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PCM19690617CITY PLAN COMMISSION CITY OF MUSKEG0 CITY HALL MINUTES OF MEETING HELD JUNE 17, 1969 Mayor Wieselmann called the meeting to order at 8:13 P.M. PRESENT: Mayor Donald Wieselmann, Chairman, Ald. Frank Narlock, Kelsenberg and Ed Raimann. Building Inspector Lee and Plan Secretary, Alvin Basse, Willard Bertram, City Engineer Joseph Consultant Russell Knetzger were also present. ABSENT: Charles Buehler and Mrs. Jean Sanders ofprevious meeting of June 3, 1969, as mailed. Ald. Narlock MINUTES: City Engineer Kelsenberg moved to approve the minutes seconded the motion and the motion carried. PERSONAL APPEARANCES """"" A. J. COWURE - SAM LAWENT - Mr. A. J. Couture, Attorney John appeared to discuss the rezoning Road in Section 10 from RSA, WF & RS-2 to RSM for the purpose of of 23.81 acres of the Bryan Ardis Frame property on Janesville constructing apartment houses. this rezoning in December, 1968, and the public hearing to consider this petition was held by the Common Council January 28, 1969. The Plan Commission has withheld their recommendation to the Common Council at the request of Attorney Couture in order that he could have time to evaluate the city engineer's report which indicates that the frontage of this property can be served by the sewer from Highway 24, but that the remainder of the land is too low and will be served at a later date by mains coming from the east. Planner Knetzger has recommended that this property remain as presently zoned with the RSA District along Highway 24 and single family residences to the rear. He also pointed out that a portion of the Frame property is in a future potential school site. received from Consulting Engineers Ruekert & Mielke, it appears that it will be possible to serve approximately 12 acres of the property with the present sewer facility. Mr. Lawent presented a proposed planned development layout for the Frame property which indicated 54 one bedroom, 130 two bedroom and buildings will be of Swiss chalet and colonial design. They advised 10 three bedroom apartments in the total development, that the the Commission that there would be a 1.5 parking ratio per unit, city desires the access road will be owned and maintained by the that the access road has been granted by the state, that if the owner of the development, that a swimming pool will be located in a low spot in order to alleviate a drainage problem, that the development on the first 12 acres will include 4 buildings or 68 Units, Ald. Narlock questioned if Mr. Lawent is aware that the remainder of the property will not be sewered for several years and Mr. Lawent advised that he is aware of this. a It was noted by the Commission that Mr. Frame had petitioned for Mr. Sam Lawent advised that according to informaFion he has Architect William Paschke of Paschke & Associates, Inc., and e Page 2 - Plan Commission June 17, 1969 submitted to the Commission January 21, 1969, which indicated a Planner Knetzger reviewed a map which he had prepared and proposed road from east of the new middle school, across the Frame Frame property. The plan also indicated a road running east from property and ultimately connecting with Martin Drive north of the Lannon Drive to open up deep ownerships along Highway 24 and ultimately connecting with the proposed road across the Frame property. He pointed out that the northeast corner of the Frame property is in a proposed senior high school site, however, he advised the petioners that a committee recently appointed by the school board to determine the sites the city should reserve has not made any recommendations at this time concerning whether or not this site should be reserved. that they would be interested in working with Plan Consultant Knetzger to work out these problems. Consultant Knetzger and City Engineer Kelsenberg to resolve these problems concerning surface drainage, sanitary sewer, and in particular the roads. Ald. Narlock seconded the motion and the motion carried. Mr. Lawent advised that his proposed plan is flexible and Mr. Raimann moved that Architect Paschke meet with Plan JOHN SMOLEN - Mr. Smolen, Caledonia, Wis., appeared seeking approval to install camping facilities at the Reef, S86 W13988 Priegel Drive. that the land has excellent percolation and would be suitable for a septic system for a campsite, but that they would be willing to mately 40 campsites of 100 sq. ft. per site and that the camping