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PCa20110210CITY OF MUSKEGO PLAN COMMISSION AGENDA 6:00 PM Thursday February 10, 2011 Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL STATEMENT OF PUBLIC NOTICE APPROVAL OF THE MINUTES OF THE DECEMBER 7, 2010 MEETING OLD BUSINESS FOR CONSIDERATION The following agenda items have been deferred by the Plan Commission and are recommended by the Community Development Department for individual consideration. None. OLD BUSINESS SCHEDULED FOR DEFERRAL The following agenda items have been deferred by the Plan Commission. Planning Department staff have reviewed each case and determined that they have not met one or more specific criteria for approval and are recommended for deferral en gross. However, the Plan Commission may take action on any item herein. None. CONSENT BUSINESS The following agenda items have been received by the Community Development Department and are recommended for approval en gross. RESOLUTION #P.C. 002-2011 — Approval for the sale of fireworks for Vince and Heather Siegel at the Jetz Fuel property located in the SW '/4 of Section 2 (Tax Key No. 2167.995.011 / S69 W15461 Janesville Road). RESOLUTION #P.C. 003-2011 — Approval of a three lot Certified Survey Map for the Sellhausen property located in the SW '/4 & SE '/4 of Section 31 (Tax Key Nos. 2283.999.001 & 2283.999.002 / W216 S10884 Crowbar Drive). NEW BUSINESS FOR CONSIDERATION The following agenda items have been received by the Community Development Department and are recommended for individual consideration. RESOLUTION #P.C. 071-2010 — Recommendation to Common Council to rezone a property from RM-1 (Multi Family Residence) and RS-2 (Suburban Residence) to a Planned Development for the Willow Glen Development and approval of a Building, Site, and Operation Plan located in the SW '/4 & SE '/4 of Section 16 (Tax Key No. 2223.998.004, 2223.998.005, 2223.998.006 / W 182 S8450 Racine Avenue). RESOLUTION #P.C. 001-2011 — Approval of a Right-of-way Vacation, Two Lot Certified Survey Map, and a Condominium Plat for Rustic Trails/Trail Court located in the SE '/4 of Section 7 (Tax Key Nos. 2188.032, 2188.033, 2188.034, 2188.035, 2188.036, & 2188.037 / Trail Court). Plan Commission Agenda, continued February 10, 2011 RESOLUTION #P.C. 004-2011 — Approval of a Building, Site, and Operation Plan for L Spa located in the NE'/4 of Section 2 (Tax Key No. 2165.985 / Janesville Road). RESOLUTION #P.C. 005-2011 — Approval of a Building, Site, and Operation Plan Amendment for Wal-Mart located in the NE '/4 of Section 3 (Tax Key No. 2169.999.003 / W159 S6530 Moorland Road). #P.C. 006-2011 — Discussion of a Conceptual Land Division for Crystal Cove located in the SE '/4 of Section 32 (Tax Key Nos. 2287.999.004 & 2288.996.003 / Racine Avenue - Crystal Drive). RESOLUTION #P.C. 007-2011 — Approval of a Building, Site, and Operation Plan Amendment for O'Reilly Auto Parts located in the NW % of Section 10 (Tax Key No. 2198.984.001 / S74 W 16890 Janesville Road). RESOLUTION #P.C. 008-2011 — Approval of a two lot Certified Survey Map for the Rozeski property located in the SE '/4 of Section 13 (Tax Key No. 2212.994.001 / S84 W 12696 Schaefer Drive). NEW BUSINESS PLACED ON FILE The following agenda items have been received by the Community Development Department and assigned case numbers. Community Development Department staff will review each case in the order received and will present each item for consideration by Resolution at future meetings in the order received, subject to the time frames provided by Municipal Code and Wisconsin Statutes. DOCKET #P.C. 009-2011 — Approval of a removal of a Conditional Use Grant (#177) for Ricco property located in the SW % of Section 26 (Tax Key No. 2263.998.003 / W151 S10178 Thode Drive). 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 COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136. PAGE 2 CITY OF MUSKEGO PLAN COMMISSION MINUTES 6:00 PM Tuesday December 7, 2010 Muskego City Hall, W182 S8200 Racine Avenue Mayor Johnson called the meeting to order at 6:00 PM. Those present recited the Pledge of Allegiance. PRESENT Mayor Johnson, Ald. Borgman, Commissioners Hulbert (6:20 PM), Noah, Stinebaugh and Jacques and Director Muenkel and Recording Secretary McMullen. ABSENT Commissioner Burke Recording Secretary McMullen noted that the meeting was properly noticed on December 3, 2010 in accordance with the Open Meeting Law. APPROVAL OF THE MINUTES OF THE NOVEMBER 2, 2010 MEETING Commissioner Noah made a motion to approve the minutes of the November 2, 2010 meeting. Commissioner Jacques seconded. Upon a voice vote, motion to approve the minutes was ADOPTED unanimously. OLD BUSINESS FOR CONSIDERATION None. OLD BUSINESS SCHEDULED FOR DEFERRAL None. CONSENT BUSINESS RESOLUTION #P.C. 079-2010 — Approval of a Two Lot Certified Survey map for the Ricco property located in the SW '/4 of Section 26 (Tax Key No. 2263.998.003 / W151 S10178 Thode Drive). Commissioner Jacques made a motion to ADOPT Resolution #P.C. 079-2010. Ald. Borgman seconded. Upon a roll call vote, Resolution #P.C. 079-2010 was ADOPTED unanimously. NEW BUSINESS FOR CONSIDERATION #P.C. 080-2010 — Discussion of a Conceptual Three Lot Certified Survey Map for the Sellhausen/Sepulveda property located in the SW '/4 of Section 31 (Tax Key Nos. 2283.999.001 & 2283.999.002 / Crowbar Drive). Director Muenkel explained this item is for conceptual approval due to controversy over past development proposals. The property is located on Crowbar Road just south of Lake Denoon Park. The past owners wanted to divide the property into a subdivision, which raised concerns over the number of docks, who would own the wetlands and the density that would be allowed. The property has new owners who are looking to divide the 41 acres into 3 parcels. They are proposing one large lot with the house and the barn and then two smaller flag type lots. The two lots will have 80 feet of right of way, which is required by code and will share one driveway via an easement. Staff is recommending approval based on the conservation area being under one ownership and lot one being the only lot with access to the water. The petitioner was present and stated his mom and fiance and his brother would be the only owner's of the property, and they are not planning any future development of the property. Plan Commission Minutes, continued December 7, 2010 RESOLUTION #P.C. 081-2010 — Approval of a Building, Site, and Operation Plan for Black Tie Auto located in the SE 114 of Section 18 (Tax Key No. 2229.989.003 / Janesville Road). Commissioner Stinebaugh made a motion to ADOPT Resolution #P.C. 081-2010. Commissioner Jacques seconded. Director Muenkel explained a rezoning from M-3 Landfill/Extractive to M-2 General Industrial was approved for this property at the last meeting to allow an auto service repair use. This submittal is for Building, Site and Operation approval. Two 4,320 square foot structures are proposed on a one -acre parcel. The two buildings proposed are to be constructed with metal siding and roofs and cultured stone. The General Design Guide calls for 50% masonry product unless Planning Commission finds reasons to not apply the requirement. The buildings, as proposed, do not meet the 50% requirement on all sides. Calculations are determined with the windows and doors removed. Because of the grade changes and trees, the buildings will be mostly unnoticeable. Staff recommended the following contingencies: • Metal siding and roofs are allowed due to location, vegetation, and topography on the site. • 50% masonry must be found on all sides of the structures except the west fagade of the western structure and the north fagade of the eastern structure. • That a second row of windows be applied to the overhead doors • The overhead doors along Janesville Road must be kept closed when not in use. Parking is shown as seven stalls, which meets the code requirement, but they will need to be 10'x20' instead of 9'x18' as shown on the site plan. The drive aisles will also need to be adjusted to 24 feet of drive aisle area. There is no location for a dumpster at this time. If one is needed, Community Development Department approval will be required. A landscape plan must be submitted and approved by the City Forester before building permits are issued. Staff recommended lining the entryway to the site with some landscaping, and if the tree line along the eastern portion of the site is removed new trees may need to be planted. Any signage and lighting will need Community Development Department approval. No outdoor storage including junk vehicles will be allowed on the site. Roof top and ground mechanicals must be screened from view. Commissioner Noah stated he would like to see the buildings as close to 50% masonry as possible while keeping a consistent line matching each fagade and each building. Discussion took place relating to the foundation wall on the eastern fagade of the east building. It was the consensus of the Commission that the exposed area be covered with the same masonry material as the other facades. Upon a roll call vote, Resolution #081-2010 was ADOPTED unanimously. NEW BUSINESS PLACED ON FILE DOCKET #P.C. 071-2010 — Recommendation to Common Council to rezone a property from RM-1 (Multi Family Residence) and RS-2 (Suburban Residence) to a Planned Development for the Willow Glen Development and approval of a Building, Site, and Operation Plan located in the SW 114 of Section 16 (Tax Key No. 2223.998.004, 2223.998.005, 2223.998.006 / W182 S8450 Racine Avenue). MISCELLANEOUS BUSINESS PAGE 2 Plan Commission Minutes, continued December 7, 2010 ADJOURNMENT Commissioner Hulbert made a motion to adjourn at 6:30 PM. Commissioner Noah seconded. Upon a voice vote, motion carried. With no further business to come before the Commission, the meeting was adjourned. Respectfully submitted, Kellie McMullen Recording Secretary PAGE 3 City of Muskego Plan Commission Supplement PC 002-2011 For the meeting of: February 1, 2011 REQUEST: Approval of an Annual Review to Permit Temporary Fireworks Sales at Jetz Fuel S69 W 15461 Janesville Road / Tax Key No. 2167.995.011 SW '/4 of Section 2 PETITIONER: Vince and Heather Siegel INTRODUCED: February 1, 2011 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 002-2011 Petitioner proposes to operate a temporary fireworks sales stand at the Jetz Fuel parking lot. A 20' x 40' tent is proposed. Signage has been indicated as two 2.5' x 10' and one 4' x 20' temporary banners that will be hung from each side of the tent and small directional signs at the entrances of the parking lot. Operations are proposed from June 15th — July 121h, from 8:00 am to 9:00 pm. Permission has been received from the property owner to use the site and the restroom facilities. DISCUSSION PC 002-2011 The proposal is consistent with operations of other vendors in Muskego. A transient merchant license must be obtained from the City Clerk's Office. In the past the Plan Commission addressed an issue stated under Resolution #072a-2003 that said that no outdoor sales are allowed at this property. The outcome from last year, which will be carried over to this year, is that the Resolution is drafted to allow this form of outdoor sales and any other on the property subject to Plan Commission approval and the use as being temporary. Also, in the past the Fire Department brought to the attention of the Planning Department their Wisconsin Chief Fire Officer Guidebook. Within the guidebook it states that storage and handling of fireworks may not occur within 50 feet of a dwelling, public assembly, or where gasoline or volatile liquids are dispensed in quantities greater than 1 gallon. The proposed site meets the guidebook requirements. Once again this year, as in the past, a storage container is proposed on site. There have been no problems with the storage container in the past. The container will be located within a parking stall along the Moorland Road side of the lot. STAFF RECOMMENDATION PC 002-2011 Approval of Resolution #PC 002-2011 Resolution #PC 002-2011 LEGEND Agenda Item(s) Property Zoning Districts /"/ Right-of-way Hydrography Aerial Photo Date: April 2007 f 111 OF Prepared by City of Muskego L-,M SIK i GO Planning Department se — - . 1/24/2011 Supplemental Map Property Owner: Vince and Heather Siegel S69 W15461 Janesville Road COLLEGE SOS PO Area of Interest ti'I JPNESNLLE � �' a a�P ��SPD RESOLUTION #P.C. 002-2011 APPROVAL OF AN ANNUAL REVIEW FOR SALE OF FIREWORKS FOR VINCE AND HEATHER SIEGEL AT THE JETZ FUEL PROPERTY LOCATED IN THE SW '/ OF SECTION 2 (S69 W15461 JANESVILLE ROAD / TAX KEY NO. 2167.995.011) WHEREAS, A request has been submitted by Vince and Heather Siegel to locate a temporary sales tent and signs advertising the sale of fireworks at the Jetz Fuel property located at S69 W 15461 Janesville Road, and WHEREAS, Fireworks sales were previously operated at this location, and that temporary sales vendors are limited to one on site at any one time, and WHEREAS, The tent canopy will be 20' x 40' in size, and WHEREAS, Signage has been noted on the proposal as two 2.5' x 10' and one 4' x 20' temporary banners that will be hung from each side of the tent and small directional signs at the entrances of the parking lot, and WHEREAS, A site plan has been filed for Staff review and that proof of sanitary facilities accommodations has been provided, and WHEREAS, Outdoor sales are not allowed as per the BSO for Jetz Fuel and Resolution #P.C. 072a-2003, although Plan Commission may make the determination that temporary fireworks sales is not restricted, and WHEREAS, The Wisconsin Chief Fire Officer Guidebook notes that storage and handling of fireworks may not be within 50 feet of a dwelling, public assembly, or where gasoline or volatile liquids are dispensed in quantities greater than 1 gallon, and WHEREAS, An electrical permit and inspection may be required by the Building Inspection Department for the electricity hookup, and WHEREAS, A Transient Merchant License will be required to be obtained from the City Clerks Office. THEREFORE BE IT RESOLVED, That the Plan Commission approves the request for a temporary stand at the Jetz Fuel parking lot for fireworks sales for Vince and Heather Siegel subject to the following conditions: 1. Dates of operation approved from June 151h, 2011 to July 12`h, 2011 and 2. Hours of operation permitted only from 8 am to 9 pm, and 3. A letter of approval from the property owner has been submitted to the Planning Department approving rental space for Mr. and Mrs. Siegel, and 4. Applicable permits / licensing must be obtained from the Building Inspection department prior to any site work on the property. 5. Petitioner to obtain a Transient Merchants License from the Clerk -Treasurer's Office. BE IT FURTHER RESOLVED, That Plan Commission finds this use to be of a temporary nature and will permit the use in contrary to Resolution #P.C. 072a-2003 as long as only one such use is permitted during any one period of time subject to Plan Commission approval. BE IT FURTHER RESOLVED, That the small directional signs cannot be within any right-of-ways or vision corners and they can only be placed on the Jetz property. BE IT FURTHER RESOLVED, That the location of the fireworks stand must be at least 60 feet (50' per Fire Guidebook and 10' for the gasoline hose length) or greater from the gasoline dispensers. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: February 1, 2011 ATTEST: Kellie McMullen, Recording Secretary American Fireworks And Novelties L.L_C 1330 Edwards St. Brooktae►d, WI 53005 262-641-9074 Business Operation Plan A. Name of business operation: American Fireworks and Novelties, Vince and Heather Siegel B. Place of operation: Jetz Convenience Center, S. 69 W. 15461 Janesville Rd. Muskego, VVI 53150 C. Name of Property owner(s): 1 Bob O'Connor, O'Connor Petroleum D. Description of operation: To sell Independence Day fireworks permissible by local and state laws. Items to be sold from a flame retardant 20'x 40' canopy tent. E. Signage: Two 2.5' X 10' and one 4' X 20' to be hung from tent. Small directional signs prior to the entrances of parking lot. All signs are professionally constructed and renderings are included with this packet. F. Storage: fireworks and business related items to be stored in a storage container on site. G. Dates and hours of operation: June 15 - July 12, 2011. &00am - 9:00pm H. Restrooms: American Fireworks customers/employees have permission to use Jetz restrooms I. Trash: to be removed daily from site. Map Output Page IofI Heather Siegel n Z_ Co y� Legend I> _ :R0VV r i ONIN• PROPERTY +�T.�4� PA VEM EDIT ua7. STRUCTURES Land Use Current aTs o„ - � dingle Family Residential Multi -Family Resirigntial 2f4T�i4S-0 - r\ p Retail and S6rvics Govt, Inst. ano + Iitllity Landfill, Extractive Operati Manufacturing #\j +r a^r.;• ?iJ;;- l � P e.creation • Private MSp crested VIth AMIMS n -CoPyrigrd (C1 1992- �702EM inc r Feer Recreation - Public Agriculture and Open Spa, EASEMENT TN AS R\ A LTP 1' PLATS 1V to VVATER http:/planninizgis/scn-leVcom.esri.csriman.rsri3nav?Sen,iceNanie—Zuni i{,&ClientVersiun... 3C91'2004 American Fireworks Signage - Muskegs Je�� 1 - 4' X 20' vinyl banner m 2 5 x '1 0 V�r2'14 anne�s mENICAN OMME EWORKSC) City of Muskego Plan Commission Supplement PC 003-2011 For the meeting of. February 1, 2011 REQUEST: Three (3) Lot Land Division — Sellhausen Property W216 S10884 Crowbar Road / Tax Key Numbers 2283.999.001 & 2283.999.002 SW '/ & SE '/4 of Section 31 PETITIONER: Sharon Sellhausen INTRODUCED: February 1, 2011 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 003-2011 The petitioner is proposing to divide two parcels by Certified Survey Map to create three (3) parcels. The lots will range in size from 4.11 acres to 32.06 acres. Lot 1 contains a home and various outbuildings, Lot 2 contains one outbuilding, and Lot 3 is vacant. PLAN CONSISTENCY PC 003-2011 Comprehensive Plan: The 2020 Plan depicts the area for Rural Density Residential uses. The proposal is consistent with the Plan. Zoning: The property is currently zoned RS-2 — Suburban Residence District, which requires a minimum lot size of 40,000 SF and average lot width of 220 feet per lot. Parks and Conservation Plan: IThe 2007-2011 Plan does not depict any park areas on this site. The Plan does show the wetlands on site as a High Conservation Priority, but this area is not being affected as part of this proposal since wetlands are already protected by state and local regulations. The proposal is consistent with the Plan. Street System Plan: Right-of-way is required to be dedicated as part of this CSM. Adopted 208 Sanitary Sewer Service Area: The parcels will be served with private on -site mound/septic systems. The proposal is consistent with the Plan. Dater Capacity Assessment The lot will be served with private well water. The proposal is strict: (consistent with the Plan. Stormwater Management Plan: A grading plan will need to be submitted to the Engineering Department (before building permits can be issued. DISCUSSION PC 003-2011 Upon initial review of the CSM, the bulk requirements of the code appear to be met. Final engineering review is pending and any review comments will need to be addressed before the CSM can be signed by the City and recorded. There are some notes that may need to be added to the CSM relating to one accessory on Lot 1 (to close to the south lot line) and one accessory structure on Lot 2 (no accessory structures allowed on a vacant lot). Staff recommends approval subject to meeting all technical corrections received from the Engineering Division. The Resolution is drafted accordingly. STAFF RECOMMENDATION PC 003-2011 Approval of Resolution PC 003-2011 Resolution #PC 003-2011 LEGEND Agenda Item(s) Property Zoning Districts /"/ Right-of-way Hydrography Aerial Photo Date: April 2007 f I I 1 Or Prepared by City of Muskego L—,M SIK i GO Planning Department se — - . 