PCM20061121
CITY OF MUSKEGO
PLAN COMMISSION MINUTES APPROVED
6:00 PM Tuesday November 21, 2006
Muskego City Hall, Muskego Room, W182 S8200 Racine Avenue
Mayor Johnson called the meeting to order at 6:00 p.m.
Those present recited the Pledge of Allegiance.
PRESENT
Mayor Johnson, Alderman Buckmaster, Commissioners Hulbert, Schaumberg, Burke,
Stinebaugh, Plan Director Muenkel and Recording Secretary Asti.
ABSENT
Commissioner Michalski
Recording Secretary Asti noted that the meeting was properly noticed on November 17, 2006 in
accordance with the Open Meeting Law.
MINUTES
Commissioner Schaumberg made a motion to approve the minutes of the November 7, 2006
meeting. Commissioner Hulbert seconded. Upon a voice vote, motion to approve the minutes
was adopted unanimously.
OLD BUSINESS FOR CONSIDERATION
None.
OLD BUSINESS SCHEDULED FOR DEFERRAL
RESOLUTION #P.C. 102-2006 – Approval of a Preliminary Plat for the Stagecoach Trail
Subdivision located in the NW and NE ¼ of Section 18 (Tax Key Numbers 2229.989, 2229.995,
2229.996, 2229.995.001, 2229.997, 2230.999, part of 2230.995, 2230.999.001, 2230.999.002,
2229.998, & part of 2187.998) / Crowbar and Hillendale Drive). This item was on the floor and
deferred. Commissioner Schaumberg made a motion to Defer. Commissioner Hulbert
seconded. Upon a voice vote, Resolution #P.C. 102-2006 was DEFERRED unanimously.
CONSENT BUSINESS
Commissioner Stinebaugh made a motion to ADOPT Resolutions #P.C. 129-2006, and #P.C.
130-2006 engross. Commissioner Burke seconded. Upon a voice vote, the motion passed
unanimously.
RESOLUTION #P.C. 129-2006 - Approval of an Extraterritorial Certified Survey Map for the
Sims property located in the SE ¼ of Section 13 in the Town of Waterford. Resolution #P.C.
129-2006 was ADOPTED unanimously.
RESOLUTION #P.C. 130-2006 - Approval of an Extraterritorial Preliminary Plat for the
Woods of Still Water Subdivision located in the NW ¼ of Section 13 and the NE ¼ of Section
14 in the Town of Waterford. Resolution #P.C. 130-2006 was ADOPTED unanimously.
Plan Commission Minutes, continued
November 21, 2006
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #P.C. 125-2006 - Recommendation to Common Council to rezone two (2)
properties from A Agricultural District to RSA Attached Single Family Residence District and a
2010 Comprehensive Plan Map Amendment from Agricultural and Open Lands to High Density
Residential located in the SE ¼ of Section 18 and the SW ¼ of Section 17 (Tax Key Nos.
2232.980 & 2232.981 / Hillendale Drive). This resolution was read by title only. Commissioner
Stinebaugh made a motion to approve. Commissioner Schaumberg seconded. Plan Director
Muenkel stated that the petitioner is requested a rezoning from A Agricultural District to RSA
Attached Single Family Residence District. The proposal requires a 2010 Plan Amendment
from Agricultural and Open Lands to High Density Residential. A conceptual plan has been
submitted showing sixteen 8-units and one 2-unit multiple family structures for a total of 130
units, which is allowed under the RSA zoning. There would be one access off of Hillendale
Drive. The structures are set back on the east end of the property outside of the delineated
wetlands. The parking exceeds the City’s ordinances and approximately 73% of the land will be
open space. Petitioner intends on preserving the open space by adding prairie grasses and
flowers. Petitioner proposing “senior only” condominiums. No building elevations were
submitted. The lands to the west and south are zoned and used agriculturally. Properties to
the north are directly off of Janesville Road and are zoned and used for higher density
residential and commercial business. The 2010 plan calls fro Agricultural and Open Lands
uses consistent with a parcel density of 1 unit per 2.75 acres and the 2010 plan would need to
be changed as part of the proposal to high density residential uses. A Public Hearing was held
on November 14, 2006 before the Common Council and the minutes were placed before each
Plan Commission member. Staff has recommended denial based solely on the
Comprehensive Plan. The Common Council and the Plan Commission reviewed the
Comprehensive Plan Map in detail within the last year and did not change anything in this area.
Ms. Gayle Schmitt, petitioner, approached the Commission stating that the location of the
property has a Janesville Road address and is located south of the True Value Store and
Rozman Pet Store. Properties to the north are multi-family, high density residential along with
mixed uses. Recently she has been finalized into MMSD so the property will be served by City
sewer and will also have City Water. Ms. Schmitt feels there is a gap in the real estate
inventory for available housing for seniors and there is a market demand to keep seniors in
Muskego. The development is 30 acres with 5.25 acres of wetlands which will be turned into a
botanical garden. The existing landscape screening will be preserved as much as possible.
Ms. Schmitt showed a painting of the proposed landscaping. The units will start at 1350
square feet to 1850 square feet with the largest units being 2250 square feet and will be in the
$300,000 price range.
