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PCM20071106 CITY OF MUSKEGO PLAN COMMISSION MINUTES approved 6:00 PM Tuesday November 6, 2007 Muskego City Hall, Muskego Room, 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. Fiedler, Commissioners Hulbert, Noah, Burke, Stinebaugh, Jacques, Plan Director Muenkel, Planner Trzebiatowski and Recording Secretary Renk. ABSENT None. Recording Secretary Renk noted that the meeting was properly noticed on October 31, 2007 in accordance with the Open Meeting Law. MINUTES Commissioner Stinebaugh made a motion to approve the minutes of the October 16, 2007 meeting. Commissioner Jacques seconded. Upon a voice vote, motion to approve the minutes was ADOPTED unanimously. PUBLIC HEARING Mayor Johnson read the public hearing notice for the proposed creation of Tax Incremental District #10 in the City of Muskego, the proposed boundaries thereof and the proposed project plan for the tax incremental district. Director Muenkel stated Tax Incremental District (TID) No. 10 is proposed for an area just south of the City of Muskego border at College Avenue on the east and west side of Moorland Road. The TID is proposed to set the stage for future business development in the area, which is zoned for business and commercial use. The TID is proposed to aid the construction of infrastructure, roadways and the construction of a worldwide distribution center for GE Healthcare. The City has included monies to improve Moorland Road with lighting, landscaping and signage to further improve this gateway into the City, and to allow financing for the construction of a water tower in the area to support the development of the Moorland Corridor and the water needs of the surrounding community. Taxes that would go to the school district and county are used to pay for the infrastructure. After the TIF is closed, which is estimated to be 15 years, the tax dollars are then distributed as normal. Director Muenkel introduced Paul Thompson, Hutchinson, Shockey, Erley & Co., who has been working in the City’s interest throughout the TIF process. Mr. Thompson began by asking the question does this development meet the “but for” test, which asks would this development happen without the TID funding. He stated the answer is no, the development would not happen. The development needs water and sewer, which are not available in the area at this time and which are a distance away at a high cost. TID No. 10 will include underground utilities, paving and intersection improvements, landscaping and signage, street lighting and a water storage facility. The project will include a 485,000 square foot building leased to GE Healthcare with a possible addition of 134,000 square feet and another 20 acres for 3 additional lots. The property is valued at 375,000. After full development this area of the TIF will be valued at 54.2 million. The estimated costs for just the GE project are 2.2 million. No money will be invested in the east side of Moorland Road until such time there is a development proposed. The east side is projected to develop after the four-lane road is constructed. A Developers Agreement is required. Included in this agreement is a stipulation that if the tax increments are insufficient on an annual basis to pay principal and interest the developer has agreed to allow a special assessment to be placed on Plan Commission Minutes, continued November 6, 2007 their property to make up any shortfall. There is no change to the zoning, no relocation costs and no non-project costs. Mr. Thompson discussed the impacts of the TID on the schools. The school aid formula is based on a three tier program that provides three levels of aid called Primary Aid, Secondary Aid and Tertiary Aid. All districts receive Primary and most receive Secondary Aid. The Tertiary Aid can be a positive or negative number. In Muskego-Norway it is negative. This results because the equalized value of the District on a per student basis is higher than the statewide average. The amount of negative Tertiary aid is subtracted from the Secondary Aid. Without the TIF the development will increase the negative aid and the school district would lose state aid and would have to increase property taxes by that amount. With a TIF at the time the tax increment district is closed the value of the entire district is put back into the general property tax roll and it will have an impact on the school district. However, whatever the loss in state aids at the time will be spread over a larger tax base. Mr. Thompson stated this is a neutral impact on the school district. Paul Oman, S63 W16495 College Ave – Member of the School Board. Opposed to the use of TIF for water storage and