The URL can be used to link to this page

Plan Commission 090721packetCITY OF MUSKEGO PLAN COMMISSION AGENDA 09/07/2021 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL STATEMENT OF PUBLIC NOTICE APPROVAL OF THE MINUTES Approval of the Minutes from the July 15, 2021 meeting. Plan Commission Minutes 07152021.pdf Approval of the Minutes from the August 3, 2021 meeting. Plan Commission Minutes 08032021.pdf CONSENT BUSINESS RESOLUTION PC 059-2021 Approval of a Two-Lot Extraterritorial Certified Survey Map for the Kintop property located in the Town of Norway. PC 059-2021 SUPPLEMENT.pdf PC 059-2021 RESOLUTION.pdf PC 059-2021 SUBMITTAL.pdf NEW BUSINESS FOR CONSIDERATION RESOLUTION 056-2021 Approval of an Annual Review for Frey Auto located at S106 W16301 Loomis Road / Tax Key No. 2293.996.002. PC 056-2021 SUPPLEMENT.pdf PC 056-2021 MAP.pdf PC 056-2021 RESOLUTION.pdf PC 056-2021 SUBMITTAL.pdf RESOLUTION PC 057-2021 Recommendation to Common Council for to Rezone a property from RS-1 – Suburban Residence District to RS-2 Suburban Residence District of the property located at S81 W20871 Russet Court. PC 057-2021 SUPPLEMENT.pdf PC 057-2021 MAP.pdf PC 057-2021 RESOLUTION.pdf PC 057-2021 SUBMITTAL.pdf PC 058-2021 Discussion of Conceptual Land Division for John Wahlen of the Glen at Park 1 Highland, LLC. located at S66 W17626 Martin Drive / Tax Key Nos. 2173.995, 2173.996.001 and 2173.995.001. PC 058-2021 SUPPLEMENT.pdf PC 058-2021 MAP.pdf PC 058-2021 SUBMITTAL.pdf MISCELLANEOUS BUSINESS ADJOURNMENT NOTICE IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION WILL BE TAKEN BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL BODY SPECIFICALLY REFERRED TO ABOVE IN THIS NOTICE. ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED INDIVIDUALS THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS SERVICE, CONTACT MUSKEGO CITY HALL, (262) 679-4100. 2 UNAPPROVED CITY OF MUSKEGO PLAN COMMISSION MINUTES 07/15/2021 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER Mayor Petfalski called the meeting to order at 6:00 PM PLEDGE OF ALLEGIANCE Those present recited the Pledge of Allegiance. ROLL CALL Present: Mayor Petfalski, Alderman Madden, Commissioners Bartlett, Gazzana, and Oliver, Planner Trzebiatowski. Absent: Commissioner Buckmaster and Graf. STATEMENT OF PUBLIC NOTICE The meeting was noticed in accordance with the open meeting laws. APPROVAL OF THE MINUTES Approval of the Minutes of the June 1, 2021 meeting. Alderman Madden made a motion to approve the minutes of the June 1, 2021 meeting. Commissioner Gazzana seconded. Motion to approve passed unanimously. PUBLIC HEARING PUBLIC HEARING for Kamyar Saeian requesting a Conditional Use Grant for the purpose of allowing a guest house located at W150 S8255 Harvest Court / Tax Key No. 2214.996.025. Mayor Petfalski opened the Public Hearing at 6:02 PM. Planner Trzebiatowski provided an overview of the guesthouse regulations including the need for a Conditional Use Grant, the bulk regulations including the size of the property and home, and the use regulations that the guesthouse cannot be rented or leased. This proposal meets each of the standards and noted that the architecture style matches the primary residence. The petitioner also noted that they have guests and family that come and visit from around the world. Mayor Petfalski closed the Public Hearing. NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 047-2021 Approval of a Conditional Use Grant for Kamyar Saeian located at W150 S8255 Harvest Court / Tax Key No. 2214.996.025. 3 Mayor Petfalski asked about utilities for the guesthouse. Planner Trzebiatowski said that our ordinance does not specify if separate utilities are run for the guesthouse or if they are just shared utilities with the primary home. Planner Trzebiatowski also noted that this is a Conditional Use Grant and so the document will be recorded with the County. Alderman Madden made a motion to approve Resolution PC 047-2021. Commissioner Oliver seconded. Motion to approve passed unanimously with Commissioner Bartlett abstaining. RESOLUTION PC 048-2021 Approval of a Building, Site and Operations Plan for Mather's Lanes located at W180 S7881 Pioneer Drive / Tax Key No. 2195.937. Planner Trzebiatowski noted that this is a site amendment from the new owners. First was re-painting the building. This building is in the Historic Crossroad Design Guide which discussed earth tones, but staff has no issues with the muted blue. The second request is for outdoor seating located in several locations on the property including near the front door on Pioneer Drive, immediately west of the existing parking area and on the southwest side where a new exterior door is being installed. The outdoor seats would be available for business patrons as well as the general public along the bike path. The petitioner stated that these outdoor seats are temporary until full plans of all improvements are available. Staff feels this will be welcomed improvements and believe this to be like other outdoor seating requests where a one-year review will occur as a follow-up to see the status of the outdoor seating. Alderman Madden made a motion to approve Resolution PC 048-2021. Commissioner Oliver seconded. Motion to approve passed unanimously. RESOLUTION PC 049-2021 Approval of a Final Plat for the Denoon Country Estates North subdivision located along Crowbar Drive north of Kelsey Drive / Tax Key No. 2279.993. Planner Trzebiatowski gave a brief overview of the subdivision plat. The plat does significantly mimic the preliminary play and this approval is subject to a technical review by City Staff. Alderman Madden made a motion to approve Resolution PC 049-2021. Commissioner Oliver seconded. Motion to approve passed unanimously. RESOLUTION PC 050-2021 Approval of a Building, Site and Operation Plan Amendment for Bay Lane Elementary School located at S75 W16399 Hilltop Drive / Tax Key No. 2200.998.001. Planner Trzebiatowski noted the drop-off and pick up times are very busy, thus the proposal for a new looping driveway to eliminate backup onto Bay Lane Drive. The loop will be locked and gated during school hours. The area would also be used for additional parking during events at the school. Mayor Petfalski asked whether the location of the southern run of the loop is a big hill. The petitioner noted that the southern side of the hill is on the hill, and would need to be filled so the driveway is level with the existing playground. Alderman Madden made a motion to approve Resolution PC 050-2021. Commissioner Oliver seconded. Motion to approve passed unanimously. RESOLUTION PC 052-2021 Approval of a One-Lot Certified Survey Map for Mike Kaerek of Kaerek Homes, Inc. located at Priegel Drive and Durham Drive / Tax Key Nos. 2211.996.002 and 2214.996.025. Planner Trzebiatowski explained that this CSM is similar to one previously approved by the Plan Commission with just a minor change. This is now a one lot CSM leaving the remnant lands alone which is allowed with a Plan Commission waiver since the land is over 20 acres and the land is not intended to be developed. 