PCM19900403CITY OF MUSKEG0 PLAN COMMISSION
MINUTES OF PLAN COMMISSION MEETING HELD ON APRIL 3, 1990.
Mayor Wayne Salentine called the meeting to order at 7:25 P.M.
PRESENT: Chairman Wayne Salentine, Edward Raimann, Jerald
Hulbert, Alderman Daniel Hilt, Dottie Rector, Jack Schmidt and
Director Gerald Lee.
ABSENT: Darl Honl.
MINUTES Mr. Raimann made a motion to approve the minutes of the
a motion to amend the minutes under Miscellaneous Business. The
March 20, 1990 meeting. Mr. Hulbert seconded. Mrs. Rector made
statement by her regarding Rank One should be changed to rea$
Mr. Hulbert seconded. Upon a voice vote the motion to approve
.... it wouldn't have been a safety hazard without any signs .
the amended minutes passed unanimously.
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OLD BUSINESS :
APPROVAL OF REZONING FOR TERRA DEVELOPMENT CORP - The
recording secretary read Resolution I1P.C. 36 90
approval for rezoning from RS-1, RS-2, R-2 and Wetland to RS-
, Recommend
3/OPD in the SE 114 of Section 8, Schaefer Farm-Terra Development Corp. Chairman Salentine stated that this deferred resolution is
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on the floor. Mr. Bob Patch and Mike Losik, his engineer
explained that this matter was deferred for input from Waukesha
County Park and Planning. They have met with the Park Board and
and not part of the development. It will be used as open
15 acres of land will become part of Waukesha County Park area
more land to the south. He'll have to provide another legal
space. He is working with Bob Stack and Roger Johnson to add
description and come back to the Plan Commission with another
petition for rezonin . The single-family lots will be 15,000
square feet with 100' widths. Mr. Patch said he took a field
trip with some Common Council members and a few Plan Commission
members. He went on to address some of the concerns from the
last meeting. No houses will be "back to back". The open space
and be governed by the homeowner's association. Mr. Losik said
for the subdivision will have access for the single family lots
to 20,840 square feet and could be further increased to 22,498
if YOU add the greenway area, it increases the average lot size
square feet. They haven't been able to provide land for the Fire
Department because of economic strains to address for storm sewer
would be just on Terra's property? Mr. Patch responded that this
and drainage problems. Mr. Constantineau asked how many lots
development is just in the conceptual stage and he can put "X"
Pg. 2, Plan Commission Minutes 4/3/90
number of lots on the site -- the formula is not "nailed down"
yet. He is looking for 348 units on the entire site. Ald.
problem with density. He sees the plan having 156 vs. the
Simmons said he thought it was a good project but he had a
original 145. He sees reduced lots with a P.U.D. concept. Mr.
Bruce Buerger, a resident on S77 W19659 Sunnyhill Drive doesn't
want to look out his back yard at apartment buildings since he
doesn't have a wooded lot. Chairman Salentine responded that he
had a good concern. Mr. Patch stated that this plan will have to
under a P.U.D. It could be different later. Single family lots
address road layouts later and the whole development will come in
could be put in by Mr. Buerger. Chairman Salentine stated that
the site plan review will be addressed at the next meeting.
Mr. Jerome Gottfried was concerned about the amount of water
going over Janesville Rd. and Mr. Patch was supposed to come back
to his group to discuss this with him. His second concern is for
the businessmen committed to the existing downtown area from
Pioneer to Bay Lane. Parkland Plaza and the old Pick 'n Save are
empty and this would dilute any business that is here now.
Mr. Harold De Back said this is a quality development and a
number 1 spot for a business area and it can only help the area
downtown to prosper. This retail center will provide jobs for
people and enable us to buy things for our families locally.
Mr. Hulbert spoke, as a Park Board representative. The park fees
would be placed in an account. The Park Board doesn't have a
problem with this development providing that the Park Dedication
Fees are required and the Waukesha County Park land is made
accessible to walkers and bike-in traffic.
Mr. Patch responded to Mr. Gottfried's comments:
Realtors but he felt there are too many problems associated with
1- Parkland Mall was presented to his company by Mooney & Le Sage
it. Now because of the interest in Terra's project, Mooney & Le
articles, etc. People are calling about locating in Parkland
Sage have told him that activity has started due to newspaper
Mall --the momentum is starting for Muskego. Mooney & Le Sage
would like to re-do Parkland Mall.
a community of 15,000 to 16,000 people. SEWRPC s study has shown
2- The percent of multi-family housing in Muske o is only 6% for
elderly and others. that 25% should be multi-family. Muskego needs housing for the
Mr. Scott Garland asked Mr. Patch if this formula used is a
before in this manner. Mr. Garland would like the Plan
common one? Chairman Salentine responded that it has been done
Commission to wait and see what the Comprehensive Study Committee
suggests at their next meeting on Wednesday.