developments. This development will happen at some point. Schools have lost 1.6 million from state aid anyway and property values are going up. Nancy Salentine, W174 S7482 Michi Drive – Move forward with the TID. Other communities want this development, keep it in Muskego. The “but for” really does apply. City of New Berlin wants sewer and water and could come to Muskego for it. The area needs a water tower. The east side will develop and could cut the TID payback in half. Paula Johnson, S72 W14867 Rosewood Drive – Owner of property on southeast corner of College and Moorland. No one wants to develop due to costs and the land is sitting useless. Do the TID now and take advantage of GE wanting to come in. Suzi Link Manson, W172 S7297 Lannon Drive – This is what the TID is designed to do and will add to the tax base. Be careful not to splurge. Widening of Moorland Road is premature, it should be conditioned on development on the east side of Moorland. Questioned if the TID would be pay as you go or traditional. Director Muenkel explained this will be a traditional TID. Under a pay as you go TID the developer would be responsible for everything up front and the City would reimburse as they met the Developers Agreement. Through a traditional TID the City bonds the money to the developer and an agreement is on file for payback. There being no further questions or comments, the Public Hearing was closed at 6:45 PM. PUBLIC HEARING Mayor Johnson read the public hearing notice for a Conditional Use in accordance with Section 14 of the Muskego Zoning Ordinance for the purpose of allowing a structure greater than 50,000 square feet in size located in the NE ¼ & SE ¼ of Section 3 (Tax Key Nos. 2172.851 & 2169.993). Director Muenkel stated Ace Industrial Properties is proposing a Building, Site and Operation plan for GE Healthcare to locate a multi-modal global distribution facility on the west side of Moorland Road just south of College Avenue. The proposal is within the BP-3 zoning district, which requires Conditional Use Grants for any structures proposed greater than 50,000 square feet in size. The structure is proposed at approximately 486,161 square feet. 7,500 square feet will be used for office space and 477,150 square feet for distribution and warehousing space. An additional 134,000 square feet of building is shown on the site plan as potential future building addition. GE Healthcare’s initial operations will employ 90-100 people with future growth adding to that number. General hours of operation are 6:00 AM to 9:00 PM Monday through Friday. PAGE 2 Plan Commission Minutes, continued November 6, 2007 The site plan and the CSM show the proposed GE development within the Muskego Commerce Center. Access to the proposed site is restricted to this property by Waukesha County to the point on Moorland Road shown on the CSM. Waukesha County will not allow access off of College Avenue. The site is proposed to be developed to not overpower the natural amenities. The facility is shown to be built into the hillside and is kept as far from the natural wetlands as possible. Placement of the structure into the hillside is shown to have wide ranging benefits including energy savings that stem from protecting the building from winds, the ability to assemble smaller portions of open space into a larger coherent area along the wetlands, and allowing balanced grading that will minimize the need to import or export fill material. The building being lowered also helps to reduce the impact to neighboring residential properties to the north, west and south and the building size is believed to be reduced as seen from Moorland Road, with the existing tree lines serving as foreground, middle ground and background. Truck docks are found on the north and west facades of the structure and the northern truck docks will be screened from the Moorland Road right-of-way via landscaping. The truck docks will be mostly screened from the surrounding parcels via a large retaining walls with heights of 25 feet. Truck operations will be 20-25 trucks a day entering and exiting the site via Moorland Road. All truck traffic will enter and exit Muskego at Moorland Road. The GE structure is proposed to be constructed of insulated exposed aggregate precast architectural concrete wall panels, with aluminum and insulated glass windows and storefront units. Clerestory windows are shown to help with internal day lighting and exterior appearances and glazing on the windows will be a light green tint and provide high-energy performance. The primary wall material on the building is exposed aggregate architectural precast concrete panels and will have further detail through numerous reveals and areas