fixture in
the life of Muskego until it closed in the early 1970s. In the late-60s, wetlands east
of Little Muskego Lake were filled and a suburban shopping mall was developed to
become the retail and service focus of the emerging downtown center. Pioneer
Drive (formerly known as Racine Avenue) acts not only as the western-most
boundary to the Project Area, but also as the commercial terminus to what many
residents refer to as downtown. In the 1970s Racine Avenue was relocated further
west, replacing what is now Pioneer Drive as an arterial in the Waukesha County
Highway System Plan. This action severely reduced the importance of Pioneer
Drive as a commercial corridor and shifted the commercial node.
The commercial viability of downtown was lessened further in the 1990's when
Moorland Road was extended south of College Avenue to intersect with Janesville
Road. A significant amount of land acreage at that intersection was subsequently
rezoned for commercial use. The resulting supply of commercial land at Janesville
Road and Moorland Road, coupled with the shifting traffic patterns, reduces the
economic viability of development and redevelopment of the Project Area.
Moreover, the downtown did not benefit from a definable and continuous
development plan to ensure its prominence and vitality. The two primary
destinations (Muskego Beach and Parkland Mall) did not function as an impetus to
newer and better developments. Today, the amusement park has been replaced by
condominiums and the mall has been razed.
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EXISTING CONDITIONS
EXISTING CONDITIONS
INVENTORY
The Project Area, located in the central portion of the City, is often referred to as
"downtown." The Project Area encompasses 152 acres (including public rights-of-
way) and contains 128 properties. The equalized value for the Project Area in
January 2003 was $31,400,000.
ZONING, DESIGN REGULATIONS, POLICY ADOPTIONS
CURRENT ZONING
The Project Area includes numerous nonconforming structures, numerous
nonconforming parcels, and a few nonconforming uses. Exhibit 2 depicts existing
zoning within and surrounding the Redevelopment District NO.2 Project Area. The
Muskego Zoning Ordinance makes specific distinctions between these types on
nonconformity .
Nonconforming structures are permitted to continue in existence, and may be
improved, expanded, and I or enlarged provided that the value of such improvement,
expansion, or enlargement does not exceed 50-percent of the current market value
of the property, and provided that 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 permitted to continue in 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 modem zoning standards, and such sizes, shapes, or
configurations constitute an economic liability for the parcel and arrest the sound
growth and development of the parcel and Project Area.
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 operations. 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 modem zoning requirements,
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. EXISTING CONDITIONS
and each in separate ownership. This condition often can impair and arrest sound
growth and development.
Current zoning in the Project Area includes the following zoning district
classifications:
Residential Districts
RS-2, Suburban Residence District-This district in intended to provide for a
moderately high quality detached single-family residential development of a
suburban character, but of slightly higher density and permitting smaller lots-
generally one-half acre in area-and smaller houses and intended to be served by
municipal sewer facilities.
The basic lot and structure regulations are as follows:
Lot Size Density Building Location Building Size Open Height
SDace
Minimum Min. Residential Min. Minimum Minimum Residential Floor Min per Max. Permitted
Area Average Lot Area Set Offset
Floor Area (In Sq. Ft.) Residential (In Feet)
Width Per DIU Back Area DIU
(In Sq. Ft. Lot Area One All other Sinale Familv Multi Principal Accessory
Or Acres) (In Feet) Per DIU (In Feet) Side sides 1st Total per Ratio structure structure
(In Sq. Ft.) (In Feet) (InFHt) floor DIU
20 000 Sa. Ft. 110. 20.000. 40 15 20 1400 1400 - 25% 15 000. 30 ..
. RS-3, Suburban Residence District-This district in intended to provide for a
medium quality detached single-family residential development of a suburban
character, but of slightly higher density and permitting smaller lots-generally one-
third acre in area-and smaller houses than the RS-2 District and intended to be
served by municipal sewer facilities.
The basic lot and structure regulations are as follows:
Lot Size Density Building Location Building Size
Open Height
SDace
Minimum Min. Residential Min. Minimum Minimum Residential Floor Min per Max. Permitted
Area Average Lot Area Set Offset
Floor Area (In Sq. Ft.) Residential (In Feet)
Width Per DIU Back Area DIU
(In Sq. Ft. Lot Area One All other Sinale Family Multi Principal Accessory
Or Acres) (In Feet) Per DIU (In Feet) Side sides 1st Total per Ratio structure structure
(In Sq. Ft.) (In Feet) (In Feet) floor DIU
15.000 Sa.Ft. 100. 15.000. 40 10 15 1200 1200 - 25% 10 000. 30 ..
RSA, Single-family Attached Residence District-This district in intended to provide
for residential development of single-family homes of the attached "row" type in
groupings compatible to the character of surrounding uses, and/or duplexes which
are attractively designed and arranged on the site with appropriate development of
the common grounds in terms of amenities and landscaping, and in areas served by
municipal sewer.
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. EXISTING CONDITIONS
The basic lot and structure regulations are as follows:
Lot Size Density Building Location Building Size Open Height
SDace
Minimum Min. Residential Min. Minimum Minimum Residential Floor Min per Max. Permitted
Area Average Lot Area Set
Offset
Floor Area (In Sq. Ft.) Residential (In Feet)
Width Per DIU Back Area DIU
(In Sq. Ft. Lot Area One All other Single Family Multi Principal Accessory
Or Acres) (In Feet) Per DIU (In Feet) Side sides 1st Total per Ratio structure structure
(In Sq. Ft.) (In Feet) (In Feet) floor DIU
None None 10000 40 15 15 - 1000 - 30% 7,000 30 *
RSM, Multiple-family Residence District-This district in intended to provide for
residential development of "walk-up" type buildings housing two or more families,
where all dwelling units do not have ground level occupancy or private entrance, at
relatively low density in those areas where such development would be compatible
with surrounding uses, where the density would not create service problems and
served by municipal sewer.
The basic lot and structure regulations are as follows:
.
Lot Size Density Building Location Building Size
Open Height
SDace
Minimum Min. Residential Min. Minimum
Minimum Residential Floor Min per Max. Permitted
Area Average Lot Area Set Offset
Floor Area (In Sq. Ft.) Residential (In Feet)
Width Per DIU Back Area DIU
(In Sq. Ft. Lot Area One All other Single Family Multi Principal Accessory
Or Acres) (In Feet) Per DIU (In Feet) Side sides 1st Total per Ratio structure structure
(In Sq. Ft.) (In Feet) (In Feet) floor DIU
None None 5000 40 20 20 - - - 30% 4,000 30 *
Business I Commercial Districts
B-2, Local Service Center District-This district is intended to provide for the orderly
and attractive grouping at appropriate locations of retail stores, shops, offices and
service establishments serving the daily needs of the surrounding local community
area. The size and location of such districts shall be based upon evidence of
justifiable community need, of adequate customer potential, of satisfactory
relationship to the circulation system and other related facilities, and of potential
contribution to the economic welfare of the community. No such district should be
less than 100,000 square feet in area.
The basic lot and structure regulations are as follows:
(1) Lot Size (2) Density Building (4) Building Size
Open (6) Height (3) Location (5) SDace
Minimum Min. Residential Min. Minimum Minimum Residential Floor Min per Max. Permitted
Area Average Lot Area Set Offset
Floor Area (In Sq. Ft.) Residential (In Feet)
Width Per DIU Back Area DIU
(In Sq. Ft. Lot Area One All other Sinale Familv Multi Principal Accessory
Or Acres) (In Feet) Per DIU (In Feet) Side sides 1st Total per Ratio structure structure
(In Sq. Ft.) (In Feet) (In Feet) floor DIU
20,000 Sa.Ft. 100 - 50** 10 15 900 - 50% 10,000 30 15*** . ** May be reduced to 40-feet if in an area intended to be served by municipal sewer.
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EXISTING CONDITIONS .
B-3, General Business District-This district is intended to provide for the orderly
and attractive grouping at appropriate locations of commercial activities of a more
general retail and wholesale nature, and of the office and service facilities serving a
larger community trade area. The size and location of such districts shall be based
upon relationship of the community need and economy. No such district should be
less than 300,000 square feet in area.
The basic lot and structure regulations are as follows:
Lot Size Density Building Location Building Size Open Height
SDace
Minimum Min. Residential Min. Minimum Minimum Residential Floor Min per Max. Permitted
Area Average Lot Area Set Offset
Floor Area (In Sq. Ft.) Residential (In Feet)
Width Per DIU Back Area DIU
(In Sq. Ft. Lot Area One All other Sinale Familv Multi Principal Accessory
Or Acres) (In Feet) Per DIU (In Feet) Side sides 1st Total per Ratio structure structure
(In Sq. Fl) (In Feet) (In Feet) floor DIU
20.000 SQ.Ft. 100 - 50** 10 15 900 - 60% 10000 30 15***
** May be reduced to 40-feet if in an area intended to be served by municipal sewer.
B-4, Highway Business District-This district is intended to provide for the orderly
and attractive grouping at appropriate locations along principal highway routes of
those businesses and customer services which are logically related to and
dependent upon highway traffic or which are specifically designed to serve the
needs of such traffic.
The basic lot and structure regulations are as follows:
.
