PLAN COMMISSION Minutes - 10/1/2019
UNAPPROVED
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
10/01/2019
6:00 PM
Muskego City Hall, Council Chambers, W182
S8200 Racine Avenue
CALL TO ORDER
Mayor Chiaverotti Called the meeting to order at 6:00 PM.
PLEDGE OF ALLEGIANCE
Those present recited the Pledge of Allegiance.
ROLL CALL
Present: Mayor Chiaverotti, Alderman Kubacki, Commissioners Graf, Oliver, Jacques,
Buckmaster, Bartlett and Planner Trzebiatowski.
Absent: Commissioner Buckmaster
STATEMENT OF PUBLIC NOTICE
The meeting was noticed in accordance with the open meeting laws.
APPROVAL OF THE MINUTES
Approval of the minutes of the September 3, 2019 meeting.
Commissioner Jacques made a motion to approve the minutes of the September 3, 2019
meeting. Alderman Kubacki seconded. Motion passed unanimously.
CONSENT BUSINESS
Resolution PC 056-2019 Approval of a two-lot Certified Survey Map for Kevin Malchine
located at Muskego Dam Road & Loomis Drive / Tax Key No. 2295.999.010.
Resolution PC 057-2019 Approval of a Building, Site and Operations Plan Amendment for
Vintage Grounds located at S74 W16825 Janesville Road / Tax Key No. 2199.999.063.
Resolution PC 058-2019 Approval of a two-lot Certified Survey Map for James & Suzanne
Blixt located at S101 W13704 Loomis Drive / Tax Key No. 2259.995.003.
Alderman Kubacki made a motion to approve the consent business engross. Commissioner
Jacques seconded. Motion passed unanimously.
NEW BUSINESS FOR CONSIDERATION
Resolution PC 059-2019 Approval of a Building, Site and Operations Plan Amendment for
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Bass Bay Brewhouse located at S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002.
Planner Trzebiatowski explained that as part of the ongoing improvements at Bass Bay
Brewhouse. This application is to add a covered pergola/gazebo structure with open sides
and a galvanized roof to cover the recently installed outdoor bar area on the patio.
Additionally, a recently approved and installed patio area to be a crushed gravel was
installed as concrete. Stormwater calculations were based on this area being hard surface,
so this change was already accounted for as far as stormwater. A second improvement
that has occurred is they enclosed outdoor seating area under an existing overhang area.
The materials used fit the motif and character of the building and is mostly windows.
Commissioner Graf asked if this was an expansion. Planner Trzebiatowski explained this
was not an expansion, but just enclosing and existing overhang.
Commissioner Jacques made a motion to approve Resolution PC 059-2019. Alderman
Kubacki seconded. Motion passed unanimously with Commissioner Bartlett abstaining.
Resolution PC 060-2019 Approval of a Building, Site and Operations Plan for Muskego
School Apartments, LLC located at S75 W17476 Janesville Road / Tax Key No. 2193.104.
Planner Trzebiatowski provided an explanation of the proposed development. The
development will rehabilitate the Muskego Elementary School building with additional rental
units. The Planned Development zoning was previously granted in December 2018 subject
to approval of a Building, Site and Operation Plan. The plan will include 22 residential units
in the Muskego Elementary School building (10 single bedroom and 12 two-bedroom units)
in addition to two additional townhouse buildings totaling 18 units (one ten unit and one eight
unit building) and each of these units will be three bedrooms with an attached garage and
separate multi-space detached garages.
Access will be limited to two points on either end of the property with all other existing
access points be closed and restored. The internal drive will be private with curb and gutter.
Staff is recommending mountable curb and gutter on the east side of the drive to match the
west side. Sidewalks are shown on-site to connect all of the units with a sidewalk. Parking
is provided with enclosed parking attached to the townhouse units and four separate
enclosed detached garages for a total of 58 enclosed parking stalls. Additional parking is
provided in front of the attached garages for another vehicle to safely park in front of the
attached garages, typical to what the City has approved before. Considering the surface
parking and the space in front of the attached garages there is 96 total stalls or 2.4 stalls per
unit.