1/24/2011 Supplemental Map Property Owner: Sharon Sellhausen W216 S10884 Crowbar Drive RESOLUTION #P.C. 003-2011 APPROVAL OF A THREE LOT CERTIFIED SURVEY MAP FOR THE SELLHAUSEN PROPERTY LOCATED IN THE SW 1/4 & SE'/4 OF SECTION 31 (TAX KEY NOS. 2283.999.001 & 2283.999.002 / W216 S10884 CROWBAR DRIVE) WHEREAS, On December 20, 2010 a Certified Survey Map was submitted by Sharon Sellhausen for a three (3) lot land division located in the SW 1/4 and SE'/4 of Section 31 (Tax Key Nos. 2283.999.001 & 2283.999.002 / W216 S10884 Crowbar Drive), and WHEREAS, The three parcels vary is size from 4.11 acres to 32.06 acres, and WHEREAS, Said property is currently zoned RS-2 — Suburban Residence District requiring minimum lot size of 40,000 square feet and an average minimum width of 220 feet, and WHEREAS, The 2020 Plan depicts the area for Rural Density Residential uses and the proposal is consistent with the plan, and WHEREAS, Said parcels will be serviced by private on -site mound/septic systems and private water wells, and WHEREAS, Lot 1 contains a home with various outbuildings, Lot 2 contains one outbuilding, and Lot 3 is vacant. THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Certified Survey Map submitted by Sharon Sellhausen for a three (3) lot land division of the property located in the SW '/4 and SE '/4 of Section 31 (Tax Key Nos. 2283.999.001 & 2283.999.002 / W216 S10884 Crowbar Drive), subject to resolution of technical discrepancies as identified by the City Planning Department and City Engineers, and payment of all applicable fees in Section 18.14(3) of the Land Division Ordinance and outstanding assessments if applicable. BE IT FURTHER RESOLVED, That all technical corrections from the City will need to be addressed before the Certified Survey Map can be signed and recorded. BE IT FURTHER RESOLVED, That a digital file of this CSM shall be submitted to the City in accordance with Common Council Ordinance No. 1118 and Resolution 196-2002. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: February 1, 2011 ATTEST: Kellie McMullen, Recording Secretary JAN 1 7 Mil CERTIFIED SURVEY MAP NO. PART OF THE NORTHEAST AND THE NORTHWEST 114 OF THE SOUTHWEST 1/4 AND THE NORTHEAST AND NORTHWEST I /4 OF THE SOUTHEAST 1/4 OF SECTION 31, TOWN 5 NORTH, RANGE 20 EAST. IN THE CITY OF MUSKEGO, WAUKESHA COUNTY, WISCONSIN. 4DT Z I IQ - Li CSM 10168 CSAI-1DTfi8 j CROWBAR DRIVE N 0216'41" �W 778.10' L CORNER 2.0' S LOT 1 1 S1pRr CSMv10616 CARAGE 13UILUJNG CORNER 2 !' 5 PO 3+ UNPLATTEU LAND w iD N W L LINE SW 1/4 = 1331.44' tt a2'40'38" w SE COR SW 1/4 31--5-70 CONC MON W/BRASS CAP 100 N. 312,526.51 E 2,480.484 68 t- I INI'I A I II I l i AND Cl 5.447 S.F. DEO. FOR ROAD PURPOSES G G r~ N N 1,396,550 S.F. 32.06 ACRES 60' WIDE DRAINAGE 012 119,040 S I' 4 11 ACRES N W L4 EC,31-5-20 y 177,07' NUM �4 UNPLAT7LD LAND sa.W BLOCK AND FRAME BARN 5,531 S.E. 11,607 S.F. CROSS 1ST FL CAD E07 2NO EI CRD m aRD FL CAD 823 METAL AND CONCRETE1,-D lJ01 � 5.F, 1[75,559 S.f �149 j NE COR SW 1/4 4.14 ACRES 31-5•-20 A FRAME 91E6 CONIC WON ' CRD 8pB S,F W/BRASS CAP y FRAME N. 315,186,32 SITED E. 2,488,360A0 FRAME BARN �1 cJ P2B S.F- 99r ST 805 . Bp7_. _ 555.09' L16 2663.60' (M) -2s6z.Be PEAR {R) BLOCK AND 1 FRAME BARN Hi ❑CK AND �. _FRAME 1,214 ST CRp- BOB FRAME BARN FLOODPLAIN LINE `. 5•flIT sr. GRp at)" DWELLING 1,BB8 5.E CRD- B17 > LEVr781.2 FRAML sueo ,357 S.F. CRO (Ica 15' WETLAND BUFFER/ i PRESEJVATIOI� EASEidENT , . ` I}NPi ATTFD t AN{] WETLANDS AS OEUNEATED� • BY J. D. KNOWLES l + & ASSOCIATES, INC. ON APRIL 6, 2006 c0 N ORDINARY HIGH WATER ' ■ �p MARK EL 800.5� LAKE DENOON V GRAPHIC SCALE m ma 0 130 300 ca �. Li❑ 1 inch = 300ft. THIS INSTRUMENT DRAFTED BY MICHAEE J, BERRY F+tw~l 4c,ti . •'t CAPITOL SURVEY ENTERPRISES 3457 N MAYFAIP RD SUIT 240 WAUWAY02A, WI 53226 PM.' 14141727.7�StO FAX: (41 4)727 751 E WWW,CAFIT0L5URVRT COM VICINITY SKETCW SE 1/4 & SW 1/4 SEC. 31, T5N, R2DE CROWBAR DRIVE SW 1/4 SEC 31 C rn SE 1/4 SEC 31 LAKE D£NOON SCALE: I' = 2000 PREPARED FOR: SHARON SELLHAUSEN W21 6 S 10884 CROWBAR RD MUSKEGO, WI 53150 0 INDICATES SOIL BORING LOCATION. Q INDICATES 1 INCH DIA, IRON PIPE FOUND. Q INDICATES 1 INCH DIA. IRON PIPE, 18 INCHES IN LENGTH, WEIGHING 1.13 LHS PER LINEAL FOOT, SET, ALL DIMENSIONS SHOWN ARE MEASURED TO THE NEAREST HUNDREDTH OF A FOOT. ALL BEARINGS SHOWN ARE REFERENCED TO THE WEST LINE OF THE SE 1/4 OF SECTION 31-5-20, WISCONSIN STATE PLANE COORDINATE SYSTEM, SOUTH ZONE, NAD 27, PROPERTY ZONED: RS-2. SETBACKS; FRONT - 40'. FIRST SIDE - 15'. OTHER SIDES AND REAR - 20% V. 1 OF = MiCHAE=L J. BERRY •� a 1 ) R T," 'Ir171I;r; l,i�1111i111� 1 r 1 �pPAGE t OF 6 City of Muskego Plan Commission Supplement PC 071-2010 For the meeting of. February 1, 2011 REQUEST: Building Site and Operation Plan and Rezoning for Willow Glen Development W182 S8450 Racine Avenue / Tax Key Nos. 2223.998.004, 2223.998.005, 2223.998.006 SW '/ and SE '/4 of Section 16 PETITIONER: DAAR Engineering on behalf of Hoffmann Management INTRODUCED: February 1, 2011 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 071-2010 The petitioner is proposing to construct eleven (11) new 4-unit buildings within their existing complex. The proposal also includes renovations to the four (4) existing apartment buildings on the property and the addition of two new garage structures, one with a commons area within it. To facilitate all of this, a rezoning is required. The property is currently zoned RM-1 Multiple Family Residence District and RS-2 Suburban Residence District and a petition for rezoning was submitted as part of this proposal requesting that the zoning designation change to a Planned Development District based upon the RM-1 and RM-2 zoning districts. The proposal fits within the densities identified within the 2020 Comprehensive Plan. A Public Hearing for this rezoning request was held on September 28, 2010 and details from the hearing can be found below. PLAN CONSISTENCY PC 071-2010 Comprehensive Plan: The 2020 Plan depicts the existing buildings as high density residential use and the remaining areas as medium density residential use. The proposal is consistent with the Plan. Zoning: The property is currently zoned RM-1 Multiple Family Residence District and RS-2 Suburban Residence District and a petition for rezoning was submitted as part of this proposal requesting that the zoning designation change to a Planned Development District based upon the RM-1 and RM-2 zoning districts. Setbacks, offsets, floor area ratio, and open space all meet the objectives of the code. Parks and Conservation Plan: The 2007-2011 Plan does not depict any park areas on this site. The Plan does show the wetlands on site as a Low Conservation Priority, but this area is not being affected as part of this proposal since wetlands are already protected by state and local regulations. The proposal is consistent with the Plan. Street System Plan: All roads have been dedicated to their ultimate widths. The proposal is consistent with the Plan. As part of the proposal, the dedicated right-of- way known as Willow Glen Road and the vacant right-of-way to the east of the property will both need to be vacated. Adopted 208 Sanitary Sewer Public sanitary sewer currently serves the property. Further analysis Service Area: will need to be done to check for sizing and capacity. Improvements to the system may be required. The proposal is consistent with the Plan. Water Capacity Assessment The property is currently served by a private well, but as part of this District: project public water service will be provided to this entire complex. Preliminary reviews indicated that the water main may need to loop to the existing water system in the subdivision to the east. Further review will be required. The proposal is consistent with the Plan. Stormwater Management Stormwater management will be accounted for in a new pond to the Plan: rear of the property. There will be grading occurring through the site to facilitate this new development and to correct existing