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PCM19650504PLANNING COMMISSION -a CITY OF MUSKEGO MINUTES OF MEETING HELD MAY 4, 196.5, 8:OO P.M., CITY HALL PRESENT: Mayor Jerome Gottfried, Chairman; William F. Chase, Sec'y; Also present were Russ Knetzger, Consultant, and Gerald Lee, Bldg. Clarence C. Walrath, John Meinhardt, Ed Budish & Willard Bertram. Inspector. ABSENT: Charles Buehler The meeting was called to order at 8:OO P.M. by Chairman Gottfried. MINUTES of the meeting held April 20, 1965, were approved as mailed. LEON BOURDO - In regard to Mr. Bourdofs division of land, 8 acres in Section 31, Mayor Gottfried reported that City Attorney Hippenmeyer had advised that the abstracts had no value as they are not recorded lots; however, Lot #2 was recorded in 1962 but it was not processed through the Planning Commission. Mayor Gottfried noted that Mr. Bourdo wil'l be at the next meeting, May 18, for approval of division of land for Lot #l. Mr. Chase questioned as to how records were kept of individual divisions of land. Mayor Gottfried replied that it was caught 0 Inspector should make sure that it is a recorded lot before he in the tax roll. Planner Knetzger pointed out that the Building issues a building permit. NORTHLAND DEVELOPERS - Mr. David Cunningham appeared to receive official auDroval of the Dlans for the A&P Grocerv Store at the corner of Highway 24 and Westwood Drive. P1anner"Knetzger reviewed the plans and reported that they had been approved by Nelson & Assoc. Mr. Chase moved, as seconded by Mr. Walrath, to accept the building Inc., with the exception that the two signs located on the Northwest site and operational plans as submitted by the Northland Developers, and Northeast corners of the property shall be in conformance with the zoning ordinance of the City of Muskego and that the planting plan shall be completed with the landscaping of the property. Motion carried. -~I. ~~ ~ ART ZANGERLE - Mr. Zangerle appeared requesting permission to erect a new building in place of the present barn at his saw mill located on the south side of Highway 24- just past Hillendale Dr. Mr. Zangerle stated that this was not a full time operation, but that his business building would be 30x55 on his property which is approximately a (custom sawing, mfg. of hard wood, etc.) has increased. The new he could move the logs back as far as 1501 from the center of Highway 2.50' triangle with 1000' road frontage (3.11 acres). He stated that 24 and would arrange-the logs to appear^ neatly. - ' Building Inspector Lee reported that there had been Complaints of rats in the area, to which Mr. Zangerle replied he had no knowledge. Planner Knetzger advised that he is presently operating under a II) to advise Mr. Zangerle that 4.06 (3) would apply for the Conditional Highway Business Overlay and instructed the Recording Secretary Use and to also send him a checklist. GLENDON HILL - Attorney Arnold Gazinski appeared in behalf of Mr. & Mrs. Glendon Hill to request a division of their property (6: acres) in Oak Hill Estates, Seition 3. The request is to parcei the land the 4$ acres for later investments. He assured the Commission that into two acres around the buildings (dwelling and garage) and leave they had no intentions of building or subdividing. He presented the Commission with a Preliminary Plat of Survey. The Commission reviewed same and also the Oak Hill Estates map. Mr. Chase mentioned the problems that occur when there is building on the end of a dead end road. The Commission was concerned about the road entrance into the 4s acre portion and advised Attorney Gazinski to submit a certi- fied survey plat showing the Hill property in relationship to Oak Hill drive and the adjacent lands. There was some discussion of dedication or reservation of land for a road. Building Inspector Lee mentioned that there was a party in the audience who was interested in building on the 4$ acre portion. Mr. Budish moved, as seconded by Mr. Meinhardt, to refer this to the Planner for study and presentation to the Commission at the next meeting. Motion carried. @ CALVARY EVANGELICAL FREE CHURCH - Pastor Donald Roth appeared re- auestiniz uenission for the installation of a sign at the church location, S79 W18903 Janesville Road. The sign is 9'9-3/4" X 4'3//4", used for advertising the hours of worship for the church. The sign a "see-thru" sign with black grille work with white letters, to be will be placed 431 from the center of Highway 24. Mr. Chase moved, as seconded by Mr. Meinhardt, to