PCM20051115
CITY OF MUSKEGO
PLAN COMMISSION MINUTES APPROVED
7:00 PM Tuesday November 15, 2005
Muskego City Hall, Muskego Room, W182 S8200 Racine Avenue
Mayor Damaske called the meeting to order at 7:01 p.m.
Those present recited the Pledge of Allegiance.
PRESENT
Mayor Damaske, Alderman Buckmaster, Commissioners Hulbert, Schaumberg, Simpson,
Michalski, Associate Planner Trzebiatowski and Recording Secretary Asti.
ABSENT
Commissioner Stinebaugh
Recording Secretary Asti noted that the meeting was properly noticed on November 9, 2005 in
accordance with the Open Meeting Law.
MINUTES
Commissioner Simpson made a motion to approve the minutes of the November 1, 2005
meeting. Commissioner Schaumberg 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
None.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #P.C. 135-2005 – Approval of a monument sign and an overall signage plan
for the Janesville Road Retail Center located in the NE ¼ of Section 10 (Tax Key No.
2199.999.063 / Janesville Road). This resolution was read by title only. Commissioner
Schaumberg made a motion to approve. Commissioner Hulbert seconded. Commissioner
Michalski recused himself from this item. Petitioner previously received approval for the
location of the monument sign and has now submitted a Master Sign Program. The Master
Sign Program requires the following:
Plan Commission Minutes, continued
November 15, 2005
1 sign per storefront is allowed for each business and shall be limited to the store name
only,
The size of each sign is required to meet City of Muskego requirements, which is equal to
5% of the leased front building elevation area,
Signs must be internally luminated with 13MM neon tubing or LED bulbs and 60 M.A.
transformers. Any outside or front lighting of signage is prohibited,
The material of letter faces must be 3/16” white lexan for center conformity,
Letters are to be made of minimum .040 aluminum returns with finished painted PMS
trimmed with one-inch (1”) trim around the lexan edge. All aluminum surfaces inside
letters will be painted white,
Colors of signs are determined by the individual owners and corporate colors are
permitted,
The following types of signs permitted are:
1. Raceway Mounted
2. Script “signatures”
3. Individual “cut-out” block letter as long as it doesn’t constitute a box sign,
The following types of signs are prohibited:
1. Individual mounted signs
2. Interior and exterior flashing, rotating, and/or moving signs
3. Box signs
Loading Door signs are allowed: No signs or lettering shall be painted directly on the
service doors, but stores having rear service doors on loading courts or service corridors
shall provide a standard sign for these doors, consisting of Tenant’s trade name in 1½”
white Helvetica vinyl letters centered on the door on a vertical line 5’ above the bottom of
the door. No other type or design is permitted.
The monument sign measures ten feet in height and conforms to code requirements. Ten
tenant spaces for signage are proposed within the interior of the monument sign measuring
approximately 3.75 square feet each. A main sign “Janesville Retail Center” will be on the top
of the sign measuring approximately sixteen square feet. The overall sign is 53.5 square feet
and conforms to code requirements. Commissioner Hulbert questioned the monument sign as
it is a departure from any signage previously approved within the last twenty years. Plan
Commission has not approved multiple tenants on signs on the road and he is not in favor of
starting approvals of this type. Commissioner Hulbert is not concerned as much with corporate
identity but objects to putting the tenants on the monument sign. Commissioner Simpson
agreed with Commission Hulbert that the sign could look cluttered. Alderman Buckmaster
would like to place greater discretion on corporate identity. Mayor Damaske stated, as a former
business owner, he feels that the Commission gets too restrictive on signs. He has no problem
with this proposal, and thinks that it is appropriate. He feels that the City should be more
business friendly. Commissioner Hulbert made a motion to amend the resolution to add, BE IT
FURTHER RESOLVED, that the business advertising will be deleted on the monument sign
except for designation of the Janesville Retail Center. Alderman Buckmaster seconded. Upon
a voice vote, the amendment was defeated with a 4-1 vote. Mayor Damaske, Alderman
Buckmaster, Commissioners Schaumberg and Simpson voting No. Commissioner Hulbert
voting Yes. Upon a roll call vote, Resolution #P.C. 135-2005 was ADOPTED unanimously with
Commissioner Michalski abstaining.
