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PCM19710921CITY PLAN COMMISSION CITY OP MUSKEGO MINVTES OF MEETING HELD SEPTEMBER 21, 1971 CITY HALL Mayor Gottfried called the meeting to order at 8:lO P. M. PRESENT: Chairman Jerome Gottfried, Secretary Alvin Basse, Clark Ald. Harold DeBack and Edward Raimann. Planning Consultant Joseph Barry, Willard Bertram, Ald. Robert Burgermeister, William Chase, Mangiamele and Zoning Officer Gerald Lee were also present. MIMES: The minutes of the previous meeting of September 7, 1971, were approved as mailed. PERSONAL APPEmANCES -""""- DON POLZIN - Mr. Polzin, representing Schober & Radtke, appeared to present preliminary plans for the development of approximately 84 acres of the former Hales Corners Sand & Gravel Co. property on McShane Drive in Section 12. He presented an development surrounding the lake. He advised that the owners aerial map of the area in question, topography and a proposed intend to petition for a rezoning and planned development, that the development will be under one ownership. Mr. Polzin reviewed planned development projects in which they are involved in other communities -'Meadows" in Waukesha, "Lake Park" in Germantown, "Coachlight Village" in New Berlin, and a 1000 unit dQvelopment in Menomonee Palls. He reviewed for each of these developments the total annual income to the city, the cost of the development presented the following "Profile of Coachlight Village" for the to the city annually and the annual profit to the city. He Commission's review: -. I /. Profile of Coachlight Village Location - 15900 GreenfTeld Avenue. New Berlin Age of Project - Five Years Density - 15 units per acre Components - 224 one and two bedroom garden apartments Ownership - Total ownership: Landmark, Inc. 56 three bedroom townhouses Amenities - Two outdoor pools Rental Range - One bedroom - $160 mo. Large landscaped open areas Two bedroom - $185 to $200 mo. Three bedroom - $210 to $240 mo. Median Annual Pamily Income - Apartments - $10,400 No. of School Children - Apartments - 0 Townhouses - $12,600 Townhouses - 34 or 0.6l/unit Income to Cit kea1 Estate TZx $107,000 School $30,600 Sewer & Water Charges 25,000 Police & Fire 6,000 State Shared Income Tax 32,000 Sewer & Water State School Subsidy (Est) 12,000 Street Maint. 14,000 500 Expenses to City $176,W $51,100 Annual profit to city - $124,900 or $445 per unit. Page 2 - Plan Commission September 21, 1971 Mr. Polzin explained the concept proposed for the McShane Drive property advising that there will be one and two bedroom units overlooking the lake, a recreation building and town houses in the development. He pointed out that the 832 proposed units would be phased over a seven year period as follows: 1972 - 82 units 1973 - 120 units 1974 - 106 units 1975 - 126 units 1976 - 126 units 1978 - 128 units 1977 - 144 units Mr. Polzin advised that the project could be halted at any time pending hook up to the metropolitan sewerage system, however this would have to be after at least 300 units had been constructed for economic reasons. Mr. Chase questioned the use of package plankin the event the sewer capacity would be reached and Mr. Polzin advised that the state frowns on individual plants. He further advised that they have discussed the sewer hook up with Ruekert & Mielke and have two plans to suggest. Mayor Gottfried advised Mr. Polzin that the city has not as yet determined the rate of development which can be permitted in the city. There was discussion that because of the limitations of the treatment plant the project might have to be delayed for up to five years. Zoning Officer Lee pointed out that the 832 units proposed would be too high density for the number of acres in this project. Mr. Polzin requested that the Commission give an indication if the city would view this program with favor or if they should deferred on this request (see motion under Growth Impact Study). consider other methods of development, however, action was m WARREN B. O'CONNER - Mr. O'Conner appeared and submitted a Dreliminarv Dlat for the develoDment of aoDroximatelv 76 acres of ihe Edward'Kbrth property in Section 11 sobth of McShane Drive and east and west of Durham Drive, same prepared by Jahnke & Jahnke Associates January 19th, 1971. the existing RS-2 District for increased density, that there will be 17 single family lots, 31 lots for two family residences and 79 lots for four family apartments, water to be provided by community well. He submitted photographs of the proposed two family residences and four family apartments. He advised that he plant and would phase the development of this project oier an is aware of the problem of the capacity of the sewerage