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PCM19660920CITY PLAN COMHISSION CITY OF MUSKEG0 MINUTES OF MEETING HELD SEPTEMBER 20, 1966 CITY HALL MAYOR GOTTFRIED CALLED THE MEETING TO ORDER AT 0:OO P. M. WENT: MAYOR JERONE GOTTFRIED, CHAIRMAN, WILLIAM F. CHASE, LENTINI AND ED RAIMANN. PLANNER WILLIAM NELSON AND BUILDING INSPECTOR LEE WERE ALSO PRESENT. SEC'Y, WILLARD BERTRAH, CHARLES BUEHLER, ALDERMAN s. ROBERT BBSENT: CLARENCE DAHLEN ~INUTES: THE MIMUTES OF THE PREVIOUS MEETING OF SEPTEMBER 6, 1966, WERE APPROVED AS MAILED. WRT WENTLU - MAYOR GOTTFRIED REPORTED THAT HE HAD mEN ADVISED THAT THE ~ENTLANDS HAD SOLD THEIR ENTIRE PROPERTY IN THE SEf OF SECTION 5 AND THAT A LAND DIVISION AT THIS TIHE WILL NOT BE NECESSARY. CARL POXBRIG - MAYOR GOTTFRIED ADVISED THAT SURVEYING HAD NOT BEEN COMPLETED AS YET FOR THIS 2 ACRE LAND DIVISION IN THE NE$ OF SECTION 29. BUTCHER-SALENTINE - MRS. ADA BUTCHER, WAUWATOSA, APPEARED 2 (8-3 DISTRICT). SHE ADVISED THE COMMISSION THAT ED SALEN- RELATIVE TO THIS 5.353 ACRE LAND DIVISION IN THE NE# OF SEC. TINE IS DESIROUS OF PURCHASING THIS PROPERTY FOR THE RELOCATION OF HIS BUICK SHOWROOM. A SECOND PARCEL (2.223 ACRES) WILL BE SOLD TO MR. ALTON BOLDT. THIS PARCEL LIES DIRECTLY NORTH OF THE PROPERTY ON WHICH HE HAS THE BUTTER AND EGG PLANT. ALTHOUGH THE BOLDT DIPISION DOES NOT HAVE TO BE APPROVED EY THE PLAN COMMISSION, AS IT IS ACTUALLY AN EXCXANGE OF PROPERTY AND NOT CREATING A SEPARATE PARCEL, IT WAS THE COMMISSION'S DECISION THAT MR. BOLDT BE NOTIFIED THAT IF HE INTENDS TO US THIS IN CONJUNCTION WITH HIS EXISTING BUSINESS, HE MUST PETITION FOR EXPANSION OF CONDITIONAL USE:. THE COMMISSION REVIEWED THE LOCATION MAP SUBMITTED BY SURVEYOR JOHNSON AND NOTED THAT THIS MAP INDICATED A TOTAL OF 70 ACRES REMAINING AFTER THE TWO DIVISIONS. MRS. BUTCHER AD- IN ANSWER TO A ~UESTION FROK MR. CHASE, MRS. BUTCHER AD- VISED THAT THIS SHOULD BE APPROXIMATELY 44 ACRES. * VISED THAT SHE IS A PARTNER IN THE ROOT RIVER INVESTWENT CO. MR. CHASE SU5oESTED THAT THE COMMISSION REQUEST NAMES AND ADDRESSES OF HENBERS OF A CORPORATION WHEN A CORPORATION RE- QUESTS A LAND DIVISION. PLANNER NELSON POINTED OUT THAT A PAGE 2 SEPTENBER 20, 1966 CERTIFIED SURVEY SHOULD ALWAYS BE SIGNED BY THE OWNERS BEFORE THE CONNISSION OFFICERS SIGN IT. MR. LENTINI MOVED TO APPROVE THIS CERTIFIED SURVEY MAP FOR A 5.353 dCRE LAND DIVISION IN THE m# OF SECTION 2 SUBJECT TO THE NAP BEING APPROVED BY THE CITY ENGINEER AND RECEIPT OF SATISFACTORY PERCOLATION TESTS. MR. BUEHLER SECONDED THE NOTION AND THE MOTION CARRIED. SCHAUMBERG-SCHOLBE - MR. ROBERT SCHAUNBERG, W181 S7811 VALLEY DR., APPEARED SEEKING APPROVAL OF A 120,000 SQ. FT. PdRCEL IN THE OF SECTION 30, A-DISTRICT, WHICH IIE DESIRES TO PURCHASE FRON HAROLD SCHOLBE ON WHICH TO CONSTRUCT A DWELLING. BUILDING INSPECTOR LEE REVIEWED THE SOIL MAP WHICH INDICATED THAT SOIL IN THIS AREA IS QUESTIONABLE IN PART AND UN- SUITABLE IN OTHERS. PLdNNER NELSON REVIEWED THE TOPOGRAPHY NAP OF SECTION 30 AND DISCUSSED THE NATURAL DRAINAGE PATTERN FOR THIS AREA. HE INDICATED THAT THE PARCEL COULD BE PROPERLY GRADED TO ALLEVIATE WATER RETENTION, AND THAT PRELIMINARY APPROVAL BE GIVEN SUBJECT TO SUITABLE EVIDENCE OF THE PARCEL'S ABILITY TO HANDLE SEWAGE DISPOSAL. MR. BUEHLER NOVED TO APPROVE THE SKETCH SUBNITTED AND THAT THE COMMISSION WILL BE RECEPTIVE TO A PRELININARY PLAT AND PERCOLdTION TESTS. MR. LENTINI SECONDED THE HOTION AND THE NOTION CARRIED. EflCO STATIO1 - THE CONNISSION REVIEWED A PLOT PLAN INDICATING THE PROPOSED LOCATION OF SIGNS AT THE ENCO SERVICE STATION, HY 24 & LANNON DR., WHICH HAD BEEN SUBNITTED BY MR. JANES FENWICK, REPRESENTATIVE OF HUNBLE OIL & REFINING Go. AS THE CONKISSION NOTED SEVERAL DISCREPANCIES IN THE PLdNS, MR. BUEHLER NOVED TO DEFER ACTION ON THIS REQUEST FOR SIGN APPROVAL UNTIL MR. FENWICK OR AN AGENT FOR THE HUMBLE OIL Go. CAN APPEAR BEFORE THE COMNISSION. MR. BERTRAN SECONDED THE NOTION AND THE MOTION CARRIED. JOSEPH J. DONOVAN - A PUBLIC HEARING WAS HELD JUST PRIOR TO THIS PLAN CONMISSION MEETING FOR MR. DONOVdN'S REQUEST FOR CONDITIONAL USE FOR AN ANINAL HOSPITAL, w179 S7664 &CINE AVE. MR. CHASE MOVED TO APPROVE THE CONDITIONAL USE REQUEST OF MR. JOSEPH J. DONOVAN FOR THE PROPERTY LOCATED AT w179 57664 &CINE APE. FOR USE AS AN OUT-PATIENT, SNALL ANIMdL CLINIC SUBJECT TO APPROVAL OF THE CONDITIONS AS DRAWN BY THE PLANNER. MR. BERTRAN SECONDED THE NOTION AND THE NOTION CdRR IED. 0 SOME OF THE CONDITIONS WHICH THE CONHISSION DESIRED TO BE INCLUDED IN THE OFFICIAL RECORD OF APPROVdL WERE DXSCUSSED PAGE 3 SEPTEMBER 26, 1966 @ SUCH AS THAT NO ANIKALS WILL BE MAINTAINED ON THE PRENISES, THAT ' THERE WILL BE NO HOSPITAL OR KENNEL FACILITIES, THAT THERE WILL BE NO SUBSTANTIAL CHANGE IN THE BUILDING CHARACTER OTHER THAN INTERNAL CHANGES. ULFRED POSBRIG - THE COKNISSION REVIEWED THE PRELIHINARY PLAT AND CERTIFIED SURVEY NAP FOR AN 80,000 SQ. FT. PARCEL IN THE NE# OF SEC. 32, R-1 DISTRICT, WHICH HAD BEEN SUBHITTED BY SURVEYOR CLAUDE JOHNSON FOR MR. POSBRIG. MR. RAIKANN NOVED TO APPROVE THE DIVISION OF LAND FOR VILFRED POSBRIG SUBJECT TO THE CERTIFIED SURVEY NAP BEING APPROVED BY THE CITY ENGINEER AND SATISFACTORY PERCOLATION TESTS. MR. BUEHLEA SECONDED THE MOTION AND THE NOTION CARRIED. DAVID R. BEIER1;6 - MAYOR GOTTFRIED READ THE FOLLOWINQ LETTER WHICH ACCONPANIED A PETITION FOR REZONING FRON DAVID R. BEIERLE: SEPTEMBER 12, 1966 To CONNON COUNCIL & PLAN COKNISSION MAr..I PRESENT A PETITION TO APPLY AN OVERLAY OF AN 00s OFFICE AND SPECIAL SERVICE DISTRICT ON A PARCEL LOCATED ON PT. SW+, SEC. 9, PRESENTLY ZONED RS-3 DISTRICT. IT IS MY INTENTION TO OPERATE A REAL ESTATE OFFICE FROM THIS LOCATION. I FEEL THAT ,DUE TO ITS HIGHWAY LOCATION, ADJACENT ZONING OF OIP, OLR OVERLAYS AND 8-3 INHEDIATELY ACROSS THE STREET, A BUSINESS OPERATION OF THIS KIND WOULD BE HOST APROPOS TO THE LOCALE.. OPERATIONAL PLAN. IF THERE ARE ANYKORE QUESTIONS CONCERNING NY INTENDED USE, PLEASE FEEL FREE TO CALL UPON NE. ATTACHED YOU WILL FIND A COPY OF NY BUILDING, SITE AND VERY TRULY YOURS, /s/ DAVID R. BEIERLE PLANNER NELSON POINTED OUT THAT THE CONNISSION SHOULD BE RELUCTANT TO ENCOURAGE ANY INVESTNENT IN THIS AREA AS IT IS DESIGNATED FOR URBAN RENEWAL AND CIVIC CENTER IN THE HASTER PLAN. AS THERE WERE SEVERAL QUESTIONS WHICH THE CONHISSION FELT THAT ONLY MR. BEIERLE COULD ANSWER, MR. BUEHLER MOVED TO DEFER ACTION ON THE RECONEENDATION TO THE COUNCIL FOR THIS REZONING REQUEST UNTIL THE PETITIONER CAN APPEAR BEFORE THE CONKISSION. IYR. LENTINI SECONDED THE NOTION AND THE MOTION CARRIED. BUILDING INSPECTOR LEE WAS DIRECTED TO INVESTIGATE THE CONDITION OF THE HOUSE IN QmsTION WHICH Is LOCATED AT s77 w18300 JANESVILLE RD., PRESENTLY OWNED BY D. G. DOEPKE. PAGE 4 SEPTEKBER 20, 1966 # OTTO KURT!! - ?IR. OTTO KURTH, krlk7 S7174 DURHAM DR. , APPEARED AND THE PERCOLATION TESTS FOR THE 1.672 ACRE DIVISION IN THE Nf$ OF ?%E$ OF SEC. 11 WERE REVIEWED AND FOUND TO EE SATISFACTORY. THERE WAS SOHE DISCUSSION OF THE PARK & RECREATION BOARD'S ACQUISITIOR OF THE 6.351 ACRE PARCEL IN THE NE+ OF SEC. ti .AND MAYOR GOTTFRIED REFERRED MR. XVRTH TO DR. GLENN REISS, PRESIDENT OF THE PARK & RECREATION BOARD. PARKLAND PLAZA SHOPPING CENTRE - IN ACCORDANCE WITH ALDERHAN VIESELKANN'S SUGGESTION, IT WAS THE COKMISSION'S DECISION TO REQ~ST THAT JOHN COUTURE APPEAR BEFORE THE COMMISSION AT THE NEXT KEETINQ TO GIVE A PROGRESS REPORT ON THE SHOPPING CENTER. - MR. CHASE, MR. BUEHLER AND MR. RAIHANN, KEKBERS APPOINTED TO TUE BUDGET COKKITTEE, NET PRIOR TO THIS PLAN COHHISSION KEETING. MR. CHASE REVIEWED THE BUDGET ITEKS TO BE REQVESTED AND ALSO ITEHS RECOKHENDED BY THE PLANNER WHICH WERE NOT ACCEPTED. THE TOTAL BUDGET REQUEST WILL BE $10,300. AN ITEWIZED BUDGET WILL BE PRESENTED AT THE NEXT PLAN COHKISSION KEETING. TO THE FINANCE COHKITTEE. MR. RAIKANN SECONDED THE KOTION AND MR. CHASE HOVED TO RECOHHEND A BUDGET TOTALING $10,300 THE HOTION CARRIED. 