install a holding tank if necessary, that they would have approxi- grounds would be policed by the owners of the Reef. The Commission reviewed that portion of the zoning ordinance concerning the OLR, Lake Recreation District. It was the Commission's determination that this use could only be granted by a conditional use and that a detailed plan would have to be submitted. After further discussion and concern at a campsite in this area, the following motion resulted: Commission is not favorably inclined to have a camping site in Ald. Narlock moved that Mr. Smolen be advised that the Plan this location. City Engineer Kelsenberg seconded the motion and the motion carried. In answer to questions from the Commission, Mr. Smolen advised "-"" OTHER BUS I NES S LUDWIG BROS OIL CO. - The Commission reviewed plans for an addition to enlarge the beer deuot at the Ludwig Bros. Bnco Station, S107 W16311 Loomis Drive. plans as submitted. Mr. Bertram seconded the motion and the motion carried. - Mr. Raimann moved to approve the building, site and operational e Page 3 - Plan Commission June 17, 1969 HOLZ - RAMBO REZONING - Mr. Tom Inman of Inman Surveying and Engineering and interested citizens were present to discuss owned by Mr. R. E. Holz from RS-2 to RS-3 to allow better lot the rezoning of a portion of the Rambo Subdivision and property platting of fragmentary lots along Muskego Drive. in accordance with the RS-3 District, also advising that they are interested in purchasing shallow lots from Mr. Robert Hansen, S70 W17479 Muskego Drive, in order to create buildable lots from interested in selling his property. Planner Knetzger questioned thosffragmentary lots. Mr. Hansen indicated that he may not be if Mr. Hansen did not desire to sell his property, would he be interested in purchasing property in order to bring his lots up to standard. Mr. Hansen advised that he will give this considera- tion. W172 S7165 Lannon Drive, advised that they are still opposed to the rezoning. by the city because there were two owners of the property at that purchased the entire property, to allow the existing zoning to time, however, it would feasible now, because Mr. Holz has remain and that Mr. Holz would now be in a position to petition the Common Council for variances on those lots which would be created with less than the required 20,000 sq. ft. for the RS-2 District. In answer to a question from Wanner Knetzger, Mr. Inman advised that it would be difficult to tell how many lots would require variances at this time. which would conform with the lot lines of the newly created lots along Muskego Drive. substandard lots be granted in accordance with Section 12 of the the rezoning be denied, that instead, the necessary variances on Subdivision Control Ordinance and that necessary drainage easements be obtained by the city. City Engineer Kelsenberg seconded the motion and the motion carried. Mayor Wieselmann declared a recess at 9:40 P. M. and the meeting resumed at 9:55 P. M. Mr. Inman again explained the proposal to replat the property Mrs. Janet Pohr, W175 S7115 Lake Drive, and Mrs. Esther Johnson, Planner Knetzger advised that the petition had been initiated 0 Mr. Bertram requested that a drainage easement be obtained Ald. Narlock moved to recommend to the Common Council that MUSKEGO INDUSTRIAL PARK, INC. - Planner Knetzger advised that he had met with City Engineer Kelsenbera. Engineering Consul- tants Ruekert & Mielke, Mr. Eaymond Wallner and M;. Norvi; Knutson proposed by Mr. Wallner. He submitted a Cost Studies Map prepared to discuss the city's participation in the industrial park June 11, 1969, which indicated a 95 acre industrial park abutting extending to the abandoned transmission line just south of Highway the new Highway Y including a portion of the Wallner property and 24. He advised that the architects for the civic center site were also present at the meeting and that they had indicated apprehension Knetzger expressed opposition at a commercial strip along the at the industrial park being near the civic center site. Planner new Highway Y, as proposed in Mr. Wallner's proposal, to be used as a buffer between the industrial park, pointing out that it will invite undesirable businesses to locate there. Page 4 - Plan Commission June 17, 1969 tion dated June 17, 1969, from Consulting Engineers Ruekert & City Engineer Kelsenberg presented the following communica- Mielke. He advised that to each of the estimates the