problems. The proposal is consistent with City ordinances. DISCUSSION PC 071-2010 The proposal contains a narrative, site plans, a landscaping plan, grading plan, utility plan, floor plans, building elevations, and a colored rendering. RF70NING In order for this project to proceed as proposed, a rezoning is required. The existing apartments are zoned RM-1 Multiple Family Residence District and the remainder of the site is zoned RS-2 Suburban Residence District. The petitioner is requesting a rezoning to a Planned Development (PD) District based upon the requirements of the RM-1 and RM-2 zoning districts. The Planned Development district allows the total lot area (including wetlands, floodplains, etc.) to be used within the density calculations. As part of this rezoning request, no changes to the 2020 Comprehensive Plan are required or being asked for. The 2020 Comprehensive Plan depicts the existing buildings as high density residential use and the remaining areas as medium density residential use. The following show the breakdown of the density calculations. Existing Density Used: RM-1 Zoning District (5,000 SF of land required per unit) and 2020 Comp Plan designated High Density Residential Area 0 32 units existing x 5,000 SF = 160,000 SF required for 32 units o Leaves 17,631 SF of area of unused density Proposed Density Used: Remaining RS-2 zoned lands = 577,516 SF o 577,516 SF + 17,631 SF (unused RM-1 from above) = 595,147 SF (13.66 acres) 0 13.66 acres x 2.99 units (2020 Plan Medium Density Res. allowance) = 40 additional/new units o 40 new units + 10% possible bonus = 44 new units Total possible unit count: 32 existing units + 44 new units = 76 total units Note: The calculations provided for the RM-2 area on page 5 of the submittal do not include 17,631 SF of unused density area within the RM-1 area, which are included above. The 10% bonus that is listed above is not guaranteed, but is this case is being request by the developer. The Zoning code states the following regarding the possible density bonus. Density Bonus: The total allowable maximum density in a planned development may increase no more than 10% above the amount of units calculated in Section 9.02(3)D above upon recommendation of the Plan Commission that the increased density is justified in terms of the relationship to open areas, service demand, and the total quality and character of the project. In no case, however, shall the provisions of Section 9.04 be waived. Based upon this, the petitioner has stated the reasons that they are requesting the bonus units on pages 17-19 within their submittal. This proposal would max out all possible densities, unless a Comprehensive Plan amendment would be requested at a later date. The densities and sizes listed above assume that the existing Willow Glen Road would be vacated. All approvals would be subject to this occurring. SIDE NOTE: Routinely the Planning Commission requests what the current zoning might allow in density opposed to using the Comp Plan as governing what density may be allowed on a parcel. Thus, staff has calculated what the current RS-2 zoning district would allow the parcel in density for Council's reference. The RS-2 zoning allows one unit per 20,000 SF. Given that approximately 595,147 SF of land is leftover for development you might find approximately 29 units/parcels in this area (595,147/20,000). However, if you were completing a yield plan you would most likely factor out about 30% for roads and stormwater which would equate to about 20 units/parcels. Also, a single-family development may make it more practical to connect the unimproved right-of-way to the east to this potential single-family development. PUBLIC HEARING The Public Hearing was held on September 28, 2010 for the rezoning request. The minutes from the Public Hearing are attached showing the comments that where presented at the hearing. ARCHITECTURE/BUILDING ELEVATIONS: The building design is governed by the General Design Guide. Staff feels that the proposed building meets the general requirements and will provide this site with a quality structure. The structures are built with four-sided architecture in mind and have masonry materials on all elevations. The percentage of masonry is as follows: Each Side — 47% Rear (Type A) — 63% Rear (Type B) — 73% Front — 40% Overall Type A — 51.6% Overall Type B — 54.3% The materials include dimensional brick, cement board siding, vinyl clad windows, composite trim, and architectural shingles. All of the new buildings have the same floor plan, but there are two varying roof styles that are being proposed. At this time all of the new buildings are proposed to have the same color scheme. The colors are earthtones as shown on the submitted rendering. As part of the proposal, the four (4) existing buildings on site are also going to be remodeled to improve the general look of the overall complex and to complement the newly proposed structures. These structures are going to contain many of the similar materials and colors that are proposed on the new buildings. There is going to be a new entry area added to the buildings, along with new windows, siding, decking, soffit and fascia, and gable roof ends. These upgrades will be a nice improvement to the existing complex. The proposal also includes the removal of the existing commons building. This is going to be replaced with two new enclosed garage structures. One structure will contain four (4) new enclosed stalls and the other will contain ten (10) new enclosed stalls with a two-story common area in the center of the building. These garages are proposed to be clad with 100% cement board siding. Staff suggests that per the design guide suggestions, there should be at least 50% masonry on the front and sides of the garage structures. This will help them further blend with the remodeled existing building and the newly proposed buildings. Other than the minor concerns mentioned above, staff does not have an issue with the designs, materials, or colors proposed. The proposed buildings are consistent with the General Design Guide requirements. SITE PLAN: The existing site consists of a divided entry driveway leading back onto the property where the existing buildings are set. Currently on site there are four (4) — eight (8) unit apartment buildings, along with a commons building, two sheds, and a single-family home. As part of the proposal the single-family home and the commons building will be removed. All parking is currently not enclosed in various small parking areas. The new units will be located along a new curbed semi -circle road (private) that will loop towards the east. All of the new buildings will face inward to the new road. They are proposing seven (7) buildings on the outside of the circle and four (4) on the inside of the circle. As part of the overall site improvements, the entry drive is shown to be reconstructed to a non -divided two-way road/drive. There will be grading done as part of this to alleviate past drainage issues with the adjoining church property to the south. The plans currently show curbing only within the new looped road, but staff suggests that curbing be added to all new paved areas, specifically along the new entry drive, up to where the southern leg of the new loop starts. PARKING: Each new unit includes two (2) enclosed parking stall and two (2) driveway spots. This more than meets the code requirements. There are two garage structures being added for the existing buildings. This will add a total of 14 new enclosed parking stalls. The placement of these will eliminate some of the existing parking. A new full site parking plan will need to be submitted before the issuance of permits to ensure that there will be enough parking remaining throughout the entire site. All driving lanes are currently illustrated at 24 feet or wider in width. Fire Department review is pending and all concerns of theirs will need to be addressed before permits can be issued. SITE LIGHTING: No specific light details have been provided at this time. Any lighting (pole or wall mounted) will need approvals from the Community Development Department. A photometric plan will need to be provided showing that the lighting meets the City's 0.5 foot-candle requirements. All pole lights will have to adhere to the 6-inch max base height requirement. SIGNAGE: No new signage is proposed at this time. Any new signage or signage changes (temporary or permanent) will require formal approval from the Community Development Department. LANDSCAPING A landscape plan has been submitted. The City Forester is reviewing the plan and will forward any corrections, additions, and/or comments to the petitioner. Some modifications may be necessary. The resolution is drafted to allow City Forester approval of a plan before building permits are issued. New landscaping is being shown through out the site. There is some landscaping being added to the eastern portion of the site, which is within the permanent open space area. The Plan Commission will need to decide if they are satisfied with the proposed plantings on the eastern portion of the site or if they would like a denser screen. The current proposal will serve as a more natural landscape buffer, but will not serve as a dense screening wall of vegetation. If a denser screening wall