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Plan Commission Minutes 03012022 ApprovedCITY OF MUSKEGO PLAN COMMISSION MINUTES 03/01 /2022 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 APPROVED ue Csv of SKEGO Present: Mayor Petfalski, Alderman Madden, Commissioners Bartlett, Buckmaster, Graf, Gazzana and Oliver, Planner Trzebiatowski. Absent: None. STATEMENT OF PUBLIC NOTICE The meeting was noticed in accordance with the open meeting laws. PUBLIC HEARING Public Hearing for a renewal of Conditional Use Grant in accordance with Section 14 of the City of Muskego Zoning Ordinance for Payne & Dolan for the purpose of continued mining and processing of sand and gravel and the extension of use of an asphalt plant at the NW corner of Crowbar Road and Janesville Road, in the NE 1/4 and SE 1/4 of Section 13 (Tax Key No. 2230.996 / W217 S8425 Crowbar Road). Planner Trzebiatowski provided an overview of the annual review for Payne & Dolan to address any issues/concerns. Brianna from Payne & Dolan introduced herself and mentioned they are operating as usual. Right now, there are no plans to run nights this year, but if things change, they will run the normal process. Public Hearing closed at 6:04pm. APPROVAL OF THE MINUTES Approval of the Minutes of the February 1, 2022 meeting Commissioner Bartlett made a motion to approve the February 1, 2022 minutes. Commissioner Gazzana seconded. Motion to approve passed unanimously. CONSENT BUSINESS RESOLUTION PC 013-2022 Renewal of a Conditional Use Grant for the purpose of continued mining and processing of sand and gravel, and the extension of use of an asphalt plant for Payne and Dolan at W217 S8425 Crowbar Road / Tax Key No. 2230.996. RESOLUTION PC 014-2022 Approval of an Annual Review for the Loomis Court LLC. property located at S98 W12575 Loomis Court & W125 S9912 North Cape Road / Tax Key No. 2257.973.001. RESOLUTION PC 015-2022 Approval of an Annual Review for the Durham Hill Auto property located at S98 W12608 Loomis Drive / Tax Key No. 2257.982.002. RESOLUTION PC 016-2022 Approval of an Annual Review for Schaefer Snowplowing and Grading LLC located at W195 S9773 Racine Ave. / Tax Key No. 2274.998. RESOLUTION PC 017-2022 Approval of a Bi-Annual Review for outdoor storage for Ralph W. Raush at the property located at S83 W 18550 Saturn Drive / Tax Key No. 2223.003. RESOLUTION PC 018-2022 Approval of a Bi-Annual Review for the RD Meyer Mini Storage property located at W 145 S6550 Tess Corners Drive / Tax Key No. 2165.998.012. RESOLUTION PC 019-2022 Approval of a Bi-Annual Review for the George Alex property located at S98 W 12712 Loomis Drive / Tax Key No. 2257.984.001. RESOLUTION PC 021-2022 Approval of a Temporary Outdoor Garden Center located for Kurt Holtz at Elliots's ACE Hardware located at S64 W15732 Commerce Center Parkway / Tax Key No. 2169.999.007. RESOLUTION PC 022-2022 Approval of a Temporary Outdoor Garden Center for Paul's Petal Pushers at Piggly Wiggly located at W189 S7847 Racine Avenue / Tax Key No. 2192.973. Alderman Madden made a motion to approve the consent business engross. Commissioner Graf seconded. Motion to approve passed unanimously. OLD BUSINESS RESOLUTION PC 056-2021 Approval of an Annual Review for Frey Auto located at S106 W16301 Loomis Road / Tax Key No. 2293.996.002. No Discussion / Action NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 020-2022 Recommendation to Common Council to Rezone a property from A-1 Agriculture District to RCE Country Estate District for David and Wendy Henneberry located at S93 W19721 Hen neberry Drive / Tax Key No. 2239.996. Planner Trzebiatowski explained this rezoning is common as both districts require 2.75 acres but the lot width can be a little narrower in the RCE District. A Public Hearing was held by the Common Council and there were no concerns at that time. Alderman Madden made a motion to approve Resolution PC 020-2022. Commissioner Bartlett seconded. Motion to approve passed unanimously. RESOLUTION PC 023-2022 Approval of a Building, Site and Operation Plan for Fleet Farm located at the southeast corner of College Avenue and Racine Avenue / Tax Key No. 2177.996. Planner Trzebiatowski provided a description of the proposed Fleet Farm including a retail store, accessory racking building, a fenced outdoor storage area, gas station with a car wash and associated overhead canopy. Highlights of the description include: - Project is just under 138,000 square feet. - 225 jobs would be created between the main retail store, auto center and