Lot Size Density Building Location Building Size
Open Height
SDace
Minimum Min. Residential Min. Minimum
Minimum Residential Floor Min per Max. Permitted
Area Average Lot Area Set Offset
Floor Area (In Sq. Ft.) Residential (In Feet)
Width Per DIU Back Area DIU
(In Sq. Ft. Lot Area One All other Sinale Familv Multi Principal Accessory
Or Acres) (In Feet) Per DIU (In Feet) Side sides 1st Total per Ratio structure structure
(In Sq. Fl) (In Feet) (In Feet) floor DIU
30.000 SQ.Ft. 150 - 50** 10 15 - 900 - 30% 10.000 30 15***
- May be reduced to 40-feet if in an area intended to be served by municipal sewer.
Overlay Districts
OIP, Institution and Public Service District-This district is intended to predetermine
and provide in those basic districts in which such uses are appropriate, specifically
defined areas where churches, schools, libraries, and other uses of a public or
institutional nature shall be permitted subject to such regulatory standards as will
insure compatibility with the underlying basic district uses.
OLR, Lake Recreation District-This district is intended to provide for the limited and
controlled development of commercial recreational facilities related and appropriate
to water bodies, including: resorts, picnic grounds, bathing beaches, restaurants,
super clubs, taverns, dance pavilions, amusement rides, water skiing facilities,
power boat rentals and sight seeing cruises. .
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. EXISTING CONDITIONS
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OPD, Planned Development District-This district is intended to allow for greater
freedom, imagination, and flexibility in the development of land while insuring
substantial complianæ to the intent of the normal district regulations of this
ordinanæ. To this intent it allows diversification and variation in the relationship of
uses, structures, open spaæs, and heights of structures in developments conæived,
and planned as comprehensive and cohesive unified projects. It is further intended
to encourage more rational and economic development with relationship to public
serviæs, and to encourage the preservation of open land. The principles of
Traditional Neighborhood Design are specifically allowed under the auspices of the
Planned Development District in Chapter 39 of the Municipal Code titled, Traditional
Neiohborhood DeveloDment, discussed later in the Redevelopment Plan.
OWP, Wellhead Protection District-Through the Wisconsin Legislative Act 410
(effective May 11, 1984), and as the residents of the City of Muskego depend
exclusively on groundwater for a safe drinking water supply, it is recognized that
certain land use practiæs and activities can seriously threaten or degrade
groundwater quality. The intent of this overlay district is to protect the City of
Muskego's municipal water supply and well fields. The regulations specified by this
district shall apply to all lands that lie within the five year Time of Travel (TOT) of
each City of Muskego municipal well or 1,200 feet minimum, within the City of
Muskego corporate limits, and have a well head protection area delineated in a Well
Head Protection Plan accepted by the City.
ADOPTED DESIGN GUIDE PRINCIPLES
Two architectural and site design guides for this area, The General Desion Guide
and The Downtown Desion Guide, have been adopted in Chapter 41 of the
Municipal Code as a detailed element of the adopted Comprehensive Plan. The
Guides serve to promote sound development principles and to enhanæ the
aesthetics of the area. City Staff developed these design guides at the direction of
the Mayor's Task Foræ on Economic Development and Plan Commission.
These Design Guides outline the planning, design, and redesign of the built
environment of the City of Muskego so as to enhanæ its visual character and avoid
monotony. The standards are 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. The Guides promote the implementation of TND principles
under current zoning standards.
TND DESIGN
The Community Development Authority, Mayor's Task Foræ on Economic
Development, Plan Commission, and Common Council desire the Project Area to
develop and redevelop using the principles of "Traditional Neighborhood
Developmenf or "TND". Chapter 39 of the Municipal Code outlines the use of TND
principles in development or redevelopment.
.
11
,
EXISTING CONDITIONS
The purpose of a TND is to encourage
mixed-use, compact development that
is sensitive to the environmental
characteristics of the land, and that
facilitates the efficient use of services.
A Traditional Neighborhood District
diversifies and integrates land uses
within close proximity to each other,
and provides for the daily recreational
and shopping needs of the residents.
A TND is a sustainable, long-term community that combines economic opportunity
with environmental and social equity for the residents.
A TND is designed to ensure the development and redevelopment of land using the
urban conventions that were the norm in the United States from colonial times until
the 1940's.
A TND is characterized by the following design elements:
. Neighborhoods that are limited in
size;
. An orientation toward pedestrian
activity, but not at the expense of
automobile convenience;
. Includes a variety of housing types,
jobs, shopping, services, and public
facilities; and residences,' shops,
workplaces, and civic buildings are
interwoven within the neighborhood,
all within close proximity (an
example of a two story mixed use
building is depicted);
. A network of interconnecting streets and blocks that maintains respect for the
natural landscape;
. Natural features and undisturbed areas
that are incorporated into the open
space of the neighborhood;
. A coordinated transportation system
with a hierarchy of appropriately
designed facilities for pedestrians,
bicycles, public transit (where available),
and automotive vehicles (an example of
this hierarchy is illustrated);
. Well-configured squares, plazas,
greens, landscaped streets, preserves,
.
omæs
.
.
12
. EXISTING CONDITIONS
greenbelts, and parks woven into the pattern of the neighborhood and dedicated
to the collective social activity, recreation, and visual enjoyment of the populace;
. Civic buildings, open spaces, and
:~~~a::a~y~:~~e:nJ~~~~~~i~: ~
for community identity;
. Compatibility of buildings and other ~..nr~ improvements within the
streetscape, as determined by their
arrangement, bulk, form, character,
and landscaping to establish a
livable, harmonious, and diverse
environment (the illustrations found
at right depict streets which exhibit
these characteristics);
. Private buildings that form a
consistent, distinct edge and define
the border between the public street space and the private block interior; and
. Architecture and landscape that respond to the unique character of the
community.
The photograph at right depicts a
commercial building in Delafield,
Wisconsin that exhibits TND
principles. The structure is near the
street edge, and is compatible to its
surroundings. It makes
accommodations for both pedestrians
and vehicles, and offers an opportunity
to ground floor retail with second story
residences or office spaces.
Also of importance, is the fact that
architectural detail is not overlooked.
The successful use of TND is greatly
affected by quality of design.
The photographs from Delafield are
excellent examples of Traditional
Neighborhood Development. The
picture at right is a gasoline station
and convenience store, with mixed
use second floor activities. The
building maintains close street lines,
and accommodates vehicular activity -
including refueling - to the rear of the
structure. The building below right is a
.
.
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13
if
EXISTING CONDITIONS .
retail structure which continues those themes and traits, but which also incorporates
public green plaza into its site design.
The use of Delafield as a primary example is not to suggest that the Project Area will
mimic the architecture and trade area of that community. It is used as an example
for this Project Area because its community leaders have demonstrated that TND
principles ~ be implemented locally, and that their implementation ~ result in
viable and sustainable development and redevelopment projects.
In Muskego, Chapter 39 of the Municipal Code specifically permits TNDs. This
Code is adopted under the zoning authority vested in the City, and permits the use
of TND principles within approved Planned Development Districts. The TND
ordinance provides specific guidelines and standards for mixed-use developments
that comply with the goals and desires of the CDA and Commpn Council for the
Project Area.
The schematic elevation below includes two sketches included in the City's adopted
TND Ordinance. It depicts two multi-storied buildings with equal heights and widths.
Architectural details such as porches, windows, and roof dormers articulate building
facades, which in turn enhances visual quality and contributes to a human-scaled
development.
.
The use of TND principles is also evident in the rendering from Mount Prospect,
Illinois, known as the Village Centre. This building is part of a larger complex of
structures designed to be inviting at the street level for retail uses, with office and
residential development located above. Off-street parking is provided to
accommodate the intensity of use, but it is not the focal point. Again, quality of
design is paramount in TND.
The use of Traditional
Neighborhood design principles
is also a key component of
Wisconsin's "Smart Growth"
planning laws, found in
Wisconsin Statutes 66.1001. It
is anticipated that any
development or redevelopment
activity will involve parcel
consolidation, and will result in
parcels which comply with the
density standards of the adopted
Comprehensive Plan.
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.
14
.
.
.
EXISTING CONDITIONS
Modifications to Codes and Ordinances are outlined later. The adopted 2010 land
Use Plan for the Project Area is found in Exhibit 3.
15
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EXISTING CONDITIONS
CURRENT LAND USE
A variety of existing land uses are present within the Project Area, including single-
family residential, two-family and multiple-family residential, commercial, and
institutional. Current land uses within the Project Area are depicted in Exhibit 4.
The average age of the housing stock-single-family, two-family, and multi-family
structures-is 43 years. The average grade, evaluating the construction methods
and materials of the structures as determined by the City Assessor, is C. This
translates into the use of average building materials and craftsmanship, conforming
to basic specifications. Typically there are minimal architectural treatments and the
use of standard grade heating and plumbing materials and fixtures. The condition,
desirability, and usefulness (CDU) rating, also determined by the City Assessor, is
listed as "Average to Fair." This is a composite rating of the capabilities and quality
of the dwellings; a representation of the dwelling as it would appear in the eyes of a
buyer. The CDU indicates the properties in this Project Area are of average
condition and desirability, yet declining, indicating that the structures are generally
unremarkable. Moreover, the presence of an arterial highway corridor, unchecked
adjacent commercial land uses, and brownfields reduces the desirability of the
residential properties within the district.