treatment Mayor Gottfried pointed out that the city has not as yet Mr. O'Conner advised that they will request a rezoning from n eight to ten year period. was deferred (see motion under Growth Impact Study). determined the rate of growth which can be permitted and action 0 September 21, 1971 Page 3 - Plan Commission appeared in regard to petition submitted to rezone a 33,600 JOHN COUTURE - Mr. Couture, representing Joseph Horovitz, sq. ft. parcel of property on Janesville Road from RS-2 to RSM to permit construction of multiple family units. It was noted by the Commission that a public hearing to consider this petition has been scheduled for October 19th before the Common Council. property it would provide a buffer type zoning between the Mr. Couture advised that by permitting apartments on this Fountainwood Subdivision and the uses on the opposite side of Janesville Road - an outdoor theater, a beer depot and an automo- bile service station. determined the rate of growth which can be permitted and action Mayor Gottfried pointed out that the city has not as yet was deferred (see motion under Growth Impact Study). appeared in regard to petition submitted to rezone approxlmately RAY STEMPER - Mr. Stemper, National Exchangors, Inc.? four acres of the former John Victor property in Section 4 between College Avenue and Martin Drive from RS-2 to RSM to permit construction of 36 one and two bedroom apartments. It was noted by the Commission that a public hearing to consider this request has been scheduled for October 12th before the Common Council. Mr. Stemper submitted a brochure of the "Meadows", a develop- ment in which they are involved in Delafield. He advised that the proposed development in Muskego will be a 36 unit, single building with Jack Shephelddoing the architectural design, that the building will be 250' long. He submitted an elevation of a similar building presently under construction in Wausau. In answer to a question from Mr. Chase, Mr. Stemper advised that they would be willing to remove the existing homestead on the property. Mayor Gottfried pointed out that the city has not as yet determined the rate of growth which can be permitted and action was deferred (see motion under Growth Impact Study). HEINZ HATOPP - Mr. Hatopp, realtor representing Melford Foth, appeared in regard to petition to rezone a 1.78 acre parcel of property abutting Highway Y and the city's industrial park from RS-2 to B-2 to permit service establishments. It was noted October 12th before the Common Council to consider this request. by the Commission that a public hearing has been scheduled for purchasing this piece of property which adjoins the Calvary Mr. Hatopp advised that Rudolph & Moore are interested in Evangelical Church property presently being considered for rezoning to 00s to permit the Rudolph 8z Moore law offices. request pending determination of rate of growth to be permitted in the city (see motion under Growth Impact Study). It was the Commission's decision to defer action on this Page 4 - Plan Commission September 21, 1971 appeared in regard to petition submitted in May, 1971, to rezone Drive from 1-2 and RS-3 to RSA with OPD overlay to permit a approximately 143 acres of the Wallner-DeBack property on McShane residential planned development. It was noted by the Commission of the Growth Impact Study. that action had been deferred on this petition pending completion Mr. Evinrude reviewed the Mus-kee-guac development which proposed 140 single family lots, 116 two family residences and 424 multiple family units, a total of 680 units. He also reviewed dated May 14, 1971, as follows: the construction schedule as indicated in their letter of intent AL EVINRUDE - Mr. Evinrude, representing Paschke & Assoc., 1972 - 150 units 1971 - 150 units 1974 - 150 units 1973 - 150 units 1975 - 80 units. Mr. Evinrude pointed out that in this project expenses will be incurred which other developers will not have such as a lift station at a cost of approximately $150,000. determined the rate of growth which can be permitted and action Mayor Gottfried advised that the city has not as yet was deferred (see motion under Growth Impact Study). WILLIAM HONECK - Mr. Honeck, 5106 W16480 Loomis Road, appeared in regard to his petition to rezone a 3/4 acre parcel of property bordered by Muskego Cam Road and Highway 36 in Section 34 from Agriculture to Agriculture with an OHS overlay to permit construction of a custard stand. September 14th and questions raised concerned the drainage ditch Mayor Gottfried advised that a public hearing had been held across this property and access to the property across a 50' strip owned by the state. Mr. Honeck advised that he has contacted the state