7
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Pg. 3, Plan Commission Minutes 4/3/90
Mr. Meich expressed concern about Muskego needing "x" number of
multi-family units. He feels we don't have to have the same
number as Brookfield, New Berlin or other communities. He would
like to know how this development fits into the Comprehensive
Plan? Myra Grosek was concerned about the number of ponds
responded that the ponds shown on Mr. Stack's property are not
indicated on the development plan submitted tonight. Mr. Patch
mix of vegetation that would be provided. The "kettle' pond or
part of the development request tonight. Mr. Losik ex lained the
grassy area could hold water in the case of a 10 year flood. A
question was raised as to whether"al1 terrain" vehicles would be
allowed on this park land? Mr. Patch stated that this park land
would be monitored by the park system. He again emphasized the
very desirable land.
fact that the lots will sell quickly near the park land -- it is
Mr. Dave Manz, who lives on Sunnyhill stated that he'll see
several lots out his window and wonders how the lots will drain being that they are in a low spot now? He also wondered who
will take care of the grassy area? Mr. Losik responded that the
would have a storm sewer system and there wouldn t be any
farm road area is the intended location of PasadTna Drive which
standing water. The homeowner's association would cut and
maintain this area -- it is not in a wetland. Chairman Salentine commented that the city engineers will look at the drainage plans
when submitted to the Public Works Committee.
concerns with access on Racine and Hwy. 24 and the need to be
Dr. Mangiamele, the planning consultant, talked about the
engineers determine what would make the ponds function
close to the commercial area. He would like to see that the
with density, but he would like to see a lower density and larger
correctly. The concept has gone a long way to solve a problem
every one-half acre and the association would have to be well-
lots. In regard to the open spaces -- he sees one house for
managed to keep this area in good condition. He feels 15,000
work with the developer, as the community seems to feel strongly
square feet is rather small for lots and feels the commission can
about larger lots. He didn't want to address the commercial
development at this time. The multi-family shouldn't have more
berms and screening where necessary to help with the density
than 8 per acre. He would like to see a landscape plan with
issue. In closing he feels that under a P.U.D. approach this can
be a viable project.
Chairman Salentine stated that this isn't a new area for economic
growth because our present Comprehensive Plan has shown this is
commercial property. He likes this development because it
P
e Pg. 4, Plan Commission Minutes 4/3/90
has a lot of open spaces with larger lots, decorative lighting,
storm sewers, curbs and gutters, etc. He is concerned about the
be worked out with the developer. He has talked with Mooney & existing big lots being backed to small lots and feels this can
LeSage and since Terra has expressed interest in the city, all the new interest generated. He supports B bonding to give
plans for the old Pick 'n Save building. We can't suppress "free financial aid to redevelopment of the existing mall, There are
enterprise". He then asked for ideas from the Plan Commission
bein dedicated. Chairman Salentine explained that to meet the
members. Mr. Raimann stated he has a problem with the 15 acres
time f rame, it must be dedicated and would provide a "Walk In"
access to the park, a bike trail, etc. Mr. Schmidt would like to
see a lesser density. This is a give and take situation. He
likes the concept and the business district is okay with him.
Ald. Hilt stated that he would vote for the zoning change and
that the P.U.D. would address the density. He liked the open
district's run-off problem. Mr. Hulbert was concerned with: 1-
spaces and the fact that this would alleviate some of the lake
the RS-3fOPD zoning allowing that many lots 2- the "get rid of
minimum distance allowed between homes if they are going to be
the pigs" comment as an issue to promote this rezoning 3- the
large homes. 4- the multi-family lots. He is not in favor of
the overall development and feels we have a defined downtown
area. But, the development has many good things proposed and he
believes in free enterprise. Mrs. Rector stated that she went on
a tour of some Terra Developments in Brookfield and Pewaukee and
She liked the developments and would be proud to have a
felt like Mr. Patch had developed one-half of Waukesha County.