The existing school building will remain substantially the same with some cleaning and
repairing of the building, re-installation of some windows that were previously removed and
adding a small canopy on the back entrance. The townhouse buildings will be two stories
with a gable roof. Each unit will have individual entrance with a small porch. The exterior of
the townhouses will be masonry covering the first floor with alternating patterns of siding.
The masonry averages 54% for the townhouses meeting the design standards of 50%
masonry. The detached garages have a band of masonry to match the attached housing
but lack design or character. Staff recommends additional design elements on the
backsides of the detached garages.
Lighting is proposed that meets the City specifications as far as height and cutoff
requirements. A monument sign is proposed along Janesville Road that appears to meet
the City standards, but will need formal sign approval. Two trash enclosures are proposed.
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Details of all mechanicals will be needed with proper screening approved by the City. A
landscape plan was provided and will be subject to formal review by the City Forester prior
to permits being issued. Utilities will require coordination with the engineering department
for a water main extension. There are additional notes in the resolution regarding phasing
and outdoor storage including parking of junk vehicles, boats, campers, trailers, etc.
Public Comments:
Jack Belke, Bay Breeze Condo Association – (S75 W17651 Harbor Circle) Condo
Association supports projects but have concerns including:
o Shortage of parking – Worried about overflow parking on Park Drive. Ask for nor
parking on west side of the street.
o Landscaping – More could be added especially along the rear of the garages.
o Lighting – Hope there is more low-profile lighting to eliminate glaring on condo
units.
o Sign – Worried cars will accidentally pull into Park Drive. Could a sign be added
identifying Michi Drive as entrance.
o Park – Ask that Park Drive remains open during construction.
Planner Trzebiatowski addressed sign being shown located in the center of the school
building. Could ask developer to move the sign more east to more easily show the entrance
location.
Mike Bode (S75 W17657 Harbor Circle)
o Which units will be senior housing and which units will be open to everyone.
Planner Trzebiatowski addressed that senior housing will be limited to the school
building.
o Concerns with traffic on Janesville Road with this development along with all of
the other developments on Janesville under construction.
o Has a study on the number of senior housing units been completed?
Charlotte Coubal (S74 W17407 Richard Lane)
o Michi is a narrow street. Concerned with parking on Michi when vehicles will be
parked on the street.
o Concerned where people will play.
Matt Keough (S74 W17382 Lake Drive)
o Traffic is getting heavy, especially police and fire.
o Property is not developable as proposed. Lake Drive is not a street but an alley.
Traffic is becoming intolerable.
o How many additional employees will the city need for with additional long term
large projects? Eighteen more units into an area will put more people in to an
area everyone loves. Eighteen more units is more than the number of houses
that currently use the roads in that area.
o How many employees will be needed if federal money is coming to the City for
projects?
o Rezoning was voted on 4-1.
o Concerned with runoff into the lake. Additional housing will cause many more
problems with quality of runoff into the lake.
o Last weeks rains caused the lake to raise two feet. Additional developments
cause rain to run directly into the lake and watershed.
o School - Schooling has changed Muskego Elem. and this property have been
used for many things for over 100 years and this is not the best way develop a
prime property in the City.
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o Eighteen apartments across the street from long term residents is not a good
idea.
o If low income loan or federally funded project…
Planner Trzebiatowski noted federal funding or not is not what the Plan
Commission can consider and could be extremely discriminatory.
Mayor Chiaverotti explained the City is not receiving any federal funding.
Muskego-Norway School District owns the property and put out an RFP
and this is what they chose as the best proposal. This is a Building, Site
and Operation plan consideration. During the rezoning process the City
Attorney explained that federal funding cannot be part of the
consideration.
o If the city continues to support the development of large projects, the city will
have to take on federal money, without a choice which will require additional city
employees. So has the City asked any existing landlords if they have an interest
in federal money? The city is building too many large communities that are not
owned.
o If the city adds 36 rentals in the area there will be many issues.
o Why isn’t the city putting more time into adding condos,ownership.