and they have confirmed that he can get access across their property. rezoning the entire triangular piece of property in this area. Zoning Officer Lee suggested that the Commission consider that he has contacted Dairy Queen but has not as yet had a reply In answer to questions from the Commission, Mr. Honeck advised from them, that his obtaining a franchise for any custard stand will depend on the cost of same, that he would be in accord with granting a maintenance easement for the drainage ditch. to rezone this property subject to the condition that the city receive a permanent drainage easement in accordance with recomenda- tions from the city's engineer and highway superintendent. Ald. Burgermeister seconded the motion and the motion carried. Ald. &Back moved to recommend approval to the Common Council 0 Page 5 - Plan Commission September 21, 1971 Mayor Gottfried declared recess at 9:21 P. M. and the meeting reconvened at 9:35 P. M. had presented and reviewed a study on the impact of growth in the GROClPTH IMPACT STUDY - At the previous meeting Dr. Mangiamele City of Muskego, entitled "City of Muskego, Growth Study, 1971". the Common Council and the Plan Commission to determine a policy to permit a rate of growth in the city which will not overload the sewage treatment facilities. He suggested that consulting engineer for their review the following information regarding the total John Mielke be invited to attend. He submitted to the Commission acres lying within the sewered areas: "Total acres lying within the sewered area - 694 acres Includes large parcels such as: Mayor Gottfried suggested that a joint meeting be held between Mahn (66) Otto Kurth (35) Schmidt (100) Koeferl (122) Schaefer (85) Wollman (50) Small (19) Arnold Kurth (45) Margaret Paul (22 Agenten (18) Lutsch (19) Henrv Kurth (75) Root'River Inv. (26) Holz-Inman (10) Plus smaller parcels ranging from 2.9 acres to 10.65 acres" Ald. DeBack and Ald. Burgermeister spoke in favor of increasing becomes necessary. Mayor Gottfried suggested that this could be the sewage treatment plant facilities by some method when it referred to Mr. Mielke at the joint meeting to determine feasibility. Mr. Raimann moved that a joint meeting be scheduled between the Common Council and the Plan Commission. Mr. Basse seconded the motion. Mangiamele pointed out that the "Growth Study" had been prepared the Plan Commission be submitted at the joint meeting. Dr. for a discussion basis, that there were many areas in the report which could be modified. He then submitted and reviewed "Supple- mentary Explanations to the City of Muskego Growth Study - 1971" and "Secondary Recommdnations'". Mr. Basse, Mr. Barry, Mr. Bertram, Ald. Burgermeister, Ald. DeBack and Mr. Raimann voted "aye" and Mr. Chase voted "no" and the motion carried. Ald. DeBack and Mr. Chase suggested a recommendation from Upon a roll call vote to hold a joint meeting, Mayor Gottfried, Page 6 - Plan Commission September 21, 1971 Ald. DeBack moved that the "City of Muskego Growth Study, 1971" submitted by Dr. Mangiamele September 7th, 1971, be received and policy. Ald. Burgermeister seconded the motion. Several of the placed on file and that it not be accepted as a guide to set city Commissioners expressed the opinion that it would be premature for the Commission to file the report before meeting jointly with the Council. Upon a roll call vote, Mayor Gottfried, Mr. Basse, Ald. DeBack and Ald. Burgermeister voted "aye" and the motion lost. Mr. Barry, Mr. Bertram, Mr. Chase and Mr. Raimann voted "no" and dation of the Fourth Alternative in the ''City of Muskego Growth Study, 1971" and that the program delineated on Page 7 of that report be used as a guide in establishing the city's future growth. Mr. Raimann seconded the motion. discussion with the Common Council. Mr. Bertram, Ald. Burgermeister and Ald. DeBack voted "no" and Mr. Chase and Mr. Raimann voted "aye" and the motion lost. until after the joint meeting - Don Polzin representing Schober & Radtke, Warren B. O'Conner, Developer of the Edward Kurth Property, John Couture representing Joseph C. Horovitz, Ray Stemper, National Exchangors, Inc., Heinz Hatopp representing Melford Foth, and the D.eBack - Wallner Mus-Kee-Guac Development. Mr. Bertram seconded the motion and the motion carried. OTHER BUSINESS - Mr. Chase then moved-that-the Commission accept the recommen- Mr. Basse suggested that this motion would be premature pending Upon a roll call vote, Mayor Gottfried, Mr. Basse, Mr. Barry, Mr. Raimann moved to defer action on the following requests _""" PARKLAND PLAZA - The Commission reviewed a request from the Hansen Sign Co. to erect a 24' x 12' sign advertising "Parkland Plaza Shopping