11 3 L.lL7-d -%,.I . I 7-2 c- SUBDIVISION CONTROL ORDINANCE - PLANNER "X AND THE 10 -4- L6 I;& COHKISSION XEHBERS DISCUSSED THE AHENDKENTS TO THE SUBDIVISION CONTROL ORDINANCE AND ZONING ORDINANCE. MR. CHASE HOVED TO RECOKKEND TO THE RVLES, LAWS & ORDINANCE COHHITTEE AND THE COHHON COUNCIL THAT THE PROPOSED CHANGES IN THE SUBDIVISION CONTROL ORDINANCE AND THE ZONING ORDINANCE AS SUBKITTED BY THE CONSULTANT PLANNER ON JUNE 7, 1966, WITH THE SUGGESTED CHANGES SUBWITTED SEPTEHBER 12, 1966, BE APPROVED. MR. BUEXLER SECONDED THE HOTION AND THE HOTION CARRIED. ADJOURWEN~ - MR. BERTRAH KOVED FOR ADJOURNUENT, MR. LENTINI P. M. SECONDED THE UOTION AND THE KEETING WAS ADJOURNED AT 11 :30 RESPECTFULLY SUBMITTED, BARBARA J. SANDS RECORDING SECRETARY DATED THIS 27TH DAY OF SEPTEKBER, 1966 SEPTEMBER 20, 1966 To: COMMON COUN.CIL & RULES, LAWS & ORDINANCE CONMITTEE FROM: CITY PLAN COMMISSION RE: ANENDNENTS TO THE CITY OF MUSKEGO ZONING ORDINANCE AND THE SUBDIVISION CONTROL ORDINANCE THE PLAN COMMISSION WISHES TO ADVISE YOU THAT THEY HEREBY RECONNEND ADOPTION OF THE AMENDNENTS TO THE ZONING ORDINANCE AND SUBDIVISION CONTROL ORDINANCE AS CONTAINED IN THE REPORT OF NELSON & ASSOCIATES, INC., DATED JUNE 7, 1966, WITH THE FOLLOWING CHANGES: (THESE CHANGES DATED SEPTEMBER 12, 1966) 1. PAGE III, UNDER SECTION Iv A. 2 ENGINEERING DATA, CHANOE I1 SLOWING" TO SHOWING" IN SECOND LINE. (TYPOGRAPHICAL ERROR 1 I1 2. PAGE V, UNDER 3. STORK WATER DRAIN AGE FACILITIEE: ADD If OF THE SECOND LINE. SEED, OR WHERE REQUIRED", AFTER THE WORD GRASS AT THE END 3. PAGE V, UNDER 4. Puc SANITARY SEWERS: AND PAGE VI, 5. PUBLIC WATER SUPPLY FACILITIES: HAVE THE CITY ATTORNEY ADVISE RIGHT OF THE CITY TO MAINTAIN SUCH FACILITIES AND LEVY ON WHETHER ADDITIONAL LANGUAGE IS NECESSARY TO ENSURE THE SPECIAL ASSESSMENTS THEREFORE IF THEY DETERMINE THAT THE SUBDIVISION IS NOT PROPERLY DOING SO, OR WHETHER SUCH RIGHT ALREADY EXISTS UNDER OTHER STATE OR LOCAL STATUTES. 4. PAGE VI, UNDER 6. OTHER UTILITIES: ADD UTILITY-APPROVED" 11 BEFORE THE WORD LANDSCAPE IN THE SECOND LAST LINE. 5. PAGE VI, UNDER 1 1. v: ADD A NEW SENTENCE TO THE END OF THE PABAGRAPH AS FOLLOWS: TREES FAILING TO I1 SURVIVE AFTER TWO YEARS SHALL BE REPLACED BY THE SUBDIVIDER. I1 I September 12, 1966 Moved by: Seconded by: that the Plan commission hereby recommends to the Common Council adoptlon of the amendments to the Zoning Ordinance and Subdivision Control Ordinance as contained In the report of Nelson & Associates, Inc., dated June 7, 1966, with the following changes: 1. Page 111, under Section IV A. 2 Engineering Data, chdnqe "slowing" t3 "showing" :n second line (Typographical error.) 2. Page V, under 3. Storm Water Drainaqe Facilities., add "seed, or where required, " after the word grass at the end of the second line. 3. Page V, under 4. Public Sanitary Sewers: and Page VI, 5. Publiz Water Supply Facilities: have the City Attorney advise on v,hether 3dditlonat !dnguage is necessary t3 ensure the rig!-.t of the City to maintdin suck. facilities and levy special assessments therefore if they determine that the subdivision IS not properly doing.so, or whether such right ?,!ready exists under other Statu or local statutes. I 4. Page VI, under 6. Other Util~t~es: add "utility-approved" beforr the word la landscape ir the second last line. 5. Page VI, unaer 11. Street Trees; ;Jdc! a new sentzn,^t' !(> th- etlil oi tne para- graph as follows: "Trees failiny tc S~ITVIVC dfter 'wfl ye, :< shdi' bi. redlaced by tne subdiviuer. " Put to vow and carr:ed_- __"I__ " . ." " " Ad- e , inc. land planning and development consultants 1133 NORTH HRWELL AVENUE MILWAUKEE 2 WISCONSIN BROADWAY 1.1861 June 7, 1966 City of Muskego Common Council and Plan Commission W180 S7732 Racine Avenue Muskego, Wisconsin Re: Final Report on Land Development Regulation Amendments Gentlemen: Pursuant to the directive of tne Mayor of the City of Muskego as recorded in his communication to the Common Council on November 9, 1965, we are submitting our recommendations on improvements in the regulations and administration of land development within the City. We are also including those changes sug- gested by the Rules, Laws, and Ordinance Committee in their memorandum to e the Plan Commission in June of 1965. Land development, which has been very dormant in Muskego for the last five years, appears to be on the verge of a resurgence in activity. As shown by our two interim reports of September 7, 1965, and November 6, 1965, which are at- tached for your convenience, the problems related to land development have been under study by city officials and our office for many months now. Therefore it is desirable that the various changes suggested here, if favorably accepted, be applied soon enough to affect any new residential or other development taking place in this new period of activity. 1. Considering Individual Sewaqe Disposal at the Time of Platting With each passing year it is becoming evident that most of the soils in the im- mediate Milwaukee urbanizing area are poorly suited to individual on-site sewage disposal by soil absorption. Muskego and most of the eastern tier of Waukesha County Townships are within this poor soil area. Unfortunately, individual resi- dential and business purchasersof platted land do not find out about this soil lim- itation until building permits are applied for, or in some cases a few years later when the septic system begins to malfunction. Recommendation: Discourage installation of interim private disposal Systems where public sewer is intended for the area by requiring installation or financial guarantee thereof for public sewers at the time of platting. LAND PLANNING. DEVELOPMENT.DESlGN PRIVATE and MUNICIPAL a City of Muskego June 7,1966 Page I1 In other areas require soil boring and percolation tests together with a grading plan as part of the Dreliminary Dlat data, said tests to be taken by the C&. Where the results would prohibit issuance of building permits, or poor absorption is involved, inscribe these facts on plat. Amendments: (Subdivision Control Ordinance) Section IV. A. 1. b. Preliminary Consultation: Add the following: "See Section VII. " Section VII. A.4. A new paragraph to read as follows: "4. Percolation Tests and Soil Borinas: Where a public sewage disposal system is not designated to serve the area, or private disposal systems are intended for interim use, the subdivider shall authorize the City to take, at his expense, soil borings and percolation tests under standards established by the State Board of Health if he decides to proceed with submittal of a preliminary plat. Where the percolation rate for a lot or parcel is 60 minutes or more (time for test water to fall one inch) no building permit shall be issued for that lot or parcel where con- @ Said prohibition shall be inscribed on the lot or parcel in the final plat by the struction of an on-site absorption sewage disposal system would be involved. subdivider if he proceeds to file said plat. Issuance of a building permit shall also be prohibited, and the inscription of the prohibition similarly required on the plat, where the percolation rate is 55 to 60 minutes, except that upon de- tailed review of soil borings and grading plan data the Council may waive such prohibition if it finds said data indicates a system will function adequately. In cases of percolation rates of 45 to 54 minutes, and 55 to 60 minutes where the Council waives the prohibition of issuing a building permit, lots or parcels with such percolation ~r.ates shall bear the inscription "poor percolation" on the final plat. Additional percolation tests may be taken by the City at the subdivider's expense upon completion of finish subdivision grading. " Section VI1.B. 1. Amend or add new paragraphs as follows: "1. Layout, width and approximate grades of buildina sites and all new streets and right-of-ways, such as alleys,highways , easements for sewers I water mains, and other public utilities, as well as the flow and detention of surface waters includins peak storm loads. " "q. Locations of soil borings (symbol "B") and percolation tests (symbol "P") taken by the City under Section VI1 .A. 4. " 0 City of Muskego June 7, 1966 Page 111 3. Adequate Engineerins for Surface Drainaqe in Platting After the problem of malfunctioning septic systems due to slow absorption soils, the second most common complaint about new suburban land development 'is the failure of the subdivision grading system to properly handle surface water drainage The Rules, Laws, and Ordinances Committee has recommended that the importance of the problem be recognized by with-holding permanent occupancy permits where grading