PCM19820601CITY OF NUSKEGO
PLAN CONNISSION
MINUTES OF MEETING HELD JUNE 1, 1982
CITY HALL
Mayor Salentine called the meeting to order at 8:09 P.M.
PRESENT: Chairman Wayne Salentine, Secretary Edward Raimann, Richard Arrowood, Ald. Charles Colburn, Les Constantineau,
Laura Kilb and Jack Schmidt. Planning Consultant Joseph
Mangiamele and Zoning Officer Gerald Lee were also present.
MINUTES: Mrs. Kilb moved to approve the minutes of the pre-
vlous meeting of May 18, 1982. Seconded by Mr. Schmidt, motion
carried.
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NEW BUSINESS :
#P. C. 46 82 - , Approval of Certified Survey Map Mr. Arrowood MILES MEINERZ - The Recording Secretary read Resolution
moved for adoptibn. Mr. Raimann seconded- the-motion, and upon
a roll call vote the motion carried unanimously.
OPEN PANTRY - The Recording Secretary read Resolution
#P. C. 47-82, Referral to Planning Consultant and Zoning Officer -
Petition for Conditional Use Grant. Mrs. Kilb moved for adoption.
Mr. Schmidt seconded the motion, and upon a roll call vote the
motion carried unanimously. 0 LAKE MEADOWS - The Recording Secretary read Resolution
SIP. C. 48-82
Mr. Raimann moved for adoption. Mr. Arrowood seconded the motion
and upon a roll call vote the motion carried unanimously.
, Approval of Extension of Time - Temporary Sign.
JOSEPH TIEDEMAN - The Recording Secretary read Resolution
Mr. and Mrs. Tiedeman requested that the original request for a IIP. C. 49-82, ApprovalIDisapproval of Request for 8' Fence.
6' fence located three feet from the lot line and an 8' fence
located nine feet from the lot line be changed so that the entire
fence could be 8' in height. They stated the fence would separate
their pool and deck from the neighbors tri-level dwelling, and
that it could not be closer to the pool because of the needed
property owner was read, which expressed no objection to the re-
space for vacuuming and maintenance. A letter from the adjoining
quest for an 8' fence.
Mr. Arrowood moved for adoption of SIP. C. 49-82 to "Approve".
Mr. Constantineau seconded the motion.
Mr. Arrowood moved to amend the resolution to change the
2nd and 4th paragraphs from "located 9' from the lot line" to
"located 3' from the lot line". Mr. Constantineau seconded the
motion, and upon a roll call vote the motion carried unanimously
Upon a roll call vote Resolution #P. C. 49-62 (As Amended)
was adopted iananimously.
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Page 2 - Plan Commission
June 1. 1982
lution #P. C. 50-82 STATE SAND & GRAVEL - The Recording Secretary read Reso-
, Setting Public Hearing Date - Renewal of Extractive Permit. Mr. Constantineau movea for adoption. Mr.
Arrowood seconded the motion, and upon a roll call vote the
motion carried unanimously.
PP. C. 51 82 - , Approval of Sign Request. Mr. Arrowood moved PIERRE COUTURE - The Recording Secretary read Resolution
for adoption. Mi. Constantineau seconded the motion, and upon
a roll call vote the motion carried unanimously.
It was noted that Resolutions #P. C. 52-82 and #P. C. 53-82
would be discussed later in the meeting.
ZONING OFFICER AND PLANNING CONSULTANT REPORTS:
Zoning Officer Lee presented two possible amendments to
the Zoning Ordinance, and Planning Consultant Mangiamele
presented a propo'sed overlay district, which might be applicable
regarding Vern Eder's request for use of his property in B-3
zoning for multi-family. Dr. Mangiamele stated the OTU overlay
(Overlay Transitional Use) could also be appUied to non-
conforming lots, existing duplexes, etc. Concern was expressed
on the use of the overlay on non-conforming lots. Discussion
the residents want smaller lots. The study on the vacant lots
followed on the possibility of rezoning areas of the City where
in Jewel Crest and Muskego Shores will be presented at the next
meeting. Regarding the possible amendments to resolve Mr.