accept the proposed sign and location as presented by Pastor Donald Roth for the Calvary Evangelical Free Church. Motion carried. There was a misunderstanding on the part of Pastor Roth as to where the church parking lot was to be located. He was advised by the Commission that the parking area could be in the rear of the church building. I~~- ~ ~ " L ~ JR. CHAMBER OF COMMERCE ENTRANCE SIGN - Building Inspector Lee stated that the Jr. Chamber of Commerce wished to place a welcoming sign for entrance to the City. As the City has plank for their own entrance sign, the Commission needs more information as to location, etc., and Mayor Gottfried will so advise the Jr. Chamber of Commerce. OIP REQUEST - Mr. Bertram moved, as seconded by Mr. Budish, that the Planning Commission recommend to the Common Council to approve the I request for OIP for American Atonement Lutheran Church and Muskego Conkunity Church. Motion carried. I WALTER VESBACH - Mr. Walter Vesbach and Surveyor Don Polzin appeared and presented a proposed preliminary plan development of lands owned by Mr. Vesbach for the primary purpose of tying down the East-West road through which the Sewer Interceptor will go. The first plan presented had shown the curvilinear design and the second plan showed the cluster pattern. There was some concern for snow plowing in the cluster pattern. There will be approximately 300 lots in this area with adequate area for playground and also proposed in this development were fishing and swimming area and golf course. It was the general opinion of the Planning Commission to submit the plans to Nelson & Associate for study. FRANKLIN MEETING, - Secretary Chase reported that Franklin's Mayor Fadrow had suggested the Commission meeting with the Franklin Planning Commission Monday evening, May 17, at Franklin at 7:OO P.M. This date was agreeable with the members and the meeting is planned for same. TOMSINGER CONSTRUCTTON - Surveyor Don Polzin and Bob Singer from Tomsinger Construction appeared in regard to building model homes in Hillendale Heights, a recorded subdivision. Mr. Singer advised that he would like to put up some model homes for 1600 sq. foot, he would request variance. The homes would be in this area ranging from 1400 square foot up. As this area is zoned in the price range of $20,000 for the package. He presented sketches homes 1400 sq. foot and under, and that the average sq. foot of his homes in this area would be 1700 sq. ft. Planner Knetzger advised that before he could make a recommendation he would like the attorney's opinion as to what he would consider - rezoning with riders attached or treating it as an overlay or it could come under plan dedopment. The Commission referred this to the Planning Consultant and authorized the Planner to contact City Attorney Hippenmeyer if he feels it is necessary. JAMES HERNKE - Building Inspector Lee reported that James Hernke has been making an effort to clear up his property. Further action was deferred for two weeks. JOHN PETERS - Building Inspector Lee stated that John Peters was requesting permit to build a garage on his 8% acres in Section 25 for the storage of hay. The building would be 22x22 with an overhead door. He noted that in RCE District the garage cannot be built before the principal buildings. Planner Knetzger pointed out that in an agriculture area you can't tell a man he cant t build a barn on his property because there is no house and that a permit should be allowed. of the model homes. He mentioned that this area was surrounded by with City Attorney Hippenmeyer and the following changes were recom- ZONING AMENDMENTS - Planner Knetzger stated that he had conferred mended: (1) Change throughout the text "Town Board" to "City Council" and "town" to "city". (2) 3.06 CHANGES AND AMENDMENTS (2) B. Amount changed to $35.00 instead of $25.00. Because a zoning change costs upward of $100 and an additional $10 will not help defray same, Mr. Budish moved, as seconded by Mr. Walrath, to recommend to the Council that the fee for filing for rezoning, except in Plan Development, remain at $25.00. Motion carried. (3) 3.06 (2) Procedure D. Referral. The Plan Commission shall within 30 days, unless a longer period is stipulated by the Common informal hearing, and report its recommendation to the Common Council Council. (4) 3.06 (2) F. Action (3) Should the Common Council not concur in /the recommendation of the Plan Commission, it re-refer the matter to the Commission for reconsideration before taking final action. 