Mayor Cheverotti explained this is multifamily. Regardless of condo or
rental units and the City doesn’t control ownership verses rental. The City
does not need to approve rental units converting to condominiums.
o Parking. Turning left onto Lannon is dangerous. Shut Michi Drive off.
o Many people are going to be affected by this development.
o Worried about the future of the people living near the property to be developed.
o Understands if this was turned into a long-term care facility.
o Grassland should be developed with a walking path rather than eighteen
apartments that will cause issues for the police and neighbors. The residents are
already facing a huge rise in crime in this area.
o Where are these people going that they should be so centrally located rather
than the other areas of the City? People that live there have made long term
investments in the city.
o Apartments bring transient people. They don’t care about other residents.
o Decision forcing more people into an area that is already stuck. Too much traffic.
o This development will bring too many people and nobody will be able to turn left
onto either street. Does not like this proposal and thinks there is better use for
property than eighteen units.
o He pays is taxes and utilities on time and does not understand the direction of
the community. Doesn’t want to live in Chicago…traffic is ridiculous and schools
are growing and will need another $40 million referendum.
Mayor Chiaverotti said there are a few things to be addressed. Mayor Chiaverotti asked if
additional on-site parking can be addressed. Planner Trzebiatowski said the Plan
Commission could discuss, but would encourage developer to discuss this as there has not
been anything submitted that relates to the amount of parking needed on site for this type of
development.
Mayor Chiaverotti asked if there is a way to add left-in/right-out. Planner Trzebiatowski
added that the Plan Commission could require the developer to angle the entrance to Michi
Drive to encourage traffic to turn right out the development towards Janesville Road. Things
on the street that happen on the street like left turn only or no parking the Plan Commission
can give a recommendation to the Public Works and Safety Committee for any signage in
public roadways.
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Mayor Chiaverotti said storm water must be addressed. Planner Trzebiatowski noted that
MMSD and the DNR regulate the storm water and they must approve the plans for both the
quantity and quality of water that leaves that site.
Commissioner Graf asked if there will be stormwater management on-site. Planner
Trzebiatowski said that a detention basin is included in the proposal on the north side of the
school. On a Plan Commission level this is not to be decided, but engineering staff will
extensively review the stormwater.
Commissioner Bartlett mentioned that discussion was started about preserving the park and
if they are working with the City to preserve the park. Planner Trzebiatowski said this is a
private development.
Commissioner Bartlett asked about the location of the northern access point and parking
and cannot support the plan as presented due to drive access, landscaping, parking,
signage moved, public way walkway connections.
Dumpster location is odd between the two buildings and would like to see adjusted so it is
not visible from Michi Drive. Window adjustments and placement for new use would likely
be needed. Planner Trzebiatowski explained that they are confident with their interior layout
that the existing windows will remain. Bartlett said roof pitches vary and would like some
consistency of rooflines between buildings and specifically garages.
Planner Trzebiatowski explained the code regulations regarding spacing of driveways and
specifically the northern driveway to the lot line. As for the dumpsters, transformer pads are
shown that must be fully screened with dense landscaping, so the area between the
buildings will definitely be screened with materials subject to final landscaping review. For
the pedestrian sidewalks, the Plan Commission could amend the resolution to require
connection of the sidewalks.
Alderman Kubacki asked about the sidewalks. Planner Trzebiatowski explained there is a
sidewalk along Janesville Road that connects to the sidewalks on site, but nothing
connecting to the east.
Alderman Kubacki appears the playground area is solely for the residents of the site via a
crosswalk.
Developer representative said the playground is intended to be used by private for use by
residents and visitors. It is the largest greenspace on property for play and made the most
sense for that location.
Alderman Kubacki confirmed there are 96 parking stalls. Planner Trzebiatowski explained
that recent apartment approvals did not have any individual garages so it is tough to
compare the proposals. However, typically the driveways are counted as guest parking, so
the parking space count does include the spaces in front of the attached garages.