development like those in Muskego since they are of very high
quality with open spaces. She is a "free enterprise" person and
Parkland Mall. She is glad Terra Development is working with the
is pleased that Mooney & Le Sage have been getting calls about
commercial and single families. The P.U.D. will give the city a
lake district. Dr. Mangiamele spoke about the buffer between the
great deal of control. This development will not have a negative
impact on the city. Chairman Salentine commented that the
developers are offering attached garages for the multi-family
area. The rent for these units will be higher and attract a
different class of renter. Mr. Hulbert responded that he is
satisfied with the bike paths and amenities for the park as a
with the concept. Ald. Taube asked to be heard concernmg the
Park Board member, but as a Plan Commissioner he has a problem
Wisconsin Department of Transportation's Division of Planning and
"peak hour" traffic count. Mr. Lee had provided a study by the
discussed it briefly. This is a highway department problem to
roadway area is an under utilized system and should not need to
responded that he was looking for reassurance that the capacity
be redesigned to handle this increase in traffic. Ald. Taube
is there.
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~ solve and not the city's. Dr. Mangiamele commented that this
Pg. 5. Plan Commission Minutes 4/3/90
Chairman Salentine suggested that multi not exceed 8 units per
acre on buildable land with no credit for ponds. Mr. Losik
responded that these ponds are not really sized. Basin 114 is
really a grass basin with 2 112 - 3 acres of water in the large
pond. Mr. Hulbert wanted to see a decrease in multi and an
increase in single family lots. Mr. Patch stated to make the
development work with all the sewer, water and other amenities,
multi-family is worth more. The lots would have 100' of frontage
increasing single family would not be economically feasible--
except on the cul-de-sac. There was a lengthy discussion
concerning the amount of acres and number of units in single and
multi. M;. Patch plans to have 123 single and 216 multi for a
total of 339 units. Dr. Maneiamele auestioned how tar trom the
street is the setback? Mr. Patch said from the back of the curb
it would be 65'. This provides for a very luxurious setting.
Ald. Taube commented that he would be please if the developer is
agreeable to changing the plan to build less multi-family. He
Chairman Salentine told the residents that the Plan Commission
asked Mr. Patch to point out the access points to the parkland.
will take into consideration the people who have larger lots when
looking at the layout and their concerns will be addressed. Ald.
Dave Sanders stated that he agrees with Ald. Taube to cut the
multi-family especially near Sunnyhill. Mr. Patch responded that
Mr. Patch how far can he go to reduce the number of units? Mr.
he can redesign the plan and road layout. Scott Garland asked
Patch responded that the bottom line is 339 units. The project
has been pushed as far as it can go. Chairman Salentine stated
that we should preserve a financial capability--for playground
equipment, and other amenities. Mr. Schneider questioned the
working with anchors, who are very interested. Feasibility
ability to sign an anchor store. Mr. Patch responded they are
studies were done earlier.
Mr. Hulbert moved to amend Resolution I1P.C. 36-90 to read:
Be It Further Resolved, That the following items be added:
1- The total density be reduced to 339 units.
2- No lot be less than 100' frontage except on a cul-de-sac.
3- NO lots be under 15,000 square feet. 4- No more than a maximum of 8 units per acre be allowed on
5- NO lots be less than 20,000 square feet if abutting
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multi-family lots.
adjacent developed lots that do not have open space near it
pg. 6, Plan Commission Minutes 4/3/90
Mr. Schmidt seconded. Upon a roll call vote the motion to amend
this resolution passed unanimously. Upon a roll call vote to
adopt the amended Resolution #P.C. 36-90 the motion passed with one dissenting vote by Mr. Hulbert.
Chairman Salentine requested the commission take a recess at 9:30 P.M.
The Plan Commission reconvened at 1O:OO P.M.
KOZEY REZONING (RESOLUTION 48-90) Deferred until 4/17/90 meeting.
WI BELL (RESOLUTION 45-90) Deferred until 4/17/90 meeting.
NEW BUSINESS:
MOTHER-IN-LAW UNIT - DENNIS 6r LYNN KURER - The recording
secretary read Resolution I/P.C. 5/-90, Approval of mother-in-law
unit on Lot 52 in Durhamswood Addition No. 2 Subdivision. Mr.
Schmidt moved for adoption. Mr. Raimann seconded. Mr. Hulbert
stated that he is not in agreement with this unit. Ald. Hilt
said he can't see anything wrong with it -- it can't be used as a
hasn't turned one down yet that is architecturally compatible.
duplex. Chairman Salentine commented that the Plan Commission
hearing could enforce their deed restrictions. Mrs. Rector said
The residents who expressed their opposition at the public
she could understand people wanting to take care of their
parents, but could also see the views of the people opposed. Mr.