0 Planner Knetzger advised that the original ordinance had the word 1 conduct a study and investigation and where deemed desirable, an. word "shall". "shall" instead of "may" and recommended that the ordinance keep the Mr. Meinhardt moved, as seconded by Mr. Chase, to retain the word "shall" in 3.06 (2) F. Action (3) rather than the word "may". Motion carried. (5) 3.07 Public Hearings - Planner Knetzger recommended a regrouping of the paragraph and under (1) Notice: instead of "zoning changes" /adding "changes in the zoning district classification of any property, granting of". l(6) 6.02 (6) C. Planner Kne.tzger recommended that the words "Plan Commission" be changed to Common Council". Mr. Chase moved, as seconded by Mr. Walrath, to appyove the change from "Plan Commission" to "Common Council" in 6.02 (6) C. Motion carried. (7) Create New Paragraph: 6.02 (4) D. Where a proposed development 9.03 (7) C. compliance with the procedural and general requirements includes uses permitted only as conditional grants pursuant to Sec. set forth as the basis for approval under this section shall supplant use grant pursuant to Section 6.03. the requirement for separate processing of a petition for conditional II building except with permission of the Plan Commission shall be lo- (8) Amend Section 4.07 to add following paragraph: (5) No principal cated where it could be cut off from access to a public road by normal seasonal flooding. Mr. Chase moved, as seconded by Mr. Meinhardt, to amend Section 4.07 by adding the above paragraph. Motion carried. (9) Amend 5.05 (2) by adding the following: "but may include land zoned "wetland-floodplain" subject to compliance with Section 6.01 (2) and (3) .'I Mr. Budish moved as seconded by Mr. Bertram for adjournment and the meeting was adjourned at l2:3O A. M. Respectfully submitted, B&d Ad Barbara Sands Recording Secretary planning and design consultants 1713 NORTH FARWELL AVENUE MILWAUKEE 2 WISCONSIN TELEPHONE BROADWAY 1-1862 AREA CODE 414 May 18, 1965 Plan Commission City of Muskego Box 34 Muskego, Wisconsin Re: Minor Changes in Conditional Use Grants Without Public Hearing Gentlemen: The present Sections 5.01 and 6.03 of the Zoning Ordinance which establish and control issuance of Conditional Use Grants provide that the initial issuance of a Conditional Grant or an "expansion" of an existing such Grant require complete processing including public hearings. However, the process for allowing very minor modifications to a condi- tional use are not spelled out thus leaving open the question of requiring full public hearings for such minor changes. In order to clarify this question, the following change, to be included with the current batch of amendments is recommended: Section 6 Section 6.03 (2) is hereby amended to add a new paragraph to read as follows: G, Subsequent Change or Addition to the approved plans or use shall first be submitted for approval to the Plan Commission and if in the opinion of the Plan Commission such change or addition constitutes a substantial alteration based on the standards set forth in 5.01 (2) C and 6.03 (1) B, a public hearing before the Plan Commission shall be required and notice thereof be given pursuant to Section 3.07. The language of the above amendment closely parallels the existing pro- vision in the zoning ordinance regarding planned developments under Section 6.02. Respectfully submitted I NELSON & ASSOCIATES RKzg LAND PLANNING .DEVELOPMENT.DESlGN PRIVATE and MUNICIPAL k4- planning and design consultants 1731 NORTH FARWELL AVENUE MILWAUKEE 2 WISCONSIN TELEPHONE BROADWAY 1L1862 AREA CODE 414 May 18, 1965 Plan Commission City of Muskego Box 34 Muskego, Wisconsin Re: Glendon Hill Land Division, Section 3 Gentlemen: At your meeting of May 4, 1965 the above request for a land division of a single 6.5 acre parcel into two parcels was referred to our office for study, The proposed division involves a property between 115 and 120 foot wide fronting on College Avenue (CTH HH) , extending south to the half section line, thus making it about 1400 feet long. The request for division would divide the north portion into a 2.0 acre site for separate sale. The south boundary of this narrow property abuts the north line of Oak Hill Estates subdivision in such a way that it blocks the future extension of Oak Hill Road, which obviously was intended to be extended into the Hill property by the way the road was platted. The danger in permitting this division is that a home could be constructed on the south 4.5 