Alderman Kubacki asked about experience with the roof pitch. Bartlett also said that he
would like to see a 4/12 pitch.
Developer was okay with changing the roof pitch and adding dormers to the rear of the Michi
Road garages as part of the four-sided architecture.
Developer was okay with moving sign to the east and screening the mechanicals. For the
parking there experience is for seniors is parking stalls on one-bedroom is 0.8 stalls per unit
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and two-bedroom units are typically one car per unit for 20 stalls for the senior parking.
Parking stalls in the garages are assigned per unit.
Commissioner Bartlett asked if the City can address parking on Michi Drive. Planner
Trzebiatowski explained that the Plan Commission could provide a recommendation to the
Public Works and Safety Committee.
Commissioner Graf said there is not an abundance of parking on-site so when an event
occurs, people will park where possible closer to where they are going and will end up on
the street unless other areas are designated for visitor parking. Overflow will go to street
parking. Commissioner Graf suggests this does go to Public Works to look at the parking as
far as safety.
Commissioner Bartlett brought up the issue of people using their garage as storage and
parking outside. Planner Trzebiatowski said the developer explained that they are not
allowed to use the garages for storage. The developer also added that the school building
is designed for each unit to have an inside storage unit within the building.
Commissioner Bartlett said it would be nice to see visitor parking spread throughout the lot.
Developer suggested they could add surface parking near the playground area as well as
along the northwest side of the private drive north of the detached garages.
Developer addressed the stormwater management. They are actually decreasing the
amount of hard surface on the property. Additionally they are converting much of the hard
surface with roof, which are actually seen as cleaner runoff than a paved area. They also
meeting the MMSD requirements.
Commissioner Oliver asked if there are restrictions regarding things like a car with a flat tire
or other items in the parking area. Additionally, snow removal locations to ensure that there
are adequate areas to plow the snow on this property. Planner Trzebiatowski said the
parking junk vehicles, trailers, campers, boats, outdoor storage, etc. is addressed in the
resolution outside of the garbage enclosures. As for a business truck, the ordinance allows
this as one per unit.
Commissioner Jacques made a motion to approve Resolution PC 060-2019. Commissioner
Bartlett seconded. Alderman Kubacki made a motion to amend Resolution PC 060-2019 to
address the northern access point along Michi Drive, adjusting the roof pitch of the attached
garages, moving the sign toward the east, and adding parking in the two locations on-site.
Commissioner Graf seconded.
Motion to amend resolution passed unanimously. Motion to approve amended Resolution
#060-2019 passed unanimously.
Recommendation from the Plan Commission for Public Works to look into street parking
along the west side of Park and no/limited parking on Michi Drive.
PC 061-2019 Conceptual Rezoning for discussion of proposed senior community at the
former Tess Corners Elementary School located at W147 S6800 Durham Place / Tax Key
No. 2168.961.
There are no approvals for a conceptual discussion. Planner Trzebiatowski provided a
synopsis of a conceptual development. The development includes removing the existing
school and replacing it with 20 assisted living units, 20 memory care units and 82 units of
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independent senior living. The building will be two stories at the front of the building on
Janesville Road and from the south the building will be three story based on the natural
terrain of the site. Underground and surface parking will be provided. Waukesha County is
amenable for the access drive on Janesville Road with a restriction that there is no
connection do Durham Place. Density shows 80 units allowed within the RM zoning.
Alderman Kubacki asked about the traffic on Durham Place with access not allowed on
Janesville Road.
Developer said they had a neighborhood meeting with residents. No negative comments
from neighbors and will have less traffic than when it was a school. Additionally, from past
communities they have found that initially residents drive, but the amount of driving curtails
significantly within three years and they provide transportation. There are 87 underground
parking stalls for 80 units.
MISCELLANEOUS BUSINESS
Nothing at this time.
ADJOURNMENT
Commissioner Jacques made a motion to adjourn. Alderman Kubacki seconded. Motion
passed unanimously.
Respectfully Submitted,
Aaron Fahl
Associate Planner