is desired, then the City Forester's suggestions are to include a more concentrated, staggered line of coniferous trees. The nearest home to the east of the proposed new buildings is about 500 feet away. There needs to be some basic landscaping added around the existing buildings on site since improvements are occurring to these too. This can be included on the revised landscape plan. DUMPSTER ENCLOSURE: Currently the refuse/recycle containers (including dumpsters) are all unscreened on site. With this redevelopment, all (throughout the old and new areas) refuse/recycle containers must be located within solid board on board enclosures. Plans of the enclosures and their locations will need to be submitted and approved before permits can be issued for construction of the new buildings. INFRASTRUCTURE: As is noted above, the property is currently served by a private well, but as part of this project public water service will be provided to this entire complex. Preliminary reviews indicated that the water main might need to loop into the existing water system in the subdivision to the east. Further review will be required. Public sanitary sewer currently serves the property. Further analysis will need to be done to check for sizing and capacity. Improvements to the onsite, as well as downstream system, may be required based upon further information and review. A new stormwater management pond is proposed in the northeast portion of the site. Formal review and approval of the stormwater plans and calculations will need to occur before any permits can be issued. PAST SUBMITTALS/REQUESTS: The Plan Commission previously reviewed two different rezoning concepts. In 2007 the owner came forward with a conceptual rezoning request through the Plan Commission. That proposal was for 44 units on less acreage. This layout consumed the entire vacant area. There were not any large open space areas present for buffers to the surrounding parcels. The 4 unit structures would have backed right up to the single-family residences to the east. This concept was denied by the Plan Commission for a variety of reasons, but most importantly because the plan did not meet the 2010 Comprehensive Plan. In early 2010 the owner came back with a significantly revised plan for another conceptual rezoning review. This new plan still included 40-44 new units, but now the site was more concentrated towards the western half of the site, which then leaves the eastern portion of the site as open space. The plans also included updates to the existing buildings on the property, the possible addition of new garages, and the possible vacation of the un-built right-of-way stemming from the Country Brook Estates Subdivision. Overall the Plan Commission seemed favorable with this general idea, as long as all of their concerns were looked aUaddressed (vacate ROW from Country Brook Estates, keep open space buffer to surrounding properties, rehab the existing apartments at same time as building any new units, redo entryway road to development). MISCELLANEOUS: As part of the overall project, there are two right-of-ways that are proposed to be vacated. One is the Willow Glen Road right-of-way, which is the area that encompasses the existing entry to the site. The other one is the right-of-way that is unimproved that leads from the subdivision to the east to this site. As part of this development, there is no chance that this right-of-way stub will continue or be improved, so it is going to be vacated. This was one of the concerns of the neighbors to the east. All right-of-way vacations will be done at the expense of the developer/owner of this project. These vacations will need to be handled through a separate right-of-way vacation process. Relating to the possible timeframes for this project, the petitioner has included a phasing/timing milestones list. These phasing/milestones will need to become part of the Developers Agreement that will be needed for this project. To summarize, the existing buildings would be modified first, along with the site grading and infrastructure improvements/installations, then some new buildings would be constructed along with the perimeter landscaping/screening, then more new building construction with the loop road construction, then the new garage structures will be constructed, and finally the remaining building will be built. Along with the Developers Agreement and the right-of-way vacation, there will also need to be a formal condominium plat approved and recorded for this development. STAFF RECOMMENDATION PC 071-2010 Approval of Resolution PC 071-2010; Seeing that the proposed development meets the Comprehensive Plan, the proposed multi -family land uses should work well in this area of the community (the location is located off of a County Highway, close to existing multi -family uses, and surrounded by numerous environmental features), and will provide a larger tax base. NOTE: The resolution is written to recommend approval of the 10% density bonus the Planned Development district allows. Plan Commission will need to determine if they see this as being fit based on the developer's proposed reasons from pages 17-19 of their submittal. Resolution #PC 071-2010 LEGEND Agenda Item(s) Property Zoning Districts /"/ Right-of-way Hydrography Aerial Photo Date: April 2007 �� [ [II 11v O)^Fr 1 Prepared by City of Muskego 1.1U,7Ii FG❑ PI/24/2011anning epartment Supplemental Map Property Owner: David Hoffmann W182 S10884 Crowbar Drive RESOLUTION #P.C. 071-2010 APPROVAL OF A BUILDING SITE AND OPERATION PLAN AND RECOMMEDNATION TO COUNCIL FOR A REZONING FROM RM-1 AND RS-2 TO A PLANNED DEVELOPMENT DISTRICT FOR A MULTI FAMILY DEVELOPMENT KNOWN AS WILLOW GLEN DEVELOPMENT LOCATED IN THE SW '/4 & SE'/4 OF SECTION 16 (TAX KEY NOS. 2223.998.004, 2223.998.005, 2223.998.006 / W182 S8450 RACINE AVENUE) WHEREAS, Updated plans were submitted by DAAR Engineering on December 10, 2010 for a Building, Site and Operation Plan and Rezoning for Willow Glen Development located in the SW '/4 and SE '/4 of Section 16, and WHEREAS, The petitioner is proposing to build eleven (11) new 4-family buildings on the undeveloped portion of their property, and WHEREAS, The proposal also includes renovations to the four (4) existing apartment buildings on the property and the addition of two new garage structures, one with a commons area within it, and WHEREAS, Said property is currently zoned RM-1 Multiple Family Residence District and RS-2 Suburban Residence District and a petition for rezoning was submitted as part of this proposal requesting that the zoning designation change to a Planned Development District based upon the RM-1 and RM-2 zoning districts, and WHEREAS, The 2020 Comprehensive Plan depicts the existing apartment buildings as high density residential use and the remainder, and bulk of the property, as medium density residential use and no amendments are required to the plan as part of this proposal, and WHEREAS, The existing (32 units) and proposed (40 units plus 4 possible bonus units) density fits within the allowance of the 2020 Plan, and WHEREAS, With Planned Developments there can be up to a 10% unit/density bonus granted by the City, thus four (4) extra units are being proposed to bring the total new unit count to 44 units, and WHEREAS, The overall site development, as proposed with 44 new units, would max out all possible densities for this land area, unless a future Comprehensive Plan amendment would be requested, and WHEREAS, A public hearing was scheduled before the Common Council for the rezoning on September 28, 2010, and WHEREAS, The proposal conforms to the bulk requirements of the zoning district, and WHEREAS, Said property is subject to the design standards outlined in the City of Muskego's General Design Guide, and WHEREAS, The structures are built with four-sided architecture in mind and has masonry materials on all elevations, with the following percentages: • Each Side — 47% • Rear (Type A) — 63% • Rear (Type B) — 73% • Front — 40% • Overall Type A — 51.6% • Overall Type B — 54.3% WHEREAS, The materials include dimensional brick, cement board siding, vinyl clad windows, composite trim, and architectural shingles, and WHEREAS, All of the new buildings have the same floor plan, but there are two varying roof styles that are being proposed, and WHEREAS, The colors proposed are earthtones as shown in the submitted rendering, and WHEREAS, As part of the proposal, the four (4) existing buildings on site are also going to be remodeled to improve the general look of the overall complex and to complement the newly proposed structures, and WHEREAS, These structures are going to contain many of the similar materials and colors that are proposed on the new buildings and there is going to be new entry areas added to the buildings, along with new windows, siding, decking, soffit and fascia, and gable roof ends, and WHEREAS, The proposal includes the removal of the existing commons building, which is going to be replaced with two new enclosed garage structures, and WHEREAS, The two new garage structures are being added for the existing buildings and will add a total of 14 new enclosed parking stalls, and WHEREAS, One garage structure will contain four (4) new enclosed stalls and the other will contain ten (10) new enclosed stalls with