Eder's situation, and others like it, a resolution recommending
a zoning change will have to be made to the Council so a public
hearing can be held.
DUPLEXES - Zoning Officer Lee presented proposed amendments
to the Zoning Ordinance. These changes will be incorporated
with other amendments previously discussed and a .resolution will
be introduced at the next meeting.
NEIGHBORHOOD STUDY - HWY. 24 and RACINE AVENUE - Planning
and a proposed "Developmental Zoning Unit (DZU)". He also pre-
Consultant Mangiamele presented "A Neighborhood Plan Report"
sented a map of the Hwy. 24 and Racine Avenue area showing how
west of Racine Avenue, and a district designation of "medium
this zoning unit could be applied, with a road proposed to the
intensity". He explained the necessity of moving away from the
comprehensive plan closer to the market situation. He added
that medium intensity development could include condominiums,
apartments or commercial type development along Hwy. 24.
NEW BUSINESS (continued)
TAX INCREMENTAL DISTRICTS NO. 3 and 5 - The Recording Secre-
tary read a letter dated June 1, 1982 from Seegar Swanson
regarding the revised project plans. Mayor Salentine advised
the Commissioners that the plan must be a working plan and no
longer considered a "wish list". He added that the law has been
Page 3 - Plan Conmission
June 1. 1982
changed and that after July 1, 1982, no TIF funds may be used
for lake improvement.
The Comissioners agreed that the Project Plan should include all the projects desired, and that the Council would have to
determine if sufficient revenues were being generated by the
district to cover the projects and to approve the borrowing
accordingly.
adoptim the amended pro~ject plans for 113 and 85. Ald. Robert Klenz and Jerome Gottfried spoke in favor of
Mry Seegar Swanson assured the Commissioners that the ~-
dollar figures inserted for the improvement of Jewel Crest Dr.
and Muskego Dr. were correct and reflected actual costs.
TID #3 - The Recording Secretary read, by title only, Reso.
#P. Cx2, Resolution Amending a Project Plan for Tax Incre-
mental District Number 3. Mr. Raimann moved for adoption.
Mr. Schmidt seconded the motion, and upon a roll call vote the
motion carried unanimously.
TID #5 - The Recording Secretary read Resolution
#P. C.2, Resolution Amending a Project Plan for Tax Incre-
mental District Number 5, by title only. Mr. Arrowood moved
for adoption. Mrs. Kilb seconded the motion, and upon a roll
call vote the motion carried unanimously.
ADJOURNMENT: Mr. Raimann moved to adjourn at 10:29 P.M. Mr.
Arrowood seconded the motion, and the motion carried.
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Respectfully submitted, wnA ean Marenda Mecording Secretary
A Neighborhood Plan Report
The City of hskego has several times in the past years had to
remove industrial, comerical and multi-family zoning from a number of areas
on its zoning map. This primarily because the intentione of the plan could
not be carried out in term8 of the msrket demand for these land uses. The
zoning of these areas for these purposes even had an effect on increasing
land cost that were not realistic to mrket prices and demand.
The development of hskego ia influencedby surrounding communities,
its accesa to public services and ita nearness to the fringe developments of
the City of Mtlvaukee--Southridge shopping center for example and large indust-
rial areas to the Northeast of hskego. Apartments between Mtlwaukee and hs-
kego also have there influence on hskego's development and its rental market.
Without changing zoning frequently. vhich in itself is confusing to most pro-
perty owners in the city. hskego has not had a definitive way of coping with
these circumstances. Therefore, hskego should look at a new type of zoning
district vhich givesthe type of flexibility that the carmrmnity needs in rela-
tion to demands of the market.
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This zoning district can be described as a Developmental Zoning
- Unit. A comprehensive unit, em11 or large is designated for developmental
prposes through this zoning application. This is done after a study of an
area is made in term8 of what the potentials for development are in relation-
ship the overall plans that have been developed for the coumnity. The study
and certain guidelines for intended development are indicated after discussions
before the plan cdssion and other representivcs of the commnity, indicating
uses, densities. access to roads and highways, presevation of sensitive and
natural settings and placed on record for potential developers to view.