This is a good transition and would be a wonderful addition to Muskego.
Alderman Buckmaster asked if this is the right fit at the right time in the right place. Since 1997
to present it has been very clear that this area will not be adjusted or deviate from the current
Comprehensive Plan. The Aldermen have looked at parts of the Comprehensive Plan and only
modified two areas. Nothing has been brought forward to change the Comprehensive Plan.
Lengthy discussion took place regarding the history of proposals brought forward in the past.
Alderman Buckmaster stated that the petitioner has not convinced him that this area could
support this type of development. Perhaps in the future, but at this time he does not support to
override the Comprehensive Plan for this proposal.
Commissioner Hulbert interjected that the homes south of this property are single family homes
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Plan Commission Minutes, continued
November 21, 2006
on large lots and he wishes to keep it that way. The people in that area have said they wanted
to keep the current densities. Even though the plan looks good he cannot support this density,
it is not acceptable. He stated that he is happy that the Common Council has taken a cautious
well-thought-out approach to the Comprehensive Plan.
Mayor Johnson noted that in looking at the history of this property, the petitioner received full
rezoning and preliminary plat approvals for a twelve lot conservation subdivision. Ms. Schmitt
stated that the proposal was withdrawn. Mayor Johnson said that he has spent numerous
hours in the past several months talking with citizens and much of the focus has been that they
want the Comprehensive Plan to be followed. He thinks this is an area that needs to be
preserved in the rural atmosphere. Senior housing is great and we need more, however, not in
this area. The previous plan submitted for a twelve lot subdivision would be a good fit for this
area. This development does not enhance the Comprehensive Plan. Upon a roll call vote,
Resolution #P.C. 125-2006 was DENIED unanimously.
RESOLUTION #P.C. 128-2006 - Recommendation to Common Council to approve Tax
Incremental Finance District Guidelines for the City of Muskego. This resolution was read by
title only. Commissioner Stinebaugh made a motion to approve. Commissioner Hulbert
seconded. Plan Director Muenkel reported that the Community Development Authority has
directed staff to bring forward TID Guidelines that the City can adopt to direct developers
when a request for TID financing is requested. The CDA has recommended approval of the
guidelines to Common Council and staff is requesting input from the Plan Commission prior to
Common Council review. The guidelines provide the City’s objectives for use of a TID, the
costs that qualify for a TID, the basic and desired qualifications for a TID, how a TID proposal
will be evaluated and the Application Process. The guidelines recommend to keep TID at 15
years or smaller to get the proposed development back on the tax roll as quickly as possible.
Also recommends that a developer put up at least an 8:1 ratio of developer dollars to City
requested dollars. The TID be paid out to a developer after the development is complete and
that the taxes are being paid back. Plan Director Muenkel reiterated that these are only
guidelines, and each proposal will be reviewed on a case by case basis.
Mayor Jonson said that he read them and feels they are a good set of guidelines for the City
and developers. Alderman Buckmaster requested that Plan Director Muenkel explain to the
Plan Commission the actual process from the time that the proposal goes to the Community
Development Authority and when the Plan Commission gets involved. Plan Director Muenkel
went over the entire process of reviewing bodies. Commissioner Stinebaugh asked who the
City financial consultants were and what type of numbers they provide. Again, Director
Muenkel explained the information that is requested of and given from the consultants.
Commissioner Stinebaugh made a motion to Defer this item to allow the Commissioners to
review guidelines until the next meeting. Commissioner Hulbert seconded. Upon a voice
vote, Resolution #P.C. 128-2006 was DEFERRED unanimously.
NEW BUSINESS PLACED ON FILE
No action intended for these items. The following will be placed on an agenda as a
resolution at a future meeting.
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Plan Commission Minutes, continued
November 21, 2006
DOCKET #P.C. 088-2006 - Approval of a Certified Survey Map for the Zurawski property
located in the SW ¼ of Section 24 (S94 W13826 West Ryan Road / Tax Key No. 2255.983).
DOCKET #P.C. 089-2006 - Approval of a Certified Survey Map for the Herda property
located in the SW ¼ of Section 24 (S94 W13724 West Ryan Road / Tax Key No. 2255.982).
DOCKET #P.C. 122-2006 – Approval of a four lot Certified Survey Map for the Birkley
property located in the NE ¼ of Section 14 (Tax Key No. 2213.984 / Durham Drive).
DOCKET #P.C. 123-2006 – Approval of a three lot Certified Survey Map for the Birkley
property located in the NE ¼ of Section 14 (Tax Key No. 2213.984 / Durham Drive).
DOCKET #P.C. 131-2006 - Approval of a Sketch Land Division for a property located in the
NW ¼ of Section 7 (W219 S7198 Crowbar Drive / Tax Key No. 2186.998).
DOCKET #P.C. 132-2006 - Approval of a BSO Amendment for the C.I. Banker Wire & Iron
Works located in the SE ¼ of Section 17 (S84 W19120 Enterprise Drive / Tax Key No.
2228.999.005).
MISCELLANEOUS BUSINESS
None
ADJOURNMENT
Commissioner Hulbert made a motion to adjourn at 7:06 p.m. Commissioner Stinebaugh
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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