according to the subdivision plan has not been accomplished. This fol- lows their recommendation that future subdivision plats show more engineering data on surface drainage. Amendments: (Zoning Ordinance) /Section 6.01(2) Drainage: A. Add a new sentence as follows: "An Occupancy Permit shall not be issued for any lot where the grading plan ap- proved for that lot at the time of its platting has not been accomplished. " e (Subdivision Control Ordinance) Section IV.A.2. Engineering Data. a. (1) and (2) Change to read: "(1) Plan and profiles showing existing and established grades for all streets, alleys, public sites and right-of-ways, lots or buildinq parcels at each of all corners and proposed buildings. " "(2) Plan and profiles of.all storm sewers, culverts, and other surface water drainage facilities &%he flow pattern and detention areas of these facilities including under conditions of extreme rainstorms. " Add a new paragraph (5) as follows: "(5) Plan and profiles of underground distribution lines for electric, telephone, and gas service within the subdivision. " The above amendment is recommended here in its proper sequence, though it is discussed later. s 0WII-l 3. Required Subdivision Improvements Up until a few years ago most suburban communities similar to Muskego in the Milwaukee area had improvement standards for their residential and industrial subdivisions of a type still used by Muskego -- the gravel road with seal coat and drainage ditches, individual septic sewage disposal systems, and individual shallow wells. e 0 June 7,1966 City of Muskego Page IV Each of these types of improvements are steadily being abandoned for more durable and reliable standards. In the City of Brookfield, for example, when its population reached 20,000 four years ago, the spring breakup maintenance on its road had reached such proportions that road crews worked into early fall patching the damage. A complete hot asphalt program was applied throughout the community, and now all new development must have such paving. In their case, gravel and seal coat has become hot asphalt, road ditches have become rolled curbwith en- closed storm sewer, septic systems are being replaced with both metropolitan sewer and the City's own sewer system, and individual wells are being discour- aged in favor of subdivision deep wells with mains and hydrants, capable of being eventually tied into a city wide water system. Muskego should not wait as Brookfield did -- allowing itself to grow to 20,000 or more population with extensive maintenance problems before switching to higher grade standards. The changes should be made now. By having land developers install high grade improvements the City is saving itself the future anguish of special assessment hearings on better road surfaces, and installation of sewer and water mains. Recommendation: Amend the Subdivision Control Ordinance to require a more durable and maintenance free road surface, sodded road ditches for resistance to erosion and better appearance, (avoiding curb and gutter with underground storm sewers) public sewer systems in all "RS" Zoning Districts and other areas designated for sewers, and encourage deep well subdivision water system$,, with a view toward an eventual city utility. The water service need not be limited to the sewerable areas. Enclosed storm sewers are not being recommended except where absolutely necessary because the expense of a community wide storm sewer system can be avoided if individual subdivisions do not force such a system by installing excessive storm sewers. Also require underground wiring, street trees, and dedication of public school and park sites. Amendments (Subdivision Control Ordinance) Section VI. Required 1mprovements.New Section B as follows: "B. Required Installation: Before the final plat of a subdivision located within the corporate limits will be approved, the subdivider shall provide, cause to be provided, and where required by the Common Council, dedicate the following facilities and improvements according to standards established by the Common Council and administered by the City Engineers, all of which facilities and but in no event to exceed two (2) years. " improvements must be installed within the time required by the Common Council, ." City of Muskego June 7, 1966 Page V "1 ~ Gradinq: After establishment of street and lot grades approved by the City Engineer, the subdivider shall grade the lots and the full width of all street right-of-way sub-grades proposed to be dedicated according to the grading plan for roads, ditches, lots and surface drainage swales approved under Section IV .2. "2. Road Pavinq: Upon satisfactory installation of all underground sewer, water, telephone, electric, gas, or other utility service within the paving area, the subdivider shall surface all streets proposed to be dedicated with a gravel base and the first course of a two course asphaltic concrete (hot mix asphalt) paving in accordance with the standards as established by the Common Council and administered by the City Engineer. The second paving course shall be ap- plied by the subdivider upon finding by the City Engineer that subdivision con- struction has progressed sufficiontly to permit installation of sodded drainage ditches and this second, or fina1,wearing paving course. The cost of road width paving in excess of that required for a local access street shall be borne by the City. Seed, or where regu1fled "3. Storm Water Drainaqe Facilities: The subdivider shall provide, in addition to proper grading of lot ,swales, open drainage channels, and road 7 ditches, grass sod of the road ditch from paving edge to lot line after completion of sufficient subdivision construction as determined by the City Engineer as under 2. above. Where necessary as determined under Section IV 2. , the subdivider shall also provide intersection culverts, concrete lining of road ditches, channels, and lot swales, and any enclosed storm sewers together with necessary curbing, catch basins, and inlets as may be required. The cost of enclosed storm sewers greater than 24 inches in diameter shall be divided by prorating the total cost between the subdivision and the tributary area served by the sewer, with the non-subdivision share borne by the City or assessed against the tributary area. { "4. Public Sanitary Sewers: In all areas of the City designated on the City General Plan for public sewers, the subdivider shall install necessary mains, lift stations, force mains, and laterals to the lot line, to serve each lot in the subdivision as required under Section IV.2. of this ordinance. Where engineering cannot be completed because the method of actual connection to City interceptors is not known at the time of platting, the alternative of providing financial guarantee of future installation by the subdivider under Section VI .C. below shall be required. The cost of sanitary sewers greater than 10 inches, as well as lift stations and force mains designed to serve more than the subdivision, shall be divided by prorating the total cost between the subdivision and the tributary area served by the facilities, with the non-subdivision share borne by the City or assessed against I e the tributary area. City of Muskego June 7, 1966 Page VI "5. Public Water Supply Faci1ities:The subdivider shall construct wells, pumping facilities, distribution mains, laterals to the lot line,and.hydrants ,so as to provide a pure water supply to each lot, in accordance with standards as 4..E3 approved by the City Engineer under Section IV.2. of this ordinance. P. "6. Other Utilities: Facilities for distribution of electric, telephone, and gas utility service located within a subdivision shall be installed underground except where the Common Council upon recommendation of the Plan Commission finds that adverse soil conditions or problems of utility distribution make such installation prohibitively expensive. Transformers, junction boxes, meter points, or similar equipment may be installed upon the ground surface if the necessity, location and9andscape screening plan therefore have been approved by the Plan Commission. L+,,dj LpppRoYed "7. Erosion Control: All open cuts of ground subject to excessive erosion shall bereturfed in