4 Alderman Madden made a motion to approve Resolution PC 052-2021. Commissioner Oliver seconded. Motion to approve passed unanimously. MISCELLANEOUS BUSINESS ADJOURNMENT Commissioner Gazzana made a motion to adjourn. Alderman Madden seconded. Motion to adjourn passed unanimously. Respectfully Submitted, Aaron Fahl, AICP Associate Planner 5 UNAPPROVED CITY OF MUSKEGO PLAN COMMISSION MINUTES 08/03/2021 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER Mayor Petfalski called the meeting to order at 6:00 PM PLEDGE OF ALLEGIANCE Those present recited the Pledge of Allegiance. ROLL CALL Present: Mayor Petfalski, Alderman Madden, Commissioners Bartlett, Buckmaster, Gazzana, Graf and Oliver, Planner Trzebiatowski. Absent: None. STATEMENT OF PUBLIC NOTICE The meeting was noticed in accordance with the open meeting laws. CONSENT BUSINESS NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 051-2021 Recommendation to Common Council to amend the Zoning Map and 2020 Comprehensive Plan of the City of Muskego for the Kirkland Crossing Development for the properties located in the NE & SE 1/4 of Section 4 and the NW 1/4 of Section 3 / Tax Key Nos. 2170.991, 2173.998, 2173997 and 2176.999. Planner Trzebiatowski provided an overview of the rezoning petition and Comprehensive Plan amendment for a potential new subdivision. The proposed Comprehensive Plan amendment is what would have been recommended in the new 2035 Comprehensive Plan due to the discovery of sewer and water service being available. The developer is requesting the change to medium density because the City has not yet adopted the new 2035 Comprehensive Plan. As part of the Planned Development the developer is not asking for any reduction of lot size or density bonus, but is requesting a modification to lot width reduction and alterations to the setback, offsets and open space requirements. As part of the development the developer will be extending sewer and water to and through the subdivision and also providing a stub to the property towards the east. Access will be from College Avenue and Martin Drive. A traffic impact analysis is being required from the County for the College Avenue access. In the northeast cul-de-sac bulb there is an emergency access to College Drive. The proposed subdivision is a density of 1.18 units per acre. Comments from the Public Hearing centered mostly on traffic, density and utilities. The planned development zoning encourages creativity and flexibility of development while preserving the natural areas within the subdivision. Joe Boschert, W170S6768 Timber Court, spoke and wanted to outline his concerns. Highlights from Mr. Boschert include that the City ought to follow the 2020 Plan as it was approved and the 2035 plan hasn’t been approved yet. The 2020 plan shows a transition between Muskego and New Berlin and would like this buffer to remain. Categorizing the residential areas using zoning, medium and high-density land uses account for 6 75% of the residential uses in the City while 25% is low density, which is not a healthy balance. As the City continues to develop in the future will the entire city bleed a deep yellow, RS-2 designation or will there be a balance. He would request a traffic analysis prior to rezoning. The interest of the development should be weighed against the highest and best use of the land and maintaining Muskego’s rural atmosphere and quality of life and how changing the designation from RS-1 to RS-2 achieves these goals. Bill Carity, development team, discussed items of the development including conserving the woodlands in the center of the development. The lots backing up to the wooded areas will include conservation areas and are deep lots to allow for the house up front while preserving the wooded areas. Commissioner Bartlett mentioned he lives in the area and in general was expecting this to be developed at some point. Thinks the lot layout is good, but is concerned with water issues on the farm field and from College Avenue. Not sure there has been a subdivision with this much conservancy and who will manage the conservation areas. Along College Avenue the utilities are not extended to existing homes and with this development the City should look into having these utilities extended. Commissioner Bartlett also agrees with the public comments with College Avenue and the traffic that needs to be addressed. Commissioner Graf asked how the traffic impact analysis meshes with the rezoning request. Planner Trzebiatowski explained that the traffic impact analysis will deal with the intersection and not whether an intersection will work or not, but what has to be done make the intersection work with the level of safety for the County based on the amount of traffic generated. Commissioner Graf asked for clarification on whether the developer will be extending utilities. Planner Trzebiatowski explained that the utilities will be extended through the development, but the City does not have the ability to force the developer to extend utilities beyond the development. Commissioner Oliver asked about the emergency access onto College and how it will be maintained. Planner Trzebiatowski explained that typically it would be one lane with a gate or breakaway bollards for emergency vehicles, but the neighborhood will need to maintain the access and keep it accessible year-round. Commissioner Oliver asked if they were only allowed by the County for one access onto Martin and one on College. Planner Trzebiatowski said that the County is only allowing one access onto College Avenue and there is limited frontage onto Martin Drive. Commissioner Oliver asked about the density whether it was RS-1 vs. RS-2 and the difference in the number of homes. Planner Trzebiatowski explained that it is hard to come up with an exact number without creating a complete layout, but just working with acreage, he came up with 93 lots in an RS-2, but that could be a bit high based on road layouts. Commissioner Oliver asked whether an RS-1 development had been submitted. Planner Trzebiatowski explained that no, a development with an RS-1 Zoning District was submitted and the developer had an idea in mind when they approached the City. In fact, many proposed subdivisions are looking for a lot size reduction, but these developers have maintained the 20,000 square foot lot size for every lot. We have seen in previous subdivisions that smaller lots it is hard to meet standards for new developments. Mayor Petfalski added that the developer is trying to preserve the wetlands and woodlands. Commissioner Gazzana noted that going from 20,000 square foot lots to 30,000 square foot lots typically the cost of the lot is greater and the more expensive the home. So, this will be more