of smooth texture to break down the building height and to create base, middle, and top conditions. Clear anodized metal detailing will occur within the main entry zone, including sunscreens and canopies. The front entrance will have landscaping along with a prominent water feature. The facades of the structure all have similar use of materials and architecture. The eastern façade, facing Moorland Road, has breakups in the materials with large vertical windows and a few areas of depth change. The north, south and west facades have less detail due to the less prominent position and lack of sightlines. The developers have substantially changed the architecture on the structure since the first submittal. Lighting details have been provided and are in conformance with City guidelines of 0.5 foot-candles at the property lines. The light poles will be 15-20 feet high and are allowed due to the height of the structure being 38-feet. All pole lights will be required to only have a 6-inch bollard base exposure as per the design guides. Landscape plans have been preliminarily reviewed by the City Forester. The landscape plan provides substantial coniferous trees in areas requiring increased screening such as the surrounding residential areas to the south, west and east. There is a note on the plans that the trees will be field placed to help alleviate the burden of the view sheds. Landscaping is shown along the roads into the Commerce Center. Three other building pads are proposed and the landscaping will be installed with the GE site. All rooftop and ground mechanicals shall be screened from view. Compactors and refuse containers are noted to be operated and kept in the interior. This will keep the noise to a minimum. At this public hearing the conditional use grant is being addressed. A CUG is required for any structure greater than 50,000 square feet. Staff feels the developers have addressed the concerns of the CUG. George Erwin, Attorney for Ace Industrial Properties, explained Ace Properties is a national company with its office located in Cudahy. Ace Properties will own the property and will lease to GE PAGE 3 Plan Commission Minutes, continued November 6, 2007 Healthcare. They have looked at a number of sites. Muskego offers low taxes, low crime and access to I43. However the site is substandard. There is no infrastructure to the site. In order to compete with other sites they have looked at the TIF is necessary. Bob Goehner, Briohn Building Corporation, gave a presentation on the site plan and building construction. Mr. Goehner displayed the types of materials that will be used in the construction of the building. Through a 3-D presentation Mr. Goehner emphasized the minimal views from every direction due to the existing tree line and additional coniferous trees that will be planted. The building will be set back and at the closest point to Moorland Road will be 400 feet. The building will be tucked into a hillside with the 50 dock doors facing into the hillside. By doing this the sound transmission and lights will be muted. There will be a signalized intersection for access into the Commerce Center with one frontage road. Parking is located on the east side of the building and will be screened by landscaping. Mr. Goehner explained he has met with the developer of Oakridge Glen and has agreed to add 50 additional pine trees between the two developments. Paula Johnson, S72 W14867 Rosewood Drive - GE is a great company that will not leave tomorrow. Eventually, we will get their tax dollars and other development will follow. Mark Colananni, Global Facilities for GE Healthcare – In final stages of negotiations with Ace Properties for a 10-year lease with options for two 5-year leases. After TIF approval, the lease will be signed. Tracy Bohrer, S63 W16147 College Avenue – Owner of the Gingerbread House, lives in Muskego. In favor of the development. Questioned what will be protecting the view from her building. Mr. Goehner stated pine trees will be added to screen the view of the building and offered to meet on site to discuss the location of the trees at the time of planting. Suzi Link Manson, W172 S7297 Lannon Drive – Questioned the gate and security fence and the type of material that will be used. Mr. Goehner explained there will be a concrete wing wall. At this wall will be a manned gate-house where the trucks will enter. At the other end will be another wing wall with electronic controls for trucks exiting. A cyclone fence will be at the top of the hill along the retaining wall. Paul Oman, S63 W16495 College Ave – Questioned the height of the lighting. Director Muenkel explained the lights will be 15-20 feet, which is not higher than the high