convenience store. - The main retail store use is a permitted use, but further review indicated that the auto repair use portion of the building and the gas station use will require a Conditional Use Grant, which will be noticed separately and will most likely be on the next Plan Commission Agenda for a Public Hearing. - Hours are listed to be 8:00 AM to 8:00 PM Monday thru Saturday; 8:00 AM to 6:00 PM on Sunday and the auto service would be from 8:00 AM to 5:00 PM, seven days per week. The car wash is requested as 24- hours per day, but the Plan Commission may want to discuss these hours based on recent approvals. - As for the building architecture, the Racine Avenue Gateway Design Guide and General Design Guide apply to this building. - The proposed building utilizes precast masonry panels with inlaid brick masonry and a decorative parapet coping system on all four sides of the building. - The bulk of the building will be masonry with some very limited areas of aluminum composite/metal material as an accent/architectural feature. - All employee service doors, overhead doors and shipping dock doors, will be painted to match the exterior of the building. - The front corners of the building and some decorative features are identified as being 36-feet in height where the B-3 District allows 30-foot maximum height. Typically, architectural elements are allowed to be taller than the main height of the walls. - The backside of any parapet walls will need to match the colors of the front of the walls. - Fleet Farm is implementing pitched roofs on the smaller buildings to help blend buildings and work towards the intentions of the design guide. - A fenced area is included for order online and pick up as well as some outdoor storage that is surrounding by fencing. - Within the storage area is a racking building with colors matching the main building. - Two areas of outdoor storage areas are included for display of seasonal products. - The gas station includes a pitched roof for the along with the gas canopy with brick columns. - Outdoor sales racks near the gas station must be painted to match the building and anything displayed between pumps will need to be up on a curbed island. - 429 parking stalls are proposed on -site meeting the ratios of their other stores. - A loading dock is in the northeast corner of the building being shielded with landscaping screening. - Four raised planter beds are included along the front of the building. - Sanitary sewer is available and will be connected whereas, the water will be handled via private well. - Staff recommends approval and noted the Plan Commission may wish to discuss include the height of the building with the parapets, parking, outdoor sales at the gas station, delivery times and car wash operation hours. Mayor Petfalski noted that there were a few people in attendance that wished to speak on this topic. Debra Bolton, W186 S7543 Kingston Drive said that she is not a NIMBY and has been dying for something like this in the City. Ms. Bolton is concerned with stormwater runoff with traffic and gas, oil and detergent. The gas station and car wash are opportunities for contaminants be part of the runoff and end up in the lake. These uses require a Conditional Use and so maybe the Plan Commission consider the store without the gas station and car wash. Those are things Muskego doesn't need as there is a car wash down the road and a gas station across the street. Ms. Bolton is super excited about everything in the store, but maybe not the car wash and gas station which may allow a bigger store. This is a small store compared to the others by about 2/3rds, so she is concerned about what products will be missing from inside the condensed store. Ms. Bolton wants the large store. Could become better neighbors by not putting in the car wash and gas station. Steve Whittow, S76 W19804 Prospect Drive is solidly in favor of the Fleet Farm. Mr. Whittow believes this gets the City more on the dance floor for quality businesses in the community. They are great corporate citizens. Looking at the communities they have gone, the Fleet Farm is great for being a catalyst for good growth. There will be more traffic but that can be dealt with. Mr. Whittow is afraid that people three miles away are scared they will be disturbed by semi -trucks 24/7. This development will be a positive catalyst in the long run. Dorothy Kovac, S70 W17811 Muskego Drive has nothing personally against Fleet Farm, but is concerned about the gas station, car wash and noise. Also