affordable for the average resident to either move up or move into Muskego. Was initially concerned with the reduced lot width but the width as proposed still allows for a ranch home with a three-car garage and reasonable room around the home. Planner Trzebiatowski noted that the pie shaped lots at the cul-de-sacs inherently lead to larger lots and 20,000 square feet is a minimum, but that doesn’t mean that every lot is 20,000 square feet. Commissioner Buckmaster stated that he is concerned with traffic and water. Regarding the Comprehensive Plan, the City is under the 2020 plan and it was probably good for the first year as written and as time goes on things happen and new things come to light. The 2020 plan was designed to allow for changes if certain aspects are found and wetlands and conservation are a big part of that. During the Comprehensive Plan preparation, roughly 80 percent of the responses wanted to preserve the wetlands and conservation areas. This is the rural atmosphere and quality of life. Also, this area is RS-1 because there was no information regarding sewer and since there was no sewer, it was designated as low-density. Commissioner Buckmaster really likes the 20,000 square foot lots and the RS-3 type is exactly what the City tries to avoid. 7 Mayor Petfalski asked about the long-term maintenance plan for the woodlands and wetlands. The developer noted that maintenance will be jointly owned by all lot owners via homeowner’s association. Alderman Madden made a motion to approve Resolution PC 051-2021. Commissioner Oliver seconded. Motion to approve passed unanimously. RESOLUTION PC 053-2021 Approval of a Preliminary Plat for the Kirkland Crossing Subdivision located between Martin Drive and College Avenue / Tax Key Nos. 2173.997, 2173.998, 2170.991 and 2176.999. Planner Trzebiatowski added a condition of approval to include a split-rail fence adjacent to the wetlands or woodlands to keep owners aware of the preservation areas. Also, as part of the technical review the woodlands to be preserved will continue to ensure that the most possible amount of woodlands is preserved. Commissioner Buckmaster made a motion to approve Resolution PC 053-2021. Commissioner Gazzana seconded. Motion to approve passed unanimously. RESOLUTION PC 054-2021 Approval of a Building, Site and Operation Plan Amendment for a Wendy's restaurant located at S64 W15924 Commerce Center Parkway / Tax Key No. 2169.999.010. Mayor Petfalski noted that he does business with Bridgeman Foods and if there are any issues with him being part of the conversation he will step aside. There were no concerns. Planner Trzebiatowski provided an overview of the project to include converting the old Burger King building to a Wendy’s. The changes include mostly removing the Burger King branding and adding the Wendy’s branding and notes on the resolution include that any mechanical units will need to be screened; any surface areas must be an exact match; and there will be some cleanup to the site. Alderman Madden made a motion to approve Resolution PC 054-2021. Commissioner Graf seconded. Motion to approve passed unanimously. RESOLUTION PC 055-2021 Approval of a Building, Site and Operation Plan Amendment for Alpha Plastic Holdings, LLC. located at S82 W19362 Apollo Drive / Tax Key No. 2225.999.018. Planner Trzebiatowski provided an overview of the proposal that consists of a second building for additional manufacturing and storage space in the industrial park. The existing building is a metal building with a brick banding on the first floor. When a new building on the property is proposed staff looks to make sure the building matches. Staff provided recommendations but the developer wished to move forward with the initial submittal so the resolution includes these recommendations. There are currently materials stored outdoors, which is not allowed. All storage outside of the fenced area must be removed or relocated prior to occupancy. The proposal is 10,200 square feet steel building with three fixed square windows. The General Design Guide applies here where 50% masonry with four-sided architecture with Plan Commission discretion. In general, the buildings should match and previously there was an addition to the existing building that was supposed to match, but does not. Other recommendations in the resolution include: - Painting the addition to match the building is in the resolution in addition to the new building. - Refuse/recycling containers must be screened. - Colors and materials must match the existing building. - Roof overhangs of new building must match the existing building. - Any mechanicals must be screened. - Signage will require a separate permit. Dan from Burback Builders explained that the rear side of the building from Janesville only the top quarter of the building is visible. The owners plans include painting the buildings to match. The stone on the front of the building requires clarification as there are two types of stone present. Fencing will go back to the building. Outside storage concerns will be noted and provided to the owner. 8 Mayor Petfalski asked if this is just dry storage. Dan explained that plastic extruding machinery. Also, Dan said he has new plans with matching windows. Mayor Petfalski also noted there are homes in the vicinity so noise issues with 2nd and 3rd shifts should be considered. Dan noted this issue and will address it. Commissioner Graf asked if they are using forklifts year-round. Dan said that they will use the forklift all year. Commissioner Oliver noted that there are no docks. Dan explained that there are no docks and will not need them. Commissioner Bartlett asked about the 50% masonry on all sides. Planner Trzebiatowski noted that this will be 50% or matching the existing building. Commissioner Oliver asked about screening on Janesville Road side if there are any concerns and any plans for more arborvitae for a visual or sound buffer/blockage. Planner Trzebiatowski explained that that is not part of the request, but it would be tricky with the power company easements under the power lines. Planner Trzebiatowski asked for confirmation from the Plan Commission regarding the stone. Either stone type from the front of the existing building will be fine. Alderman Madden made a motion to approve Resolution PC 055-2021. Commissioner Graf seconded. Motion to approve passed unanimously. MISCELLANEOUS BUSINESS ADJOURNMENT Commissioner Buckmaster made a motion to adjourn. Commissioner Gazzana seconded. Motion to adjourn passed unanimously. Respectfully Submitted, Aaron Fahl, AICP Associate Planner 9 City of Muskego Plan Commission Supplement PC 059-2021 For the meeting of: September 7, 2021 REQUEST: Extraterritorial Certified Survey Map for a Two-Lot Land Division Town of Norway, Racine County PETITIONER: Gary Foat, on behalf of Mary Ann Kintop INTRODUCED: September 7, 2021 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 