a two-story common area in the center of the building, and WHEREAS, The new garages are proposed to be clad with 100% cement board siding, and WHEREAS, Currently on site there are four (4) — eight (8) unit apartment buildings, along with commons building, two sheds, and a single-family home and the single-family home and the commons building will be removed, and WHEREAS, All parking is currently not enclosed in various small parking areas on site, and WHEREAS, Each new unit includes two (2) enclosed parking stalls and two (2) driveway spots, which more than meets the code requirements, and WHEREAS, The new units will be located along a new curbed semi -circle (private) road that will loop towards the east and all of the new buildings will face inward to the new road, and WHEREAS, As part of the overall site improvements, the entry drive is shown to be reconstructed to a non -divided two-way road/drive and there will be grading done as part of this to alleviate past drainage issues with the adjoining church property to the south, and WHEREAS, The plans currently show curbing only within the new looped road, and WHEREAS, The parcels are currently serviced by municipal sanitary sewer and by private water, and WHEREAS, As part of the development plan, public water service will be provided to the entire complex along with municipal sanitary sewer, and WHEREAS, A new stormwater management pond is proposed in the northeast portion of the site, and WHEREAS, Each new unit includes two (2) enclosed parking stalls and two (2) driveway spots. This more than meets the code requirements, and WHEREAS, All driving lanes are illustrated currently at 24 feet in width or larger, and WHEREAS, No signage is proposed at this time, and WHEREAS, No specific light details have been provided at this time, and WHEREAS, A landscape plan has been submitted showing landscaping throughout the site and the City Forester is reviewing the plan and will forward any corrections, additions, and/or comments to the petitioner, and WHEREAS, As part of the overall project, the Willow Glen Road right-of-way, which is the area that encompasses the existing entry to the site, and the right-of-way that is unimproved that leads from the subdivision to the east to this site are going to be vacated, and WHEREAS, Currently the refuse/recycle containers (including dumpsters) are all unscreened on site, which is not allowed when sites are being upgraded or expanded. THEREFORE BE IT RESOLVED, That the Plan Commission approves of the Building, Site and Operation Plan and Recommendation to the Common Council for a rezoning from RM-1 and RS- 2 to a Planned Development (based upon the RM-1 and RM-2 requirements) for the proposed improvements and additions for Willow Glen Development located in the SW '/4 and SE '/4 of Section 16. BE IT FURTHER RESOLVED, That a new full site parking plan will need to be submitted before the issuance of permits to ensure that there will be enough parking remaining throughout the entire site. BE IT FURTHER RESOLVED, That per the design guide suggestions, there should be at least 50% masonry on the front and sides of the new garage structures, and BE IT FURTHER RESOLVED, That curbing needs to be added to all new paved areas, specifically along the new entry drive, up to where the southern leg of the new loop starts. BE IT FURTHER RESOLVED, That formal reviews of the municipal sanitary sewer and municipal water plans will need to occur and be approved, and based upon said review, changes and/or upgrades could be required based upon preliminary reviews. BE IT FURTHER RESOLVED, That changes and/or upgrades for the water could include the water main looping into the existing water system in the subdivision to the east. BE IT FURTHER RESOLVED, That changes and/or upgrades for the sanitary sewer could include improvements to the onsite, as well as the downstream system. BE IT FURTHER RESOLVED, That formal review and approval of the stormwater plans and calculations will need to occur before any permits can be issued. BE IT FURTHER RESOLVED, That all right-of-way vacations will be done at the expense of the developer/owner of this project and these vacations will need to be handled through a separate right-of-way vacation process that must occur before any new building permits can be issued. BE IT FURTHER RESOLVED, There needs to be some basic landscaping added around the existing buildings on site since improvements are occurring to these and this can be included on the revised landscape plan. BE IT FURTHER RESOLVED, That if a denser screen is desired along the eastern lot lines, then the City Forester's suggestions are to include a more concentrated, staggered line of coniferous trees. BE IT FURTHER RESOLVED, That City Forester approval of the landscape plan must be accomplished prior to the issuance of building permits. BE IT FURTHER RESOLVED, That with this redevelopment, all (throughout the old and new areas) refuse/recycle containers must be located within solid board on board enclosures and plans of the enclosures and their locations will need to be submitted and approved before permits can be issued for construction of the new buildings. BE IT FURTHER RESOLVED, That all concerns from the Fire Department review will need to be addressed before permits can be issued. BE IT FURTHER RESOLVED, That any new signage or signage changes (temporary or permanent) will require formal approval from the Community Development Department. BE IT FURTHER RESOLVED, That a formal Developers Agreement will be needed between the developer and the City before any work would be able to start on site. BE IT FURTHER RESOLVED, That a formal condominium plat must also be approved and recorded for this development. BE IT FURTHER RESOLVED, That any lighting (pole or wall mounted) will need approvals from the Community Development Department and a photometric plan will need to be provided showing that the lighting meets the City's 0.5 foot-candle requirements and all pole lights will have to adhere to the 6-inch max base height requirement. BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building Department and that 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 Commission City of Muskego Adopted: Defeated: Deferred: Introduced: February 1, 2011 ATTEST: Kellie McMullen, Recording Secretary COMMON COUNCIL - CITY OF MUSKEGO Approved: 10/2612010 PUBLIC HEARING MINUTES OF MEETING HELD SEPTEMBER 28, 2010 PUBLIC HEARING The public hearing notice was read to consider the petition of Mark Taylor to rezone property known as Tax Key Numbers 2223.998,004, 2223.998.005, 2223.998.006 and the Willow Glen Road Right-of-way located on Racine Avenue from RM-1 - Multiple Family Residence District and RS-2 - Suburban Residence District to a PD Planned Development District for the purpose of allowing additional multi -family development within the Willow Glen complex. Planned Development zonings allow flexibility within the typical zoning guidelines. Mr, Muenkel stated that the petition was to rezone the property to a PD - Planned Development District. A planned development allows the petitioner to go outside the parameters of regular rezoning because they may want to establish some unique aspects for the overall development. The current zoning is RM-1 - Multiple Family Residence District and RS-2 - Suburban Residence District. The RM-1 zoning allows one unit for every 5,000 square feet of land area. The RS-2 district allows one single-family residence for every 20,000 square feet of land area. The petitioner would like to base the density of the planned development using the guidelines of the RM-1 and RM-2 zoning districts. The RM-2 zoning allows one unit for every 10.000 square feet of land area. Mr. Muenkel noted that the proposal would not require an amendment to the existing 2020 Comprehensive Plan. Mr. Muenkel stated the parcel is located on Racine Avenue, just south of City Hall. The petitioner is proposing to keep the existing four buildings, which consist of 32 units, and a commons building. Those meet the existing RM-1 zoning. The new proposal is to add an additional 44 units within 11 new buildings. The new units would be developed to the east of the existing buildings. The density allowed for the portion of the parcel to be developed 'IS 40 units. However, a 10% density bonus is allowed under the Planned Development Zoning District with the approval of the Common Council_ The petitioner is requesting the bonus, which would result in a total of 44 new units. The Plan Commission reviewed several concept plans for this parcel several years ago. This year, the Plan Commission looked favorably at the type of concept being proposed with several parameters being met prior to the rezoning being approved. Those include updates to the existing buildings, a substantial amount of open space to serve as a buffer, and the possible vacation of the right-of-way from the Country Brook Subdivision. Ald_ Werner noted that however the parcel is developed, storm water management is a big concern and must be addressed so there is no impact to the adjacent subdivisions. The following individuals stated their concerns about the rezoning: Donna Engler, W177 S8341 Clearbrook Drive • Opposed • Property values could be affected • Prefers solitude and quietness of her subdivision • Concerned that additional units will create drainage issues Common Council PubliC Hearing Minu!,'s Page 2 September 28. 