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Under thia system. the city would be on the look-out for
Potential developerswho might implement the suggested plan. The developer's
view would be balanced against the city's desires in the attempt to bring
about the best type of development for the connmrnity. The property just
N.W. of Hyu. 24 and on both sides of Hyw. Y lends itself to this type of
study and this system of development.
The Developmental ZoninR Unit
The developmental zoning unit can be superimposed on existing
zoning and development without any changes to present status until a develop-
ment plan is produced by a potential developer. At that time,public hearings
will be had and the people within the developmental zoning unit and those close
enough to be affected by new development will have the opportunity to make
their contributions. Existing development does not have to be a ected. The
designation of existing development within the developmental zoning unit could
be to bring those people into active involvement with whatever new development
is to take place. Agricultural land, wet lands and conservancy areas could be
included for the purpose of actually taking these area6 into consideration in
conjunction with the new development. The following is the proposed develoe-
mental zoning unit as might be included in the present zoning ordinance:
- 9. 10 (DZU) DEVELOPMENTAL ZONING UNIT.
This district is inteded to provide order to areas that need development but
that under normal circumatances and present zoning would develop sporadically
and in disorder and discourage good quality development during this development
stage and operate against the stability of property prices and good standard of
living forthose of the area and in the inmediate vicinity.
Lot size: If the development plan calls for lot sizes, these will be determ-
ined' by the City Plan Cmission at the time the plan is developed
and approved. ASSOCIATES
DESIGN AND DEVlLOPMENl SIIVICES
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Density: Density will be indicated in the development plan and study pre-
pared by the planner for the Plan Commission. After appropriate
will be modified so that appropriate densities and intensity of
public hearings and citizen participation, the development plan
uses will be determined and become part of the final development
plan.
Building
Locations: Relation of buildings to each other and appropriate distances will
be determined in the same manner as prescribed for the determin-
ation of densities above.
Building
Sizes : Building sizes will be approrpiate to the uses indicated in the
development plan and development study and as further determined
in the development of the final development plan as described with-
in the procedures under "density" above.
Qpen
Space: Appropriate areas as determined in the development study and in the
final development plan.
Building
Heights: Appropriate to the use8 and as determined in the development study
and in the final development plan.
uses or any use permitted within the City of hskego provided these
Both the development study and the development plan may permit mixed
uses are planned to'implement the comprehensive plan and the official
plans of the city in providing for the best quality of environment
and for a high quality of living in accordance with the goals and
objectives of the citizens and the representatives of the City of
Mtskego.
US :
e- =: The City of hskego will require specific agreements with developers
under the terms of the DZU; such agreements will be public record
and easily referred to by citizens and those interested in these
agreements. These agreements shall attempt to accomplish what is
intended by good zoning practice in the City of Wakego and improve
on the conventional provisions and procedures.
Seeps: 1. A development study of an area may by initiated by the Plan
Commission, requested by the City Council or proposed by an
owner of property or a developer interested in the develop-
ment of certain property;
2. The City Planner will be instructed by the Plan Commission to
undertake such a study after proper application has been make
and preliminary information provided;
3. The City Planner will take ample and reasonable time to conduct
the study and present the results to the City Plan Comission;
MANWEE ASSOCIATES
DESIGN AND DEVELOPMENT SERVICES
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4. The Plan Commission will consider the recommendations of the
City Planner and either give permission or deny permission
for the City Planner to proceed with a preliminary develop-
ment plan, if a developer is involved, the planner will be
instructed to work with the developer in order to produce a
a plan agreeable to the developer;
5. The preliminary plan will then be presented to the plan cm-
ational meeting will be held to receive the participation of
ission and if agreeable to the Plan Commission public infonn-
interested citizens and property owners;
6. Within a reasonable time, the City Planner will produce the
proposed development plan, the development study and recm-
endation for the developmental proposal to be considered by
the City Plan Commission;
7. After appropriate public hearings before the Plan Comission
and contributions and participation by interested citizens, the
Plan Comission will recommend the Final Developmental Plan to
City Council for its approval.