figures of $140,000 must be added for the well. "Gentlemen: We have completed cost estimates for the first phase of an industrial area proposed for the Pohlmann property on Racine Ave., being approximately 40 acres. Our estimates are based on two alter- nate layouts proposed by the planner, Nelson & Associates. Alter- west road which cuts across the property. There is also a cul-de- nate 1 is a layout with two cul-de-sacs lying south of an east- sac to the north of the east-west road but the court is mostly on the property to the north, so we have not included this in our estimate. are eliminated and the cul-de-sacs are extended to the south and Alternate 2 is similar to Alternate 1 except that the courts then jointed by an east-west road. Our estimate for each alternate is as follows: Alternate 1 Sanitary Sewer 30" - 1550' @ $40/ft ..................... $ 62,000.00 15" . 900' @ ZO/ft..... ................ 18,000.00 12'' - 950' @ 15/ft ..................... 14,250.00 MH'S - 10 @ 450/ea. .................... 4,500.00 $ 98.13'J.OO +20% Legal, Engineering, Contingencies 19i750.00 $118,500.00 Water Main 12" . 1800' @ $13.00/ft........ ............ $ 23.400.00 8'' . 1700' @ . lO.OO/ft.. ................... 17 ;OOO.OO Hydrants & Valves.......................... 7,500.00 47,900.00 +20% Legal, Engineering, & Contingencies 9.580.00 $ 57,480.00 Roads 2900' standard section @ $15/ft ........... $ 43,500.00 650' courts @ $35/ft ..................... 22.750.00 $66,250.00 +20% Legal, Engineering & Contingencies 13,250.00 79,500.00 TOTAL $255,480.00 Page 5 - Plan Commission June 17, 1969 Alternate 2 Sanitary Sewer Water Main Same as Alternate 1..........................$118,500.00 Roads Same as Alternate l.......................... 57,480.00 -4700' standard section @ $15/ft .............. 70,500.00 - +20% Legal, Engineering & Contingencies ........... 14,100.00 '$ 84,600.00 TOTAL $260,580.00 Soil boring data was not available on this site, therefore, ground conditions. The estimates for the sanitary sewer-were the above figures could change substantially depending upon actual based on extending the 30 inch line that now terminates at the creek on Racine Ave., along the southern limits of the Industrial Area and bringing each street south into this line. Water main was figured to be extended from a site adjacent to the Industrial Area on the north. The cost of development of the water supply system, well, reservoir, pumps, etc. was previously estimated to be about $122,000.00. We have not attempted to pro-rate these costs, because the City has not as yet established policies for the assessments of improvement to industrial land. For your consideration, however, we would point out that other areas have assessed the cost of a 12 inch sanitary sewer and an 8 inch water main against the bene- fited properties, since these sizes are usually considered the minimums for industrial areas. Without more information and a comprehensive long range plan it would be difficult to predict pality would probably pay for the well reservoir, etc. the extent and speed of a development. In any event, the munici- a . " I ~~ J*. ~- Mr. Knetzger asked Mr. Kelsenberg whether his layout had similar development costs and what share the developer would bear. Mr. Kelsenberg indicated that they were about the same, and the city's share at $340,000. (approximately $440,000) with the developer's share at $100,000 been submitted to the Commission from Mr. Wallner, Sec'y of the Muskego Industrial Park, Inc., May 8, 1969. City Engineer Kelsenberg moved to recommend to the Common Council to initiate a petition to rezone 180 acres to industry as indicated in the proposal from Raymond Wallner. Ald. Narlock seconded the motion. out that the city would be zoning much more land than is prudent to rezone at this time. He requested that the zoning of this property be limited to a 40 acre parcel with another 55 acres of the balance should be zoned agriculture, a total of 95 acres. the Foth and Scholbe propertiesteing zoned industrially at this time, The Recording Secretary read the proposal which had Planner Knetzger spoke in opposition to the proposal pointing e Page 6 - Plan Commission June 17, 1969 considerable time with several large industrial developers and Mayor Wieselmann reminded the Commission that he had spent Wallner were the most advantageous area to move into at this time. they were all of the opinion that the 180 acres proposed by Mr. be included