059-2021 The property is located along S. Elm Lane in the Town of Norway. The CSM is for a two-lot land division and is within the extraterritorial review authority of the City as defined by State Statute. STAFF DISCUSSION PC 059-2021 The petitioner is proposing to split one parcel into two separate parcels. The new parcels will be approximately 25,221 square feet and 29,447 square feet in size. It appears as there will not be any adverse impacts to the City of Muskego as the property is south of Waubeesee Lake in the Town of Norway. Staff recommends approval subject to any technical corrections received from the Engineering Division. The Resolution is drafted accordingly. STAFF RECOMMENDATION PC 059-2021 Approval of Resolution # PC 059-2021 10 RESOLUTION #P.C. 059-2021 APPROVAL OF A TWO-LOT EXTRATERRITORIAL CERTIFIED SURVEY MAP FOR THE KINTOP PROPERTY LOCATED IN THE TOWN OF NORWAY WHEREAS, A Certified Survey Map was submitted by Gary Foat on behalf of Mary Ann Kintop for a two (2) lot land division located in the Town of Norway, and WHEREAS, This property is located within the jurisdiction of the extraterritorial powers of the City of Muskego and approval by the Plan Commission is necessary under the City’s subdivision regulations, and WHEREAS, It appears as there will not be any adverse impacts to the City of Muskego as the property is south of Waubeesee Lake in the Town of Norway, and WHEREAS, The Town of Norway and/or Racine County must also approve all certified survey maps within their jurisdiction. THEREFORE BE IT RESOLVED, That the Plan Commission approves the extraterritorial Certified Survey Map for a two lot land division submitted by Gary Foat on behalf of Mary Ann Kintop for a property located in the Town of Norway and recommends the same to the Common Council. BE IT FURTHER RESOLVED, All technical corrections from the City will need to be addressed before the Certified Survey Map can be signed and recorded. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: September 7, 2021 ATTEST: Adam Trzebiatowski AICP, Planning Manager 11 12 City of Muskego Plan Commission Supplement PC 056-2021 For the meeting of: September 7, 2021 REQUEST: Six Month Review for Frey Auto S107 W16311 Loomis Road / Tax Key No. 2293.996.002 NE ¼ and SE ¼ of Section 34 PETITIONER: Planning Division INTRODUCED: September 7, 2021 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 056-2021 Frey Auto, at this current location, has been subject to annual reviews since 2011 and longer at a previous location. Due to repeated failed site inspections at annual reviews, the Plan Commission has required more frequent site inspections and compliance reviews. The petitioner received amended approvals via Resolutions #PC 036-2011, #PC 036-2012, #PC 025-2014 and #PC 055-2014 to operate an auto sales and service establishment from this site. The property is zoned B-4 and the use is permitted by Conditional Use Grant in the district. The approved plans permit the following: • Seventy-eight (78) stalls for vehicles for sale, • Ten (10) stalls for sale customer vehicles, • Seven (7) stalls for employees, • Fourteen (14) stalls for customer repair vehicles, • Twelve (12) stalls for loaner cars, • Two (2) stalls for tow trucks/deliveries, • Two (2) enclosed outdoor storage areas, • No vehicles can be used as signage, • Signage and banners displayed on vehicles for sale is prohibited, except for a price sign hanging from the rear view mirror and for vehicle disclosure information to be visible as required by State Law. STAFF DISCUSSION PC 056-2021 Beginning at the 2019 annual review, Frey Auto has not been in compliance with the approved Conditional Use Grant. Due to this, the following steps have been undertaken: - For the March 2020 Plan Commission meeting, at the initial compliance inspection there were multiple violations found. A letter was sent to the petitioner and a week later the site passed a site inspection. The Plan Commission still required a six-moth review via Resolution PC 006-2020 and a letter was sent notifying the petitioner of subsequent site inspection. - For the September 2020 Plan Commission meeting, a compliance inspection occurred and issues/violations were found. A letter was sent and at the follow-up inspection the same issues remained. The Plan Commission then required a three-month review to consider possible suspension/revocation of the Conditional Use Grant in Resolution PC 053-2020. 13 - For the December 2020 Plan Commission meeting, a compliance inspection occurred and issues/violations were found. In Resolution PC 075-2020 the Plan Commission again required a three- month review to consider possible suspension/revocation of the Conditional Use Grant. - For the March 2021 Plan Commission meeting, a compliance inspection occurred and issues/violations were found. A letter was sent and at the follow-up inspection the site was found to be complying with the initial Conditional Use Grant. Even with this temporary compliance, based on the past non-compliance, the Plan Commission still scheduled a six-month review with monthly site inspections to ensure compliance was continued to be found, via Resolution PC 009-2021. Based on the requirements above, monthly site inspections have taken place over the past 6 months. The inspection on March 22, 2021 found multiple violations including vehicles parked in areas that are either not marked stalls or double and triple parked, vehicles parked in approved drive aisles that are meant for traffic and emergency access, vehicles parked on the grassy area, and many vehicles believed to be owned by Frey Auto parked in the site previously used by the petitioner. Additional site inspections occurred monthly as directed by the Plan Commission on April 22, 2021, May 17, 2021, June 23, 2021, July 27, 2021 and August 18, 2021. Each site visit found identical violations from the originally approved Conditional Use Grant. Additionally, several of the inspections found junked vehicles on-site and vehicle parts stored outdoors and not within the fenced area where these unsightly parts/junk vehicles are allowed to be stored. As you will see from the monthly inspections noted above and through the entire past history of this site, compliance has never been found at the first inspection. In the case of the 6 monthly inspections, compliance was never found, even with compliance violation/reminder letters being sent after each site inspection. Due to the extensive periods of continued non-compliance, there are several options that the Plan Commission may consider moving forward. The options to consider include any or all of the following: 1. Direct staff to issue citations back dated to March 22, 2021, since that is when the most recent round of non-compliance inspections/violations occurred. The citations could be issued for failure to follow the approved BSO and/or CUG for the property and for unsightly outdoor storage. When citations are issued, each day that a violation has occurred/continues constitutes a separate offense for each separate citation. 