8. If the City Council wants to make significant changes to the
Final Developmental Plan or deny, it may send the plan back to
City Plan..Conrmission for these changes or reconsideration or
may deny the Final Developmental Plan--such plan will be non-
also ask the Plan Comission to remove the DZU designation from
existant until step 1, is again initated--the City Council may
the area involved if it so desires, then the City Council can
act to remove the DZU and the existing zoning will control as
under normal circumstances.
9. The City Council may at any time after referral to the Plan
Commission apply or remove the DZU designation as it may do
with any zoning district.
together with the study presented in relation to the property indicated and
use this exercise as a situation that might be considered under such a process.
It is reconnnended that the Plan Comission consider this procedure
Respectfully submitted:
Joe Mangiamele,
City Planning Consultant
ASSOCIATES
DtSIGN AND DIVELOPMINI SERVICIS
-8 Plan Conmission Guide to the Approval of
Building!. Site and Operational Plans
As the zoning ordinance of the City of hskego requires that
conditions may be required in certain districts, as plans for the buildings,
the site and the operations are subject to the approval of the plan cmisssion,
the following guidelines, based on policies and practicies of the plan comm-
ission are given below in order to maintain a reasonable uniformity in the
implementation of the City's zoning ordinance.and to guide the commissioners
making decisions in these matters.
The plans for the building or buildings are basic to thts type
of review, as they indicate the form of the building and the manner in which
it is to function as well as its occupancy of the parcel, location on the
land and its relationship to other buildings. spaces and roads. According
to the ordinance, the review should concern itself with these buildings in
terms of their surrounding environment and general character of the City by
reason of the appearance of the structures, their arrangement or use of the
land. In addition to the general design and appearance, relationship and
effect upon surrounding properties, particular attention is given to traffic
flov, access.screening of parking and storage areas and overall general ap-
pearance.
Traffic flow and access: Access to public roads is considered
in terms of the least interference with traffic flow and from the standpoint
of eliminating traffic hazards and possible accidents. Vision and intersec-
tion distances as well as the angle of entrance are factors considered. The
required number of access points are also important.
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Screeninq: The purpose of screening is take unsightly areas and
uses from the conscious view by appropriate landscaping which can call for
sparse planting in the least objectional cases to high density and intense
planting and even the building of such structures - as fences and walls -
also to be screened by planting in the most objectionable cases. Screening
also helps to soften the impact of buildings and better sites them in the
more natural setting of the city. Storage areas and parking especially re-
quire landscaping attention.
Relationships of buildings: For centuries most buildings have
developed as structures consisting of materials forming right angles and al-
though deviations have occured, the right angle is the prominent element of
buildings today as it has been in the past. Over the centuries, architects
and urban designers have discovered that right angles are also the basis for
relating buildings to each other and to prominent edges such as roads. Although
dedatbns.occur from time to time, occasionally artifully done, where the de-
signer has been in absolute control of all the buildings involved, the most
successful relationships have developed in the use of right angles--the use of
parallel and perpendicular relationships of buildings to each other and to the
the road system to which they are associated. The Plan Commission of the City
of bskego has attempted to follow these time-tried traditions with good quality
results.
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As owners and developers are given as much freedom as possible in
the design and location of their buildings on their properties. it is necessary
to produce a good general characteqto establish a minimal standard or guide--
i.e. the right angle in building relationships as well as the building form
themselves.
DEVELOPMENTAL ZONING UNIT (DZU)
0 Three General District Designations:
I. Highintensity (heavy/rapid activity and movement,
high noise levels)
11. Medium intensity (medium activity, medium movement and
medium noise levels)
111. Low intensity (light/slow activity and movement, and
low noise levels).
Guidelines and structure:
I. Classify as to one of the above categories
11. Determine principal access points
111. Designate preservation corridors and natural resources
IV. Establish main comrrmnication lanes.
Staging to be determined in relation to market demand, type of develop-
ment and availablity of coumunity services and resources.
Submitted to the City of hskego
June 1, 1982 (Plan Couunission)
Joseph F. Mangiamele, City Planning
Consultant