as part of the motion. strongly opposed to the rezoning of this large parcel and Planner Knetzger answered "yesf', but that he would favor the rezoning of the area as proposed on the cost studies map. indicated a cul-de-sac design and Planner Knetzger explained that Alderman Burgermeister questioned why the planner had "through truck traffic" will not mix with residential neighborhood and that also this will allowbndscaping which is a new concept in industrial park design. He advised that they would recommend the zoning as shown on the cost studies map even though SEWRPC has only indicated 66 acres of industry for Muskego. He advised that has 1300 acres of industrial zoning. he is opposed to rezoning 180 acres to industry as Muskego already Ald. DeBack questioned what the benefit to the city or the property owners would be if the additional lands were held in an Knetzger answered that the city will be admitting to the public agriculture zoning for future industrial development and Planner that they are not sure that they will receive this much industry. that he would like to start with 40 acres in industry and Planner Mr. Wallner advised that he had indicated in his proposal Knetzger questioned then why they were considering zoning the entire tract. such as road frontage, square lots, corners, easy access, etc. There was considerable discussion of what industry desires City Engineer Kelsenberg advised that cul de sac design presents a problem as to snow removal and water drainage. have proven successful in Milwaukee and that a home on a cul de Mrs. Ellie Peterson, realtor, pointed out that cul de sacs sac is much in demand. much land would be held in abeyance in agriculture zoning and Planner Knetzger advised that a portion of the Schaefer and Scholbe property would be held in abeyance. Mr. Wallner requested that the city engineer's basic design Alderman Burgermeister questioned if Planner Knetzger were Mrs. Adele Holz, S80 W19025 Janesville Road, questioned how The motion carried. CITY ENGI NEERI S REPORTS """""" HALES CORNERS SAND & GRAVEL - The following communication dated June 9, 1969, from Fidelity and Deposit Co. was read by the Recording Secretary: "Dear Sir: City of Muskego are being terminated and the restoration nearly complete. May we please have a letter from you terminating our liability under the above captioned bond so that we may close our file. Thank you for your help. We have been advised by our principal that operations in the /s/ Donald E. Oliver" Very truly yours, Page 7 - Plan Commission June 17, 1969 Gravel, Inc., has completed about 87% of the restoration and that it will be entirely completed within the next two weeks. He advised that the stock piles on the Magerich property have been removed in accordance with agreement. City Engineer Kelsenberg advised that Hales Corners Sand & """" PLANNER'S REPORT MOTHER-IN-LAW HOUSE - The following recommendation dated June 17, 1969, from Nelson & Associates was reviewed by Planner Knetzger: "Gentlemen: to be reached on the kind of amendment you were willing to recommend to the Common Council for their consideration on the above matter. way of a draft amendment: The following is our interpretation of what you want in the AMEND Sec. 8.01 of the City of Muskego Zoning Ordinance, under (7) permitted uses, subsection T", "Permitted Uses by Conditional Grant", by adding a new item "10" to read as follows: 10. Two Family Residences, provided the architectural character not exceed 800 square feet of residential floor area; and at least is dominantly single family In appearance; the second unit does one of the two units is owner occupied." At your last meeting of June 3, 1969, general consensus seemed to ask the City Attorney to comment upon the legality and enforce- ability of the last clause of the amendment. In recommending this to the Council, we feel it is advisable Respectfully submitted, Nelson & Associates, Inc." Alderman Narlock moved to recommend to the Common Council to amend Section 8.01 (7) C. of the Muskego Zoning Ordinance as indicated in the Planner's letter of June 17, 1969, and that the city attorney be requested to determine the legality of requiring that one unit be "owner-occupied". Mr. Raimann seconded the motion and the motion carried. """ ADJOURNMENT - City Engineer Kelsenberg moved for adjournment, Mr. Basse seconded the motion and the meeting adjourned at 12:07 P. M. Recording Secretary Barbara J. Sands b js 6-20-69