Center", same to be located on Highway 24 west of the entrance to Jerome Drugs as determined by setback requirments. year period subject to a one year extension. Mr. Bertram seconded the motion and the motion carried. Mr. Raimann moved to approve this temporary sign for a one DE ANGELIS - BOLDT LAND DIVISION - Mayor Gottfried reported that there is still a question pending concerning a transfer of property between the city, Mr. DeAngelis and Mrs. Dorothy Boldt for the Woods Road right-of-way, action deferred on same. Page 7 - Plan Commission September 21, 1971 Woodh'ill S September 1, 1971, for Woodhill, Inc. (Richard Zach, President, ubdivision which had been prepared by Richard A. 2ach Paul Burbach, Secretary, Alvin & Mildred Pried). Mr. Barry reported that the plat is in order with the excep- for sewers and road in the amount of $25,500. Zoning Officer Lee tion of a few changes in the sewer plans. He recommended a bond expressed concern at the name of the subdivision road - Woodhill Court - because of its similarity to existing street names in the city. motion carried. completion of all plans. Ald. DeBack seconded the motion and the WOODHILL - The Commission reviewed the final plat for the Ald. Burgermeister moved that action be deferred until the MarshTroperty on Oak Court which had been referred to the city JOHN MARSH - As concerns the proposed division of the John engineer and highway superintendedt for recommendation, Mr. Barry reported that it will be necessary to require a 20' x 30' strip of property for road purposes at the end of the Oak Grove extension He pointed out that this will permit a 'T" for a turnaround. Commission will be receptive to a preliminary plat indicating a 20' x 30' dedication for Oak Grove. Mr. Raimann seconded the motion and the motion carried. Ald. Burgermeister moved to approve this sketch and that the PEAK.& EMERALD DRIVES - JEWEL CREST SUBDIVISION - The Commission reviewed the proposal to discontinue and vacate portions of Emerald Drive and Pearl Drive. the opinion that since the construction of the new Gold Drive, portions of Pearl and Emerald should be discontinued. He advised that the vacated property will probably be divided between the public hearing has been scheduled to consider this vacation for adjoining property owners. It was noted by the Commission that a November 9th before theCommon Council. hearing. Ald. Burgermeister seconded the motion and the motion carried. Ald. DeBack reported that the Public Works Committee is of Ald. DeBack moved to defer action until after the public CREATION OF SUB-STANDARD LOTS - The Commission reviewed a communication from City Attorney .fohn Buckley dated September 9, 1971, advising that the Common Council must make the final decision on requests for creation of a sub-standard lot. the following land divisions: of three lots which have adequate average width but will be less that the existing culvert be removed or replaced; than required in area for the RS-2 District subject to the condition Raymond Zangerle's request for division of three parcels of land which will have adequate square footage for the RS-2 District but will have less than the 110' average width required; and which will have less than the average width required for the RS-2 District. Ald. Burgermeister seconded the motion and the motion carried. Mr. Basse moved to recommend to the Common Council to approve Josephine Scheerer, agent for A. Spirer, request for division Edward Kumm's request for division of three parcels one of Page 8 - Plan Commission September 21, 1971 LANDFILL APPLICATIONS - Ald. DeBack moved to schedule a public hearing to consider a request from Wauer Landfill, Inc., for a land fill site on 134 acres in Section 18 for 7:15 P. M., November 2nd, 1971, and a request from Norman Thomas and Allen Van Dyken for a land fill site on approximately 16.25 acres in Section 5 for 7:30 P. M. November 2nd, 1971. Mr. Basse seconded the motion and the motion carried. """""""""" COMMUNICATIONS & MISCELLANEOUS BUSINESS PLAN COMMISSION SUB-COMMITTEE - In addition to Planning Consultant Maneiamele. Zonine Officer Lee. and himself. Mayor Gottfried appointed Aid. Burgermeister and Mr. Raimann.to . meet with Ray Gray, Rite Realty, regarding development Of the Walter Wollman farm. OFFICIAL'S REPORTS """"- ENGINEER'S REPORT - Mr. Barry reported that he has received and anmoved the certified survey map for the Everett Drews division in the NE 1/4 of Section 18-with the revision of the road entralre on Hillendale Drive. ADJOURNMENT: Ald. DeBack moved for adjournment at 11:02 P. M. Mr. Barry seconded the motion and the motion carried. Respectfully submitted, ~~rc ~ ~ Barbara J. Recording Secretary b js 9-21-71