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PCM19690218CITY PLAN COMMISSION CITY OF MUSKEG0 MINUTES OF MEETING HELD FEBRUARY 18, 1969 CITY HALL Mayor Wieselmann called the meeting to order at 8:05 P. M. Sec'y, Alvin Basse, Willard Bertram, Ed Raimann and Mrs. Jean PRESENT: Mayor Donald Wieselmann, Chairman, Ald. Frank Narlock, Sanders. Plan Consultant Russell Knetzger and Building Inspector Lee were also present. ABSENT: Charles Buehler MINUTES: Mrs. Sanders moved to approve the minutes of the previous meeting of February 4, 1969, as mailed. Ald. Narlock seconded the motion and the motion carried. PERSONAL APPEARANCES "-"""_ FRANK AGENTEN - Mr. Agenten, S72 W12487 Tess Corners Dr., appeared at the request of the Commission to discuss a drainage problem which may exist and the location of the creek before final action on the certified survey map for a two parcel division of his property in the SE% of Sec. 1 (Woodridge Subdivision). Mr. Agenten assured the Commission that culverts, ditches and grades were in accordance with the city engineer's recommendations. It was noted by the Commission that easements for the ditch should be obtained when future lots to the east are&veloped. Mr. Agenten Wee-Med-0 Subdivision. Building Inspector Lee advised that he advised that raw sewage is being discharged in the ditch from will consult with the County Health Dept. concerning this matter. Mrs. Sanders moved to approve the certified survey map for be inscribed across the front of the map. Mr. Bertram seconded the this division subject to the condition that "poor percolation" motion and the motion carried. The Commission advised Mr. Agenten that a building permit cannot be issued unless satisfactory perco- lation results can be obtained. A. J. COUTURE ETAL - Mr. Couture, Atty. John Couture and Mr. Sam Lawent appeared to discuss the rezoning of 23.81 acres of the Bryan Ardis Frame property on Janesville Rd. from RSA, WF & RS-2 to RSM to permit construction of two story apartment houses. At the previous meeting, the city engineer's report was frontage of the property with the existing mains but that the reviewed which indicated that it would be practical to service the balance of the land would be serviced at a later date with.mains deferred and recommendation to the council withheHto give him coming from the east. Atty. Couture had requested that action be additional time in which to consult with his clients and evaluate the city engineer's report. Atty. Couture requested that action again be deferred to further evaluate the city engineer's report as it had not as yet been determined how many units could be serviced by the existing mains. e Page 2 - Plan Commission February 18, 1969 In answer to questions from the Commission, Mr. Lawent advised that it would be his intention to submit a total development plan if the area is granted the rezoning, that the complex will be adult oriented, that it is his intention to construct one and two how the development will affect the tax base if the City desires bedroom units and that they will present a feasibility study as to to proceed with the rezoning. extension of time from the Council before making their recommendation Alderman Narlock moved to defer action and request an additional on this rezoning request. Mr. Basse seconded the motion and the motion carried. FRED GORDY - Mr. Gordy, real estate representative for Clark Oil, appeared seeking approval of building, site and operational plans for a Clark automobile service station to be located on the Jim Hernke property, S73 W16680 Janesville Road. It was noted by the Commission that the existing business is Jim's Auto Repair Service at this location under a conditional use grant and that the property is in a 8-4 District in which an Plan Commission approval of building, site and operational plans. automobile service station is a permitted use by right subject to Mr. Gordy had submitted the building, site and operational plans to Plan Consultant Knetzger prior to this meeting and the following report from the planner was submitted: "Gentlemen: The building, site and operational plan for a gasoline sales station has been referred to our office for review and comment by the building inspector's office. This station would replace the present Hernke garage building on STH 24 in Section 10. ability or desire to meet the objections and suggestions outlined real estate agent. He will attempt to ascertain the oil company's here. For convenience, this review is organized according to the standard outline of the conditional use grant form. Operations - No items appeared pertinent under this heading. No limitation on hours of operation should be necessary at this location. Since the land behind the station is developable in multiple family housing, the rear appearance should be more presentable, The brick should be extended from the other three sides to the rear. The front and side facia consist of florescent illuminated name. The cumulative size of this material represents 67 lineal translucent plastic signs containing stylized arrows and the product feet and almost 170 square feet, plus the sign extending above the roof line. The Clark station format has not changed for some years now, but other companies desiring to be compatible to suburban lo- cations have more recently been offering alternative station designs which do not entail such excessive building lighting and signing. These newer designs also replace the old white porcelain enamel box shape, or as in this case the "shed" type styling, with shapes that are more representative of suburban construction. These new designs also work with material compatible to their suburban environments -- brick and wood, which replace porcelain enamel, glass and aluminum, which had come to dominate the service station field. While the proposed building has some brick, the plastic, glass and metal a The following points have been discussed with Clark Oil's .