2. The Plan Commission could recommend to the Common Council to terminate the Conditional Use Grant for Frey Auto due to continued non-compliance. This solution will not allow the petitioner to operate and business activities on-site until compliance is achieved and they re-submit a plan for the Plan Commission to discuss and approve. If the CUG were terminated, then the City would be required to contact the State DMV to alert the that the City’s approval for said dealership is no longer valid. Due to the continued disregard for the conditions of approval of the original Conditional Use Grant, staff recommends both the issuance of citations and the recommendation for termination of the CUG. It is obvious that ramping up the Plan Commission reviews to six-month or even three-month reviews where the petitioner sometimes appears, and other times does not, is not achieving any compliance by the petitioner. The amount of time that the Plan Commission members and City staff have exhaust on trying to achieve site compliance on this property has been strenuous and not the most officiant use of tax dollars. Based on the discussion above, the Resolution is drafted requiring the two above noted final compliance items, but the Plan Commission should discuss/amend the Resolution as they feel fit. STAFF RECOMMENDATION PC 056-2021 Approval Resolution # PC 056-2021, subject to the compliance requirements noted in the Resolution. 14 L O O M I S R D LO O MIS D R M U S K E G O D A M D R L O O M I S R D WC Land Information Office, WLIP, SEWRPC, Ayres Associates I Agenda Item(s) Right-of-Way Properties 0 200 400 Feet Frey AutoS86 W16301 Loomis Drive RESOLUTION #PC 056-2021Supplemental Map Prepared by City of Muskego Planning Department 15 RESOLUTION #P.C. 056-2021 APPROVAL OF AN ANNUAL REVIEW FOR THE CONDITIONAL USE FOR A SALES AND SERVICE ESTABLISHMENT FOR AUTOMOBILES FOR FREY AUTO SALES FOR THE PROPERTY LOCATED IN THE NE ¼ & SE ¼ OF SECTION 34 (TAX KEY NO. 2293.996.002 / S106 W16301 LOOMIS ROAD) WHEREAS, The Plan Commission approved a Conditional Use Grant and Building, Site, and Operation Plan for the sales of automobiles at the property located at S106 W16301 Loomis Road (Tax Key No. 2293.996.002) by Resolution #PC 036-2011, #PC 036-2012, #PC 025-2014 and #P.C. 055-2014, and WHEREAS, The property is zoned B-4, Highway Business District, and said use is allowed by Conditional Use Grant, and the Plan Commission has required an annual review as a condition of the approval, and WHEREAS, Approved plans permit the following: • Seventy-eight (78) stalls for vehicles for sale, • Ten (10) stalls for sale customer vehicles, • Seven (7) stalls for employees, • Fourteen (14) stalls for customer repair vehicles, • Twelve (12) stalls for loaner cars, • Two (2) stalls for tow trucks/deliveries, • Two (2) enclosed outdoor storage areas, • No vehicles can be used as signage, • Signage and banners displayed on vehicles for sale is prohibited, except for a price sign hanging from the rear view mirror and for vehicle disclosure information to be visible as required by State Law, and WHEREAS, Beginning at the 2019 annual review Frey Auto has not been in compliance with the approved Conditional Use Grant, and WHEREAS, Due to repeated failed site inspections, more frequent inspections and reviews were requested by the Plan Commission, and WHEREAS, At the March 2, 2021 Plan Commission meeting, a required was added to Resolution PC 009-2021 requiring monthly site inspection, for 6 months, and WHEREAS, Site inspections were conducted March 22, 2021, April 22, 2021, May 17, 2021, June 23, 2021, July 27, 2021 and August 18, 2021 where noncompliance was found at all inspections and violation letters were sent each time to the business owner, and WHEREAS, Noncompliance violations/issues include vehicles parked in areas that are either not marked stalls or double and triple parked, vehicles parked in approved drive aisles that are meant for traffic and emergency access, vehicles parked on the grassy area, junked vehicles on-site and vehicle parts stored outdoors, and many vehicles believed to be owned by Frey Auto parked in the site previously used by the petitioner. THEREFORE BE IT RESOLVED, The Plan Commission denies the annual review for Frey Auto due to continued noncompliance of the original Conditional Use Grant conditions of approval. BE IT FURTHER RESOLVED, The City will issue citations with fines dating back to March 22, 2021 for failure to follow the approved BSO and/or CUG for the property and for unsightly outdoor storage. BE IT FURTHER RESOLVED, The Plan Commission recommends the Common Council begin the process of terminating the Conditional Use Grant for Frey Auto pursuant to Section 400 -162 of the Municipal Code. 16 BE IT FURTHER RESOLVED, That previously approved plans are kept on file in an address file in the Building Department and all aspects of this plan shall be maintained in perpetuity unless otherwise authorized by the Plan Commission. BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or both. Plan Department City of Muskego Adopted: Defeated: Deferred: Introduced: September 7, 2021 ATTEST: Adam Trzebiatowski AICP, Planning Manager 17 18 19 20 21 22 23 City of Muskego Plan Commission Supplement PC 057-2021 For the meeting of: September 7, 2021 REQUEST: Rezoning from RS-1 – Suburban Residence District to RS-2 Suburban Residence District of the property located at S81 W20871 Russet Court. Tax Key No. 2299.992.006 / S81 W20871 Russet Court NE ¼ of Section 18 PETITIONER: John Marek INTRODUCED: September 7, 2021 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 057-2021 The petitioner has submitted a rezoning request from RS-1 – Suburban Residence District to RS-2 Suburban Residence District. PLAN CONSISTENCY PC 057-2021 Comprehensive Plan: The 2020 Plan depicts the area for medium density residential uses (1 - 2.99 units/acre). The proposal is consistent with the plan. Zoning: The property is currently zoned RS-1 Suburban Residence District. The zoning being requested is RS-2 Suburban Residence District. Park and Conservation Plan: The 2017-2021 Plan does not depict any park areas on this property nor any trails on this property. The petitioner has identified a wetland area on the property that is proposed to be filled. Street System Plan: All interior right-of-ways are proposed to be built to City standards and dedicated to the City. A previous land transfer/sale has been found and the petitioner will need to work with the City to purchase/transfer the City property in order to dedicate the proper right-of-way. Adopted 208 Sanitary Sewer Service Area: Any future development will be served by municipal sewer. The proposal is consistent with the Plan. Water Capacity