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PCM19681119CITY PLAN COMMISSION CITY OF MUSKEG0 MINUTES OF MEETING HELD NOVEMBER 19, 1968 CITY HALL Mayor Wieselmann called the meeting to order at 8:12 P. M. PRESENT: Mayor Donald Wieselmann, Chairman, Ald. Prank Narlock, Sec'y, Alvin Basse, Willard Bertram, Charles Buehler, Ed Raimann ding Inspector Lee were also present. and Mrs. Jean Sanders. Plan Consultant Russell Knetzger and Buil- MINUTES: Alderman Narlock moved to approve the minutes of the previok meetings of October 29th Ei November 5th, 1968, as mailed. Mrs. Sanders seconded the motion and the motion carried. """"" PERSONAL APPEARANCES FIRST NATIONAL BANK OF WAUKESHA - Building Inspector Lee re- viewed a&etch of the proposed permanent sign to advertise the First National Bank of Waukesha, S69 W15612 Janesville Road, which had been prepared by O'Neil Sign Service, Waukesha, He advised the Commission that the requested location of the sign, as indicated on the site plan submitted to the Commission October 15th, would comply with the zoning requirements if approved by the Commission. as the requested locationforthe sign. Mr. Buehler seconded the motion and the motion carried. Mr. Basse moved to approve the sign as submitted as well OTTO KURTH - Mr. Kurth, W147 S7174 Durham Dr., appeared as representative for his brother, Edward Kurth, requesting a McShane Road. division of the Edward Kurth property in the SEh of Sec. 11 on vised that although the sketch submitted had indicated a 10 acre Mr. Frank Minor, who desires to purchase the property, ad- parcel, he would like to purchase a 15 acre parcel. He advised that it is his intention to build a home on the parcel in the future and that he has no plans for subdividing the land at this time. division of the Edward Kurth property and that the Commission will be receptive to a preliminary plat and certified survey map. Mr. Bertram seconded the motion and the motion carried. Mrs. Sanders moved to approve the sketch for this 15 acre DAVID BEIERLE - RICHARD MARKGRAF - Mr. Beierle and Mr. Markgraf ameared and submitted a revised certified survey map which corres- pbnded with the sketch approved by the Commission April 22, 1968, for Union Church Road. a 4 parcel land division of the Markgraf property in Sec. 34 on cussion, Mrs. Sanders moved to approve the revieed certified survey map subject to the condition that it be corrected to show point be referenced to the identifiable meridian. Mr. Raimann 50' road dedication rather than "reservation" and that the north seconded the motion and the motion carried. After review of the minutes of September 17, 1968, and dis- Page 2 - Plan Commission November 19, 1968 0 DAVE BEIERLE - LORRETE MILLARD - Mr. Beierle appeared and submitted a revised certified survey map for a four parcel land division of the Lorrete Millard property on Racine Aie. in the S$ of Sec. 16. It was noted by the Commission that a land division for this property had been denied March 19, 1968, because of a been approved October 15, 1968. proposed parkway, but that a sketch for a suitable division had survey map should include the property owned by Dave Beierle to becoming a part of the Beierle property to the south so as not to the south as this division is contingent upon the rear parcel createa landlocked parcel. to the city engineer's approval. Ald. Narlock seconded the motion and the motion carried. There was some discussion as to whether or not the certified Mr. Raimann moved to approve the certified survey map subject HAROLD DEBACK - Mr. DeBack, W198 S10856 Racine Ave., appeared and submitted a revised preliminary plat for division of his property on Parker Road in the SEk of Sec. 25. It was noted by the Commission that this preliminary plat indicated a 4 acre division rather than the 80,000 sq. ft. division on the original plat and that the proposed extension of Parker Road would go due east rather than south as originally proposed. Planner Knetzger suggested that perhaps there should be a road reservation along the west line of the property to provide for access to the adjoining school property if it became necessary. 4 acre division and that the Commission will be receptive to a certified survey map. Ald. Narlock seconded the motion and the motion carried. e Mr. Buehler moved to approve the preliminary plat for this PARKLAND SUBDIVISION - Mr. Don Kilps, Surveyor Roman Barret and John Couture appeared and submitted a preliminary plan of the residential portion of the Parkland planned development on Lannon Drive. mendation dated November 19, 1968: "Gentlemen: At your meeting of October 29, 1968, the Parkland Plaza Subdivision Preliminary Layout, North Area, was referred to our office for review and report. Our findings, grouped under certain topics, are presented below. developer at this tlme is presenting only the area north of STH 24 Physical Design - As noted in the heading of this report the for review. The design theme incorporates the "pedestrian - open space" philosophy recommended by our firm as part of the comprehensive plan revision study, last meeting. This means maximum emphasis on "court streets" which shield the individual home sites from through