( Building - The rear facade is proposed to be concrete block. a Page 3 - Plan Commission February 18, 1969 materials over-power the brick. We would recommend that the Commission ask for an alternative ment. Something along the lines of a cottage type structure would building format that does not clash so much with a suburban environ- merit exploration. Such a structure could embody the effective hid- den indirect lighting in the eaves now showing up in some of the new station designs. The building sign, instead of breaking into more tastefully. the eave line, could be incorporated into the basic building facade howeverhey lack definition. As we have consistently recommended Site - The design of the entrance drives are satisfactory, in the past, highway oriented businesses should define their entrances with hedges maintained about 24 inches high. of proper site treatment for highway service businesses. The Clark with white and orange plastic strips woven into the fencing mesh. company has a very strong definitional technique--cyclone fencing Along the side property lines, we recommend that in lieu of such a technique, the station plan should employ a continuation of the hedge row recommended for the front property line. Under the plan submitted, the cyclone fences tie into two large medium height billboard type signs, one 48 feet long and another 56 feet long. The plans do not give the exact height, but if they are 5 feet high, these two signs total over 500 square feet in area. property line at that point, there obviously would be no provision taveling eastward. Since the sign is proposed to be almost on the for screening the rear view. However, since these signs represent permitted in its last two stations (Texaco and Citgo), rather than an excessive amount of signing compared to what the Commission has dwell on techniques of lessening the adverse impact of these signs on highway views and on adjacent property, we have presumed that the Commission will not approve them. The submitted plans are not very clear on how the final grades of the property will relate to the existing topography. From our previous work on the Hernke garage site, we would estimate that a 4 to 6 foot embankment will probably be created along the entire north line of the station site. Treatment of such a hill with sod and shrubs would be highly desirable and in asking the Clark company to supply grading information, the Commission should recommend this treatment for any such slopes created. uses, the Clark plan does contain substantial sod areas and some shrub beds as part of the site plan. However, plant types are missing, and such techniques as foundation planting for the station building, and shade and accent trees on or behind the station as a backdrop are net included. The landscape manuals of Citgo and Mobil include suggestions for such treatments, and the Commission should refer the Clark company to these manuals for typical plant selections and olacement. Definition of the property lines is another important element The western property line sign's rear would face STH 24 traffic Unlike the first plans often submitted for service station The proposed placement of the main free standin si TJ is acceptable, however we-would suggest a more central focaglon, with Page 4 - Plan Commission February 18, 1969 foundation shrubs and terracing to better feature the sign. Such we have attached a copy of that plan to the Clark company for a treatment was used on the Citgo station plan very effectively, and their use. The two 3x 6 feet signs at each entrance should be eliminated, and replaced with a maximum of one smaller tent type sign on a pump island, and one on the station platform, as was approved in the Texaco site and operational plans. of the undesirable type fixtures that have been phased out by the The exterior lighting proposed for the site incorporates all newer station designs. For example, at the entrances the plans propose vertical florescent post lights in which 100% of the output is horizontal at driver's eye level. Flood lights, which are at the entrances and other points on the property. In place of these notorious in casting light on adjacent properties, are also proposed various types, we recommend the fixture introduced about a year ago by Standard Oil, and now by DX, which involves a design with '. ,virtually no horizontal emission. Respectfully submitted, Nelson & ASSOC." Mr. Gordy advised that the Clark Oil Co. was willing to plant evergreen trees in the rear and bushes in the front and define the driveways'ln accordance with the planner's recommendation. He submitted photographs of existing Clark stations. He opposed the planner's suggestion that the building was constructed of too much glass, pointing out that the entire rear wall will be brick. He also opposed the planner's recommendation regarding the lighting, pointing out that there is little glare from the fixtures proposed by Clark. Sign treatment was discussed by the Commission. Planner Knetzger advised that if the signs as proposed by the Clark Oil Co. were allowed the Commission would be setting a precedent for .sign treatment for future development in this B-4 District. After considerable discussion, Ald. Narlock moved to accept the building, site and operational plans subject to the elimination of the 40' sign on the west and subject to treatment of the west lot line for slope and shrubbery as agreed upon between the planner, building inspector and Clark Oil Co. Mr. Basse seconded the motion and the motion carried. be submitted. Plan Consultant Knetzger recommended that a revised site plan EVERETT DREWS PROPERTY - Mr. Norb Koch, D. M. Realty Representa- tive.