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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 PAGE 2 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. PAGE 3 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 PAGE 4