traffic. Such a design also means safe pedestrian Planner Knetzger reviewed the following report and recom- e Page 3 - Plan Commission November 19, 1968 a movement patterns throughout the area with a minimum number of street crossings. Parks should be no more than 1000 feet from any homesite--the plan presented achieves the commendable distance of only 700 feet, maximum home to park distance--and they should be scattered to provide one in each "superblock area''--which this plan proposes. These parks should be provided at a ratio that exceeds the minimal 3 to 5 acres per thousand population recommended in most planning standards. This plan has 7.6 acres for 117 lots, a very will occupy the 117 homes. desirable ratio of 17 acres per thousand, presuming 445 persons growth--this plan meets this criteria very well. require minimal disturbance to natural features, especially tree The layout should leave adjacent properties with a reasonable opportunity for similar development--we have evaluated the surroun- ding lands and find the plan meets this criteria as well. courts to the park areas, we recommend the land plan as a desirable use of the land and a fine beginning toward this neighborhood as a pedestrian-open space community. it meets or exceeds all of the more stringent requirements of the pedestrian-open space concept. As a "planned development" it offers all of the benefits to justify reducing the lot size and converting to multiple family as permitted by the zoning ordinance. and the treatment of that area, with the lagoon feature, is a de; The multiple family area was detailed on the first submittal, sirable way of handling the situation. More detailed submittals, at a larger scale, would be necessary before we could make further comments on the multiple area. 117 acres, of which 15 are being withdrawn from the planned develop- ment and held for shopping center and "strip" commercial use along STH 24. Thus about 102 acres are being devoted to the residential and related open space uses. A total of 237 residential units are proposed for this 102 acres, a ratio of 2.32 per gross acre. The planned development ordinance, (Section 6.02 (5) C 4 of the zoning ordinance) provides for 1.96 units per gross acre pFus up to 1% more for unusually fine projects, a maximum of 2.16 units per gross acre. Thus this proposal exceeds the allowable- density, especially if the wetland-floodplain zoning is also taken into account. It would not be an appropriate use of the planned development concept to rely upon open space created south of STH 24 as a com- pensating factor for increased density north of STH 24. Therefore, at this time, the total amount of units north of STH 24 exceeds what can be permitted. revise the general plan and zoning to encourage pedestrian-open space However, if the City were to accept the recommendations to neighborhoods, the resulting average density of up to 3.0 families per gross acre would more than accommodate this plan the pedestrian open space philosophy, the developer, who is an>.ious to proceed immediately can accept either of two options: The street layout should blend with the terrain so as to Except for minor omissions of pedestrian ways from some of the The sununary of our evaluation of the design presented is that a Zoning Density - The area north of STH 24 contains approximately e Since the City will undoubtedly take several months to evaluate Page 4 - Plan Commission November 19, 1968 e of STH 24. of the multiple units to fit within the present density limitations. These could be added back in by planned development applied to a directly on the multiple use areas. higher basic zoning density later on, or by multiple family zoning 1. Re-design the entire plan to fit the zoning density north 2. Retain the present single family lot plan but remove enough We recommend this second alternative. Respectfully submitted, Nelson & ASSOC., Inc." directed to Bldg. Insp. Lee, and dated November 15, 1968, was read by the Recording Secretary: "Dear Jerry: determining the answer to several questions asked of me in view of the fact that the planned development ordinance was adopted in 1964. of Highway 24 exceeds that allowed by the ordinance, but if the You advised me that the density proposed on the north side density requirement is met. You asked if the density may be de- land south of Highway 24 is included in the total area, then the termined on this basis, since there has been no plan proposed for the area south of Highway 24. for approval of the project by both the Plan Commission and the Council. One of these is Section C. (4) which provides that the allowable maximq density shall be computed separately for each existing basic district which applied to the project area except for industrial and wetland-floodplain districts. The ordinance also provides that for a specific project density computation, sive of existing public right-of-way or public open-space easement. the project area shall be measured to include all the land exclu- Section 6.02 (6) provides that Council approval or amendment shall be based on the building, site and operational plans for visions above mentioned that the least that should be required the