Similarly, the City Assessor rates structures on nonresidential lands uses-
commercial, industrial, agricultural, and institutional. The average age of these
types of structures within the district is 39 years. The average grade, evaluating the
construction methods and materials, is C. Again, this indicates into the use of
average building materials and unremarkable craftsmanship, conforming to basic
specifications. Typically there are minimal architectural treatments and the use of
standard grade heating and plumbing materials and fixtures. The condition,
desirability, and usefulness rating for the Project Area is listed as "Average."
17
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18
r,
. EXISTING CONDITIONS
.
TRANSPORTATION
The Project Area is bisected by Janesville Road, a County Trunk Highway.
Janesville Road was formerly a State Trunk Highway, but jurisdictional transfers
were made as the roadway became decreasingly important in the regional
transportation plan. The roadway is flanked on both sides by strip developments of
marginal quality with few Traditional Neighborhood Design principles (this concept is
discussed later in the Redevelopment Plan) incorporated into their site design. The
Waukesha County Department of Public Works has determined that the roadway will
be widened from two to four driving lanes with boulevards and turning lanes. This
project has been included in the County's Capital Budget. Design of the
improvements is outlined in 2006 and 2007, right-of-way acquisition is slated for
2009, and construction is determined to commence in 2010. The City is generally
subject to the decision-making of State and County agencies for such road projects,
and has little recourse to the decisions made. This increase in pavement and other
design accommodations will result in the removal of viable commercial uses and
residences from the Project Area.
The total value removed is unknown at this time. The County DOT will identify those
properties beginning around 2009. Moreover, the anticipated structure removals will
alter the development pattern and result in undersized parcels with little infill
potential, therèby reducing the economic viability of development and
redevelopment of the Project Area. The structure removals and remnant parcels will
result in additional faulty lot layouts in relation to size, adequacy, accessibility and
usefulness. However, as speculation arises about potential displacement and
relocation, the looming road project discourages current property owners from re-
investing in their properties. This speculation of displacement and relocation further
deters outside investment.
In addition, the Engineering Department has stated that the stretch of Lannon Drive
north of Janesville Road will need repair within five years. At minimum, a mill and
overlay will be required to roadway conditions within the District.
.
UTILITY INFRASTRUCTURE
Both public sanitary sewer and municipal water serves the Project Area, as
illustrated in Exhibit 5. Mainline water main runs the length of Janesville Road.
Sewer serves most of the Community Development Authority Project Area and is in
fair condition. However, the stretch of Janesville Road from Bay Lane to the
northeast edge of the Project Area does not currently have sewer. The City agreed
to assume control of the existing water mains and related appurtenances within the
Freedom Square Condominium in 2002. The system has had spot failures since the
City took ownership of the system. This system will need substantial repair or
replacement in the immediate future. In addition, this Freedom Square
Condominium infrastructure must be integrated into the City's water distribution
system at two additional points. This "looping" would make for a more practical
system when repairs are needed and much less fluctuation in water pressure,
providing compliance with modem Fire Codes. The current reliability and repair
19
a
EXISTING CONDITIONS .
status of the system reduces the economic viability of development and
redevelopment of the Project Area and impairs and arrests the sound growth of the
community.
Per the Wisconsin Department of Natural Resources, "Urban and rural non point
sources are Wisconsin's greatest cause of water quality problems, degrading or
threatening about 40 percent of the streams, about 90 percent of the inland lakes,
much of the Great Lakes harbors and coastal waters, and substantial groundwater
wetland areas."
As a result of the increase in impervious surface, runoff volumes increase and their
is much less resistance to surface flow. The net effect of more runoff volume
occurring in less time is a great increase in peak flow rates. As peak flow rates
increase downstream of poorly planned developments, creeks and streams flow
higher and wider, more roadways are overtopped, additional land is flooded, erosion
and sedimentation increase, and additional buildings and properties are damaged.
This point is illustrated in the following graphics.
Before
Urbanization
After
Urbanization
.
-
.....
The Director of Engineering has determined that the Project Area has a history of
repeated flooding after relatively insignificant rain events. Modeling of even the 10-
year storm event produces overtopping of Parkland Drive and mild flooding of
adjacent structures. Alleviation of periodic flooding of Parkland Drive and structures
adjacent to the Freedom Square Ponds is needed. Redevelopment of the area must
include measures to combat inundation from flooding, including the creation of
additional storage and water quality measures. Lack of these measures hinders
continued development and redevelopment within the Project Area. Lack of these
measures has further prevented the Wisconsin Department of Natural Resources
from issuing permits for the dredging of Schubring Bay, located immediately west of
the Project Area. The Bay, located within Little Muskego Lake, receives stormwater
discharges from the Project Area. The lack of stormwater controls has resulted in
substantial sedimentation of the Bay. Redevelopment of the area must include
measures to reduce and potentially eliminate the sedimentation of Schubring Bay.
.
20
.
.
.
..
EXISTING CONDITIONS
Moreover, the Project Area is affected by aboveground utilities for electric, cable
television, and telephone service. The visible presence of these necessary
improvements scars the landscape and contributes to the aesthetic unsightliness of
the Project Area. The poor aesthetic qualities of these utilities reduce the economic
viability of development and redevelopment of the Project Area.
21
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22
.
.
.
EXISTING CONDITIONS
CONDITIONS ON REAL PROPERTY WITHIN THE PROJECT AREA
Bearing in mind the statutory definitions of blighted area and blighted property, the
Planning Staff, the Community Development Authority, and the Common Council
have observed the following conditions of specific properties within the Project Area:
576 W17957 Janesville Road. Tax
Kev No. 2196.996: Zoned B-3. The
Spitfire Bar and Grill, formerly Fill
Ups Tavern, has a series of zoning
troubles. The structure is located
alarmingly close to the Pioneer Drive
and Janesville Road pavement
edges. The structure is located
within the ultimate rights-of-way of
both Pioneer Drive and Janesville
Road. As such the structure is
currently classified as
nonconforming. It is presumed that
the structure will be razed in
conjunction with the County's reconstruction of Janesville Road.
The structure is 103 years of age. The assessment grade is "C" and the CDA rating
is "Average". Mechanical appurtenances have been added to the exterior of the
structure in recent years. These appurtenances are located within street yards, are
unscreened, and are clearly visible to the public from the roadway.
The interior of the structure has undergone substantial renovations over time, and
modest renovations in 2002 and 2003. However, the exterior remains in fair to poor
condition, having at least four exterior treatments of varying age and quality.
The parcel itself is nonconforming due to insufficient area, being only 17,825 square
feet in total area. On-site parking is unpaved and is not in conformance with zoning
code requirements. Dirt and gravel are tracked onto adjoining roadways, presenting
erosion control problems from time to time.
No address - Janesville Road. Tax Kev
No. 2196.974: Zoned B-3. This vacant
parcel is located immediately east of,
and in common ownership with, Tax Key
No. 2196.996 (Spitfire Bar and Grill).
The parcel is nonconforming due to lot
width and lot area, being only 42 feet in
width and 6,054 square feet in area. The
parcel is currently used for parking for
the Spitfire Bar and Grill.
On-site parking is unpaved and is not in
conformance with zoning code
23
EXISTING CONDITIONS .
requirements. Dirt and gravel are tracked onto adjoining roadways, presenting
erosion control problems and traffic hazards from time to time.
Dumpsters for the Spitfire Bar and Grill are located on the property, and are
unscreened.
No address - Pioneer Drive. Tax Kev
No. 2196.995: Zoned B-3. The
structure located on this parcel was
razed but the foundation and concrete
floor remain. The parcel is
nonconforming due to insufficient width
and area, being only 80 feet wide and
14,585 square feet in area.
The parcel is generally unkempt and
visually displeasing, having high weeds
and scrub brush throughout. This
condition provides an environment
suitable for vermin infestation, especially given its proximity to the waste disposal
areas of the adjacent Spitfire Bar and Grill.
No address assianed - Tax Kev No. 2196.972: Zoned B-3. This vacant parcel is
located immediately west of, and in common ownership with, Tax Key No. 2196.971.
The parcel is nonconforming due to lot width and lot area, being 51 feet wide and
7,582 square feet in area. The parcel is currently used for parking for the adjacent
auto repair service. On-site parking is unpaved and is not in conformance with
zoning code requirements. Dirt and gravel are tracked onto adjoining roadways,
presenting erosion control problems from time to time.
S76 W17815 Janesville Road. Tax
Kev No. 2196.971: Zoned B-3. This
parcel is home to an auto repair and
body shop and separate residential
structure occupied for single-family
use. The parcel has a series of zoning
troubles. The structure is located
within the Janesville Road ultimate
right-of-way. As such the structure is
currently classified as nonconforming.
The structure is 80 years old, and has
an assessment grade of "C". The
CDU rating is "Average".
The façade has been maintained in a presentable condition. The remaining building
faces are in marginal to poor condition. It is presumed that the structure will be
razed in conjunction with the County's reconstruction of Janesville Road.
.
.
24
. EXISTING CONDITIONS
.
The parcel is nonconforming, being only 18,267 square feet in area. County
acquisition of land for right-of-way will increase the degree of parcel nonconformity.
Parking areas are generally unpaved and not in conformance to zoning code
requirements. Dirt and gravel are tracked onto adjoining roadways, presenting
erosion control problems and traffic hazards from time to time. Often, the street yard
is littered with automobiles in various states of assembly or repair. Dumpsters are
also unscreened and located within the street yard.
