PCM20060516
CITY OF MUSKEGO
PLAN COMMISSION MINUTES APPROVED
7:00 PM Tuesday May 16, 2006
Muskego City Hall, Muskego Room, W182 S8200 Racine Avenue
Mayor Damaske called the meeting to order at 7:31 p.m.
Those present recited the Pledge of Allegiance.
PRESENT
Mayor Damaske, Commissioners Hulbert, Schaumberg, Simpson, Stinebaugh, Michalski, Plan
Director Muenkel and Recording Secretary Asti.
ABSENT
Alderman Buckmaster
Recording Secretary Asti noted that the meeting was properly noticed on May 11, 2006 in
accordance with the Open Meeting Law.
MINUTES
Commissioner Stinebaugh made a motion to approve the minutes of the May 2, 2006 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
RESOLUTION #P.C. 014-2006 – Approval of a Conceptual Subdivision Plat for the DeBack
Property to be known as Crystal Lake Addition #1 located in the SE ¼ of Section 32 (Tax Key
No. 2287.999). This resolution was on the floor and deferred. Commissioner Hulbert made a
motion to Defer. Commissioner Simpson seconded. Upon a voice vote, Resolution #P.C. 014-
2006 was DEFERRED unanimously.
CONSENT BUSINESS
Commissioner Schaumberg made a motion to Adopt Resolutions #P.C. 077-2006, #P.C. 078-
2006 and #P.C. 079-2006 engross. Commissioner Hulbert seconded. Upon a voice vote, the
motion passed unanimously.
RESOLUTION #P.C. 077-2006 – Approval of an amended Building, Site, and Operation Plan
for the Muskego Partner property located in the NW ¼ of Section 10 (Tax Key No.
2198.984.001 / NW Corner of Janesville Road and Parkland Drive). This resolution was
ADOPTED unanimously.
RESOLUTION #P.C. 078-2006 – Approval of a two lot Certified Survey Map for the City of
Muskego property located in the NW ¼ of Section 10 (Tax Key No. 2198.991/ Janesville Road).
This resolution was ADOPTED unanimously.
Plan Commission Minutes, continued
May 16, 2006
RESOLUTION #P.C. 079-2006 – Approval of an amended Building, Site, and Operation Plan
for the Durham Hill Auto located in the NE ¼ of Section 25 (Tax Key No. 2257.982.002 / S98
W12578 Loomis Drive). This resolution was ADOPTED unanimously.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION #P.C. 063-2006 – Recommendation to Common Council for various 2010
Comprehensive Plan Map Amendments. Commissioner Hulbert made a motion to approve.
Commissioner Stinebaugh seconded. Director Muenkel stated that staff has been directed by
the Committee of the Whole to prepare various 2010 Comprehensive Plan map amendments.
A Public Hearing was held on May 9, 2006. Basically, staff was directed to amend the current
map and to reduce the amount of categories. The residential categories were reduced from six
to four major areas. The first area is south of Woods Road to just west of Bass Bay. Currently,
the area is medium density residential and the proposal is to change this entire area to rural
density residential. Main reason being to ensure higher density development does not occur
next to environmental areas of Big Muskego Lake. The second area is north of Big Muskego
to east of Bass Bay. This area is currently zoned medium density residential and proposed to
change entire area to low density residential. Main reason being to ensure higher density
development does not occur next to environmental areas of Big Muskego Lake. The third
area is along west portion of Lake Denoon. This area is currently zoned medium density
residential and proposed to change entire area to rural density residential. Main reason being
to ensure higher density development does not occur next to environmental areas of Lake
Denoon. The fourth area is north of Highway 36 to Thode Drive. The proposal is to change
the area west of the golf course along Thode Drive from agricultural to medium density
residential. The area directly north of Thode Drive to be low density from agricultural. Lastly, to
change the multi-family area along Highway 36 to mimic the zoning in the area of commercial
and multi-family. These changes would allow for better control of future development. Director
Muenkel went over the areas that were mentioned during the Public Hearing and the concerns
from residents and Aldermen. In area 1 properties northeast along Woods Road are
agricultural fields and are zoned for RS-3 residential development. The residents would like to
keep that current zoning. Discussion at the public hearing for the parcel of land that was going
to develop as Clear Water Estates was split with the landowner wanting to keep the plan as is
and surrounding residents wishing to have it changed. Area #2 along Durham Drive and
Mystic in the northeast corner of Durham would like to keep this medium density instead of low
density. This parcel is between two developments with the medium density zoning. In area #4,
the Alderman felt that the Comp Plan should not change in this area. She would like the
amendment to refer back to the old plan showing agriculture and open spaces but still
mimicking commercial zoning. Residents would like to keep the multi-family in place. Director
Muenkel pointed out that the council representative was not present at the meeting and asked
the Plan Commission if they wish to defer as some of the Aldermen are still trying to resolve
issues of concern. Commissioner Stinebaugh felt that this was significant that Alderman
Buckmaster was not at this meeting and it would be in the best interest to defer this item
tonight. Commissioner Hulbert shared the same concern, this should go back to Common
Council and have the Aldermen discuss items before Plan Commission makes a
recommendation. Commissioner Hulbert made a motion to Defer. Commissioner Michalski
seconded. Upon a voice vote, Resolution #P.C. 063-2006 was DEFERRED unanimously.