a manner satisfactory to the City Engineer. "8. Sidewalks: The Common Council may require the subdivider to install sidewalks of concrete or asphaltic concrete construction, upon recommendation of the Plan Commission, where the Council finds the need on one or both sides of a street, parkway, or other open space area proposed to be dedicated or reserved, to provide for safe pedestrian movement. "9. Street Liqhtinq: The Common Council may require the subdivider to install lighting at street intersections, along pedestrian ways or at other locations pro- posed to be dedicated or reserved, as recommended by the City Engineer, ac- cording to standards for lamp type and spacing established by the City Engineer. "IO. Street Siqns: The subdivider shall install at intersections and other ap- propriate locations on right-of-ways proposed to be dedicated br reserved, signs as required by the Common Council. "11. Street Trees: The subdivider shall provide for the planting of street trees along both sides of roadways, and where required by the Plan Commission, along pedestrian or other areas proposed to be dedicated or reserved. The species of trees and planting interval shall be as required by the City Forester and the Park & Recreation Board, who shall strive to develop a program involving a variety of trees throughout the City and the subdivision to forestall the spread of tree diseases involving parti- cular species. Such trees shall have a trunk diameter of not less than 1-1/2 inches one foot above the root system, except smaller sizes may be permitted by the Forester and Board to accommodate those species having tap root growth. 7pee 5 Ja, /,09 jo sup/J~e afteA two Jerrs shall be Rep /aced "he sob dlr/Jdex City of Muskego June 7, 1966 Page VI The remaining amendment to the Subdivision Control Ordinance that we would recommend would be to re-enact the deleted provision relating to dedication of Public Sites and Open Spaces. In re-enacting this provision, we would offer some modifications. Section VI11 A.2. Reservation May be Required: Change the period from three years to two years,since three years is an excessive period to require a sub- divider to reserve the land by changing the last two comma phrases to read:" . . . the subdivider may be required to reserve such area for a period not to exceed reservation. " "9. Dedication of Sites: Within the corporate limits of the City the subdivider shall be required to dedicate sufficient land to provide school, park, recreation and general open space to meet the anticipated neighborhood needs of residential development areas. The amount of required dedication shall be in direct proportion to the need generated by the additional new dwelling potential of the specific plat. Based upon minimum area standards of per dwelling unit need, dedication of 2000 square feet of land for school site purposes, and 1000 square feet of land for park, recreation, and general subdivision open space for each additional new dwelling unti potential based on the specific plat layout. "e.. AlternateMethods inLieu of Redication:l .To insure the most uniform application of this requirement, where the dedication of lands within the specific plat is not feasible or compatible with the community comprehensive plan, or by mutual agree- ment between the subdivider and the City the subdivider may in lieu thereof satisfy the requirement for provision of such area by payment of an amount in dollars equal to the value of the required land dedication. To determine such amount the Common Council shall establish a yearly fixed value factor based upon an average value estimated for acquisition of undeveloped lands for such school, park, recreation, and open space purposes. This factor shall be established on the 1st of May of each year upon recommendation of the City Assessor. 2. Disposition of Funds: (a) Monies received under the provisions of paragraph 1 above shall be placed in a separate non-lapsing fund established for the school, park, recreation, and open space service district, as defined by the Common Council, within whichfheplat lies. (b) Such monies shall be used exclusively for site acquisi- tion or development of lands and related improvements which will serve the school, park, recreational, and open space needs generated by such new residential develop- ment. (c) Payment may be in a lump sum or 25% paid at the time of final plat ap- proval and the balance to be paid within two years, such deferred payment to be - two years, after which the City shall either acquire the property or release the guaranteed by surety bond or other satisfactory financial quarantee to the City. City of Muskego June 7, 1966 Page VII. "Where lands have been reserved in private ownership under the "Planned Development" provisions of the zoning ordinance to meet the park, recreational and open space needs of the development, such reservation may be considered to be in lieu of the equivalent dedicationrequirement for such purposes provided suitable "open space easements" have been conveyed to the City to insure the permanent retention of such lands for such purposes. School-land dedication' shall be required in any case ." (Insert as new paragraph 3 .) Respectfully submitted, NELSON & ASSOCIATES, INC e RK/mvb City of Muskego Plan Commission Post Office Box 34 Muskego, Wisconsin Re: Summary Report on Possible Changes in Subdivision Regulations Gentlemen: This report summarizes the presentation made to the Commission at its meet- ing ofAugust 17,1965, regarding areas of possible changes in the City's Subdivision Regulations and required subdivision improvement standards 1. Percolation Tests A. The City's Ordinance requires percolation tests to determine soil suita- bility for operation of septic sewage disposal systems at the final plat stage of "Land Divisions Other Than Subdivisions", and does not mention when they are required in "Subdivisions". Chapter 236.13 (1) permits such a requirement at either the preliminary or final plat stage. Since approval of a preliminary plat entitles the owner to approval of a final plat, it is difficult to first begin consideration of percolation at the final plat stage. Recommendation: Consider requiring submission of percolation data with the preliminary plat for both Subdivisions and Land Divisions B. The City's standards for conducting the test are based solely on those of the State Board of Health. Experience with the taking of tests on question- able soils during very dry weather in order to obtain "a good reading" demon- strates that the State's rules are too lax to produce reliable test results I Recommendation #1: Have the City Attorney determine whether Chapter 236.13 (1) d. binds the City solely to the State Board of Health rules for conducting and classifying the results of percolation tests I or whether the City may adopt more stringent standards as a basis for reviewing land divisions and subdivisions. Recommendation #2: If the City Attorney rules that the City can only impose the standards used by the State, consider having the City take all percolation tests, and possibly at the -the City chooses with regard to weather conditions, so that there is at least the assurance that the tests were properly made. The City of Greenfield has I. e LAND PLANNING. DEVELOPMENT.DESlGN PRIVATE and MUNICIPAL e City of Muskego Page I1 September 7, 1965 such an ordinance. Any liability which the City assumes in conducting such tests should be included in the Attorney's report. A compromise where the City would take the test only if certain questionable soils were involved should be considered. Another possibility would be that the Plumbing Code, which pro- bably is not restricted by Chapter 236, might be tightened up so that while the City cannot prevent the creation of a lot., it can prevent construction of a building. If such is the case, the Attorney should indicate what powers the Commission or Council would have in inscribing the face of the plat with the limitations to building on the lots due to unsuitability of the lots for septic systems. 