2010 Warren Voeks. S83 W17457 Cedarcrest Lane • Concerned with the egress and ingress • Would like the unbuilt road right-of-way vacated • Not opposed to the apartments • Concerned with storm water issues Troy Vande Yacht, S84 W17749 Orchard Court • Opposed - keep existing zoning • Prefers residential development vs, multifamily • Would also like the road right-of-way vacated • Concerned about the flexibility that the Planned Development District allows Georgiane Berich, W177 S8375 Clearbrook Drive • Lives next to the egress • Concerned about the development of multifamily • Significant number of unknowns regarding the development • Would like to retain property values and integrity of the subdivision Steve Dryia, W182 S8394 Racine Avenue • Are sewer laterals large enough to handle additional units? • Is existing access road large enough to handle additional traffic? • Will crime increase? • A previous concept plan was for 26 units: what happened to it? • Is access sufficient for emergency vehicles to get to the site? Mr. Mark Taylor of Landcraft Survey & Engineering appeared on behalf of the developer. He noted that the plan did take the adjacent subdivision into consideration. He agrees that the road right-of-way should be vacated and that as much open space as possible should be preserved. Mr_ Taylor also noted the following about the proposal: • The buildings are more than 420 feet away from the property line. • Storm water management will be addressed. The developer is required to control all the water from the site. The development would actually provide for an on -site retention pond where there currently isn't any. • Entry road would be rebuilt. The issue of access for emergency vehicles would be addressed. • The existing buildings will be upgraded. Some of the improvements, such as window replacement, have already begun. • More landscaping will be done to improve the development. • Private outdoor entries and two -car garages will be provided. All the garages will face into the property. • The existing buildings are on wells. It is proposed that all the buildings would connect to City water service. • The existing community building would be demolished and replaced with a new one. The Mayor closed the public hearing. .A =rc.+LME ARE^ -6:54: 51 WA , .Ftr.A4Rw :-I-W 5% IN 5F ct6% u 3 % �!6 w ^AGaCf AEA SF 1 306 5F V U R AC.EA 301 Y b14 SJ PEA!!! I!fi.,kLW- AJUA aw v WA5WZY AREA: i59 v Project: Willow Glen Neighborhood Phasing Timing Milestones Us 'nOctober 201C Rev: 14 January 2011 Phase 1(a) Remodel of Existing Buildings Early Spring (Aprils worts will begin on the first two buildings for exterior improvements as presented in our plan. Phase 1(b) Site Grading and infrastructure Following Phase 1(a) and upon final engineering plan approval work will begin with mass grading, stormwater management work and utility placement. Entry Road Reconstruction Reconstruction of the entry road will also include a first lift for the first four new buildings. Remodel of Existing Buildings Concurrent with the other components of this Phase the exterior improvements on the remaining two buildings will be underway. Phase 2(a) New Building Construction We are currently scheduling the construction of two new buildings to occur in mid to late summer. Site Landscaping Improvements Site landscaping elements will be underway focusing on perimeter screening and open space areas. Phase 2(b) New Building Construction New building construction will continue beginning late fall or early spring of the following year. Construction of units will occur at minimum of 2 buildings at a time until a minimum of 6 new buildings are constructed on site. Loop Road Development Phase 3 The first lift of the loop will be completed to assure proper emergency service is available. New Garage and Community Room Following the construction of at least 6 new buildings, the next construction season is scheduled for implementation of the new garage and community room facilities. We would like to reserve the ability to move the construction of these facilities further up in the schedule should the development performance exceed our expectations. Phase 4 New Building Construction The remaining five buildings will be constructed at either one or two structures at a time. Table of Contents: DAAR Engineering, Inc. Engineers - Planners - Surveym - Arctnrtecls Project Information 2 Site and Environmental Information 3 Site Development Plan 5 Operational Considerations 9 Building Design 13 Other Pertinent Information 19 Appendix; Site Design Evolution 20 DLL lU2010 Me of land Development Services I FLoject__Infor.mation; 1) Owner: Hoffmann Management P.O. Box 180552 Delafield, WI 53018 Contact: David P. Hoffman, 262.391 .7475 2) Representative: DAAR Engineering, Inc. 325 E. Chicago St, Suite 500 Milwaukee, WI 53202 Contact: Mark C. Taylor, AICP, Assoc. AIA, 414.935.4426 3) Existing Zoning: RM-1 (Multiple Family Residential) RS-2 (Suburban Residence District) Proposed Zoning: PDD (Planned Development District - RM-11RM-2) 4) Existing Land Use: Medium Density Residential (2.99 Units per Acre) Apartment Living & Single Family Home S) Proposed Land Use: Medium Density Residential (2.99 Units per Acre) Apartment Living & Preserved Open Space 6) 2020 Land Use Plan, Medium Density Residential (2.99 Units per Acre) NI 111111 � ��r out 11 �''�i ■i i� iiii► - DAAR Engineering, Inc. Offm of Land Deyelap"nt S"rnm Engineers - Planners - Surveyors - Arcliftem 2 Site and Environmental Information, 7a) Site Description The existing site is composed of four apartment buildings with surface parking and 1 single family home. The remainder of the site is utilized for small crop farming. To the North and West lies other multi -family development with single-family development East and three single- family homes to the West. A church is located to the South as well as undeveloped woodland. 7b) Ground Cover The existing vacant land is a combination of manicured lawn, tillable land and encroaching wetlands from the North. 7c) Topography Existing development (and proposed) is on the high ground of the site with existing topography sloping to the site's natural low spot on the north and north east sections of the site. 7d) Infrastructure The site is currently served by municipal sewer for the multifamily and septic for the existing home. Water is currently supplied via private well. (City Water & Sewer is proposed with new plan.) The site is accessed via Willow Glen Road to the West and an undeveloped Right -of -Way from the single-family development to the East. QAAR Engineering, Inc, Engineers - planners - Surveyors - Archi ecLs Office of Land Development Services 3 w �� 2o1G PLAT OF SURVEY surrey Ill 070r IMprr) F w a wA V vw-we. uc LOCATION: W 182 S8450 Racine Avenue. Mefsk"o- Wcoonsin aeaT Au Cbih- wea at m 5= a LEGAL DESCRIPTION: P.0 ea. ,uyAZ CERTIFIED SURVEY VAP NO. T05E7 8" a reeirieim d Paraal C of CERTIFIED SURVEY ALAP NO.625. Pal EaI D of CEXfW- SURVEY A44P NO, 993. a•,d CERTIFIED SURVEY MAP NO. f29s. locals in V* koromat Ifs d sfr SouVrwes! 114 ana Vw NorVnrefe 114 dtlw Sounsaa IIL Y9 in S"m 16. Towneop 5 Norm. Ranpe 20 EasL CRyof AkeN,ap[r. WmAft w C.&^. Wb"mi r ---- RACINE AVENUE ^--- i 1 l s�. .. ••, I + M1 IYaa•ii>?rE 75N sa' e _ - r ir7Q f - m.rr • 9B st. - _ `_ w,r '� Ass gen. � �T \' 1 f''~ � _ - - + - - ��• l-- l-- / xw.•�e ra.� 1- �`r-� I _ _ - 1'Ar_ '* �- _ �r �• . . �! . j, / .wanuw�_, li - 4�G let- 1 I NIETLANBLIfiETRBLE - --- -'----- �C �� rI. 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Y n.,.. �...•.y.:yv..r• m deo tl #a .wa R/rp:: wez si aw.T fn., See pay4naYla w.4�4 arm. 9Gee. .ara M1 Inert M nee eb �vrged K was e�7 +'+/ hm f+e wwdd r+lru Grll`n rtraao ih'a>p'.IY/seanrn DvWt�r Gr Nacfglfr•Rr +m'd eeMoe MBA r.B CdrM1-•w .71�]ra4 yru 9rw•rMr P'n'b�rgr7 eruwro,trn efFs4 w41ll fr•aa rc.r _ _ _ _ _ _ __ 1 Site Development Plan 8) Projected Residents: See Items 9 &10 9&10) Proposed Dwelling Units J Site Data RM-l: (Existing Willow Glen Development) Proaosed %Squired District Area: 177,631.63 sf Existing Units 32 d/u Lot Area Per dlu 5,551 sf 5,000 sf Open Space per dlu 4,006 sf 4,000 sf RM-2: (New Development & Abandoned ROW) District Area: Proposed Units Lot Area Per d/u Open Space per dlu Proposed -Required 577,516.37 sf 44 dlu 13,125 sf 10.000 sf 10,833 sf 7.000 sf PD: (Numbers Include a potential bonus of 4 units) _ Proposed Base Proaosed i Bonus District Area: 755,148 sf 755,148 sf Proposed Emits 72 d l u 76 d I u Lot Area Per dlu 10,488sf 9,936 sf Open Space per dlu 8,401 sf 7,959 sf F.A.R. 29.3 7% 29.98% DAAR Engineering, Inc. E ngr*era - planners - Surveyors - ArOKeM Offrx of Land Omkvmerd SMkMS 5 ,.ram } z I " f- \�r; � •� � '�' F ��` - Rom` � �• ,s r } y r� • d f• o/ j------------ n/ t? _ _f 1 �� r r +�---- 1 0,;/ ---------------------- �� •G�Jff///ff �ffEi,if�. f I 7.. ��rrf�r/✓f�"�f .� fff/ ' �—•------------------ AVENUE l I I — I � 1 f'\ '?'I r'fLL ATM PLAN WTrEj! PYPerq 11 Au PLµTw_ mE 6 To EE Vl.1AE0 vpr i 5.P ,) HAPC10.1?:O omP m-eK -,-mrw 9E ns Ye FT LAWN FAFs SP-m OVFEOOE OF P: W.r r_ M-1 71 Ft IS T:E RESP� LC}' Ow LA+aFJPE *STALLER W —%W .ACE w-ROUND 4) "ms LOCAYE"y E1' OC,-PPS ICITIM PROR -0 PFSTALLA O k 71 PLAN7YLOuAumV 5 AR_ PAWiWe] FOR LIL'QSCAPE Cv OP% COWENEUM OAAT LVO$tA E COKM-��S.Y1LyERFTALL OLA%MR lS•l--VW�AlN a S11PPL+ AFC MMLi Fpp1` R TAS:EIS RJLFOICA .