development, etc. It would seem to me that under the pro- is a proposed development layout for the area south of Highway 24 and, if this is not given, then the approval of the project Highway 24. north of Highway 24 must be based solely on the area north of determination, shall have at least a preliminary layout of the entire area. this should be a matter of agreement between the developer and the city. The following communication from City Attorney Buckley, I have reviewed the Parkland Plazajfile with reference to Section 6.02 (5) of the ordinance sets forth the conditions Certainly the Plan Commissior) in order to make a final With respect to the matter of restricting the building permits, Very truly yours, /s/ John P. Buckley" Mr. Kilps pointed out that he had not submitted the plans for the south side of Hy 24 as he intended to develop the project on a three year basis and the south side will be developed the third year. Page 5 - Plan Commission November 19, 1968 Mr. Couture advised that as soon as the residential portion of the area is assured, the shopping center portion will proceed immediately. In answer to a question from Building Inspector Lee, Planner Knetzger advised that negotiations between the city and developer will determine if the parks in the development will be private or public. Building Inspector Lee pointed out that the ordinance stipu- lates that each single family unit must have Plan Commission approval to which Mr. Kilps expressed opposition. He also expressed opposition to the reference to two bedroom single family homes in the original petition advising that he does not intend to construct any as there is no market for them. approval to this plat as submitted. Mr. Bertram seconded the motion. val so that he could move ahead with his plans. to "preliminary plat" approval with the consent of his second, Mr. Bertram. Building Inspector Lee reviewed the requirements for preliminary plat approval and Surveyor BaTrett advised that he could have the required information in the City Clerk's office the following day. Kilps is bound under the original petition that he review the petition and note any revisions he might wish, that the Plan Commission members also review the petition which had been sub- mitted and approved in 1964, secretary to forward copies of same. Mr. Buehler then withdrew his motion with the consent of Mr. Bertram and moved to defer action on the plan pending a completed preliminary plat, a revised petition, and, in accordance with the planner's recommendation, that enough units be removed to fit within the present density limitations. Ald. Narlock seconded the motion and the motion carried. Mr. Buehler then moved that the Commission give "concept" Mr. Kilps advised that he would like preliminary plat appro- Mr. Buehler amended his motion changing "concept" approval It was the Commission's final determination that since Mr. meeting reconvened at 10:30 P. M. Mayor Wieselmann called for recess at 10:20 P. M. and the ATTORNEY JACK RADTKE - Attorney Radtke appeared as representa- tive of Stanley Dobrzynski to discuss a reconsideration of Mr. Dobrzynski's permit to park a commercial truck at his residence, W152 S10431Thode Dr., which had been terminated Sept. 1, 1968. He reviewed a resume of the Plan Commission action concerning the permit. He noted that the permit had been terminated due to 3s close proximity to the Oak Grove School and pointed out that there is As to the number of residential homes in the area, he pointed out considerable distance from the Dobrzynski property to the school. when it was granted. Atty. Radtke stated that the hardship that there were no more homes when the permit was terminated than involved is that it adds about two hours to Mr. Dobrzynski's working day if he cannot park his truck at his residence as it can only be parked in Milwaukee or South Milwaukee. Page 6 - Plan Commission November 19, 1968 e Mrs. Sanders indicated that the city's streets are considered Class B Highways in the Municipal Code and that the truclCs weight is prohibitive. Mayor Wieselmann spoke in opposition to a reconsideration. After further discussion as to insurance coverage when the truck is parked at the residence, the contents and weight of the truck, the petition which had been reviewed at the Oct. 15th meeting, it was the Commission's decision that evidence had not been submitted which would be conducive to a change in the Commission's action. of July 16th, 1968, to terminate the permit. Mr. Buehler seconded the motion and the motion carried. Mrs. Sanders moved to uphold the Plan Commission's decision OTHER BUSINESS ""-" CLARENCE BAAS - The Commission reviewed the certified survey map which had been prepared by Surveyor Ronald Zimmerman for an additional lot on Lannon Drive abutting Kirkwood Manor Subdivision, Addn. #1, on the north. It was noted by the Commission that requested because of additional sewer extension on Lannon Dr. this lot, in addition to the 6 newly created lots in Addn. #1, was subject to the city engineer's approval and that if possible the Mrs. Sanders moved to approve this certified survey map lot be added to the Kirkwood Manor Subdivision, Addn. #1, so that seconded the motion and the motion carried. 