Raimann could see nothing wrong with the mother-in-law unit. One
of the residents living in the area asked the commissioners how a
developer could advertise lots and now they find out that this is
allowed? Chairman Salentine responded that any single family
home has the right to petition for a mother-in-law unit. Todd
Bushberger was present representing his sister Lynn Kurer. He
showed the commissioners the plan, which was designed to look
like a single family dwelling from the outside. The lot is deep-
-much larger than other lots nearby. The house will have 3,,600
square feet with a three car garage. There was some discussion
about other mother-in-law units which were allowed in the City of
Muskego. Mr. Lee stated that this mother-in-law unit conditional
use grant is recorded at the Register of Deeds office, and if a
violation occurs where someone other than a relative is living
there, the zoning office would take the complaint and
investigate. Upon a roll call vote the motion to adopt passed
with one dissenting vote by Mr. Hulbert. After the vote Mr.
Schmidt commented to the people present for this resolution that
they could monitor the situation and take it to the president of
the homeowner's group or individually go to court. This must be done within one year.
0' Pg. 7, Plan Commission, 4/3/90
PRELIMINARY PLAT FOR COLLEGE SQUARE - JOHN GROH -- Mr. Hulbert
moved for adoption and Mrs. Rector seconded. Outlot 1 has an
easement and Outlot 1 will be part of Lot 12 or part of the
property next door (directly south). Mr. Lee responded that if
the plat and indicate it in the developer's agreement. Mr. Groh
it goes with the tavern lot to the south, he'll have to redefine
stated it will be addressed by the time the developer's agreement
is in. Mr. Hulbert wanted the record to show that he is
concerned about pedestrian access opening to the school ground
and hopes Mr. Groh will keep this in mind as he proceeds. Also,
what types of garages, materials, etc. will be used? Chairman
Salentine responded that the building, site and operation plan
will cover these items at a future meeting. There was some
discussion about the berms, signs and screening for Lots 10, 11 and 12. Chairman Salentine stated that he wanted the minutes to
reflect: 1- an asphalt path be included in the subdivider's
agreement; 2- let the developer choose a name for the street
instead of College Circle; 3- an entrance sign identifying the
subdivision be installed with nice plantings. Mr. Groh stated
that he intended to clean out and plant better trees as opposed
to providing berms. There was some discussion about Lot 6
needing screening and berms -- there are two trees there now on
the adjoining property, which wouldn't provide enough privacy.
Chairman Salentine stated that the berm may dam the water for the
Mr. Groh plant cedar yews. Mr. Hulbert wanted to see uniform
adjoining property and cause problems. Mr. Lee suggested that
berms for Lots 1 - 9. The commissioners decided to add 4-provide
mature trees 1 1/2 to 2'' (possibly cedar yews) to screen the
areas in question 5-make sure the corner lots have a 15' radius
for vision. Mr. Hulbert moved to amend Resolution 1158-90 with the
above numbered items and Mr. Raimann seconded. Upon a roll call
vote the motion to amend the resolution passed unanimously. Upon
a roll call vote the motion to adopt the amended resolution
passed unanimously.
APPROVAL OF FINAL PLAT FOR MEADOW GREEN WEST ADDITION NO. 1 - The
recordine secretarv read Resolution I/P.C. 5Y - YO . Approval of
final plGt for Meahow Green West Addn. No. 1, NE l)& of Section
There was some discussion concerning lots 60 - 70 and 59-90. Mr.
16. Mr. Hulbert moved for adoption and Ald. Hilt seconded.
path will have to be installed and the land dedicated to the
Hulbert informed Mr. Greg Boehm, who was present, that the bike
city. Mr. Raimann questioned lots 57 and 58 being reshaped in a
cul-de-sac. Upon a roll call vote the motion to adopt the
resolution passed unanimously.
0 Pg. 8, Plan Commission Minutes, 4/3/90 -
APPROVAL OF BUILDING, SITE & OPERATION PLAN-INDUSTRIAL PARK-R.