2. Soil Suitability Ratinqs The Southeastern Wisconsin Regional Planning Commission (SEWRPC) has recently released the detailed maps and legends on its very comprehensive (500 + soil types) survey of soils in the region. One of the uses of this data could be the coordination of percolation tests and soil readings taken from these maps and from individual borings on specific lands when necessary. The Commission's model subdivision ordinance suggests for example on Page 67 the prohibition of subdivision where there is "adverse soil or rock forma- tion". While the prohibition of land subdivision for such a reason is probably not constitutionally acceptable, the incorporation of some reference to soils in the ordinance ought to be possible. Recommendation: Consider requiring the taking of percolation tests using more stringent standards where soils indicate possible deficiencies, and where the soil legend so indicates, require soil :borinqs to augment the SEWRPC maps. Also consider amending the building code to refer to the SEWRPC maps where there is a question of ground water problems, or bearing capacity problems. 3. Drainaqe of Surface Waters In reviewing the model subdivision ordinance of the SEWRFC and a special ordinance of the Village of Greendale, two desirable requirements were noted. On Page 32 the SEWRPC makes a good suggestion in requiring the preliminary plat of subdivisions to show diagrams of maximum storm and surface water flow and the likely detention basins that will exist temporarily after each such maxi- mum rain storm. Related to this problem of surface drainage is the requirement of Greendale that the grade of all four corners of a lot be shown on the preliminary and final plat and that they become binding on the developer, with the Village acting as the enforcing agent on both the developer and subsequent lot owners. Recommendation: Consider adopting the maximum surface water flow and detention diagrams requirements suggested by the SEWRPC , and consider adopt- ing the establishment of lot grades as is required in the Village of Greendale. e 0 September 7, 1965 4. Subdivision Improvements The City of Muskego, in 1960, adopted as part of its subdivision control ordi- nance a requirement that all improvements such as grading, drainage and streets be installed by the subdivider as a condition of approval of the subdivision. The standards for such improvements are contained in other ordinances, and to some extent in administrative requirements of the Muskego highway depart- ment, with specific problems referred to the City Engineers. The -of these standards are what is called the "rural cross-section", which means that the quality of the improvements required is the lowest classification compared to suburban and urban cross- sections. Other communities, such as Brookfield and Fox Point, have gradually raised the level of their standards, and therefore Muskego should investigate the causes of these increases and study such a possible raising of standards itself. For example, pavement surface could be improved from crushed stone and seal to soil cement or "hot" asphalt. Road shoulders could be improved from gravel slopes to flat shoulders and grass drainage ways, or still further to modified concrete curb. Require- ments that are presently missing could be added, such as street trees, and underground utility wiring. Changes in these requirements could have a profound effect on the cost of subdividing,andwhile much of this effect would be a benefici~al one, changes should be carefully studied before action. Recommendation: Schedule a field trip to view the various types of subdivision improvements used in other communities in the metropolitan area, and have designated City personnel interview engineers and managers of these communities to obtain factual data on the costs and benefits of such increased requirements. Respectfully submitted, NELSON & ASSOCIATES, INC RK:cj ITINERARY Subdivision Improvement Standards Field Trip Milwaukee Metropolitan Area November 6, 1965 City of Muskego Common Council and Plan Commission Prepared by Nelson & Associates, Inc. Planning Consultants, Milwaukee The purpose of the field trip is to view various levels or standards of subdivision imp- rovements in the Milwaukee metropolitan area so that a possible upgrading of the City of Muskego's standards could be considered, and that such upgrading could be based on the experience of other communities where these higher standards are in use. The following list of various types of improvements, covering a very broad range especially in ro3d standards, will be viewed during the field trip: Code Number Improvement Item 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14 15. 16. 17. Rural cross section: gravel base,seal coat,raw ditches and culverts Soil Cement gravel base with seal coat Soil Cement gravel base with hot asphalt and crushed limestone edge Standard gravel base with hot asphalt Asphalt roadway with concrete v-groove gutter (no curb), storm sewer Asphalt roadway with integral asphalt curb Concrete roadway,integral roll curb;also separate curb and gutter Sodded and seeded grass roadway ditches Grass roadway ditches with concrete invert liners (level terrain) Subdivision sanitary sewer system with "package"treatment plant Subdivision water system (well source) with hydrants Controled lot grades (4 corners) for proper surface water drainage Open landscaped drainage parkways Open landscaped drainage parkways with concrete invert liner Cluster subdivision (1 acre density, 1/4 acre lots) landscaped courts Underground Wiring for telephone and electric Municipal street trees To view an example of each of these improvement items it will be necessary to visit the following five municipalities: City of Brookfield, City of Milwaukee, City of Mequon, Village of Fox Point, and the Village of Greendale. '* This printed itinerary has been prepared to permit those Council and Commission members who are not able to .travel with the group to make the trip at their own convenience e The itinerary is printed with the street directions first, with an asterisk (*) to warn of a turn from one street to another, followed by the Improvement Item number in the above list(I.1#2 for example means Soil Cement gravel base with seal coat) to show what will be found at the particular location. Along the way various other forms of development of interest to Council and Commission officials (such as poor and good apartment development, strip commercial streets, fine commercial centers and platting techniques such as backing lots into a major traffic carrier)have been noted on the itinerary. .* . Page 2, Subdivision Improvement Standards Field Trip. 0 City Hall, Start. North on Racine Avenue, *East on STH 24 to Bellview Drive (Lud- wig's Subdivision), *South on Bellview. (View 1.1. #I)- Back on to STH 24 east to Martin Drive, *Northwest on Martin Drive to College Live., . *North on Martin Drive-CTH.HHH to National Ave.-STH 15, *East on STH 15 to Calhoun Road-CTH KX, *North on CTH KX to Gebhardt Road (about 6 miles) ,*West On Gebhardt Road one half mile to "Carriage Hills Subdivision", *North into subdivision. (View 1.1. #5, #11 and possibly #16). Back on to Gebhardt Road, East to CTH KX, *North on CTH KX to North Avenue, *East on North Avenue 4.5 miles (past Mayfair Shopping Center) to Menomonee River Park- way, *North on the Parkway (View 1.1. #13) to Burleigh Street, *East on Burleigh to North 76th Street, *North on 76th Street to Appleton Avenue. Note undesirable strip commercial development east along Capitol drive, note strip development with no sign control or site plan review of parking and planting, all along Applet on Avenue. *Northwest on Appleton Avenue to Silver Spring Drive, *East on Silver Spring. Note the massive, drab, unlandscaped apartment development south of Silver Spring Drive. East on Silver Spring Drive to North 76th Street, *North on 76th Street to Mill Road (2 Miles) Note strip development of mixed heavy commercial and light industrial uses along 76th Street, especially around Good Hope Road. *West 011 Mill Road one half mile, *North into a Milwaukee subdivision to (View 1.1. #7 and #17). Exit subdivision back on to North 76th Street by moving east through the subdivision. *North on 76th Street to Bradley Road, *East on Bradley Road to Range Line Road (3 miles-crossing Green Bay Road just before reaching Range Line Road, *North on Range Line through Village of River Hills. Note minimum zoning requirement of 5 acres per lot, and typical development. *West on County Line Road to Milwaukee River, *North on River Road to entrance to "Lac du Cours" Cluster Subdivision. One acre lots on private lake, remaining lots 1/4 acre on courts. (View I .I .