The residential use is nonconforming
with the zoning district requirements. r
As with the commercial structure on
the parcel, the home is nonconforming
due to insufficient street yards, as it is
located within the ultimate right-of-way
of Janesville Road. It is presumed that
the structure will be razed with the
reconstruction of intersection as part
of the County's Janesville Road
project. The structure is 80 years of
age, and has an assessment grade of
"C". The CDU rating is "C".
As with the commercial structure, parking areas are generally unpaved and not in
conformance with zoning code requirements. Dirt and gravel are tracked onto
adjoining roadways, presenting erosion control problems and traffic hazards from
time to time. Often, the street yard is littered with automobiles in various states of
assembly or repair.
No address assianed - Tax Kev No. 2196.959.001: Zoned B-3. This 21,354 square
foot parcel is vacant and is located immediately south of, and in common ownership
with, Tax Key No. 2196.971. The parcel is currently nonconforming due to lack of
street access. The site is used in conjunction with the adjacent auto repair operation,
and is generally unkempt, being tall weeds and grasses, and scrub brush.
576 W17745 Janesville Road. Tax Kev
No. 2196.969: Zoned B-3. The Williams
Super Club property is approximately
46,409 square feet in area. Despite being
a conforming parcel, it has a series of
zoning troubles. The structure is located
near or within the ultimate right-of-way of
Janesville Road, resulting in a
nonconforming classification.
The main building entrances face the
street. Upon reconstruction of the
roadway, the building will need substantial
alteration to building ingress and egress near the edge of pavement.
.
25
EXISTING CONDITIONS .
In addition, upon County acquisition of right-of-way for roadway expansion, the
structure will likely exceed the zoning code's permitted floor area ratio, and may be
classified as nonconforming in this regard.
The structure is 83 years of age and has
an Assessment Grade of "C". The CDU
rating is "Average". The building shows
some signs of deferred maintenance.
The exterior of the building is sheathed in
low-quality vertical wood siding, offering a
substandard appearance from places of
public view.
Portions of the property's on-site parking
are unpaved and are not in conformance
with zoning code requirements. Dirt and gravel are tracked onto adjoining
roadways, presenting erosion control problems and traffic hazards from time to time.
With the exception of a few planters placed around the exterior of the structure, and
around the pole sign, the site has no landscaping to speak of.
875 W17536 Janesville Road. Tax Kev
No. 2193.123. Zoned B-4/0ED. This
parcel is currently nonconforming due to
insufficient area and width, being only 47
feet wide and 6,920 square feet in area.
The parcel is of insufficient size to
accommodate redevelopment atter
highway widening and will not significantly
contribute to the economic viability of the
downtown area.
The parcel is currently vacant and
maintained in a generally unsightly
condition of scrub and brush.
875 W17524 Janesville Road. Tax Kev
No. 2193.124. Zoned B-4/0ED. This
parcel is currently nonconforming due to
insufficient area and width, being only 47
feet wide and 7,077 square feet in area.
The parcel is of insufficient size to
accommodate redevelopment atter
highway widening and will not significantly
contribute to the economic viability of the
downtown area.
The parcel houses an aging 408 square
foot retail structure, currently being
occupied by a specialty retailer.
26
.
.
. EXISTING CONDITIONS
The structure is 53 years of age and has an Assessment Grade of "D". The CDU is
"Average".
The property includes a nonconforming reader board sign, which is located within
the Janesville Road ultimate right-of-way.
575 W17510 Janesville Road. Tax Kev
No. 2193.125: Zoned B-4/0ED. The
structure housing Kingdom infant day
care operations is currently
nonconforming due to insufficient
setbacks, as it is approximately 10 feet
from the edge of the ultimate right-of-
way of Janesville Road. The parcel is
nonconforming due to area and width,
being 47 feet wide and 6,962 square
feet in area.
A significant portion of the facility's
customer parking is currently provided to the south of the structure, within the
ultimate right-of-way of Janesville Road.
This parking area is anticipated to be lost upon County acquisition of right-of-way for
roadway expansion. Upon taking of right-of-way, the viability of the premises to be
safely occupied as a day care center is questionable.
The structure is 53 years of age and has an Assessment Grade of "C-minus". The
CDU of the structure is "Average".
The parcel is of insufficient size to accommodate redevelopment after highway
widening and will not significantly contribute to the economic viability of the
downtown area. The site is approximately 95-percent covered with impervious
suñaces. The site conditions result in substantial stormwater discharge that is not
treated for stormwater quality or quantity.
575 W17385 Janesville Road. Tax Kev
.. -
- -~
No. 2196.955: Zoned B-3. The~-- -- -- - --- -
structure is located in a converted
residential structure, which is currently a
nonconforming structure. It is located
within the Janesville Road right-of-way,
and within feet of the edge of pavement.
It is presumed that the structures will be
razed in conjunction with the County's
reconstruction of Janesville Road.
The structure is 53 years of age and has
an Assessment Grade of "C". The CDU
of the structure is "Average".
.
.
27
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D3 04 20Q3
EXISTING CONDITIONS .
As currently operated, the property does not provide sufficient on-site parking.
Customers routinely park along the edge of pavement of Janesville Road, which has
not been designed using modem standards for on-street parking provisions.
The parcel is nonconforming due to paræl area and paræl width, being only 59 feet
in width and 9,098 square feet in area. The paræl is of insufficient size to
accommodate redevelopment after highway widening and will not significantly
contribute to the economic viability of the downtown area.
575 W17363 Janesville Road. Tax Key No.
2196.954: Zoned B-3. The existing
residential structure and outbuildings are
currently nonconforming structures. They
are located within the Janesville Road right-
of-way within feet of the edge of pavement.
It is presumed that the structures will be
razed in conjunction with the County's
reconstruction of Janesville Road.
The structure is 73 years of age, and has
an Assessment Grade of "C minus". The
CDU of the structure is "Fair".
The paræl is of insufficient size to accommodate redevelopment after highway
widening and will not significantly contribute to the economic viability of the Project
Area. The residential use of this commercial-zoned property is nonconforming.
575 W17374 Janesville Road. Tax Key No.
2193.086: Zoned B-4/0ED. The structure
housing the Sport Shack and a residential
dwelling is currently classified as
nonconforming due to setbacks, being
approximately 15 feet from the edge of the
ultimate right-of-way. The paræl is
nonconforming due to area and width,
being approximately 59 feet in width and
10,140 square feet in area.
The structure is 53 years old and has an
Assessment Grade of "C". The CDU of the
structure is "Average".
Customer parking is currently provided to the south of the structure, within the
ultimate right-of-way of Janesville Road. All such parking is anticipated to be lost
upon County acquisition of right-of-way for roadway expansion.
575 W17358 Janesville Road. Tax Key No. 2193.088: Zoned B-4/0ED. The Delta
Family Restaurant remains one of the few sit-down restaurants in the community. It
occupies a site approximately 36,663 square feet in size, and is approximately 99%
28
.
--
.
. EXISTING CONDITIONS
covered with impervious surfaces. The
site conditions result in substantial
stormwater discharges that are not
treated for stormwater quality or quantity.
The structure is 53 years of age and has
an Assessment Grade of "8-". The CDU
of the structure is "Average".
Despite the higher than average
assessment grade, the exterior of the
structure utilizes low-grade materials and
offers little aes~etic value. The interior
and fixtures have had some updates in
recent years.
The property includes multiple access points to Janesville Road, and will likely lose
one access point at the time the roadway is reconstructed, as the existing ingress /
egress layouts do not meet modem design standards. The property includes a
nonconforming pole sign, located within the ultimate right-of-way of Janesville Road.
S75 W17308 Janesville Road. Tax Kev No. 2193.059: Zoned B-4/0ED. This mixed
use building houses a liquor store and
apartments. Although the land use
exemplifies some of the desired TN D ;.-
design principles of "Smart Growth", the
structure is nonconforming due to
setbacks, having a street yard of
approximately 25 feet.
The structure is 33 years of age and has
an Assessment Grade of "0". The CDU
of the building is "Average". The
exterior of the structure is in a modest
state of decline and represents a low-
grade of architectural materials and
quality .
A significant portion of the facility's
customer parking is currently provided
to the south of the structure, within the
ultimate right-of-way of Janesville Road.
This parking area is anticipated to be
lost upon County acquisition of right-of-
way for roadway expansion.
The site is approximately 47,670 square
feet in area, and is approximately 80%
covered with impervious surfaces. The
.
.
29
EXISTING CONDITIONS .
site conditions result in substantial stormwater discharge which are not treated for
stormwater quality or quantity.
575 W17237 Janesville Road. Tax Kev
No. 2196.952: Zoned B-3. The BP Gas
Station located on the southwest comer of
Janesville Road and Lannon Drive has
structures that are 33 years old and have
an Assessment Grade of "C plus". The
CDU of the structures is "Average". The
gas canopy and main structure are both
currently classified as nonconforming
structures. The canopy is currently in fair
condition despite being located within the
ultimate right-of-way of Janesville Road.
The canopy will most likely be razed in
conjunction with the County's
reconstruction of the roadway. In addition, the principal structure has a side yard of
approximately 7 feet. The parcel itself is conforming. Following County acquisition of
right-of-way of highway expansion, the parcel will likely be reclassified as
nonconforming due to insufficient area. The access drive for the site does not
conform to AASHTO standards due to proximity of drives to the signalized
intersection.