Assessment District: This area will be served by municipal water. The proposal is consistent with the Plan. DISCUSSION PC 057-2021 The site of this rezoning and newly proposed subdivision is approximately 6.9 acres in size. The tentative subdivision proposal is for ten (10) lots along with one (1) outlots. The outlot would be for stormwater management. The subdivision would include a new public roadway stemming off of Russet Court with a road stub to the south for future development. The proposed ten single-family lots results in a density of approximately 1.45 units/acre (gross). This density falls within the Medium Density Residential land use category, which allows 1.0 to 2.99 units/acre. The proposed density meets the current 2020 Comprehensive Land Use Plan requirements. The RS-2 zoning allows 20,000 square feet of land per lot with a typical minimum average width of 110 feet. 24 A public hearing for this request is scheduled for the Common Council meeting on September 7, 2021. The resolution states that if any negative comments and/or concerns arise from that Public Hearing, then the Resolution would come back before the Plan Commission for re-review before final Common Council action. The rezoning approval documents are subject to approval of a Final Plat. STAFF RECOMMENDATION PC 057-2021 Approval of Resolution PC 057-2021 25 F I R E S I D E D R HILL END ALE DR TYL ER D R R U S S E T C T S O M M E R F I E L D L N WC Land Information Office, WLIP, SEWRPC, Ayres Associates I Agenda Item(s) Right-of-Way Properties 0 200 400 Feet John MarekS81 W20871 Russet Court Resolution #PC 057-2021Supplemental Map Prepared by City of Muskego Planning Department 26 RESOLUTION #P.C. 057-2021 RECOMMENDATION TO COUNCIL TO REZONE A PROPERTY FROM RS-1 SUBURBAN RESIDENCE DISTRICT TO RS-2 SUBURBAN RESIDENCE DISTRICT FOR THE PROPERTY LOCATED IN THE NE ¼ OF SECTION 18 (TAX KEY NO. 2299.992.006 / S81 W20871 RUSSET COURT). WHEREAS, A petition was submitted by John Marek to rezone property from RS-1 – Suburban Residence District to RS-2 Suburban Residence District of the property located at S81 W20871 Russet Court, and WHEREAS, The RS-2 district allows minimum lot sizes of 20,000 SF with minimum average widths of 110 feet, and WHEREAS, The 2020 Comprehensive Plan identifies this area for Medium Density Residential Uses and the proposal is consistent with the plan, and WHEREAS, A Public Hearing for the rezoning is scheduled for the Common Council on September 14, 2021, and WHEREAS, The rezoning is being proposed to facilitate a tentative subdivision proposal for ten (10) lots along with one (1) outlot. THEREFORE BE IT RESOLVED, That the Plan Commission does hereby recommend approval to the Common Council for the rezoning to RS-1 – Suburban Residence District to RS-2 Suburban Residence District of the property located at S81 W20871 Russet Court, and BE IT FURTHER RESOLVED, If any negative comments and/or concerns arise from that Public Hearing, then this Resolution would come back before the Plan Commission for re-review before final Common Council action. BE IT FURTHER RESOLVED, This resolution recommends to the Council to include in the ordinance that the rezoning only takes effect upon approval of the Final Plat. BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or both. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: September 7, 2021 ATTEST: Adam Trzebiatowski AICP, Planning Manager 27 R/ W R/ W R/ W R/ W R/ W R/ W LOT 1 LOT 2 22,628 sf 28,625 sf R/ W R/ W R/ W R/ W R/ W EOP EO P EOP EOP EO P OUTLOT 1 23,049 sf LOT 9 16,192 sf LOT 6 31,978 sf LOT 5 20,597 sf LOT 4 20,080 sf LOT 3 21,799 sf 598.94' 45 1 . 4 2 ' 692.33' 10 9 . 0 3 ' 94 . 0 0 ' EOP EOP EO P EOP EOP EOP EOP EOP EOP EOP EOP EOP EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R 60 . 0 0 ' 40' R60' 60' 60 ' EOREOREOREOR EOR EOR EOR EOR EO R EOR EOR EOR E O R EO R EO R EO R EO R EOR EOR EOR EOR EOR R/W R/WR/W R/ W R/W R/W R/W R/ W R/W R/W R/W R/W R/W R/W LOT 7 21,262 sf LOT 8 24,581 sf LOT 10 20,358 sf 40 ' 16 7 . 7 29.9 11 2 . 7 103.670.7 110.0 22 8 . 9 114.6 94 . 8 29.9 70.7 116.6 19 0 . 2 110.0 22 8 . 9 19 0 . 2 156.6 14 4 . 7 11.0 100.6 211.8 2 2 1 . 9 5 0 .7 22 2 . 4 141.2 54.0 141.2 4 6 . 8 260 . 8 22 6 . 9 260 . 8 89.2 21 6 . 8 12 7 . 1 24.0 103.8 12 4 . 4 5 0 .7 107.4 11 7 . 1 70.1 171.6 21 6 . 8 173.7 71.2 96 . 0 59.6 61.0 157.7 12 4 . 4 130.7 39' DRAFTING LINETYPES ROW CENTERLINE EDGE OF ROAD EDGE OF PAVEMENT R/W DRAFTING SYMBOLS EOR S/W PROPERTY LINE HI L L E N D A L E D R I V E Existing Home EXISTING CONCRETE EXISTING SAND COURT CONCEPT PLAN PROPOSED SINGLE FAMILY LAYOUT 1-A CITY OF MUSKEGO WAUKESHA COUNTY, WISCONSIN LOT 2 CSM #7073 Unplatted Lands Unplatted Lands SHEET 1 OF 1 APRIL 29, 2021 0 100 SCALE: 1" = 100' 200 Current Zoning = RS-2 Min. Lot Area = 20,000 s.f. Avg. Lot Width = 110' Building Setbacks: Front = 40' Rear = 20' Side = 20' Proposed Minor Street Width = 60' Min. Cul-de-Sac size = 60' R General Notes: 1. Existing topography, wetlands and boundary taken from Waukesha County GIS website. 2. Prepared for John Marek. 3. Current address is: S81 W20871 Russet Ct. Muskego, WI Developer to request wetland fill permit RUSSET CT. LOT 1 CSM #7073 LOT 1 CSM #8290 EXISTING WETLANDS PAR. 2 CSM #8314 LOT 1 CSM #687 N 12 OF LOT 1 CSM #688 LOT 1 CSM #689 PAR. 2 CSM #6760 PAR. 1 CSM #6760 Waste Managment of WI Inc. MSKC2229-992-004 LOT 2 CSM #10466 LOT 1 CSM #10466 S 12 OF LOT 1 CSM #688 PAR. 2 CSM #8420 PAR. 1 CSM #8420 Tenille R. & Brian P. Goodhue MSKC2229-991 Donald G. & Kae M. Squires MSKC2229-983 Unplatted Lands LOT 2 CSM #8290 28 R/ W R/ W R/ W R/ W R/ W R/ W LOT 1 LOT 2 22,628 sf 28,625 sf R/ W R/ W R/ W R/ W R/ W OzaD2 OzaB BlA EOP EO P EOP EOP EO P OUTLOT 1 23,049 sf LOT 9 16,192 sf LOT 6 31,978 sf LOT 5 20,597 sf LOT 4 20,080 sf LOT 3 21,799 sf 598.94' 45 1 . 4 2 ' 692.33' 10 9 . 0 3 ' 94 . 0 0 ' EOP EOP EO P EOP EOP EOP EOP EOP EOP EOP EOP EOP EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R EO R 60 . 0 0 ' 40' 845 850 855 860 865 860 870 875 880 880 880 885 875 880 88 0 870 R60' 60' 60 ' EOREOREOREOR EOR EOR EOR EOR EO R EOR EOR EOR E O R EO R EO R EO R EO R EOR EOR EOR EOR EOR R/W R/WR/W R/ W R/W R/W R/W R/ W R/W R/W R/W R/W R/W R/W LOT 7 21,262 sf LOT 8 24,581 sf LOT 10 20,358 sf 40 ' 16 7 . 7 29.9 11 2 . 7 103.670.7 110.0 22 8 . 9 114.6 94 . 8 29.9 70.7 116.6 19 0 . 2 110.0 22 8 . 9 19 0 . 2 156.6 14 4 . 7 11.0 100.6 211.8 2 2 1 . 9 5 0 .7 22 2 . 4 141.2 54.0 141.2 4 6 . 8 260 . 8 22 6 . 9 260 . 8 89.2 21 6 . 8 12 7 . 1 24.0 103.8 12 4 . 4 5 0 .7 107.4 11 7 . 1 70.1 171.6 21 6 . 8 173.7 71.2 96 . 0 59.6 61.0 157.7 12 4 . 4 130.7 39' DRAFTING SYMBOLS HI L L E N D A L E D R I V E Existing Home EXISTING CONCRETE EXISTING SAND COURT CONCEPT PLAN PROPOSED SINGLE FAMILY LAYOUT 1-A CITY OF MUSKEGO WAUKESHA COUNTY, WISCONSIN LOT 2 CSM #7073 Unplatted Lands Unplatted Lands SHEET 1 OF 1 APRIL 29, 2021 0 100 SCALE: 1" = 100' 200 Current Zoning = RS-2 Min. Lot Area = 20,000 s.f. Avg. Lot Width = 110' Building Setbacks: Front = 40' Rear = 20' Side = 20' Proposed Minor Street Width = 60' Min. Cul-de-Sac size = 60' R General Notes: 1. Existing topography, wetlands and boundary taken from Waukesha County GIS website. 