+0.1^J. FOR TREE£ 54wJa5 F'� EyEApF'ExI.L Sy SLPPL+'Amf&5TALLCSMOMIE PRO !457W L$ LW40RS FEwl-2ER F.R{xJ{y PEFENWALS I I Sna M. - E U_, Laura W D, P..- F. W Wp 1 b Z*KL 1. Lt. ' E..Pv,,. Rra S�'A, A YNEW.a-" w. 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POTTED SHRUB a1.ANTMDETAL TYPIC/J.- ..1N1f- FOLINPA.TJGf - PLANT)W+ EIERGREEH SHRUB FLQfW DETAIL PWq NAV=X 9011IM if -TVPW" FOLMATION -WW a MST - WS Q JECOP I%W CCCdwwam kQ. 1']a+ ran 5d I ae NA." a.Rae L Lawns S-.W •.y. C—g .I.a.ry, Crony awW ,L' f. Cul a fafa.c.d SqP. �' Tp u, . nep ,a.e•.r•r T.a.Pn Y.w• 1T-:a• d ae a wft. d Sup. =Ile Aryq...Na.Ma.}.. MA. el..• C-**P +y :-Y POT P.. sm" N,,.F\ a Q.ae ri.ay. 0 to a SD• SSF Sv" D<.w.+u..aa S $ w . T Pww vb— R, . xp.tfcP.' . D.,aa e.rl. lArurf•.ue F..lY LP<1+ !wap� C4.CF/lW.^ w w I r-1a' :14 P6T PDT ea P—Spw Fa A D..L AOW SP.n Fb L D." ftm P.w SP.n na L D..d 1%00 PEaQashLS mda 1'6 ...was. N.ad W ft A a s' POT W Sp-," PLANT NATOM eCTELIXf • NET. OARLGEL 0110*11111WAL. TPA P�,., -M a:h. saa m a-fD/p se F.l F.P. WA"t— ri JEW -emsWWOW J1rar's e9 md—Le...W5b— e Isms LLL .pr w.! 9r k oRc.n. n S ROT R,.F a =I a A FLa,n. L O..! TYa rS a SD• ow ftk— 2r3r ' POT R.. S '+FL.. & D-W VV j „ �,a .y..sor+0 DAM flno .#a.oa . S POT � SpFx4 WtLLO" GLEN NEW L - UNIT AFAMENT BUILDNIG ryypLF+' x•.,wc.rw� wLmAC TAF.f:aeuL�.c R.aA T� LSE O"M :PF '� •kb Pq'm SETS L4MOSCAPE PLAN Operational Considerations. 11) Infrastructure, Preliminary Engineering indicates the proposed plan fits capacity of existing and proposed sanitary and water systems. 12) Traffic Generation: Road design accommodates the development as proposed, but further improves emergency service via the loop the road, and improves access from Racine Avenue. 13) Potential Nuisances: USE.: Several steps are taken to minimize the impact to the surrounding neighborhood by keeping the proposed development directly adjacent to the existing multi -family structures, The remainder of the site is used to provide substantial green space preservation as a buffer to the single family homes. DAAR Engineering, Inc, Ea4meers - Olannerb - surveyors - A rcNem Building Mass: The proposed structures are intended to enhance the overall Willow Glen Development and be compatible with surrounding neighborhoods. To accomplish this, steps were taken to utilize 4-unit structures, which are more costly versus the more cost efficient standard 8-unit design that produces large scale buildings. See Appendix for5ite plan evolution. Vehicle Lights: Through our neighborhood meetings we learned that headlight glare can sometimes be an issue to the neighbors to the east. To address this, the development plan orientates the new structures so that traffic and garage access is kept internal to the site. This also improves appearance of the development from the subdivision to the East. Property Values: Thee is often concern that multifamily (MF) development will lower property values of nearby single-family (SE) development. While steps have been taken to insure a quality product is constructed and a green buffer in excess of 400 feet is being provided, this concern still might be a consideration. 4ffm of Land E3$y anent SmKes 9 Providing a permanent open space buffer in excesses of 400 feet in width eliminates the public R.O.W. from being improved to a public road in the eastern subdivision. Added to this discussion are the many studies that show multi -family housing has no significant impact on the factors that drive property values. The major lessons from the research. • MF- housing that is well designed and attractive does not adversely affect property values. • There is no discernible difference in price appreciation of SF -homes located near MF- buildings and that of those not located near MF- housing. MI`- housing is a catalyst to improving economic vitality for a community by becoming more appealing to businesses, which, in turn helps increase property values. Storm water Runoff: Downstream flooding problems exist and understandably there is concern that this development would add to the problem. While all downstream flooding can not be solved on this site, the storm water management will substantially reduce the amount of uncontrolled run-off via the installation of a large storm water management pond. The result will reduce the impact to the downstream flooding. DAAR Engineering, Inc. Me of Land Dem0pmenTSernoes Ergineers - Manners - Surveyors - Arcnk)cZ 10 I 1 J l � 1 J f C.T.H, -Y- 1 .. 1 RACINE AVENUE 1 -- - - -- - -- -- ------------- ---- --- - co lb, L�,R1 I-------------------------: r r—cik,w Y 1 is Own �•'R"� ft 1-0 RACINE AVENUE f Et.ry{p _ ---- _ - - --"- i � r 1 r 1 r 1 � 1 � I C.T-H- "Y" RACINE AVENUE r--------------- --------- --� f,-------------------------------- weES[GO V vi VOTERWAN AND TIE EY�'M- LATERALS TO NIEW ww r c f•�+n N ` l ... r C , ------------------- -M � � a. -Is \W wax T""� Lyy rww. *ter.... 1 C.T.H. "Y. f--------------- ------------- h,. RACINE AVENUE f ,. 1 Ei•'�u 1 cs'rl-6ra �' -- CowNECf To EXMT VATERWiNN DROP a VATEaww T.W r14ftsr aw ro zp ,ren iac, i N W E S pgoo STCgv Ewa ruaa 0111181 HIM wmcae+.'T.TE n-n s r..�„ Mn,rtra evert rm .m, EM F n-nu I I 1 1 I I I I I 1 I 1 I Building Design: 14) Materials Stored on Site: None. 1 5) Building Materials: Masonry: Dimensional Brick (min. 50%) Siding: Cement Board Windows: Vinyl Clad `rim: Composite Roofing: Architectural Shingles Patios: Concrete 1 6) Future Expansion: No expansion of dwelling units will be permitted per the zoning ordinance and via developer's agreement. QAAR Engineering, Inc. Office of Land DmOpment Services Engineers - Planners - Surveyors - Atchnet s 13 NOTE: Proposed floor plans are the same for each building; however the roof element is treated slightly different between type 'A' and type W. The locations of each type are noted on this diagram. DAAR Engineering, InC. Engineers - Planne-s - &rueyors - Arch*CLS Olhce Of Laro Devehpment 5ermm is 13 upveeuar IssaN, , 10. 0g 4i 1-1 4 ik A Lom Lc%nmr GAPiQ ra h Leos tAl- } � 1 6 -V 2 COUNP FLOOR PLAN;L" WXLOWrAEM NEW 4 - UKI APARTMENT SiALDIRO Elio 3C) 51VE eLFWAION - TWE A 3 iAC-K ft-e VAION - ryn A rLIF 11 m 0 11 '01 Tl FLUOR PLAN ELEVATIONS G t G�?D�►U17 I�LDDp �'LfW 2 (1-P Nth F:pop c':.AN 1 - I 4 ¢� 3 51M ELF-VAION - TYPE D ¢y p .s6n•_.zs� �S ar�sZ ar��w d YC':PC �a.K •P F} :Tt FCe'ti*C WILLOW GLIM PIEW ✓I - UKIT APARTMENT BUILDING r LI, �snr1r�vr�Jw m�xvrn .mac L"Crah Sr LEN—vi Ya m � rem • •n saw- Iwa--- 3 DAGK F-LE:VA'10N - T4'E-� r3 LSE P.pjxl t p90258 Iaa orr ►fr .. ...--- ......--- --- .... _ FL OOR PLAN ELEVATIONS �j 5 I7LI V!~ 5i ErLe VATIDN !1 .! t: f Other Pertinent Information: 17) A 10% Bonus Request: In accordance with the ordinance an increase of one building, or four units, can be permitted upon recommendation of the Plan Commission. To earn this bonus the owner must include elements that are good for the community and that serve to improve the overall project, QAAR Engineering, Inc. Er+gineers - planners - Surveyors - Archit" in order to earn the bonus of one 4-family building the developer is proposing the following factors., 1) The Developer will improve the appearance of existing multifamily with new siding roof gables, entry features and windows. 2) The Developer will solve a 20 year old flooding problem with the Church Parsonage due south of the development. 3) The Developer will construct new garages for the existing apartments to improve the existing development. 4) The Developer will abandon the use of the eastern most R,O_W. 5) The project utilizes a more costly 4 unit structure versus the more economical standard 8-unit structure which will increase compatibility with the surrounding neighborhood. 6) The project permanently preserves Open Space. P) The development adds significant landscape improvements to provide additional screening to the east and street appearance from Racine Avenue. 8) The Developer will convert the existing apartments from private well to municipal water supply. 9) The bonus units will not exceed any of the lot coverage or usage requirements of the underlying zoning and does not change the development design_ Office of Land Deveropmem Services 17 See next page for material notes. 7 �MVCA WILLOW GLEN AVAP'rAAE;NT VUL VING TRAN M ► ON ek5l-'CA W LCaW 6"N APA42Tf1 FM'r' D,1J1Lt?1NG p V01-H P1?O1'0cZG E�.aVAI ION O-ANCZ5 DAAR Engineering, Inc, Engineers - Planners - Surveyors - Architects Qtke of Land Development Services 18 Ste• -iJ r --"Ar, F )oI ,r' CA WIL! OW GLEN APAPTME NT rUll_ VINCA >�see;oaroe�xrara wsrrt nur -+c c- ror -c :.Tf7�N• • �l�A :!•fib LS'IS••-.. FCts il�PctiG y {�] Kri'1�L 7r'R rC 1.r3 ^PVC wQnti PaTJ�wrti �iN+"� Q �p NC!/C r�wr�e �ln ylfE PG �% �'. W�1r+liC lTP YA:P�A4:N[ n4IrF_ O'F� R?f.TRrwY •J�.� c x re+rr 7 Ex15T'CA M� -OW ca-E-N AF /fTMV NT gull ELLI wr o r I 1 CAR GARAGE ; GEA:.,AAAGE 1 CAR GARAGE 1 CAA GVIAC Q yz: .► p aaof.•.�� Q ac f� N.•a ! ! G' =-LL 4 11hiT `ri1'1 7 GAlWA*— ANP COMNs1..`,Oti •: r f !- 5 TWI"..AL 51M ELE�V — GPP_AZC65 8 GAtZkZ ANP C0MML1NA- 5PACE. — M-5TLE—EVAflON EXISTI110 FALLOW GLEN NEVI GARAGE V14 fFS 6 FACADEIMPROVEMENTS FLOOR PLAN ELEVATIONS ��]j