W171 57260 Lannon Drive. Tax Kev No. 2198.001: Site with building is zoned RS-
2/0 L RIOWP. Site adjacent to lake is zoned RS-3/0LRlOWP. The Lakeview Tavern
property includes lands on both sides of Lannon Drive, and offers frontage on Little
Muskego Lake. The structure, located east of Lannon Drive, is a nonconforming
structure, as it does not meet the minimum street yard setback.
The structure is 83 years of age and has an Assessment Grade of "C". The CDU of
the structure is "Average". The exterior is sheathed in at least three building
materials, which present a disjointed and unpleasant curb appeal. The materials are
in good condition at this time. The interior of structure has undergone updates and
modifications and is in good condition
despite other site conditions.
Currently, the majority of parking spaces
east of Lannon Drive are located within
the Lannon Drive right-of-way. These
spaces would be lost in the event of major
road reconstruction. The lands west of
Lannon Drive are used for overflow
parking. These parking areas are
unpaved, and are not in conformance to
zoning code requirements.
575 W17226 Janesville Road. Tax Kev
No. 2193.070: Zoned B-4/0ED. The
30
.
.
. EXISTING CONDITIONS
Marathon gas station located at the northwest comer of Janesville Road and Lannon
Road has a series of zoning troubles.
The gas canopy and main structure are both currently classified as nonconforming
structures. The canopy is located within the ultimate right-of-way of Janesville Road
and will most likely be razed in conjunction with the County's reconstruction of the
roadway.
The structure is 38 years of age and has
an Assessment Grade of "C". The CDU
of the structures is "Average". The
canopy is in fair condition. The principal
structure is in fair to poor condition, and is
sheathed in low-quality vertical wood
siding.
The parcel itself is nonconforming due to
insufficient area, being only 17,390
square feet in size. The site is
approximately 95% covered with
impervious surfaces. The site conditions
result in substantial stormwater discharge, which are not treated for stormwater
quality or quantity. Access to the site does not conform to AASHTO standards due
to proximity of drives to the signalized intersection. It is not known if - or to what
extent - the property is contaminated and in need of environmental remediation.
Redevelopment of the site will require environmental testing to assure compliance
with modem environmental regulations.
W172 57505 Lannon Road. Tax Kev No.
2193.069: Zoned B-4/0ED. This
commercial structure is currently occupied
by Tres Locos Restaurant,. The structure
and parcel are legal and conforming to
zoning requirements. The structure
espouses certain favorable TND
principles, having residential dwellings
above the retail areas.
The structure is 60 years of age and has
an Assessment Grade of "C". The CDU
ofthe structure is "Average".
In its original form, the structure represented an architectural vernacular unique in
Muskego. The structure has undergone several exterior modifications, which have
removed its original
.
.
31
EXISTING CONDITIONS .
874 W17000 Janesville Road. Tax Kev
No. 2198.984: Zoned B-4/0PD/OWP.
This property, formerly the site of the
Parkland Mall, is located in the center of
the Project Area. The property is 468,819
square feet (10.76 acres) in area,
including lands submerged in ponds. It is
believed the site area is approximately 8
acres without the ponds.
The parcel was the home to an early
suburban shopping center built in 1973-
1974. As the building aged in the late-
80s, tenants began to leave the property
for "stand-alone" sites with greater
exposure. Throughout the 1990's, the structure continued to deteriorate as
maintenance was deferred. Following a change of ownership, in the later part of the
1990's the structure sat vacant. The mall structure was razed in 2000.
The site currently sits vacant. On-site storm sewers have collapsed in some areas,
resulting in on-site flooding in the smallest of rain events, and intermittent - but
frequently long-term - accumulation or
"ponding" of stagnant water.
Unused lighting poles and fixtures are
located within the parking field and do
not conform to current zoning standards.
An unused steel pole-mounted sign
frame stands within the parking field and
is not conforming to current zoning
standards.
Stormwater retention ponds located on
the north end of the property are
undersized to accommodate the site's
ultimate redevelopment potential. The
ponds are also a part of the Project
Area's periodic flooding problems
described previously.
Aerial photography provided by the
Department of Agriculture and dating
from the 1950's and 1960's appear to
depict the site as a wetland. The site
character. The property continues to
remain on the list to allow future
redevelopment possibilities if need be.
32
.
.
..
. EXISTING CONDITIONS
may have been filled prior to modern environmental regulations.
To the City's knowledge, all contaminants were removed in conjunction with the
razing of the structure. It is not confirmed if - or to what extent - the property is
contaminated and in need of environmental remediation. Redevelopment of the site
will require environmental testing to assure compliance with modern environmental
regulations.
Existing underground utilities traverse the site and are not located within easements.
In many cases these utilities have not been "as Builr, meaning that their exact
locations and structural characteristics are unknown.
S74 W17005 Janesville Road. Tax Kev
No. 2199.999.001: Zoned B-2/0WP and
B-4/0WP. The Pick N Save grocery
center is the only "big box" retail structure
within the Project Area. The grocery
operation was built in 1987 and is a part
of the strip retail center.
The development has all of the
characteristics of a big box suburban
center of that era: It is dominated by
excessive building setbacks, a large
parking field with minimal landscaping,
minimal pedestrian accommodations to separate foot traffic from vehicular traffic,
and drab and uninspiring architectural elements.
The center does not exude any design characteristics of Smart Growth or Traditional
Neighborhood Development. The utilization of Smart Growth and Traditional
Neighborhood Development principles is anticipated to be a key component of
Project Area development and redevelopment.
The structure has an Assessment Grade of "C" and a CDU of "Average".
The site improvements do not include on-site stormwater management facilities.
The site is 395,148 square feet (9.07) acres in area and is approximately 50%
covered by impervious surface. The site conditions result in substantial stormwater
discharges that is not treated for stormwater quality or quantity.
Multiole tenant addresses - Janesville
Road. Tax Kev No. 2199.999.022: Zoned
B-2/0WP This strip retail center was built
during the 1991. The center has all of the
characteristics of a suburban multiple
tenant retail center of that era: It is
dominated by large building setbacks, a
large parking field with minimal
landscaping, minimal pedestrian
accommodations to separate foot traffic
.
.
33
"'" ...
EXISTING CONDITIONS
from vehicular traffic, and drab and uninspiring architectural elements.
The center does not exude any design characteristics of Smart Growth or Traditional
Neighborhood Development. The utilization of Smart Growth and Traditional
Neighborhood Development principles is anticipated to be a key component of
Project Area development and redevelopment.
Despite the lack of TND principles. the
structure has an Assessment Grade of "B"
and a CDU of "Average".
The site improvements do not include on-
site stormwater management facilities.
The site is 170,123 square feet (3.91
acres) in area and is approximately 98%
covered by impervious surface. The site
conditions result in substantial stormwater
discharge. which is not treated for
stormwater quality or quantity.
No address - Janesville Road. Tax Kev
No. 2198.990.001: Zoned B-4/0WP.
This property is an outlot of the Pick N
Save strip mall. Access is afforded only
through the mall parking lot.
The site is currently vacant. and unkempt,
being tall grasses. weeds, and scrub
brush. The site is frequently littered by
debris from the adjacent retail center.
No address - Tax Kev No. 2198.985.062
Zoned B-4/0WP. This property is an
outlot of the Pick N Save strip mall, and is adjacent to Tax Key No. 2198.990.001
discussed above. Access is afforded only through the adjacent outlot. The parcel is
nonconforming as to area and width, as it is 60 feet in width and 9,054 square feet in
area. The site is currently vacant, and unkempt, being tall grasses. weeds, and
scrub brush. The site is frequently littered by debris from the adjacent retail center.
574 W16834 Janesville Road. Tax Kev No. 2198.981: Zoned B-4/0PD/OWP. This
property possesses a number of zoning problems. The parcel is nonconforming due
to insufficient width and area, being only
75 feet wide, and 15.206 square feet in
area.
The structure is currently nonconforming
due to setbacks as it is approximately
10 feet from the ultimate right-of-way of
Janesville Road. The structure is 33
years of age, and has an Assessment
34
- -
. ~
.
.
.
. EXISTING CONDITIONS
Class of "C". The CDU rating of the building is "Average". The exterior shows a
minimal amount of maintenance, and is clad in low-grade construction materials.
The building houses multiple tenants
and has insufficient on-site parking to
meet zoning code requirements.
Customer parking is provided to the
west and south of the structure. Parking
to the south is within the ultimate right-
of-way of Janesville Road. All such
parking is anticipated to be lost upon
County acquisition of right-of-way for
roadway expansion, further
compounding the on-site parking
problems.
The parcel is approximately 95% covered with impermeable surface. The site
conditions result in substantial stormwater discharges that is not treated for
stormwater quality or quantity.
874 W16810 Janesville Road and 873
W16790 Janesville Road. Tax Kev No.
2198.999.004: Zoned B-4/0PD/OWP.
This property includes a single-family
residence and a commercial
establishment. The parcel is legal and
conforming to zoning code
requirements.
The commercial structure is 18 years of
age. The age of the residence is not
known. The structures. have an
Assessment Grade of "C plus", and a
CDU of "Average". The commercial structure is clad in a metal vertical seam siding,
with minimal architectural
enhancements.
The commercial structure is
nonconforming due to offsets, as it is
less than 50 feet from the ordinary high
water mark of the Freedom Square
Ponds.
The residential use is nonconforming to
the zoning district requirements due to
insufficient street yards, as it is located
within the ultimate right-of-way of
Janesville Road. It is presumed that the
.
.
35
EXISTING CONDITIONS
. -
.
structure will be razed with the reconstruction of intersection as part of the County's
Janesville Road project.