PAGE 2
Plan Commission Minutes, continued
May 16, 2006
RESOLUTION #P.C. 070-2006 – Approval of a Building, Site, and Operation Plan for
Maritime Savings Bank located at the former Burger King property in the SW ¼ of Section 10
(Tax Key No. 2199.999.002 / S74 W17095 Janesville Road). This resolution was read by title
only. Commissioner Stinebaugh made a motion to approve. Commissioner Hulbert seconded.
Petitioner proposing to construct a new two story bank with leased office space at the Burger
King property on Janesville Road. The Burger King structure would be razed. The site will
have twenty-five foot wide two-way driving lanes throughout the site with two access points that
are allowed by easement from the Pick N’ Save and retail center properties. There is no direct
access off Janesville Road. Refuse enclosure will be located on the southeast portion of
property. The site will include a defined access path to the existing walking path along
Janesville Road. The site will be curbed throughout. An extensively landscaped courtyard
surrounds the main structure. There are 45 proposed parking stalls which meet code
requirements. A photometric plan has been submitted. Per the City’s General Design guide,
the pole light bulbs must be high pressure sodium instead of the proposed metal halide bulbs.
Signage includes a monument sign at the northwest corner of site. Wall signs will exist on the
north, south, and east facades. The monument sign has an area for a one line LED reader
board. The LED sign is allowed with the stipulation for one message each day, no scrolling.
The landscape plan has been approved by the City Forester. The building is governed by the
Downtown Design Guide and General Design Guide and does meet requirements of these
guides. This property is within the Redevelopment District #2 , the Community Development
Authority has reviewed the plans and approved as submitted. Commissioner Michalski asked
about the screening of the mechanicals and the location of the gas and electric meters. Mr.
David Krummel, from The Albion Group, responded that the mechanicals will be located on the
roof and screened by a parapet wall. The gas and electric meters will be located on the
southwest corner of the building. Commissioner Hulbert commented that he has noticed a
difference in brightness on some of the reader boards in the City. Staff will check on
specifications of LED lights for the Zoning Code. Upon a roll call vote, Resolution #P.C. 070-
2006 ADOPTED unanimously.
RESOLUTION #P.C. 071-2006 – Approval of a Building, Site, and Operation Plan and
Conditional Use Grant for a gas station convenience store located in the NE ¼ of Section 25
(Tax Key No. 2257.997 / W125 S9706 North Cape Road). This resolution was read by title
only. Commissioner Hulbert made a motion to approve. Commissioner Schaumberg
seconded. A Public Hearing on the item was held prior to the start of the Plan Commission
meeting. Petitioner is proposing to construct a 3,000 square foot gasoline service station
located on the northeast corner of North Cape and Highway 36. The station will have five
dispensing pumps and one bay automatic car wash. The proposal does meet the requirements
of the Durham Hill Design Guide. There is one access off North Cape Road. The access is
restricted by Waukesha County. In each plan packet was a letter from Waukesha County
advising that the access meets the site distance requirements for the county highway.
Petitioner is requesting hours of operation to be from 5 a.m. to midnight daily. Petitioner has
also requested that if business demands, he would like to extend hours of operation. The
resolution is written to restrict the car wash hours of operation between 11 p.m. and 6 a.m. No
outdoor sales will be allowed on the property. The dumpster enclosure is located on the north
central portion of property behind the carwash and will be screened by extensive landscaping.
Petitioner will be required to submit a semi-fueling plan to the Planning Department for review
and approval prior to building permits being issued. The lighting plan meets the requirements
of the Durham Hill Design Guide. Landscaping plan has been approved by the City Forester.