#4, #lo, #11 and #15). Also note private recreation center on lake for residents of subdivisio:n. Subdivision designed by Nelson & Associates. Exit Lac du Cours subdivision on Donges Bay Road, *West on Donges Bay to River Road, *North on River Road to Mequon Road (STH 167). *West on STH 167 to Cedarburg Road (STH 57), *North on STH 57 past Mequon City Hall, and through the Village of Thiensville to Green Bay Road, *Turn east and then north to the Willowbrooke specialty shopping center, *West through Willowbrooke to STH 57, *North on STH 57 one block to Freistadt Road CTH M, *East on CTH M for 1.5 miles to Parc Wood Country Club entrance, *North into Country Club past club house. Note homes to the north through the woods. Exit country club road on Freistadt (which becomes a north-south road) *North on Freistadt to package sewage treatment plant (View 1.1. #lo), *West on Highland Road to entrance of "Ville du Parc" Cluster subdivision. One acre density clustered to 1/4 acre lots on courts. (View I.I.#5 however no storm sewer was necessary in spite of the 0 v-groove gutter because the subdivision is centered on the top of the drainage knolls--only occasional inlets are necessary to carry water across a road.) Note gas street lights. (ViewI.1. #11, 815, and#16!). Note 18 hole golf course utilizing the open space created by clustering. Subdivision design by Nelson/Assoc. I Page 3, Subdivision Improvement Standard Field Trip. Exit Ville du Parc subdivision on to Highland Road, *East on Highland toUSH 141 (2 miles), *South on USH 141 (becoming Milwaukee County Expressway) 5 miles to Brown Deer Road interchange, exit USH 141 to go east on Brown Deer. Note rear side of "Brown Port Shopping Center" fronting on highly traveled expressway-- with poorly treated concrete block and excessive signing. *East on Brown Deer Road 1 mile to Regent Road, *South on Regent Road. (View 1.1. #2 built in 1965) South on Regent Road to Indian Creek Parkway. (View 1.1. #13). South on Regent Road to Dean Road (View 1.1. #3 built 3 years ago). Note court groupings of homes west of Regent Road between Dean and Bradley Roads. Paving from Dean to Bradley is (1.1. #2) 5 years old, with 5 seal coats. Regent Road to Calumet, watch for ( 1.1. #8), *East on Calumet to Santa Monica Blvd., *South on Santa Monica to Village Hall. New concrete invert liners (View 1.1. #9) and (View 1.1. #14) . New paving (View 1.1. #3). South on Santa Monica to Yates Road, *West on Yates Road, look for Improvement Items #8, with lannon stone driveway culvert construction, a Fox Point trademark. When the sodded ditches collect sediment (those areasdth level terrain) the Village re-ditches, and places new sod and seed, re-building the lannon stone if necessary. Village is 87% soil cemented, with surfaces tending toward hot asphalt . Exit Village of Fox Point on Yates Road which blends with Santa Monica. Santa Monica South through the Village of Whitefish Bay to Silver Spring Drive. Note the Village sponsored parking program Counsel Commons north of the stores along Silver Spring east of Santa Monica--note mall to break up asphalt mass, also trees retained through- out the lot. *East on Silver Spring Drive to "400 West Shopping Center". Note architecture, and rear parking deck. Contrast this with the poor rear appearance of Bay Shore Shopping Center immediately to the north. *South on the street directly south of 400 West to the Clayton Park Town House rental development. Contrast these units with those viewed earlier at Appleton & Silver Spring. *Return to Silver Spring Drive, *West on Silver Spring to Expressway, *South on the Expressway (note further Town House development just north of Milwaukee Oil Gear plant and Oster plant, east of express- way, where mass housing and drabness seem evident again). Expressway south for 4 miles to North Avenue exit, which blends with newly completed roadway leading over to North 6th Street. South on 6th Street through downtown to Michigan Avenue. Note public housing along 6th Street. *West on Michigan which lemls+down to Clybourn and the expressway again. *Enter expressway at North 17th Street. Expressway to Stadium Interchange, *South on 44th Street Expressway to National Avenue. *East on National Avenue to South 44th Street, *South on 44th Street to Burnham, where it blends with 43rd Street, South on 43rd Street to Oklahoma Avenue, *East on Oklahoma Avenue to 39th Street. Note new apartments on south side of street in 37th to 39th Street area. East on Oklahoma to South 35th Street, *South on 35th Street to STH 36 Loomis Road. *Southwest on STH 36 to South 51st Street (about 2 miles). *South on 51st Street to West Ramsey, *West on Ramsey. (View 'platting of residential lots so that rear line abuts Ramsey, a major traffic carrier. Note Eastway where lots are placed with side lot line adjacent to Eastway, limiting access to residential streets). East on Ramsey to South 60th Street. Note apartments on northwest corner. Less massive and drab than Appleton and Silver Spring, but contrast with 39th & Oklahoma). Page 4, Subdivision Improvement Standards Field Trip. @ *South on 60th Street to College Avenue, *West on College, across Loomis Road to Greendale Industrial subdivision. Note buffering of industrial deveIopment with School property and Dale Creek drainage parkway (View 1.1. #13) to protect res- idential development to the west. Exit industrial subdivision, *North on Loomis Road to Southway, *West on Southway through the Village to Parkview Road, *West along Parkview to South 76th Street. Note apartment development on southwest hill above corner. Cross 76th Street into "Overlook Farms" Subdivision. (View I.I.#6). Note again how no access is permitted to the major traffic carrier, using many cul- de-sac streets, until the exit of the subdivision to the Root River Parkway is nearly reached. (View 1.1. #13), Exit Village of Greendale on the Root Rbver Parkway, *North on the Parkway to Grange Avenue, *West on Grange to Forest Home Avenue, *Southwest on Forest Home to Tanesville Road (STH24), *West on Tanesville Road to Racine Avenue, *South to City Hall. *** 0 &&-*eizc. land planning and development consultants 1133 NORTH FARWLLL AVENUE MILWAUKEE 2 WISCONSIN BROADWAY 1-1862 September 7, 1965 City of Muskego Plan Commission Post Office Box 34 Muskego, Wisconsin Re: Summary Report on Possible Changes in Subdivision Regulations Gentlemen: '* This report summarizes the presentation made to the Commission at its meet- ing of August 17,1965, regarding areas of possible changes in the City's Subdivision Regulations and required subdivision improvement standards 1. Percolation Tests A. The City's Ordinance requires percolation tests to determine soil suita- bility for operation of septic sewage disposal systems at the final plat stage of "Land Divisions Other Than Subdivisions", and does not mention when they are required in "Subdivisions". Chapter 236.13 (1) permits such a requirement at either the preliminary or final plat stage. Since approval of a preliminary plat entitles the owner to approval of a final plat, it is difficult to first begin consideration of percolation at the final plat stage. Recommendation: Consider requiring submission of percolation data with the preliminary plat for both Subdivisions and Land Divisions B. The City's standards for conducting the test are based solely on those of the State Board of Health. Experience with the taking of tests on question- able soils during very dry weather in order to obtain "a good reading" demon- strates that the State's rules are too lax to produce reliable test results. Recommendation #1: Have the City Attorney determine whether Chapter 236.13 (1) d. binds the City solely to the State Board of Health rules for conducting and classifying the results of percolation tests, or whether the City may adopt more stringent standards as a basis for reviewing land divisions and subdivisions. Recommendation #2: If the City Attorney rules that the City can only impose the standards used by the State, consider having the Citv take all percolation tests, and possibly at the -the City chooses with regard to weather conditions, so that there is at least the assurance that the tests were properly made. The City of Greenfield has LAND PLANNING. DEVELOPMENT .DESIGN PRIVATE and MUNICIPAL e City of Muskego Page I1 September 7, 1965 such an ordinance. Any liability which the City assumes in conducting such tests should be included in the Attorney's report. A compromise where the City would take the test only if certain questionable soils were involved should be considered. Another possibility would be that the Plumbing Code, which pro- bably is not restricted by Chapter 236, migh.t be tightened up so that while the City cannot prevent the creation of a lot., it can prevent construction of a building. If such is the case, the Attorney should indicate what powers the Commission or Council would have in inscribing the face of the plat with the limitations to building on the lots due to unsuitability of the lots for septic systems. 