873 W16750 Janesville Road. Tax Kev No. 2198.984.005: Zoned B-4/0PD/OWP.
This property is located between Arby's and Pizza Hut. It is landlocked and afforded
access to Janesville Road only via
easement. The property is 30,971 square
feet in area, but is approximately 50-
percent covered by surface waters
associated with the Freedom Square
ponds. Since the time this parcel was
platted, the US Army Corps of Engineers
has declared the ponds to be navigable
water of the United States, thus imposing
strict setback requirements on the parcel.
The property is currently vacant, and is
known to have a "gap" in legal
descriptions with the Arby's property to
the west.
No address - Janesville Road. Tax Kev
No. 2198.999: These lands are located
near the eastern boundaries of the Project
Area, and have been zoned for single-
family residential development. The
parcel is 870,648 square feet (19.99
acres) in area.
The majority of the parcel has no street
access, as it is severed by wetlands and
environmental corridors.
The property is vacant and has been used
for agricultural purposes.
871 W16222-24 - Janesville Road. Tax
Kev No. 2197.998: These lands are
located at the eastern boundary of the
Project Area, and have been zoned for
detached single-family, attached single-
family and multiple-family residential
development.
The property is 748,972 square feet
(17.19 acres) in area, and contains a two-
family structure and several agricultural
outbuildings. The structures are 103 years
of age and have an Assessment Grade of
"C". The CDU of the structures is
36
f'1::
~
.
- --
.
.
.
.
EXISTING CONDITIONS
"Average". However, the duplex structure is in declining state of repair, having had
deferred maintenance for a number of years. The outbuildings are in an advanced
state is disrepair and show a lack of basic maintenance.
The parcel is currently used for agricultural purposes. A portion of the property is
subject to seasonal inundation.
CONCLUSION OF PROPERTY AND PROJECT AREA CONDITIONS, BLIGHT
Bearing in mind the statutory definitions of blighted area and blighted property, the
Planning Staff, the CDA, and the Common Council observed the conditions of the
Project Area and of specific properties within the Project Area. These observations
include: a substantial number of substandard, deteriorated, or deteriorating
structures; predominance of obsolete platting and faulty lot layouts in relation to size,
adequacy, accessibility and usefulness; a diversity of ownership; substantial number
of deteriorating improvements; unsanitary and unsafe conditions; presence within
the Project Area of predominantly open areas; and the existence of conditions which
endanger life and property by fire, flood, and other causes.
The Community Development Authority and Common Council found and declared
that these conditions, both individually and in combination substantially impair or
arrest the sound growth of the community, constitute an economic and/or social
liability, and constitute a menace to the public health, safety, and welfare in their
present condition and use.
The CDA adopted Resolution #CDA 003-2003 on March 12,2003. This Resolution
established the boundaries of the Project Area, and found and declared that the
Project Area is a blighted area, and that the specific properties within the Project
Area that are specifically discussed in this Plan are blighted properties.
The Common Council made its blight determination by Resolution #063-2003 on
March 25, 2003. This Resolution acknowledged the CDA establishment of
boundaries for the Project Area, and found and declared that the Project Area is a
blighted area, and that specific properties discussed within this Plan are blighted
properties.
The CDA and Common Council hereby reaffirm their prior determinations that the
Project Area is a blighted area and that each of the properties specifically described
herein is a blighted property in accordance with the definitions found in Wisconsin
Statutes.
37
DISTRICT VISION PLAN AND IMPLEMENT A TION
DISTRICT VISION PLAN AND IMPLEMENT A TION
VISION
In 2003-2004, the Mayor's Task Force on Economic Development developed the
community's second Economic Development Strategic Plan. A key component of
the Plan is compliance with Wisconsin's Smart Growth planning statutes. This
includes the development of architectural and site design guidelines, which follow
the principles of Traditional Neighborhood Development, or TND. These principles
encourage mixed use, pedestrian-friendly designs which respect and accommodate
the community's dependency on the automobile, but which offer alternatives as well.
The Plan was adopted by the Common Council on January 27th, 2004 by Resolution
#020-2004.
PLAN PROJECTS WITH STRATEGIES
The Project Area has been divided into five "phases" to ease discussion of the
redevelopment projects and area visions. The phases are depicted in Exhibit 6 on
the following page. NOTE: The phasing plan in no way implies the priority of specific
project areas.
PHASE 1
The redevelopment of Phase 1 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. Perhaps 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 that
adequately reflects the local quality of life and the affluence of City households - in
short, a visual and economic anchor for the 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, and provide 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. The 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
38
("
.
.
.
.
.
.
DISTRICT VISION PLAN AND IMPLEMENT A TION
of institutional and public services. Overall, a project should demonstrate market
driven principles that work within the economic landscape of Muskego.
The following key planning elements are to be used as a guide for the
development/redevelopment of Phase 1 (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 (no 'big boxes')
. 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
39
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. DISTRICT VISION PLAN AND IMPLEMENT A TION
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PHASE 2
The development area is approximately 38-acres in size, and illustrated in Exhibit 7.
The vision for this Phase is the development of the property as single-family
detached housing, single-family attached "row house" or "townhouse" housing, and
multi-family housing. This will specifically include: 26 single-family lots, four 8-unit,
side-by-side structures, and four 16-unit buildings.
The development conforms to the densities currently outlined in the Zoning Code for
each land use; 2 units/acres for single-family, 4 units/acre for attached single-family,
and 8 units/acre for multi-family. The development will comply with the regulations
set forth by the underlying zoning districts and adopted Design Guides.
Ecological features exist on the properties. A Detailed Site Analysis as part of the
redevelopment plan, and any encroachments into the wetlands will require
mitigation. The City's Conservation Plan depicts the wooded wetland as a high
priority acquisition area. This area will be set aside for preservation.
PHASE 3
The future viability of the Janesville Road commercial district will be impacted by the
reconstruction of Janesville Road. Perhaps equally important, the site provides an
opportunity to begin to reshape the gateways of downtown Muskego from a
disparate collection of aging commercial structures to defined entrances and exits
defining the activity hub of the City.
New development at this location can help set higher standards of design with a
renewed emphasis on community image and the cost effective provision of public
services. Moreover, quality projects at these locations will provide the downtown
area, and indeed the entire community, with an identity that adequately reflects the
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.
Much of the Phase 3 project area contains commercial or retail land uses. It is
anticipated that in this area key planning elements include:
Design Character
. A continuation of the Traditional 'main-street'
. Buildings squarely facing the street
. Buildings closer to street, parking behind or to the sides of structures
. Pedestrian scale - walkable, accented storefronts
. Taller building profiles - downtown centerpoint and landmark-possibly lake
views
. Variable roof-lines.
. Transitional massing blending with surrounding architecture
. Sense of place/downtown identity
. "Gateway" design elements symbolic of the entrance and exits to the City's hub
.
41
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DISTRICT VISION PLAN AND IMPLEMENT A TION
Use Mix
. Upper end condos and apartments above retaiVoffice (professionals & 'empty
nesters')
. Destination and convenience retail (no 'big boxes')
. Orientation to service industries such as insurance offices, salons, and
restaurants
. Smaller floorplate retail
. Shared parking
. Multiple purpose trips
. Convenience
Density
. Mid-Rise: Somewhat higher than City norm
. Built in consumer market for downtown businesses
. More efficient public services/utilities
. Interconnected activity centers
PHASE 4
Phase 4 encompasses the lands immediately south of Phase 1. The completion of
Phase 1 is anticipated to generate an interest in expanding its design strategies to
these properties. It is quite possible for the existing retail and commercial uses in
this Phase to be retrofitted to accommodate the character, use mix and density of
Phase 1.
PHASE 5
The properties encompassing Phase 5 offer the opportunity to transition elements of
Phase 1 character, use and density. It is anticipated that in this area key planning
elements include:
Design Character
. A northern gateway to the Traditional 'main-street'
. Buildings squarely facing the street
. Buildings closer to street, parking behind or to the sides of structures
. Pedestrian scale - walkable, accented storefronts
. Lower building profiles to provide residential scale and mass - taking advantage
of lake views
. Variable rooflines.
Use Mix
. Upper end condos and apartments above business uses (professionals & 'empty
nesters')
. Destination and convenience retail (no 'big boxes')
43
DISTRICT VISION PLAN AND IMPLEMENTA TION
. Orientation to service industries such as insurance offices, salons, and
restaurants
. Smaller floorplate retail
. Shared parking
Density
. Low-Rise: offering transition of mass and scale from Phase 1
. More efficient pUblic services/utilities
. Interconnected activity centers
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 indicates the maximum residential density allowed is 8 units
per acre. Comprehensive Plan amendments allowing more units per acre may be
necessary to promote the redevelopment plan as illustrated.
Anticipated Map and Zoning Ordinance changes are discussed below.
STANDARDS FOR LAND COVERAGE AND BUILDING INTENSITY
The current Zoning Code permits residential lot coverage to be less than or equal to
25% of the parcel area, provided that a minimum amount of green space per
dwelling is present. The Code permits commercial properties to generally cover
50% of the parcel, provided that a minimum of 10,000 square feet of open space is
provided.
It is anticipated that any development or redevelopment activity will involve parcel
consolidation, and will result in parcels that comply with the land coverage and
building intensity of the adopted Zoning Code, except as may be modified in
conjunction planned development projects.