school lights. Stated the City needs the development, but there will be no tax benefit for 15 years. As soon as you can close the TIF the better. Kathy Chiaverotti, Chamber of Commerce S74 W16894 Janesville Road – Out of 50 site considerations Muskego was selected. Provides job opportunity and tax revenue. Beautiful building and good site for the size of the building. Welcomed Ace and GE to Muskego. Jim Szalacinski, S78 W20491 Monterey Dr – 33 year retired employee of GE. GE is a good company, has won many awards, and will be a good neighbor. Supports the development. Fred Wehrhahn, W148 S6490 Brookside Dr – Lives east of the development. Supports the development as long as the City pays attentions to the citizens. Concerned with the air quality and infrastructure. Also concerned with the impacts of taxes on senior citizens. Served on Muskego’s Plan Commission under Mayor Gottfried and does not want to see Muskego turn into Franklin or New Berlin. Paul Smith – Questioned if there is anything being considered for energy efficiency. Mr. Goehner stated energy efficient lighting will be installed inside the building with occupancy sensors for areas in the warehouse. The building will be well insulated, low E glass will be used, and the building will be built into the hillside, which cuts down on wind infiltration. PAGE 4 Plan Commission Minutes, continued November 6, 2007 There being no further questions or comments, the Public Hearing was closed at 6:45 PM. NEW BUSINESS FOR CONSIDERATION RESOLUTION #P.C. 106-2007 – Approval of a Four Lot Certified Survey Map, Building, Site and Operation Plan and Conditional Use Grant for Ace Industrial Properties located in the NE ¼ & SE ¼ of Section 3 (Tax Key Nos. 2172.851 & 2169.993 / Moorland Road). Commissioner Stinebaugh made a motion to ADOPT Resolution #P.C. 106-2007. Ald. Fiedler seconded. Director Muenkel explained the resolution is noted with contingencies and the Certified Survey Map updates and site plan updates have been received. The approval of the BSO will stay at Plan Commission, but the TID will go onto Common Council and then to the Joint Review Board before becoming final. Commissioner Hulbert clarified the operating hours of 6AM – 9PM and questioned if there would be truck traffic after 9:00PM. Buddy Harvin, Operating Manager of Ace Industries, stated truck traffic incrementally falls off through the course of the day and traditionally wraps up about 8:00 PM, and there wouldn’t be any trucks until 6:00AM the next morning. Also, trucks will be turned off while docked. Commissioner Noah stated most of his concerns were cleared up, but had one concern with the southwest corner of the property and the nearby residential development. There is a sparse tree line in the area and in the initial proposal there were only 10 trees. Mr. Goehner explained about 50 conifers will be added where the trees are the thinnest at the cul-de-sac to the north edge to help screen the operation. Commissioner Noah also questioned if the pole lighting on south side will be on a timer. Stated he was concerned with the glow from lighting on south side of building. Mr. Goehner agreed it would be possible to change the pole lights to a timer so they would be turned off when not needed. Commissioner Hulbert questioned Wayne Borchardt, developer of Oakridge Glen, if this plan was agreeable to him. Mr. Borchardt explained he is concerned with lot 24 at the eastern cul-de-sac. Mr. Goehner explained the retaining wall will be moved in from the property line, which increased the area between the wall and the lot line and will allow for a 25 foot planting strip with conifers. Ald. Fiedler questioned the height of the conifers. Mr. Goehner stated they will be 8 feet in height along the Borchardt property and there will be no conifers on the site less then 7-feet in height. Mayor Johnson stated during the process of working with the developers he has been impressed with the quality of work and the commitment to working with the neighbors. Ald. Fielder made a motion to AMEND Resolution #P.C. 106-2007 to add: BE IT FURTHER RESOLVED, That 50 conifer trees will be added to the landscape plan and site plan along the Oak Ridge Glen cul-de-sac at the southwest corner of the GE property. BE IT FURTHER RESOLVED, That the retaining wall will be moved in from the property line along lot 3 of the CSM and a 25 foot planting strip with 8-foot high conifer trees will be added. BE IT FURTHER RESOLVED, That the light poles along the south side of the development will be turned off when not needed. Commissioner Noah seconded. Upon a roll call vote Resolution #P.C. 106-2007 was AMENDED unanimously. Upon a roll call vote AMENDED Resolution #P.C. 