RAAB - The recordine secretarv read Resolution I\P.C. bU YU - 9
-oval of building, site & operation plan SW corner of Saturn &
Racine Avenue. Mr. Schmidt moved for adoption and Mr. Hulbert
seconded. Mr. Dennis Reuss objected to the berm as he felt the
architecturally designed and treated landscape planters are more
berm. Mr. Lee felt the customers could walk from one end of the aesthetically pleasing than to block the building with a hi h
parking lot to the door and, therefore, the front parkin lot
could be cut in size. Mr. Reuss stated he is building w f th
decorative masonry and will have more than one tenant in this
spec building. He's trying to attract customers. Since the site
sits high up and he moved the building further from the street,
he felt his plan was well designed. Mr. Lee responded that the
berm could be very attractive with plantings and only be 2'
high. Chairman Salentine requested that the minutes reflect that
the berm be 2' high. Upon a roll call vote the motion to adopt
the resolution passed unanimously.
CERTIFIED SURVEY MAP-DAVE DE ANGELIS - The recording secretary
read Resolution I1P.C. 61-90, Approval of certified survey map in
the NE 114 of Section 8. Mrs. Rector moved for adoption and Mr.
Raimann seconded. Dave De Angelis explained that the map was
changed to reflect 75' on both lots. One lot will have the house
set further back (Parcel 2). Mr. Lee stated that there is only a
requirement. Upon a roll call vote the motion to adopt passed
unanfmously.
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minimum setback requirement of 40' and not a maximum setback
EXTRATERRITORIAL CERTIFIED SURVEY MAP - AMERICAN SURVEY - The
recordine secretarv read Resolution I\P.C. 62 90 - , Approval of
certifie; survey m'ap in SE 114 of Section 5, Tok of Norway. Mr.
Schmidt moved for adoption and Mr. Hulbert seconded. Upon a roll
call vote the motion to adopt passed unanimously.
APPROVAL OF 2ND GARAGE STRUCTURE-B. SCHULTIS - The recording
secretary read Resolution #P.C. 63 90
structure (24' x 30') W187 S10350 Kelsey Drive. Mr. Hulbert
moved for adoption and Ald. Hilt seconded. Mr. Schultis said he
just bought the property and has two antique cars and a boat to
garage. The recording secretary noted that seven neighbors had
store. He'll have a circular drive and go straight back to the
been notified and no one had called to object. Upon a roll call vote the motion to adopt passed unanimously.
APPROVAL OF 2ND GARAGE STRUCTURE-S. FERRITO - The recording
secretary read Resolution #P.C. 64 - 90
structure (24' x 20') W140 S9341 Boxhorn Drive-S. Ferrito. Mr.
, Approval of second garage
Hulbert moved for adoption and Mr. Schmidt seconded. The
and no one had called to object. Upon a roll call vote the
recording secretary stated that 16 neighbors had been notified
motion to adopt passed unanimously.
- , Approval of second garage
0 Pg. 9, Plan Commission Minutes, 4/3/90
APPROVAL OF 2ND GARAGE STRUCTURE-R. ROMERO - The recording
secretary read Resolution #P.C. 65-90, Approval of second garage
structure (22' x 24') W188 S7680 Oak Grove Drive-R. Romero.
Mr. Raimann moved for adoption and Mrs. Rector seconded. The
recording secretary stated that 8 neighbors had been notified
and no one had called to object. Mr. Lee stated that the Board
of Appeals had given a variance recently. Mr. Romero stated that
the garage is too small for his needs. Upon a roll call vote the
motion to adopt passed unanimously.
TEMPORARY SIGN FOR REALTY CENTER - The recordin? secretary read
W16610 Janesville Road. Mr. Schmidt moved for adoption and Mr.
Resolution I\P.C. 66 - 90 , Approval of temporary 4 x 4' sign at ,573
Raimann seconded. Mr. Bob Pelzman of the Realty Center stated
anticipates only needing it for 3 months. He will install a
that the temporary sign request would be for 6 months, but he
permanent sign when the other tenant leaves. The members
commented that this is a nice temporay sign professionally done.
Upon a roll call vote the motion to adopt passed unanimously.
MISCELLANEOUS BUSINESS:
0 had paid his permit fee and is scheduled for a Plan Commission
GLOCKNER PROPERTY - Mr. Lee reported that Mr. Glockner
Public Hearing on May 1st. He moved his operation to another
site on his property and is selling sand.
ADJOURNHENT:
Mr. Raimann made a motion to adiourn the meetine at 11:40 P.M. a and Mr. Schmidt seconded. Upon a voice~vote the motion to
adjourn passed unanimously.
Respectfully submitted,
Recording Secretary
Cheryl Schmidt