concerned with the delivery truck noise from the semi -trucks being less than 1 mile from her home. Feels that it is not consistent with the land uses in the area with the homes, schools and other residential areas and there thinks there are other locations or retail corridors that would be more suitable. The City has fabulous schools and reasonable tax rates and understands this is important to grow the tax base but does not feel this is necessary. Dan Cohen, Mid -America Real Estate, is a representative for Fleet Farm and noted that there are multiple representatives from Fleet Farm to address any comments/concerns. Commissioner Bartlett noted that he likes the design. The buffering at the loading dock is a concern. Maybe if the wall was on the east side of the loading dock as well for a sound buffer to neighbors behind. Anything to reduce the noise. Another question is about the traffic on Racine Avenue and has there been a traffic study with the increase in traffic and the gravel pit on the west side of Racine. Planner Trzebiatowski said that College Avenue and Racine Avenue are both County Highways, so the County has jurisdiction over all access points and the intersection. Matt Kocourek, from RA -Smith mentioned that the Traffic Impact Analysis (TIA) has been completed and will be submitted to Waukesha County. They expect comments back in 2 to 4 weeks. They expect some modifications including striping, widening and some turning lanes. Commissioner Gazzana asked about the gas but and if there is retail and if manned. The architect, Brannin Gries, noted that the south side is the car wash and the north side will be a manned retail area or a mini - convenience store. Commissioner Gazzana asked the hours the but would be manned. Mr. Gries noted they would be open 8:OOAM to 8:OOPM. Commissioner Buckmaster commented about the southeast side and if there is a drop. Matt Kocourek noted that it is about a 13-foot drop. Mr. Kocourek also noted that they are working with the school to obtain a temporary grading easement to grade the area resulting in a lower wall height and add a landscaping buffer. Commissioner Buckmaster thought the school was looking for fencing and foliage for a buffer. Mr. Kocourek noted that they provided plans to the school to review with larger trees included and coniferous trees there will not be any views of the parking lot. Commissioner Buckmaster noted that Fleet Farm has worked to alleviate any issues the school had. Commissioner Graf asked whether the Plan Commission should be concerned with foot traffic with the potential that people may walk across the school property or park in the school overflow lot on Racine and walk the ditch to Fleet Farm. Commissioner Buckmaster noted that his understanding is that the school is not concerned with any foot traffic across the property and he can't speak to why anyone would park in the south parking lot and walk to Fleet Farm. Planner Trzebiatowski noted that any retaining wall over six feet will require safety fencing on top of the wall. Mr. Kocourek said that with the revised plan the retaining wall maximum height is 4.5 feet. Commissioner Gazzana asked if the gas pumps would be open the same hours of the store or longer. Fleet Farm representatives noted that the pumps will only be open the same hours of the store. Commissioner Gazzana then asked if the pumps turn off at 8:OOPM how long does Fleet Farm want the car wash open as the only open thing on site. Mr. Kocourek said they were asking for 24-hours per day but could look into that. Commissioner Buckmaster asked if the Plan Commission can amend the Resolution and review the hours. Mayor Petfalski recommends a review regardless of what is done, but the Plan Commission could either allow the 24 hours and then pull it back at the review if there are issues or the opposite which would be have limited hours now and if there are no issues expand it at that time. Mayor Petfalski said 24-hours may be a bit much. Commissioner Bartlett said that he would like to be consistent with the other car washes recently approved. Planner Trzebiatowski noted that the last two approved car washes were from 7:00 AM to 10:00 PM due to the proximity of residences. Planner Trzebiatowski added that the idea of having a wall on the east side of the loading dock, in discussions it was noted that the wall would be effective if it extended past the front, or noisy part, of the truck which may cause additional turning movements. What could be done as was done with