COMPREHENSIVE PLAN
The Adopted 2010 Land Use Map is illustrated in Exhibit 3. The redevelopment
visions outlined can be accommodated without amendment to land use element of
the 2010 Plan.
PROPOSED ZONING ORDINANCE AND MAP CHANGES
The existing zoning districts will accommodate the proposed redevelopment visions.
The OPD, Planned Development Overlay District allows greater flexibility in structure
heights to allow for greater freedom, imagination, and flexibility in the development
of land while insuring substantial compliance to the intent of the normal district
regulations.
Zoning amendments may be required to add the Planned Development Overlay
(OPD) districts to allow TND Development implementation outlined in Phases 1, 2,
and 3.
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The maximum residential density allowed by the City's Zoning Ordinance is 8 units
per acre. However, the OPD zoning district does allow an increased density of 10%
with the proper approvals. Zoning Ordinance amendments allowing more units/acre
may also be necessary to promote redevelopment.
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 needed as a part of this
Plan.
SITE IMPROVEMENTS AND PUBLIC UTiliTIES REQUIRED
.
In some instances, significant site work is required to support the development of
facilities within the Project Area. Exhibit 8 illustrates the anticipated utility extensions
and enhancements for redevelopment.
WATER MAIN
Phase 1- The existing water main within the Freedom Square System was
constructed in the late 1970s. The pipe material is Sand Cast Iron and has had
many spot failures since the City of Muskego took ownership of the system. This
system will need replacement within the next ten years. In addition, Freedom
Square water main is currently not connected to the City's distribution system.
Connection to the main system is important for regulating pressure, promoting water
quality, and removing the possibility that service will be lost should the existing wells
fail.
The Parkland Mall site currently has no water service connections to the system.
When the site develops, a large service line will be required to provide adequate fire
protection to all buildings.
The Freedom Square Water System consists of approximately 2100 linear feet of
water main, 13 valves, 3 hydrants, and 2 wells. The water main, valves, and
hydrants will need to be replaced in the future. The estimated cost for the
construction and design of these facilities is $189,000.
Additional connections to the City of Muskego's existing distribution system are
needed. To do this, water main must be constructed down both Parkland and
Lannon Drive. This would involve connection into the existing water main in
Janesville Road and then into The Freedom Square system. The estimated cost for
the construction and design of these facilities is $228,000.
Phase 2- The only existing public utility is the sixteen-inch water main mentioned
previously that runs along Janesville Road. When development of the area occurs,
water main will need to be provided by connection to this sixteen inch main.
An eight-inch distribution main is required to serve the interior of this property once it
has developed. Installation of water main, laterals, and hydrants is required. The
estimated cost associated with this is $300,000.
.
45
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DISTRICT VISION PLAN AND IMPLEMENT A TION .
Phase 5- The parcels located within this phase are not served by water main.
Should the individual wells fail for these properties, water main may need to be
installed by running from Freedom Square north.
SANITARY SEWER
Project Area-8ewer serves all of the Project Area except for the area northeast of
the intersection of Janesville Road and Bay Lane Drive. The majority of sewer was
constructed in the late 1960s and does not require major rehabilitation at this point.
All manholes that lie within this area were rehabilitated within the past five years so
there is no need for work in that area either.
Phase 1-A privately owned sewer that runs within an easement to Janesville Road
serves some of the Freedom Square Condominiums. The condition of this sewer is
unknown, however it may need rehabilitation when the apparent lack of maintenance
is considered.
Phase 2- This area is not served by sanitary sewer and will require sewer to be
connected to the existing sewer at the intersection of Martin Drive and Janesville
Road.
In order to serve this property, sanitary sewer would most likely be connected to the
manhole at the intersection of Janesville Road & Martin Drive. Improvements in
order to serve this development would include sanitary sewer, laterals, and
manholes. The estimated construction costs are $350,000.
STORMWATER
.
Project Area-8torm water retention and treatment is very limited in this area.
Developments of the past allowed storm water to run directly into adjacent
waterways or wetlands. This practice is not allowed for multiple reasons.
Phase 1- This area has been a large problem for the City of Muskego. During
heavy rains flooding of Parkland Drive and structures adjacent to the Freedom
Square Ponds has occurred. Any development that would occur on the Parkland
Mall site will require storm water storage and treatment.
The City of Muskego has obtained construction and design cost estimates for
modifications to the Freedom Square Ponds. This estimate includes a two-phase
project that would improve water quality and decrease the amount of flooding during
heavy rains. The initial phase of the project would involve modification to the existing
outfall into Little Muskego Lake and an increase in the size of the pipe that drains the
ponds. The estimated cost of this is $710,625. The second phase involves the
dredging of all three existing ponds and the construction of a fourth pond that will act
as water quality treatment. The estimated cost for the second phase is $1,783,565.
Ruekert & Mielke provided the cost estimate for this project in a letter dated July 12,
2002.
Phase 2- The City and Milwaukee Metropolitan Sewerage District's (MMSD) strict
standards will apply to all development of this area. Currently, there are no storm
water facilities in this area. .
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DISTRICT VISION PLAN AND IMPLEMENT A TION
In order to meet standards set forth by the City, all development in this area requires
construction of storm water conveyance and retention facilities. The estimated cost
associated with the construction of a retention pond and storm sewers for this area
is $150,000.
Phase 3 and 4-As part of the Janesville Road reconstruction, Waukesha County
will be constructing new storm sewer facilities. As part of this reconstruction, the
County will be required to meet all of MMSD's strict management standards.
ROADWAY IMPROVEMENTS
Project Area-The Janesville Road pavement is in poor condition but the County
has planned reconstruction and expansion for 2010. Janesville Road will be
widened from two to four through lanes, with boulevards, turning lanes, and bays.
The budgeted amount for the project is $22,000,000.
Phase 1- This stretch of Lannon Drive north of Janesville Road is in moderate to
poor condition and will need reconstruction within five years.
Ideally, reconstruction should occur as part of Waukesha County's Janesville Road
project in 2010. The installation of curb and gutter, storm sewer, asphalt pavement
and restoration will be required. Estimated costs for reconstruction before the
scheduled 2010 reconstruction is driven by County Ordinance and is determined
based upon traffic impact analyses.
Phase 2- The construction of new roadways within the Basse Development requires
grading, base course, asphalt, and curb & gutter. Estimated costs for reconstruction
before the scheduled 2010 reconstruction is driven by County Ordinance and is
determined based upon traffic impact analyses.
Phase 3-Park Drive is in poor condition and must be resurfaced in 2003.
OVERHEAD UTILITIES
Project Area-Many of the private utilities that exist down Janesville Road are
overhead on poles. As part of the planned reconstruction of Janesville Road, these
utilities should be buried below ground in order to enhance the aesthetics of the
area. Also as part of the Janesville Road project, streetlights will need to be
installed. The existing streetlights are unattractive and provide poor light coverage in
the area discussed. Decorative type streetlights will be installed after the Janesville
Road reconstruction.
47
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49
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. DISTRICT VISION PLAN AND IMPLEMENT A TION
.
In order to enhance the aesthetics of the Janesville Corridor from Martin Drive to
Pioneer Drive, the City of Muskego has obtained cost estimates from WE Energies
for the burial of overhead electric lines. The lines would need to be completely
buried by 2008 as reconstruction of Janesville Road is scheduled for that year. The
estimate was obtained in June of 2001 and should therefore be adjusted for inflation.
This estimate does not include the costs to bury telephone and cable infrastructure.
The 2001 estimates are as follows:
. Martin Drive to Parkland Drive $438,000
. Parkland Drive to Lannon Drive $205,000
. Lannon Drive to Pioneer Drive $413,000
Jota! ~ .056.000
Additional considerations are as follows:
All residential properties and businesses along the route will need to hire a private
contractor to rewire their service entrances to accept an underground service lateral.
This will avoid the need for riser poles and/or drop poles that provide for overhead
service. The average cost to rewire a residence is approximately $1500 to $2500,
including WE Energies' charge to bury the lateral. It is important that each property
get an estimate as costs may vary significantly, especially if the property requires
upgrades to comply with current electrical code. If property owners choose to
remain overhead, riser poles and drop poles may be in conflict with any decorative
street lighting.
Estimates do not include the cost to obtain right of way. A ten-foot wide clear path is
necessary to bury the electric distribution. Easements would be required to allow for
the placement of pad-mounted transformers, pedestals and cables on private
property adjacent to the road right of way.
An additional project associated with the Janesville Road reconstruction is that of
streetlight installation. An estimate was prepared using the assumption that
streetlights will be placed every one hundred feet along the corridor. Using $8,000
as an estimate for each streetlight (including design), the total construction estimate
is $608,000.
Other Project Area improvements required within rights-of-way include:
. Possible new street right-of-way dedications and street improvements in
conjunction with redevelopment of parcels to TND design standards;
. Traffic signalization, including intersection improvements necessary to effect said
signalization, including tuming lanes and bays;
. Installation of recreation trails, sidewalks, and other pedestrian accommodations;
. Landscaping and urban design enhancements including decorative benches,
decorative directional signage, banners, "place making" appurtenances,
boulevard median enhancements, and decorative pavement enhancements such
as pattern stampings;
. Environmental and/or subsurface, structural, or other testing including but not
limited to Phase 1 and Phase 2 site investigations;
.
49
DISTRICT VISION PLAN AND IMPLEMENT A TION
. Environmental and/or structural or other remediation as may be deemed
appropriate to return contaminated or problem sites to economic and social
vitality
.