2. Prepared for John Marek. 3. Current address is: S81 W20871 Russet Ct. Muskego, WI Developer to request wetland fill permit RUSSET CT. LOT 1 CSM #7073 LOT 1 CSM #8290 PAR. 2 CSM #8314 LOT 1 CSM #687 N 12 OF LOT 1 CSM #688 LOT 1 CSM #689 PAR. 2 CSM #6760 PAR. 1 CSM #6760 Waste Managment of WI Inc. MSKC2229-992-004 LOT 2 CSM #10466 LOT 1 CSM #10466 S 12 OF LOT 1 CSM #688 PAR. 2 CSM #8420 PAR. 1 CSM #8420 Tenille R. & Brian P. Goodhue MSKC2229-991 Donald G. & Kae M. Squires MSKC2229-983 Unplatted Lands LOT 2 CSM #8290 DRAFTING LINETYPES ROW CENTERLINE EDGE OF ROAD EDGE OF PAVEMENT R/W EOR S/W PROPERTY LINE EXISTING CONTOURS 860 EXISTING SOILS OzaB EXISTING WETLANDS CONCEPT PLAN WITH EXISTING CONDITIONS PROPOSED SINGLE FAMILY LAYOUT 2-A CITY OF MUSKEGO WAUKESHA COUNTY, WISCONSIN 29 City of Muskego Plan Commission Discussion PC 058-2021 For the meeting of: September 7, 2021 REQUEST: Conceptual Land Division – The Glen at Park Highland Martin Drive – Southeast of Park Arthur / Tax Key Nos. 2173.995, 2173.996.001 and 2173.995.001 NE ¼ of Section 4 PETITIONER: John Wahlen, The Glen at Park Highland, LLC. INTRODUCED: September 7, 2021 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 058-2021 The petitioner has submitted a conceptual land division proposal to develop three properties into a total of 45 new single-family lots. There also are 4 outlots currently shown for stormwater, open space and neighborhood amenities. The reason for the conceptual review is to solicit general comments, but more specifically to also solicit specific comments relating to possible PD – Planned Development rezoning, 2020 Comprehensive Plan amendments and associated requests. The petitioner is requesting conceptual discussion to get comments from the Plan Commission regarding the proposal. The petitioner will be present at the meeting to further explain the conceptual master plan and to answer any questions. PLAN CONSISTENCY PC 058-2021 Comprehensive Plan: The concept plan shows the development having a density of about 2.11 units/acre. The current 2020 Plan depicts the area for low density residential uses (0.5 – 0.99 units/acre). As part of this development the applicant would be asking for a Comp Plan amendment to medium density residential (1 – 2.99 units/acre). Staff is in favor of a future Comp Plan amendment to medium density residential as this was already going to be a suggested change as part of the adoption of the upcoming 2035 Comp Plan and the Kirkland Crossing Subdivision was recently approved for the Medium Density Residential land use next door. The proposed land division would meet the medium density residential requirement. Zoning: The bulk of the development is currently zoned M-1 Light Industrial District. There is a small portion of the development that fronts Martin Drive that is current zoned RSE Suburban Estate District. The RSE district requires lots to be at least 40,000 square feet in area with a minimum average width of at least 150 feet, when serviced with municipal sanitary sewer. The M-1 Light Industrial District reflects the historic land use being the Reynolds Machine company and former military missile control launch site. The concept is not consistent with 30 the current zoning. The proposed concept is to rezone the property to PD – Planned Development District based on the RS-3 zoning district. RS-3 typically requires lots to be at least 15,000 square feet in area with a minimum average width of at least 100 feet. As part of the possible future PD request, the applicant has indicated that they would be looking to modify many aspects of the RS-3 District as discussed below. The concept does appear to meet the PD that they would be requesting at a later date. Adopted 208 Sanitary Sewer Service Area: There currently is public sanitary sewer in Martin Drive. There was a recent sewer study done that looked at sewer serviceability to the general area of this proposed development. The study showed that many of the undeveloped lands in this general area are able to be serviced by gravity sewer. As such, in this proposal the developer would be extending public sanitary sewer through this development. The applicant would need to contact the Utilities Department to further explore the sanitary sewer expansion options. Water Capacity Assessment District: The municipal water system is currently located about 2,500’+ southeast down Martin Drive. As part of the Kirkland Crossing development the developer will be extending the water to that subdivision. This property is immediately adjacent to the Kirkland Crossing development and would extend water to this subdivision. The applicant would need to contact the Utilities Department to further explore the water main expansion options. DISCUSSION PC 058-2021 The development in question is located along the north side of Martin Drive between Park Arthur and the recently approved Kirkland Crossing Subdivision. The conceptual development consists of three separate lots that make up the whole development that were previously used as light industrial uses known as the Reynolds Machine company and former military missile control launch site. Access to the new development would solely be from Martin Drive between the Copper Oaks Drive and East Drive intersections. This access point leads to an internal loop that would be the frontage of the majority of lots within the possible development. If this project moves forward, staff will be recommending that the new roadway be designed to include curb and gutter, as is found in other surround newer neighborhoods. The conceptual development consists of forty-five (45) separate single-family homes with private amenities available to residents of the development. Amenities would include a private clubhouse, pool, bocce court, pickleball court, along with gathering spaces and trails. This single-family residential subdivision would also include condominium-type services including landscaping and snow removal. As is noted above, the applicant would be seeking a PD – Planned Development rezoning based on the RS-3 base zoning district. As part of the PD, they are seeking waivers to many of the bulk requirements. The table below compares the proposed Glen at Park Highland with the RS-3 zoning in addition to the recently approved Kirkland Crossing rezoning (which is located immediately next door) and the standard RS-2 zoning that was the basis for the Kirkland Crossing PD zoning, and is found in portions of the general area around the development. 