0 it could be identified by Lot and Block number. Ald. Narlock vision of the Alma Bass property on Mystic Drive, NW&, Sec. 14, on which Gloria Hermanson (daughter) desires to build a home. approve the sketch and that the Commission will be receptive to a preliminary plat and certified survey map. Mr. Basse seconded the motion and the motion carried. ALMA BASS - The Commission reviewed a sketch of a 1 acre di- As the sketch appeared satisfactory, Mr. Buehler moved to RAY & BETTY WOJTCZAK - The Commission reviewed petitions which had been submitted to the Common Council requesting a re- RS-2 to RS-2 with an 00s Overlay to permit the construction of zoning of the Wojtczak property, S79 W18841 Janesville Road, from beauty parlor. The Commission reviewed the exhibits and plans an addition to their existing residence for the purpose of a submitted for the addition. Planner Knetzger recommended approval of this rezoning request. Mrs. Sanders moved to recommend approval of the rezoning request as submitted to the Common Council. Ald. Narlock seconded the motion and the motion carried. H. H. WINSTON REALTY CO. - The Commission reviewed petitions which had been submitted to the Common Council requesting rezoning of the former Nike site on Martin Drive from RSE with OIP Overlay rifle and pistol range, plumbing and heating offices and other to 1-1 (Industrial Park) for the purpose of an inside soundproof light manufacturing uses. the site is a hillside and not suitable for industrial development, Planner Knetzger recommended that this rezoning be denied as Page 7 - Plan Commission November 19, 1968 e that the area will be surrounded by residential use, and that because the property had been purchased for a nominal price by the owner, it would be feasible that he could afford to was some discussion as to whether or not the buildings could be raze the buildings and develop the area residentially. There utilized under a conditional use grant and Planner Knetzger advised that this would be possible, depending on the use pro- posed. Common Council that this rezoning be denied. Mr. Raimann seconded the motion and the motion carried. Mr. Buehler moved that the Plan Commission recommend to the BRISTOL OAKS CORP. - Attorney Denis Wagner, agent and attorney for the Bristol Oaks Corp.. was present to discuss the rezoning petition submitted for several properties in Secs. 25 and 26 to R-3, B-4 and RSM for the purpose of developing a shopping center, motel, multi-family units and residential area to aid in the development of a proposed golf course and clubhouse. He pointed out that under a planned development, it would be difficult to get the necessary financing, that financial backers must be assured that the area surrounding the golf course will have adequate density. Attorney Wagner reviewed the plans for the development. Mrs. SandeLsmoved to recommend to the Common Council that this rezoning be approved. Ald. Narlock seconded the motion. Planner Knetzger recommended that the proposed rezoning be denied for the following reasons - that unless the area is intended for sewer, a sewage disposal plant cannot be constructed, and that the zoning proposed is illogical such as business zoning on a dation until after the public hearing. hillside, etc. He urged that the Commission withhold a recommen- Mayor Wieselmnn encouraged the Commission to recommend approval of the rezoning at this time as the city is considering a revised comprehensive plan in which this rezoning can be evaluated. - e The motion to recommend approval carried. CIVIC CENTER SITE - Because of the late hour, it was the Commission's decision to withhold action on the proposed new site for the civic center until the next meeting. COMMUNICATIONS -""" The communication from City Attorney Buckley concerning the conflict between Secs. 4.07 (4) and Sec. 3.08 of the Muskego Zoning Ordinance was also held in abeyance until the next meeting. PLANNER'S REPORTS LINCK-ABEL REZONING - Planner Knetzger explained the recom- a mendation of the Plan Commission to the Council regarding the rezoning of the Linck-Abel properties from RSA to B-4 advising of STH 24 as rezoned by Parkland Plaza. The Linck, Abel and that the present B-4 zoning is 700' deep from the centerline other properties are zoned RSA to a depth of 500' from the centerline of STH 24. In their present plan, Parkland Plaza does not intend to use all of this B-4 District for business develop- Page 8 - Plan Commission November 19, 1968 ment, only the front 300'. Therefore, to some extent, the &4 District is being reduced along STH 24. Planner Knetzger recommended that the Commiss,ion take action to clarify this. of several properties in Sec. 10 as follows - that property presently zoned 8-4 to a depth of 700' and RSA to a depth of 500' be rezoned to B-4 to a depth of 300' from the centerline of STH 24. Ald. Narlock seconded the motion and the motion carried. ADJOURNMENT - Ald. Narlock moved for adjournment, Mr. Raimann seconded the motion and the meeting adjourned at 12:40 P. M. Mr. Basse moved that the Commission endorses the rezoning Respectfully submitted, dU Barbara J. Sands Recording Secretary b js 11-26-68