RESOLUTION #P.C. 131-2005 – Approval of a Building, Site, and Operation Plan for two-
family residential structures on Lots 3 & 8 of the Northfield Green Subdivision located in the SE
¼ of Section 3 (Tax Key Nos. 2172.013 & 2172.018). This resolution was read by title only.
Commissioner Schaumberg made a motion to approve. Commissioner Hulbert seconded.
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Plan Commission Minutes, continued
November 15, 2005
Petitioner proposing to construct two (2), two-family residential structures on Lots 3 and 8 of the
Northfield Green Subdivision. The same unit will be constructed on each lot. Due to the area
being part of the Moorland South Design Guide, Plan Commission must review the structures to
ensure that the design guide requirements are being met. The Building, Site and Operation
Plan submitted contained site plans, surveys, landscape plans, floor plans and building
elevations. The building is governed by the Moorland South Design Guide, which calls for
craftsman or prairie style architecture. The structure includes architectural elements such as
lower pitched roofs, tapered columns, shake material in the gables, decorative paneling with
louvers within the front gable and prairie style windows. The building elevations do not contain
50% masonry product as required. The main concern being with the rear elevation which does
not contain any masonry materials. Commissioner Hulbert proposed to add more craftsman
elements on the back of the building or add masonry. He would like to see more four sided
architecture. Commissioner Michalski would like to see the eaves deeper than the twelve
inches along with additional masonry especially on the rear elevation. Suggestions were given
to the petitioner to include a little more creative use of craftsman influence in accordance with
the Moorland South Design Guide. Mr. Todd Mueller of RJM Builders, addressed the
Commission stating that the back of the buildings did not face a visible area. The design was
based on the existing development in this area which does not have masonry wrapped around
the buildings. Petitioner suggested some ideas to improve the buildings would be to do an
eyebrow roof, repeat louver in back and on sides of the buildings in lieu of additional masonry
which would be a financial burden to this project. Commissioner Hulbert made a motion to
defer this item to allow staff to view the existing development and review prior approvals as to
why some buildings were not required to have brick and to allow the petitioners time to resubmit
revised plans. Commissioner Michalski seconded. Upon a voice vote, Resolution #P.C. 131-
2005 was DEFERRED unanimously.
RESOLUTION #P.C. 132-2005 – Approval of a Building, Site, and Operation Plan for two-
family residential structures on Lots 4 & 7 of the Northfield Green Subdivision located in the SE
¼ of Section 3 (Tax Key Nos. 2172.014 & 2172.017). This resolution was read by title only.
Commissioner Schaumberg made a motion to approve. Commissioner Hulbert seconded.
Associate Planner Trzebiatowski stated that this item is similar to the previous resolution.
Petitioner proposing to construct two (2), two-family residential structures on Lots 4 and 7 of the
Northfield Green Subdivision. As before, the same unit will be constructed on each lot. It is a
slightly different building style, with a lot of the same basics. This design used slightly different
colors, however, staff would like to see a greater variance within the proposed colors. The
structure includes architectural elements such as lower pitched roofs, boxed columns, shake
material in the gables, and prairie style windows. Due to staff recommendations, the developer
has already submitted changes to their elevations. However, the buildings do not contain 50%
masonry. Commissioner Hulbert stated the overhangs are bigger, but the back side is an
issue. Commissioner Michalski has the same comments as before. The eaves are small,
porches are small, looks like the roof is in front of the gables and the masonry is an issue. He
suggested that the gables come down closer to be more like the craftsman style.
Commissioner Hulbert made a motion to defer. Commissioner Michalski seconded. Upon a
voice vote, Resolution #P.C. 132-2005 was DEFERRED unanimously.
RESOLUTION #P.C. 133-2005 – Approval of a Building, Site, and Operation Plan for two-
family residential structure on Lot 5 of the Northfield Green Subdivision located in the SE ¼ of
Section 3 (Tax Key No. 2172.015). This resolution was read by title only. Commissioner
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Plan Commission Minutes, continued
November 15, 2005
Schaumberg made a motion to approve. Commissioner Hulbert seconded. Petitioner
proposing to construct one(1) two-family residential structure on Lot 5 of the Northfield Green
Subdivision. The Building, Site and Operation Plan submittal contained site plan, landscape
plan, floor plans and building elevations. The building appears to meet the zoning requirements
for this district. This development is governed by the Moorland South Design Guide, which calls
for craftsman or prairie style architecture. This structure has lower pitch roofs, tapered box
columns, brick column like corners, arched cedar trim elements around the main entry and
extended overhangs. However, the building elevations do not contain 50% masonry product.
