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Plan Commission Minutes 08032021 ApprovedCITY 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 APPROVED Cryof USKEGO Audi 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 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. 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. 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