acres using the unterminated end of Oak Hill Road as the required public access. Such an occurrence would block the proper sub- division of not only the remaining portion of this 4.5 acre property but of adjacent properties as well. Furthermore the FSE zoning of the area requires a minimumarerage lot width of 150 feet, whereas this property is less than 120 feet in width throughout its approximately 1400 foot length. The only proper way to allow divisions of land in the Hill and adjacent pro- perties to the east is under a condition where the properties are being assembled into a larger more useable shape. Such accumulation is specifi- cally encouraged in the City Subdivision Ordinance under Section I1 C 3. LAND PLANNING. DEVELOPMENT. DESIGN PRIVATE and MUNICIPAL Plan Commission Page I1 May 18, 1965 Since the proposed division of the Hill property, as presented informally to the Plan Commission, would not be in the best interests of either ,pro- perty owner or of surrounding lands, we recommend that any such division not be approved. Respectfully submitted, NELSON 6 ASSOCIATES m& 4 lt%&x&zh planning and design consultants 1733 NORTH FARWELL AVENUE MILWAUKEE 2 WISCONSIN TELEPHONE BROADWAY 1-1862 AREA COOE 414 May 18, 1965 Plan Commission City of Muskego Box 34 Muskego, Wisconsin Re: Walter Vesbach Sketch Cluster Plan and Parkway Location of SewerEasement Prepared by Hoffman-Polzin & Associates Inc ~ I April 1965 Gentlemen: Pursuant to the directive at your meeting of May 4, 1965 we have studied the above sketch layout for approximately 200 acres of the Walter Vesbach farm lying northwest of the intersection of Lannon Drive and Woods Road. While the specific purpose for such study was to review the location of an east- west street to serve as a sewer easement, since the entire land layout was included in the sketch our review was to include the general aspects of the overall scheme. The overall scheme prepared by Hoffman-Polzin embodies one of the newest and finest principles of land development--the cluster concept. Under the cluster type of subdivision the large lots required by the zoning ordinance are "clustered" down to a smaller, though adequate, size and the resulting open space is grouped into useful shapes to permit recreation and park space for the inhabitants of the subdivision. In the sketch plan presented there is proposed a swimming and boating pond, baseball field, areas for bicycle paths weaving through the subdivision, and general groupings of open space, In this clustering process it is possible to use a curvilinear layout for the lots, but the authorities on traffic and planning who have studied the prin- ciples of residential development consistently recommend the extensive use of landscaped "courts" --a form of the familiar cul-de-sac--as the desired type of lot layout in cluster subdivisions. A Court has the Cul-de-sac's outstanding safety feature of "no through traffic", but adds the esthetic appeal of an island of landscaping to break the monotony of the large circle of paving typical of the cul-de-sac. The only disadvantage of courts and clu-de-sacs is that large snow plowing equipment operate less efficiently in them than in curvilinear or gridiron subdivisions 1 \ , LAND .PLANNING ' DEVELOPMENT.DESlGN PRIVATE and MUNICIPAL Plan Commission Page I1 May 18, 1965 However, in communities such as the Village of Fox Point where there is a great deal of such cul-de-sac or private land development, it is economically justified for the community to invest in smaller, more maneuverable equipment which handle such situations very effectively. The cluster layout as proposed for the Vesbach farm includes another improvement over the standard layout that had been prepared for this same area in 1962" the preservation of Lannon Drive and Woods Road as major traffic carriers by the elimination of frequent driveway access to these arterials. This is done by backing the lots into these major roads rather than having many individual lots front directly on to them. Through the planned development regulations which permit such cluster layouts, the City can control the appearance of these "back-end" lots by requiring adequate landscaping along the major roads. The only non-complimentary aspect of the layout that we can point out at this time is the failure to provide for a true parkway type drive along the drainage creeks as shown in Muskego's adopted Comprehensive General Plan. Under the General Plan there would be two parkways on the Vesbachl lands, one