Commissioner Michalski felt that this petitioner did a good job on the use of the craftsman
architecture. The porches are larger, gables more pronounced, brick wrap around on sides are
higher. He would prefer additional brick if the structure faces a public road. Dave “Koz” from
TDI Architects addressed the Commission stating that in order to expedite this development,
they tried to incorporate all of staff’s comments in the design. Landscaping plays an integral
part in the design of the building due to the exposed basement. Their design is reacting to the
marketplace. Associate Planner Trzebiatowski wanted to clarify that the Commission will be
looking for some changes on all buildings that have been presented. Commissioner Hulbert
made a motion to defer. Commissioner Michalski seconded. Upon a voice vote, Resolution
#P.C. 133-2005 was DEFERRED unanimously.
RESOLUTION #P.C. 134-2005 – Approval of a Building, Site, and Operation Plan for two-
family residential structure on Lot 6 of the Northfield Green Subdivision located in the SE ¼ of
Section 3 (Tax Key No. 2172.016). This resolution was read by title only. Commissioner
Hulbert made a motion to approve. Commissioner Michalski seconded. As in prior resolution,
the same developer is proposing to construct one(1) two-family residential structure on Lot 5 of
the Northfield Green Subdivision. The structure contains the same architectural elements as in
previous resolution. Commissioner Michalski stated that he liked the previous version better.
The use of masonry on the previous submittal was better. Some of the elements proposed on
the first submittal could be used on this building to make it look better. Commissioner
Simpson made a motion to defer. Commissioner Hulbert seconded. Upon a voice vote,
Resolution #P.C. 134-2005 was DEFERRED unanimously.
RESOLUTION #P.C. 136-2005 – Approval of an amended Building Site and Operation Plan
The Crossings at Tudor Oaks located in the SE ¼ and SW ¼ of Section 12 (Tax Key Nos.
2207.999 & 2207.999.002 / McShane Drive). This resolution was read by title only. Alderman
Buckmaster made a motion to approve. Commissioner Schaumberg seconded. Tudor Oaks
received conceptual approval for phases of future development including extensive demolition
and redevelopment. Greystone Developers submitted Building Site and Operation Plans
including building elevations, surveys, site plans, grading plans, utility plans, a colored
rendering and perspective, and an executive summary that includes a market analysis,
redevelopment strategy, and details of the design, development and construction process.
Currently, the site includes 181 independent living apartments, 16 assisted living units and a 61
bed health center all within an interconnected structure containing a commons and 7 wings.
Parking includes outdoor and indoor stalls. There are two access points off of McShane Drive.
The site is naturally landscaped and includes many acres of open space. The new plans are
to be completed in one phase and consist of:
Demolish Wings A, C and E of the independent living
Demolish 6 enclosed garage structures on the west end of the site totaling 28 enclosed parking
stalls
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Plan Commission Minutes, continued
November 15, 2005
Demolish various parking and access ways
Maintain the health center, central commons area, and Wings D, F, and G of the existing
independent living
Develop new wings of independent living apartments and cottages
Develop new assisted living apartment wings
Develop new memory support assisted living apartment wings and renovate existing (Wing B)
Develop new commons and renovate the existing commons
Add new parking (And garages), stormwater, utilities, and landscaping throughout the site
The original Planned Development District has had a recorded Subdivider’s Agreement that
details the provisions of the development. This agreement can be used to determine if a
substantial change to the original OPD is warranted. The agreement states that Tudor Oaks
shall have:
No more than 50 single-family home sites south of McShane Road
No more than 300 apartments and a 60 bed health care facility
A par 3 golf course (8 hole)
Approximately 80 acres of open space, including the golf course
The proposed amendment is to demolish and reconstruct certain wings of the facility and to
renovate certain wings of the facility resulting in the following:
A total of 8 single-family cottages south of McShane Road
A total of 267 apartments (86 Existing remodeled Independent Living Units, 137 New Independent
Living Units, 36 New Assisted Living Units, and 16 New Memory Care units)
Maintaining the existing health care facility beds
Maintain the golf course as need be
Maintain approximately 96.57 acres of open space (86.8% of the total parcels)
The new structures are one to three stories. The current structures already exceeded code
requirements and this was allowed due to being in the Planned Development District. The
City’s Fire Department officials have met with the developers to insure that the infrastructure is
in place to meet fire codes. Alderman Buckmaster stated that this was an excellent submittal.