- aDoeared to discuss a 6.25 acre division of the Everett Drews property'in the NE% of Sec. 18. It was noted Diehl but had not been processed through the Commission. Mr. Diehl by'the Commission that this parcel had been divided and sold to Mr. advised that it is his intention to construct a home with access to Pasadena Dr. The Commission expressed concern about access to the remainder of the Drews property - approximately 34 acres which abuts Muskego County Park on the east. the Washa property on the south, Hillendale Drive on the west and sketch showing the proposed division and possible road treatment of It was the Commission's decision that Mr. Koch return with a the Drews property. Page 5 - Plan Commission February 18, 1969 ROBERT E. SMITH - SUN OIL CO. - Mr. Smith, representative of Sun Oil Co, and James Knodl. co-owner of the DroDertv. aDDeared seeking approval of the conditional use grant for the purpose of an & Martin Dr. automobile service station on the southeast corner of College Ave. requested reports from the City Police Traffic Dept. & the city engineer in accordance with Ord. #75, As Amended, to determine the effect such a station would have upon traffic conditions and if it would result in traffic, fire, health or safety hazards or consti- tute a nuisance in the neighborhood. The following report dated Feb. 14, 1969, from Sgt. Chester Kass, Commander of the Traffic Division, was read by the Recording Secretary: "Sir: surveyed this location. College Ave. presently carries-a 30 mile per hour speed limit and we assume that this limit will still apply after the re-engineering of College Ave. However, the adjustment of the speed limit will be considered by the State Highway Commission but we assume it will continue at 30 miles per hour which is a reason- able speed in this area of businesses and homes. Sight line vision is more than adequate at this intersection and should improve with the re-engineering of this area. The illumination provided by the station should also improve the general light qualities of the intersection as the station immediately to the west, in New Berlin, has lights that perform this same function. Therefore, re-engineering of this area should vacate any potential safety hazards. If remo- deling was not contemplated, this division would take a dim view of the building of this service station because of the narrow topo- graphy of the adjoining roadways. Topaz Drive, which intersects with Martin at a true right angle, has minimal traffic and is also con- is particularly destined to be a "gasoline alley" as only one station trolled by an arterial stop sign. We do not feel that this area Martin, northwest, serves this largely residential area. As the of significance, a Home Town station, at the corner of College and new County Trunk Y and freeway, to the north of this area, is com- pleted there should be an increase in the traffic count. However, we doubt that business would be so intense as to create a situation of congestion. the Village Food Mart on Martin Drive immediately to the west of the proposed service station. Mrs. Lichucki statedthat she is more than pleased that this station is to be built here andmany other customers be advantageous both to the City of Muskego in a tax dollar interest feel the same way. She can see no hazard and feels that it will and also will bring more business into the area. will result in a traffic, fire, health or safety hazard or prove offensive to the neighborhood as this is an indigenous area and is bound to grow by reason of business development. Our opinion and an assumption as is the State Highway Commission's favorable opinion. judgement of future traffic conditions is based on supposition and This is, of course, because the proposed station has not been built nor has the street adjacent been re-engineered. Admittedly there is considerable truck tdfic on College Ave. but this should not provide .I ., .. At the previous meeting the Commission had deferred action and Upon request of the Plan Commission, the Traffic Division has a We interviewed Mrs. Sophie Lichucki, who is the proprietor of The Traffic Division does not feel that the proposed station e Page 6 - Plan Commission February 18, 1969 a safety hazard as Highway 100 has carried large numbers of trucks over the years - past many service stations - without any significant problem. /s/ Sgt. C. Kass, Commander Traffic Division" The following communication dated February 14, 1969, from City Engineer Frank Ruekert was read by the Recording Secretary: "Gentlemen: port the following: section are in proper order and provide ample site clearance. ease in access, providing the customers use them properly. Some thought might be given to increasing this angle, however, if ex- perience has proven this to be safer, itsbuld be used. 3. The design, type, size and height of signs should be given in detail so that the City knows exactly how they will appear when installed. 4. There will be a stop sign on Martin Drive, which will help insure safety on entering and exiting from station. 