Walmart was to mandate that trucks be turned off when unloading. Mayor Petfalski added that the resolution for the idling noise would work but then the piercing back-up alarms from the trucks that cannot be avoided. Commissioner Bartlett likes the idea of turning the trucks off, but the other option would be a fence along the property lines, because the noise also comes from the active loading/unloading of the trucks and simple screening for a development this size isn't much. Mr. Cohen added that the trucks are not refrigerated and turn off when in the docks. Commissioner Graf asked if the unloading hours are 24 hours. Derrick Holke, of Fleet Farm said that the hours of operation are the hours of shipping/receiving. Hours are normally around open time, or 8:OOAM. Mayor Petfalski noted regarding the smaller store size, is that his understanding is there is a centralized distribution which allows for smaller stores. Mr. Holke also noted the same. Planner Trzebiatowski noted that the south side of the store, Fleet Farm will operate a seasonal garden center with temporary structures that are put up and taken down seasonally in addition to a but being stored behind the outdoor storage fence when not in use. Notes confirmed with the Plan Commission would include car wash hours consistent with others at 7:OOAM to 10:OOPM. Deliveries can be received 6:OOAM to 9:OOPM, trucks to be turned off to avoid idling in the shipping docks, with an annual review from when the store opens. Screening on the east side to be reviewed and worked on with staff. Planner Trzebiatowski noted that typically would include dense landscaping. Alderman Madden made a motion to approve Resolution PC 023-2022. Commissioner Graf seconded. Commissioner Buckmaster made a motion to amend Resolution PC 023-2022. Commissioner Gazzana seconded. Motion to amend Resolution passed unanimously. Motion to approve Amended Resolution PC 023-2022 passed unanimously. RESOLUTION PC 024-2022 Approval of a Building, Site and Operation Plan for the Muskego Biotech Building, LLC. located at the southwest corner of Commerce Center Parkway and Moorland Road / Tax Key No. 2169.993.009. Planner Trzebiatowski provided a summary of the future development including the roughly 80,000 sq. ft. building northeast of Northern Gear surrounded by three roads. The building is office/light manufacturing use with two tenants identified and space for a third tenant. The building has an office -type look with large glass entry and windows throughout the site. The building has an angled wall due to a sewer easement, but it adds character to the building. There is an existing stormwater pond where the building will be located, but a new stormwater pond will be installed south of the building location. There are no outside storage needs for this proposal. The building will be charcoals, greys and whites on the building and is similar to other buildings within Commerce Center West. There are 135 parking stalls proposed. Bill Carity, speaking on behalf of the Basse Family notes that there is a 60-acre farm directly to the south. They plan on continuing to own the farm. There is a 5-acre woods being the most significant environmental feature on the land. Over the years, increasing stormwater from the development has made its way into the wooded area and now there are several specimen oak trees that have been lost. These losses are directly related to the water from the development. Mr. Carity asks that the Basse family be included with the engineering of the new storm water pond for review and comment. Planner Trzebiatowski read a statement from Gloria Basse. This letter reiterates what Mr. Carity noted regarding the stormwater from the development to the north and that they would like to be able to be involved with the engineering of the new stormwater pond design and review. Paul Grzeszczak, architect representing the Biotech Development. They appreciate the comments from Mr. Carity and they are willing to work with their engineers and the City. Hopefully the pond will help these issues and help the process better. Mayor Petfalski added that MMSD, City and State DNR reviews will be undertaken for stormwater. Alderman Madden made a motion to approve Resolution PC 024-2022. Commissioner Graf seconded. Motion to approve passed unanimously. MISCELLANEOUS BUSINESS None ADJOURNMENT Commissioner Buckmaster made a motion to adjourn. Commissioner Gazzana seconded. Motion to adjourn passed unanimously. Respectfully Submitted, Aaron Fahl, AICP Planner