2. Soil Suitability Ratinas The southeastern Wisconsin Regional Planning Commission (SEWRPC) has recently released the detailed maps and legends on its very comprehensive (500 + soil types) survey of soils in the region. One of the uses of this data could be the coordination of percolation tests and soil readings taken from these maps and from individual borings on specific lands when necessary. The Commission's model subdivision ordinance suggests for example on Page 67 the prohibition of subdivision where there is "adverse soil on rock forma- tion". While the prohibition of land subdivision for such a reason is probably not constitutionally acceptable, the incorporation of some reference to soils in the ordinance ought to be possible. Recommendation: Consider requiring the taking of percolation tests using more stringent standards where soils indicate possible deficiencies, and where the soil legend so indicates, require soil borinqs to augment the SEWRF'C maps. Also consider amending the building code to refer to the SEWRPC maps where there is a question of ground water problems, or bearing capacity problems. 3. Drainaqe of Surface Waters In reviewing the model subdivision ordinance of the SEWRF'C and a special ordinance of the Village of Greendale, two desirable requirements were noted. On Page 32 the SEWRPC makes a good suggestion in requiring the preliminary plat of subdivisions to show diagrams of maximum storm and surface water flow and the likely detention basins that will exist temporarily after each such maxi- mum rain storm. Related to this problem of surface drainage is the requirement of Greendale that the grade of all four corners of a lot be shown on the preliminary and final plat and that they become binding on the developer, with the Village acting as the enforcing agent on both the developer and subsequent lot owners. Recommendation: Consider adopting the maximum surface water flow and detention diagrams requirements suggested by the SEWRPC, and consider adopt- ing the establishment of lot grades as is required in the Village of Greendale. a September 7, 1965 4. Subdivision ImDrovements The City of Muskego, in 1960, adopted as part of its subdivision control ordi- nance a requirement that all improvements such as grading, drainage and streets be installed by the subdivider as a condition of approval of the subdivision. The standards for such improvements are contained in other ordinances, and to some extent in administrative requirements of the Muskego highway depart- ment, with specific problems referred to the City Engineers. The Mof these standards are what is called the "rural cross-section", which means that the quality of the improvements required is the lowest classification compared to suburban and urban cross- sections. Other communities, such as Brookfield and Fox Point, have gradually raised the level of their standards, and therefore Muskego should investigate the causes of these increases and study such a possible raising of standards itself. For example, pavement surface could be improved from crushed stone and seal to soil cement or "hot" asphalt. Road shoulders could be improved from gravel slopes to flat shoulders and grass drainage ways, or still further to modified concrete curb. Require- ments that are presently missing could be added, such as street trees, and underground utility wiring. Changes in these requirements could have a profound effect on the cost of subdividinq,mdwhile much of this effect would be a beneficial one, changes should be carefully studied before action. Recommendation: Schedule a field trip to view the various types of subdivision improvements used in other communities in the metropolitan area, and have designated City personnel interview engineers and managers of these communities to obtain factual data on the costs and benefits of such increased requirements. Respectfully submitted, NELSON & ASSOCIATES, INC. RK:cj ITINERARY Subdivision Improvement Standards Field Trip Milwaukee Metropolitan Area November 6. 1965 City of Muskego Common Council and Plan Commission Prepared by Nelson & Associates, Inc. Planning Consultants, Milwaukee The purpose of the field trip is to view various levels or standards of subdivision imp- rovements in the Milwaukee metropolitan area so that a possible upgrading of the City of Muskego's standards could be considered, and that such upgrading could be based on the experience of other communities where these higher standards are in use. The following list of various types of improvements, covering a very broad range especially in road standards, will be viewed during the field trip: Code Number 1. 2. 3. 4. 5. 6. 7. 0 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. Improvement Item Rural cross section: gravel base,seal coat,raw ditches and culverts Soil Cement gravel base with seal coat Soil Cement gravel base with hot asphalt and crushed limestone edge Standard gravel base with hot asphalt Asphalt roadway with concrete v-groove gutter (no curb), storm sewer Asphalt roadway with integral asphalt curb Concrete roadway,integral roll curb;also separate curb and gutter Sodded and seeded grass roadway ditches Grass roadway ditches with concrete invert liners (level terrain) Subdivision sanitary sewer system with "package"treatment plant Subdivision water system (well source) with hydrants Controled lot grades (4 corners) for proper surface water drainage Open landscaped drainage parkways Open landscaped drainage parkways with concrete invert liner Cluster subdivision (1 acre density, 1/4 acre lots) landscaped courts Underground Wiring for telephone and electric Municipal street trees To view an example of each of these improvement items it will be necessary to visit the following five municipalities: City of Brookfield, City of Milwaukee, Clty of Mequon, Village of Fox Point, and the Village of Greendale, c This printed itinerary has been prepared to permit those Council and Commission members who are not able to [travel with the group to make the trip at their own convenience. The itinerary is printed with the street directions first, with an asterisk (*) to warn of a turn from one street to another, followed by the Improvement Item number in the above list(I.102 for example means Soil Cement gravel base with seal coat) to show what will be found at the particular location. Along the way various other forms of development of interest to Council and Commission officials (such as poor and good apartment development, strip commercial streets, fine commercial centers and platting techniques such as backing lots into a major traffic carrier)have been noted on the itinerary. P$ge 2, Subdivision Improvement Standards Field Trip. City Hall, Start. North on Racine Avenue, *East on STH 24 to Bellview Drive (Lud- wig's Subdivision), *South on Bellview. (View 1.1. #1). Back on to STH 24 east to Martin Drive, *Northwest on Martin Drive to College Ave., *North on Martin Drive-CTH.HHH to National Ave.