connecting Lannon Drive with Racine Avenue, and one connecting a future extension of CTH Y from STH 24 over to Racine Avenue and southeast to the east-west parkway just mentioned. In this case the surveyor felt the developer could not absorb the cost of such a parkway and recreation space too. The parkway road is more expensive because the quality and width of pavement is higher than a typical subdivision street, and only one side can be developed to absorb the cost. However, the Muskego subdivision control ordinance under Section VI Required Improvements, paragraph 82. provides that any costs for "principal thorough- fares", which is what a parkway drive would be, above those "normally required to serve the development itself" are paid for by the municipality, thus the economics of the parkway as far as a developer is concerned are the same as any other street in his subdivision. On this basis we would recommend that the sketch layout be revised to include the parkway drives shown in the General Plan. Respectfully submitted, NELSON 6 ASSOCIATES RK:cg 1 planning and design consultants TELEPHONE BROADWAY 1-1862 AREA CODE 414 1733 NORTH FARWELL AVENUE MILWAUKEE 2 WISCONSIN February 15, 1965 Plan Commission City of Muskego Box 34 Muskego, Wisconsin Re: Commercial Re-Zoning of Basse lands at Bay Lane and STH 24 Gentlemen: Pursuant to your request at the meeting of February 2, 1965 we have reviewed the above re-zoning petition for a B-4 district on that portion of the Basse land abutting the south side of State Highway 24, extending east of Bay Lane to Martin Drive. The size of the B-4 district involved would be approximately 800 feet in depth, and about 1,700 feet in frontage. The net useable ground area, after subtract- ing the right-of-way areas for the parkway-collector roads on either end of the parcel, and the improved width for STH 24, would be approximately 750 feet of depth and 1,600 feet of average width, or 27 acres. Access to the property would not be directly from STH 24, but from Martin Drive extended southward as a parkway, and from a collector street replacing Bay Lane. While the petitioner can only make a zoning request for his own land, it would be logical for the Plan Commission to consider that portion of the Luedke farm which lies behind the triangular piece of the Basse farm which fronts on STH 24. Thus of the total 27 acres under consideration, about 20 are on the Basse farm and 7 on the Luedke farm. In reviewing the above petition, we interviewed Mr. Gebhardt, one of the inter- ,ested developer partners, on the intended type and amount of commercial uses. He indicated interest in a real estate office, gasoline service station, and possibly a shopping center with 60,000 square feet of floor space. It is our estimate that such uses would require no more than 10 acres of land. Our first recommendation, based on the above list of uses, is that the petition for B-4 be,denied, and that B-2 be considered instead. The B-4 District is for Highway oriented uses only, and considering the somewhat limited access to STH 24, a highway oriented development is less likely to be as prosperous on such a site as a shopping center development, which is what the B-2 District permits, and which is what the developer in fact is interested in building. LAND PLANNING. DEVELOPMENT. DESIGN PRIVATE and MUNICIPAL 'e Plan Commission Page I1 February 15, 1965 I The land under petition definitely has suitable characteristics for commercial development. The question is, with the large amount of nearby land whlch also has suitable commercial characteristics and. is already zoned for business development, should the area under petition also be placed in a commercial district without more definite assurance that the land will be fully used. For example, the eastern 1,000 feet of the Basse farm on the north side of STH 24 in Section 3 is already zoned for commercial de,velopment. That area is the major part of a 25 acre general business district. Since this petition is from the same owner as the nearby lands already zonedfor commercial development, we would recommend that this petition be denied at this time for lack of adequate showing that something as substantial as a shop- ping center is actually possible at this time. We would not recommend commer- cial zoning for anything less than a planned shopping center, since there are adequate amounts of vacant, commercially zoned land available to handle individual commercial uses. Respectfully submitted, NEISON & ASSOCIATES RK:cg