31 The Glen at Park Highland (Proposed) RS-3 Zoning Kirkland Crossing Subdivision (Approved) RS-2 Zoning Lot Size (Minimum) 10,000 sq. ft. 15,000 sq. ft. 20,000 sq. ft. 20,000 sq. ft. Average Lot Width (Min.) 80 ft at bldg. setback 100 ft. 90 ft. 110 ft. Setback 25 ft. 40 ft. 30 ft. 40 ft. Offsets (Min.) 10 ft. 10 ft. 12.5 ft. 15 ft. Offsets (Corner lot second side) 20 ft. 40 ft. 25 ft. 40 ft. Rear offset 25 ft. 15 ft. 25 ft. 20 ft. Floor Area Ratio 35% 25% 25% 25% Open Space (Min.) 65% of lot area 10,000 sq. ft. or 75% of lot area 70% of lot area 15,000 sq. ft. or 75% of lot area As you see above, the proposed concept plan includes lots with a minimum lot size of 10,000 sq. ft. with the average lot size being listed as 12,100 sq. ft. The request minimum lot size would require a 33% reduction below the typical RS-3 minimum lot size and the a 50% reduction below the typical RS-2 minimum lot size. The proposed standards and density statistics for the Glen at Park Highland subdivision is contingent upon two requests that have not been made to this point. First, the stormwater for this development is shown in both the southeast and northwest corners of this development. The stormwater detention area in the northwest corner of the development is actually shown as an expansion of the pond within Park Arthur. Scott Kroeger, Director of Public Works and Development has been clear on multiple occasions that the City will not accept and take over the stormwater management responsibilities born by this development, especially on City land. Second, the right-of-way along Martin Drive is wider than normal where the proposed development abuts Martin Drive. The developer has used one acre of land that is current right-of-way in their calculations and concept plan. A separate request will be needed to the Public Works and Safety Committee will be needed to see if it is feasible that the City give/sell that right-of-way to the developers. Planned developments are intended to allow for greater freedom, imagination, and flexibility in the development of land while ensuring substantial compliance with the intent of the normal district regulations. The Plan Commission should discuss if they feel they would be able to provide a positive recommendation on the rezoning request. Note – The Plan Commission only provides a recommendation for rezonings and the Common Council makes the final decision on all rezoning requests. DIRECTION PC 058-2021 The Plan Commission should discuss what they think about the overall concept and if they think they may be receptive to recommending approval for a PD rezoning for this development. The current concept only works, as presented, if the rezoning would be granted. The petitioner will be present at the meeting to further explain the project and to answer any questions. No formal approval or denial will be given at this meeting and no guarantees can be made. This conceptual approval is intended to solicit comments, suggestions, and ideas. If the petitioner would like to take the next step and eventually apply for a formal CSM, the comments received at this meeting must be addressed as part of the formal submittal. 32 MARTIN DREAST DR ROSSMAR DR P A I G E C T C O P P E R O A K S C T ROSSMAR CT C O P P E R O A K S D R LANNON DR EAST DR M A R Y B E C K L N I S L A N D D R E A R L D R PEARL DR WC Land Information Office, WLIP, SEWRPC, Ayres Associates I Agenda Item(s) Right-of-Way Properties 0 300 600 Feet John WahlenThe Glen at Park Highland, LLC. #PC 058-2021Supplemental Map Prepared by City of Muskego Planning Department 33 34 Redevelopment of Industrial Site | The Glen at Park Highland cornerstonedevelopment.com | 1 August 23, 2021 Adam Trzebiatowski, AICP City of Muskego W182 S8200 Racine Avenue Muskego, WI 53150 Subject: Redevelopment of Industrial Site The Glen at Park Highland Dear Mr. Trzebiatowski, It is with great pleasure that I submit our concept plan to redevelop an old industrial site into a new ‘Glen’ neighborhood in the City of Muskego. This project shares similarities to our other communities created throughout the metro Milwaukee area, where we provide a hassle-free living neighborhood. This project will have a clubhouse and the many amenities that our clients have come to enjoy, along with the maintenance services to care from this neighborhood. This single-family home neighborhood proposes fee simple lot ownership following traditional platting standards, with a robust condominium association in place to ensure consistency and quality throughout this neighborhood, in perpetuity . Additional details are enclosed in the presentation packet. We look forward to working with the City of Muskego to create a project that engages with the neighborhood while enhancing value for the greater community! Respectfully, John Wahlen Cornerstone Development (262) 932-4188 35 Redevelopment Opportunity The Glen at Park Highland 36 Agenda 1. Site History 2. Current Zoning 3. Project Overview 4. Amenities 5. Homes 6. Home / Lot Layout 7. Lot Yield Plan 8.Community Benefits 37 Site History 38 During the 1950’s, site was developed by the U.S. Army into a control base for military operations Site History Converted to industrial usage in the late 1970’s Decommissioned from military use in the 1970’s 1963 Aerial Photo 39 Continued operation as industrial use for decades; causing environmental contamination Site History Current zoning is M-1 (Light Industrial District) Additional buildings added for industrial use in the 1980’s 2010 Aerial Photo 40 Current Zoning The Glen at Park Highland 41 Permitted uses by right: •Any uses as permitted by right in the B-3 District •Commercial Horticulture •Public Utility Transmission Current Zoning Current zoning is M-1 (Light Industrial District) PPotential for Intense Traffic Impacts B-3 District permitted uses: •Hotels •Light Manufacturing •Fabrication •Warehousing •Office •Banquet Facilities 42 Project Overview 43 Pool Amenities Clubhouse for Social Connections CClub House Pickleball Bocce Ball Walking Trails Condominium Services (Landscaping and Snow Removal Included) with Fee Simple Ownership 44 Welcoming Front Porches Homes Country Classic Architecture Durable Hardiplank Siding Ranch Style Living Lots of Windows for Natural Light Open Concept Floor Plans 45 Home / Lot Layout Home / Lot Layout Galway Plan Home / Lot Layout Stella Dora Plan Home / Lot Layout Cypress Plan Cornerstone Development will develop and build all the homes in accordance with the condominium association in place to ensure consistency and quality throughout. 46 Lot Yield Plan RS-3 Base Zoning Site yields 46 lots verses our proposed 45 lot plan 47 Clean up of an environmental contaminated parcel Community Benefits Value creation for the City of Muskego •Estimated assessment value upon completion is $20 MM to $25 MM Rezone from Manufacturing to Residential to better match the surrounding uses Additional rooftops to strengthen the retail trade area Project to donate funds to the City to expand recreational trails in the broader neighborhood 48