The design of the
PAGE 3
Plan Commission Minutes, continued
May 16, 2006
structure meets the intent of the Durham Hill Design Guide with four sided architecture and a
strong modern agrarian theme. The building has 50% masonry, building colors shown as earth
tones, and extensive rooflines with different architectural elements including cupolas and
modern agricultural influences. Lengthy discussion ensued focusing on traffic being the main
issue of concern. Consensus of the Commission feels that the building looks good, however
traffic must be addressed. Suggestions mentioned to elevate concerns were reducing the
speed limit, and adding turning lanes. Mr. Steve Nikolas, petitioner’s representative, requested
to meet with the engineering staff to aid in meetings with the County and the State. During
discussion, it was mentioned that in the past, approval was given for a similar proposal and at
that time a traffic study was completed. Staff will research files to review the study. Another
item of concern is the car wash. Suggestions were given to keep the doors closed and reduce
hours of operation to 9:30 or 10:00. Commissioner Hulbert made a motion to defer this item to
allow petitioner to work with staff and County to resolve the issues. Commissioner Michalski
seconded. Upon a voice vote, Resolution #P.C. 071-2006 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.
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. 022-2006 – Approval of a Final Plat for Denoon Country Estates North
Subdivision located in the SW ¼ of Section 30 (Tax Key No. 2279.993 / Crowbar Drive).
DOCKET #P.C. 056-2006 – Approval of a Certified Survey Map for the Anderson property
located in the NW ¼ and the NE ¼ of Section 12 (Woods Road / Tess Corners Drive).
DOCKET #P.C. 058-2006 – Approval of a Certified Survey Map for the James property
located in the NW ¼ of Section 14 (Mystic Drive).
DOCKET #P.C. 059-2006 – Approval of a Certified Survey Map for the James property
located in the NW ¼ of Section 14 (Mystic Drive).
DOCKET #P.C. 061-2006 – Approval of a Certified Survey Map for the Village at Muskego
Lakes Partnership property located in the NE ¼ of Section 26 (Tax Key Nos. 2261.979.001/
Groveway Lane).
DOCKET #P.C. 062-2006 – Recommendation to Common Council to rezone land from
RCE/OPD Country Estate with a Planned Development Overlay District and A Agricultural
District to RSE Suburban Estate District and A Agricultural District for the Village at Muskego
lakes Partnership property located in the NE ¼ of Section 26 (Tax Key No. 2261.979.001/
Groveway Lane).
PAGE 4
Plan Commission Minutes, continued
May 16, 2006
DOCKET #P.C. 068-2006 –Recommendation to Council for a rezoning from EA/OD
Exclusive Agricultural District with a Duplex Overlay District to A/OD Agricultural District with a
Duplex Overlay District and A Agricultural and approval of a Certified Survey Map for the
Lang property located in the NW ¼ of Section 28 (Parker Drive).
DOCKET #P.C. 069-2006 – Approval of an amended Building, Site, and Operation Plan and
Conditional Use Grant for mini storage at the R.D. Meyer and Associates, Inc. property
located in the NE ¼ of Section 2 (Tax Key No. 2165.998.012 / W145 S6550 Tess Corners
Drive).
DOCKET #P.C. 073-2006 – Approval of a Certified Survey Map for the Field Drive LLC
property located in the SE ¼ of Section 7 (Field Drive).
DOCKET #P.C. 074-2006 – Approval of a condominium plat for the Lakewood Commercial
Center located in the SE ¼ of Section 8 (Tax Key No. 2192.084 / Racine Avenue).
DOCKET #P.C. 075-2006 – Approval of a Final Plat for Oak Ridge Glen Subdivision located
in the NE ¼ and SE ¼ of Section 3 (Tax Key No. 2169.987 / Martin Drive).
DOCKET #P.C. 076-2006 – Approval of a Certified Survey Map for Knudsen II located in the
SE ¼ of Section 5 (Hillendale Drive).
MISCELLANEOUS BUSINESS
Chapter 17 Amendments and New Zoning Mapping. Director Muenkel would like to review
items in detail that have been changed. This should be done when all Plan Commission
members are present. Commissioner Stinebaugh stated that he liked the idea of outlining the
responsibilities of the Plan Commission and Board of Appeals. However, he would like a more
detailed outline of the prerogatives of the Plan Commission. Where the Plan Commission
responsibilities cease and the Board of Appeals responsibilities begin. Due to the length of the
changes, it was decided to separate the Zoning Code into sections. Each section will be
discussed in detail until the entire code has been reviewed.
th
Note: Meeting time on June 6, 2006 is 6:00 PM. Director Muenkel reminded the
th
Commissioners that starting with the next Plan Commission meeting on June 6, the starting
time will be 6:00 P.M.
ADJOURNMENT
Commissioner Hulbert made a motion to adjourn at 8:40 p.m. Commissioner Stinebaugh
seconded. Upon a voice vote, motion carried. With no further business to come before the
Commission, the meeting was adjourned.
PAGE 5
Plan Commission Minutes, continued
May 16, 2006
Respectfully submitted,
Sandra S. Asti
Recording Secretary
PAGE 6