5. The plan shows 120' from proposed curb line at intersection to the property line and 150' from the west pro perty line to the building. All grass areas are to be maintained by the oil company. Building offset from the east property line is shown at 15'. We are enclosing partial copies of the highway plans showing location and curb construction and returning all information sent to us. We have reviewed the plans on proposed subject project and re- 1. The distances from the proposed driveways from the inter- 2. The driveway approaches are at a 60° angle and provide As far as the social and economic feasibility is concerned, buildings, signs, etc., arid require strict maintenance, hoosekeeping the city should be shown complete plans or photographs of the standards . Mr. Jerry Lee and the writer discussed other details in the event the station was not a profitable one, and he can elaborate on said items. Very truly yours, /s/ Frank J. Ruekert" the city engineer's opinion that if the station were not profitable, Building Inspector Lee advised the Commission that it was it would be wise for the city to have an ordinance stating that the signs be removed, the pumps removed and the building torn down or ** remodeled within a certain period of time. by the Recording Secretary. Mr. Smith then submitted a Plan of Operation which was read that in her opinion a filling station is not the best use for this Mrs. Sanders advised that she had viewed the site frequently, corner, that after College Ave. has been widened, it would be more harmonious with the neighborhood and more profitable to the city if the corner were used for professional offices or other drive-in businesses. grant. The motion lost for lack of a second. portion of this triangular property for stores and offices. e Mrs. Sanders moved to deny this request for conditional use Mr. Knodl advised that it is their intention to use the widest In answer to Ald. Narlock, Planner Knetzger advised that he Page 7 - Plan Commission February 18, 1969 would not object to an automobile service station on this corner, however, if the conditional use is granted, it would not be final until the conditional use grant and land covenant forms have been completed and recorded. Mr. Bertram moved to give tentative approval for this condi- tional use grant subject to approval of building, site and operational between the Commission and the Sun Oil Co. Mr. Basse seconded the plans and agreement upon the conditions applicable to the grant motion and the motion carried with Mrs. Sanders casting the only dissenting vote. PLANNER' S REPORTS - "" "" R. W. HOLZ - At the previous meeting, 'the Commission had referred a 4 parcel division of the R. W. Holz property which is located on the southwest corner of Lannon Drive and Muskego Drive to the planner to consult with the property owners to determine better lot platting. Planner Knetzger advised that he had mei.with Mr: 'Holz, Surveyor Gerald Inman and a representative of the Rambo Subdivision which lies to the south of the Holz property and that it appeared that the owners were receptive to an exchange or purchase of land and that the Holz remnant along Muskego Drive could be replatted to create lots which would be conforming to the RS-3 District. The Commission reviewed a revised preliminary plat of the Holz property which indicated the extension of Oak Grove Drive which had been prepared by Surveyor Gerald Inman. The following communication dated February 18th from Surveyor Inman was read by the Recording Secretary: "Dear Sirs: Attached herewith is a preliminary plat of a parcel of land now owned by Mr. R. W. Holz. try to negotiate with the owners of Lots 1, 2 and 3 in Block 2 At a meeting with Mr. Knetzger, yesterday, he suggested we and Lots 5 and 6 in Block 1 of the Rambo Subdivision. If these negotiations fail, it is Mr. Holz's desire to proceed with this plat. e Very truly yours, Thomas D. Inman" Subdivision and Holz property between Pleasant View Drive and Muskego Drive be rezoned from RS-2 to RS-3 in order that the fragmentary lots could be platted into standard lots. of the revised preliminary plat pending efforts to rezone this After discussion, Ald. Narlock moved to withhold approval area. Mr. Bertram seconded the motion and the motion carried. Ald. Narlock then moved to recommend to the Common Council and Muskego.Drive from RS-2 to RS-3. Mr. Bertram seconded the to initiate the rezoning of the property between Pleasant View Drive motion and the motion carried. could be placed on the property in the event it is rezoned to require a 1400 sq. ft. home as required in its existing RS-2 District. Planner Knetzger recommended that that portion of the Rambo e It was the Commission's opinion that possibly a deed restriction Page 8 - Plan Commission February 18, 1969 COMMUNICATIONS """_ to the Commissioners is being planned for March 30th at the Red Carpet Inn at 6:30 P. M. which is sponsored by the Metropolitan Builders Assn. and that reservations must be made through that Assn. by March 9th. ADJOURNMENT - Mrs. Sanders moved for adjournment, Ald. Narlock seconded the motion and the meeting adjourned at 10:50 P. M. Building Inspector Lee advised that a meeting of interest Respectfully submitted, Barbara J. Sands Recording Secretary 2-24-69 b js ** It was noted by the Commission that the following communication dated Feb. 5, 1969, had been received from the City of New Berlin: "Dear Mrs. Bowyer: Common Council expressed opposition of the Conditional Use of the Sun Ray DX Station on College Avenue and Martin Road as this is in violation with Ordinance No. 207 attached herewith. /s/ Jerome G. Wegner, Secretary Sincerely yours, Plan Commission" At a meeting of the Common Council of January 28, 1969, the