Other Project Area improvements which may be required to real property include:
. On-site stormwater management appurtenances and / or conveyance systems,
. Sanitary sewer, water, and storm sewer service mains and laterals from the right-
of-way line to the structure, including payment of capacity assessment
connection charges;
. Possible abandonment of private wells and / or plumbing reconfigurations to
assure that cross-connections do not occur with the municipal water system;
. Development incentives to private parties as may be determined necessary from
time to time to assure specific developments or redevelopments return property
to economic and social vitality;
. 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;
. Environmental and/or subsurface, structural, or other testing including but not
limited to Phase 1 and Phase 2 site investigations;
. Environmental and/or structural or other remediation as may be deemed
appropriate to return contaminated or problem sites to economic and social
vitality
.
This Plan is being considered by the Community Development Authority to
coordinate with the adopted Tax Increment District 8, which may finance a portion of
the projects with public benefit. Additional information may be found in the TID 8
Project Plan.
Further, the Community Development Authority reserves the right to contemplate
future Tax Increment Financing Districts, or to seek amendment to TID 8 Project
Area boundaries and Project Plan, where such districts may be found to promote the
purposes of this Project Area Redevelopment Plan.
POTENTIAL SITE ACQUISITION AND RELOCATION
There is an anticipated potential need to acquire property and relocate persons or
businesses in conjunction with this Project Plan. Exhibit 9 outlines potential
acquisitions within the Project Area.
ACQUISITION
Ultimately, it may be necessary to remove nonconforming uses or structures and/or
assemble parcels with obsolete platting or diverse ownership in order for
redevelopment to occur. The CDA will encourage market forces to lead
redevelopment activity, and formal condemnation and taking will occur as a "last
50
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DISTRICT VISION PLAN AND IMPLEMENT A TION
resort" to spur redevelopment. All acquisitions are subject to appropriate
environmental and/or structural or other testing and inspection prior to acquisition.
RELOCATION
In the event relocation becomes necessary at any time during the implementation
period, the following steps and actions will be taken:
Before negotiations begin for the acquisition of property or easements, all affected
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 and CDA will not proceed with any activity that may involve the
displacement of persons, business concerns or farm operations until it has filed in
writing a relocation payment plan and a relocation assistance plan and has had both
plans approved in writing by the Wisconsin Department of Commerce in accordance
with section 32.25 of the Wisconsin Statutes and Chapter Comm. 202 of the
Wisconsin Administration code. The City and CDA will maintain project records in
accordance with Section 32.27 of the Wisconsin Statutes.
51
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. APPENDICES
APPENDICES
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 %, Northwest %, and the Southwest % of Section 10,
and the Northeast %, and Southeast % of Section 9, all in Town 5 North, Range 20
East, City of Muskego, Waukesha County, Wisconsin, bounded and described as
follows:
Commencing at the Northwest corner of the Northeast % of said Section 10, said
point also being the point of beginning of lands to be described; thence Easterly
along the North line of said Northeast %, 1240 feet more or less to the Northwest
corner of Outlot 4 in Guernsey Meadows Addition No.1; thence Southwesterly along
the Northeast line of said Guernsey Meadows Addition No.1, said line also being
the Southeast ultimate right-of-way line of Janesville Road (C.T.H. "L"), 1821 feet
more or less to the West right-of way line of Bay Lane; thence Southerly along said
West right-of-way 231 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 161.62 feet to the North line of Certified SUNey 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 Northwester line of said lot17 a
distance of 34.50 feet; thence Westerly along the North line of said lot 17 a distance
of 152.95 feet, to the East line of Parcel 1, Certified SUNey Map No. 8361; thence
Northerly along said East line 126 feet more or less to the said Southeast ultimate
right-of-way of Janesville Road (C.T.H. "L"), thence Southwesterly along said right-
of-way line 903 feet more or less to the Westerly right-of-way line of Parkland Drive,
said point also being the Northeast corner of Outlot 1, of Certified SUNey Map No.
5886; thence Southerly along said Westerly right-of-way line 889.99 feet to the
South line of Parcel 1, Certified SUNey Map No. 5295; thence Westerly along the
South line of said Parcel 1, and Parcel 1 of Certified SUNey Map No. 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 and 2, in Chesterhill Subdivision, 209 feet
more or less to the South line of Lot 2 in said Chesterhill Subdivision; thence
Westerly along said South line, and along the South line of Lot 11, in said Westview
Subdivision, 320.00 feet to the East right-of-way line of Westwood Drive; thence
.
53
APPENDICES
Southwesterly 52 feet more or less to the West right-of-way of said Westwood Drive,
said point also being the Northeast corner of Certified Survey Map No. 123; thence
Southwesterly along the Northerly line of said Certified Survey Map 304.98 feet to
the Northeast corner of Parcel 2, Certified Survey Map No. 7170; thence
Southwesterly along the Northerly line of said Parcel 2 a distance of 469.03 feet, to
the Westerly line of said Parcel 2; thence Southerly along said West line 27 feet
more or less, to the North line of Outlot 3, in Kristin Down Subdivision; thence
Westerly along said North line 316.58 feet to the West line of said Outlot 3, said line
also being the East line of Parcel 3, Certified Survey Map No. 8922; thence
Southerly along said East line 129.70 feet, to the Southeast corner of Parcel 3;
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. 98 feet; 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 East line of a property identified by Tax -key No.
2196-975; thence Southerly along said East line 132 feet to the South line of said
property; thence Westerly along said South line 150 feet to the West line of said
property; thence Northerly along said West line 118 feet more or less to the South
line of a property identified by Tax -key No. 2196-995; thence Westerly along said
South line 183 feet more or less, extended to the Westerly right-of-way line of
Pioneer Drive; thence Northerly along said Westerly right-of-way line extended, to
the Northerly ultimate right-of-way line of Janesville Road (C.T.H. "L") 222 feet more
or less, said Northerly right-of-way line also being the South line of Parcel 1,
Certified Survey Map No. 6713; thence Northeasterly along said Northerly right-of-
way 1,476 feet more or less 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 Iine198.05 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
extended 304 feet more or less to the East right-of-way line of Michi Drive; thence
Southeasterly along said right-of-way 562 feet more or less to the South line of Lot
15, in The 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
54
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APPENDICES
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 188.25 feet to the West right-of-way line of Lannon
Drive; thence Northerly along said West line 734 feet more or less to the South right-
of-way line of Lake Drive; thence Northerly 39 feet more or less, to the South comer
of Lot 10, Krogmanns Subdivision; thence Northerly along said West Lannon Drive
right-of-way, 627 feet more or less, to the South line of Lot 1, Certified Survey Map
No. 2275; thence Southwesterly along said South line 153 feet more or less to the
Shoreline of Little Muskego Lake; thence Northwesterly along said shoreline 48 feet
more or less to the Northwesterly line of said Lot 1; thence Northeasterly 114 feet
more or less to the West line of said Lot 1; thence Northerly along said West line
35.71 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 along said South line 297 feet, to the West line of Lot 1, Block 1,
Meadow Dale Subdivision; thence Southerly along the West lines of Lots 1, 2, and 3,
Block 1, of said Subdivision 358.70 feet, to the North right-of-way line of Briargate
Lane; thence Easterly along said North line 718 feet more or less to the Easterly
right-of-way line of Parkland Drive; thence Southerly along said Easterly right-of-way
line 383 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 953.56 feet to the South
line of Outlot 4, Parkland No.1 Subdivision; thence continuing Northerly along the
East line of said Outlot 4 a distance of 501.42 feet to the North line of the Northwest
% of Section 10; thence Easterly along said North line 987 feet more or less to the
Northwest comer of the Northeast % of Section 10, said point also being the point of
beginning.
The Project Area boundaries are depicted in Exhibit 1.
55
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COMMON COUNCIL - CITY OF MUSKEGO
RESOLUTION NO. 051-2005
RESOLUTION OF THE CITY OF MUSKEGO CO
AMENDING THE REDEVELOPMENT
FOR THE REDEVELOPMENT DISTRICT NO.2
ON COUNCIL
AN
OJECT AREA
WHEREAS, the CDA duly amended the Redevelopment District o. 2 Plan for the Project Area on
March 7, 2005 and recommends the same to the Common Coun .; and
WHEREAS, the CDA may recommend Redevelopment PI
goals, or design criteria change; and
WHEREAS, on March 12,2003 the City of Muskego Cui Development Authority (the "CDA")
duly designated and approved the boundaries ofthe R eve. ent District No.2 Project Area pursuant
to Wis. Stat. g 66.I333(6Xb)l; and
WHEREAS, the Common Council duly approved d a
the Project Area on June 10,2003; and
ted the Redevelopment District No.2 Plan for
WHEREAS, the CDA duly approved and ado ed
Area on June 10, 2003; and
edevelopment District No.2 Plan for the Project
NOW, THEREFORE, BE IT RESO ED Y the Common Council that the First Amended
Redevelopment District No.2 Plan, a py 0 W ich is attached as Exhibit A, is hereby approved by the
Common Council pursuant to Wis. S
. Se . 333(6)(d).
Adopted this 8th
Common Council.
QBMKE\542 1762. 1
2005 by not less than a two-thirds vote of the
Mark A. Slocomb, Mayor
City of Muskego
Attest:
Janice Moyer, CMC, Clerk-Treasurer
City of Muskego