However, he would request a letter or opinion from the Fire Department basically stating how
this three story development will impact fire services now and in the future. He has a concern
that a new fire truck may be requested in the near future for this development. Mayor
Damaske stated that he believed that Tess Corners would be asking for a ladder truck, but for
one that is smaller than what Muskego Fire Department has now.
Mr. Bud Green, Greystone Communities representing American Baptist Homes of the Midwest,
stated that at conceptual approval a three story structure was proposed along with several two
story structures. At the conceptual level there were discussions that the Fire Department may
have some issues with the proposal, but he is not aware that the Fire Department would not
have equipment to service this facility. Lengthy discussion took place regarding the issue of
having the proper fire equipment or the possibility of a future request to purchase additional fire
trucks.
Mr. Robert Inhoff, President / CEO, of American Baptist Homes of the Midwest, addressed the
Commission that Tudor Oaks has been a long standing member of the community and he
wants to continue to have this facility be a community resource. In Wisconsin there is some
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Plan Commission Minutes, continued
November 15, 2005
discussion regarding properties such as this, where parts of the property might be subject to
real estate taxes. This is still an unanswered question, where there are zero taxes being paid
on
real estate there is a potential to have a possible tax base for part of the property. So there
may
be some offsetting revenues. However, he is not looking to the City to subsidize this kind of
process. He would like to contribute their fair share for utilizing fire equipment if necessary.
Mr. Inhoff is willing to sit down and possibly look at making a fair payment in lieu of taxes should
the property not be subject to taxes. He wants to work with the City.
Commissioner Hulbert made a motion to defer this item to allow Mayor, members of the Fire
Department, Public Works and petitioner to meet and discuss the fire protection issues.
Alderman Buckmaster seconded. No vote was taken. Commissioner Hulbert retracted his
original motion and made a motion to defer and recommend to Common Council that this is not
a substantial change to the original OPD. Alderman Buckmaster seconded. Upon voice vote,
Resolution #P.C. 136-2005 was DEFERRED unanimously.
NEW BUSINESS PLACED ON FILE
DOCKET #P.C. 068-2005 – Approval of a two lot Certified Survey Map for the Posbrig
property located in the SW ¼ of Section 24 (Tax Key Nos. 2240.997 and 2243.992.001 /
Parker Road).
DOCKET #P.C. 086-2005 – Approval of a Preliminary Plat for Rustic Trails Subdivision
located in the SE ¼ of Section 7 (Tax Key No. 2188.999 / Field Drive).
DOCKET #P.C. 129-2005 – Approval of a Conceptual Plat and a Recommendation to
Common Council to rezone land from RSM Multiple Family Residence and B-4 Highway
Business District to RSM/OPD Multiple Family Residence with a Planned Development
Overlay District for the Muirfield Condominium project located in the SE ¼ of Section 30 (Tax
Key Nos. 2258.996 and 2264.999 / Hwy 36).
MISCELLANEOUS BUSINESS
Cancellation of meeting during the upcoming holidays. Associate Planner Trzebiatowski
requested input from the Commissioners regarding the holiday meeting schedules. It was the
consensus of the Commission to cancel the December 20, 2005 and the January 3, 2006
meetings. It was determined that if major issues need to be addressed, or urgent items are
submitted to staff, the January 3,2006 meeting may be held.
ADJOURNMENT
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Plan Commission Minutes, continued
November 15, 2005
Commissioner Hulbert made a motion to adjourn at 9:10 p.m. Commissioner Michalski
seconded. Upon a voice vote, motion carried. With no further business to come before the
Commission, the meeting was adjourned.
Respectfully submitted,
Sandra S. Asti
Recording Secretary
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