-STH 15, *East on STH 15 to Calhoun Road-CTH KX, *North on CTH KX to Gebhardt Road (about 6 miles), *West on Gebhardt Road one half mile to "Carridge Hills Subdivision", *North into subdivision, (View 1.1. #5, #11 and possibly#l6). Back on to Gebhardt Road, East to CTH KX, *North on CTH KX to North Avenue, *East on North Avenue 4.5 miles (past Mayfair Shopping Center) to Menomonee River Park- way, *North on the Parkway (View 1.1. #13) to Burleigh Street, *East on Burleigh to North 76th Street, *North on 76th Street to Appleton Avenue. Note undesirable strip commercial development east along Capitol drive, note strip development with no sign control or site plan review of parking and planting, all along Applet on Avenue. *Northwest on Appleton Avenue to Siliier Spring Drive, *East on Silver Spring. Note the massive, drab,unlandscaped apartment development southof Silver Spring Drive. East on Silver Spring Drive to North 76th Street, *North on 76th Street to Mill Road (2 Miles) Note strip development of mixed heavy commercial and light industrial uses along 76th Street, especially around Good Hope Road. *West or Mill Road one half mile, *North into a Milwaukee subdivision to (View 1.1. #i and #17). Exit subdivision back on to North 76th Street by moving east through the subdivision. *North on 76th Street to Bradley Road, *East on Bradley Road to Range Line Road (3 miles-crossing Green Bay Road just before reaching Range Line Road, *North on Range Line through Village of River Hills. Note minimum zoning requirement of 5 acres per lot, and typical development. *West on County Line Road to Milwaukee River, *North on River Road to entrance to "Lac du Cours" Cluster Subdivision. One acre lots on private lake, remaining lots 1/4 acre on courts. (View I .I .#4, #lo, #11 and #15). Also note private recreation center on lake for residents of subdivisio:n. Subdivision designed by Nelson & Associates. Exit Lac du Cours subdivision on Donges Bay Road, *West on Donges Bay to River Road, *North on River Road to Mequon Road (STH 167). *West on STH 167 to Cedarburg Road (STH 57), *North on STH 57 past Mequon City Hall, and through the Village ofThiensville to Green Bay Road, *Turn east and then north to the Willowbrooke specialty shopping center, *West through Willowbrooke to STH 57, *North on STH 57 one block to Freistadt Road CTH M, *East on CTH M for 1.5 miles to Parc Wood Country Club entrance, *North into Country Club past club house. Note homes to the north through the woods. Exit country club road on Freistadt (which becomes a north-south road) *North on Freistadt to package sewage treatment plant (View 1.1. #lo), *West on Highland Road to entrance of "Ville du Parc" Cluster subdivision. One acre density clustered to 1/4 acre lots on courts. (View I.I.#5 however no storm 'sewer was necessary in spite of the v-groove gutter because the subdivision is centered on the top of the drainage Note gas street lights. (ViewI.1. #ll, #IS, and-). Note 18 hole golf course knolls--only occasional inlets are necessary to carry water across a road.) utilizing the open space created by clustering. Subdivision design by Nelson/Assoc. Page 3, Subdivision Improvement Standard Field Trip, Exit Ville du Parc subdivision on to Highland Road, *East on Highland toUSH 141 (2 miles), *South on USH 141 (becoming Milwaukee County Expressway) 5 miles to Brown Deer Road interchange, exit USH 141 to go east on Brown Deer. Note rear side of "Brown Port Shopping Center" fronting on highly traveled expressway-- with poorly treated concrete block and excessive signing. *East on Brown Deer Road 1 mile to Regent Road, *South on Regent Road. (View 1.1. #2 built in 1965). South on Regent Road to Indian Creek Parkway. (View 1.1. #13). South on Regent Road to Dean Road (View 1.1, #3 built 3 years ago). Note court groupings of homes west of Regent Road between Dean and Bradley Roads. Paving from Dean to Bradley is (1.1. #2) 5 years old, with 5 seal coats. Regent Road to Calumet I watch for ( 1.1. #8), *East on Calumet to Santa Monica Blvd., *South on Santa Monica to Village Hall. New concrete invert liners (View I .I. #9) and (View I .I. #14) . New paving (View 1.1. #3). South on Santa Monica to Yates Road, *West on Yates Road, look for Improvement Items #E I with lannon stone driveway culvert construction, a Fox Point trademark. When the sodded ditches collect sediment (those areas.wlth level terrain) the Village re-ditches , and places new sod and seed, re-building the lannon stone if necessary. Village is 87% soil cemented, with surfaces tending toward hot asphalt . Exit Village of Fox Point on Yates Road which blends with Santa Monica. Santa Monica South through the Village of Whitefish Bay to Silver Spring Drive. Note the Village sponsored parking program Counsel Commons north of the stores along Silver Spring east of Santa Monica--note mall to break up asphalt mass, also trees retained through- out the lot. *East on Silver Spring Drive to "400 West Shopping Center". Note architecture, and rear parking deck. Contrast this with the poor rear appearance of Bay Shore Shopping Center immediately to the north. *South on the street directly south of 400 West to the Clayton Park Town House rental development. Contrast these units with those viewed earlier at Appleton 6 Silver Spring. *Return to Silver Spring Drive, *West on Silver Spring to Expressway, *South on the Expressway (note further Town House development just north of Milwaukee Oil Gear plant and Oster plant, east of express- way, where mass housing and drabness seem evident again) * Expressway south for 4 miles to North Avenue exit, which blends with newly completed roadway leading over to North 6th Street. South on 6th Street through downtown to Michigan Avenue. Note public housing along 6th Street. *West on Michigan which lea$s,down to Clybourn and the expressway again. *Enter expressway at North 17th Street. Expressway to Stadium Interchange, *South on 44th Street Expressway to National Avenue. *East on National Avenue to South 44th Street, *South on 44th Street to Burnham, where it blends with 43rd Street, South on 43rd Street to Oklahoma Avenue, *East on Oklahoma Avenue to 39th Street. Note new apartments on south side of street in 37th to 39th Street area. East on Oklahoma to South 35th Street, *South on 35th Street to STH 36 Loomis Road. *Southwest on STH 36 to South 51st Street (about 2 miles). *South on 51st Street to West Ramsey, *West on Ramsey. (View 'platting of residential lots so that rear line abuts Ramsey, a major traffic carrier. Note Eastway where lots are placed with side lot line adjacent to Eastway, limiting access to residential streets). East on Ramsey to South 60th Street. Note apartments on northwest corner. Less massive and drab than Appleton and Silver Spring, but contrast with 39th & Oklahoma). Page 4, Subdivision Improvement Standards Field Trip. *South on 60th Street to College Avenue, *West on College, across Loomis Road to Greendale Industrial subdivision. Note buffering of industrial development with School property and Dale Creek drainage parkway (View 1.1. #13) to protect res- idential development to the west. Exit industrial subdivision, *North on Loomis Road to Southway, *West on Southway through the Village to Parkview Road, *West along Parkview to South 76th Street. Note apartment development on southwest hill above corner. Cross 76th Street into "Overlook Farms" Subdivision. (View I.I.#6). Note again how no access is permitted to the major traffic carrier, using many cul- de-sac streets, until the exit of the subdivision to the Root River Parkway is nearly reached. (View 1.1. #13). Exit Village of Greendale on the Root River Parkway, *North on the Parkway to Grange Avenue, *West on Grange to Forest Home Avenue, *Southwest on Forest Home to Janesville Road (STH24), *West on Tanesville Road to Racine Avenue, *South to City Hall e *** m TO CLAVDE JOEN~ON I F R OM BARB - CITY OF MUSKZOO IT I8 THE PLAN C0XXI88IONt8 DBCI8ION TEAT WHEN A LARD DIVI820N I8 GRANTED. TEE APPROVAL WILL BS BAdED OM TRE CITY ENOINEER'CI APPROlAL OF S'BE CERTIFIED 8VRVEY AND 8APId?ACTORY PERCOLATION TE8T8. IT WOULD 8AVK FIXB X? YOU WOULD 8END A COPY OF TEE CERTI#'XID BURFEY MAP DIRECTLY 40 OUR CITY hOft?EBRD RUEKBRT & MIrLIcE, 420 FRrDERICHD vAVKZ8HA. WI8.. PRIOR TO PLAN COXUI88XON MEETING, ARD ALSO 8UBXIT PERCOLAPION TE8T8 WITE TEE PINAL SDRPIY TO THS COMlfIS&JION. ..