106-2007 was approved unanimously. RESOLUTION #P.C. 107-2007 – Resolution recommending the creation of Tax Incremental District No. 10 and approval of the proposed Project Plan for the district (Tax Key Nos. 2169.986, 2169.993, 2169.994.001, 2169.999.001, and 2172.851 / Moorland Road just south of College Avenue). Commissioner Stinebaugh made a motion to ADOPT Resolution #P.C. 107-2007. Commissioner Burke seconded. Ald. Fiedler questioned if the four lane construction on Moorland is being required by GE or could it be put off. Director Muenkel explained a traffic impact analysis was completed. PAGE 5 Plan Commission Minutes, continued November 6, 2007 The four lanes will encourage more development and at that point Waukesha County will require a four-lane road. Attorney Erwin explained it makes good business sense to take care of the road now. There is instant increment investment, which will pay 90% of the borrowing. Also, there are three other building sites that will develop with this project. Ald. Fielder questioned the pay as you go method over the traditional method of TID borrowing. Director Muenkel explained under the pay as you go method the developer would maintain the debt and the interest rate would double, which could make the project financially unfeasible. Commissioner Hulbert questioned the need for a four-lane road on Moorland when it will go back down to two lanes in New Berlin. Mayor Johnson explained we have the money to do it now and eventually the eastern side will develop and will be more inviting to developers if the road and lighting are already in. This is an investment in the future of the area. Eventually, New Berlin will expand the road. Commissioner Hulbert questioned if this TID will affect the ability of the City’s borrowing power to do a TID in another area of the City. Mayor Johnson stated the City is only at 16% of its capacity and has 112 million dollars of borrowing power left. Commissioner Stinebaugh stated the City should not appear to be dragging their feet with the four- lane road and this development. Stated he thought poorly of the Tess Corners TIF, but doesn’t feel this is the same situation. Feels with GE coming in first is a good situation and feels only good things will follow. Commissioner Jacques questioned where the water storage facility will be located. Director Muenkel explained on the CSM a lot will be dedicated to the City on the far northern portion of lot 1 in the wooded area. This is included in the developer’s agreement and the resolution. The facility has not been designed yet, but could be a small tower or bulb similar to the one on Hillendale. Any plans will come before the Plan Commission for approval. Upon a roll call vote Resolution #P.C. 107-2007 was ADOPTED unanimously. OLD BUSINESS FOR CONSIDERATION None. OLD BUSINESS SCHEDULED FOR DEFERRAL RESOLUTION #P.C. 089-2007 – Approval of a Two Lot Certified Survey Map for the Michael Lawlis property located in the SE ¼ of Section 11 (Tax Key No. 2204.998 / W145 S7644 Durham Drive). Ald. Fiedler made a motion to DEFER Resolution #P.C. 089-2007. Commissioner Jacques seconded. Upon a voice vote Resolution #P.C. 089-2007 was DEFERRED unanimously. CONSENT BUSINESS RESOLUTION #P.C. 103-2007 – Approval of an additional accessory structure for William Cesar located in the NE ¼ of Section 29 (Tax Key No. 2273.997.002 / W194 S9675 Racine Avenue). Commissioner Jacques made a motion to ADOPT Resolution #P.C. 103-2007. Ald. Fiedler seconded. Commissioner Jacques noted that she drove by the property and construction has already begun on the accessory structure. Mr. Trzebiatowski stated that the Building Department found this work being done without a permit and if denied by Plan Commission the structure would have to be taken down. Upon a roll call vote Resolution #P.C. 103-2007 was ADOPTED unanimously. NEW BUSINESS FOR CONSIDERATION RESOLUTION #P.C. 102-2007 – Approval of a Building, Site, and Operation Plan for Kuehn Enterprise, LLC for a distribution center located in the NE ¼ of Section 17 (Tax Key No. 2225.999.012 PAGE 6 Plan Commission Minutes, continued November 6, 2007 / Mercury Drive and Janesville Road). Commissioner Jacques made a motion to ADOPT Resolution #P.C. 102-2007. Commissioner Noah seconded. Mr. Trzebiatowski explained the petitioner is proposing to construct a 5,795 square foot distribution center in the Muskego Industrial Park at the intersection of Mercury Drive and Janesville Road. Due to a confidentiality agreement the tenant can not be named. One 30-foot straight truck will arrive between 12:00AM and 2:00AM to deliver the product Monday through Sunday. There is a second truck that will arrive Wednesday through Friday between 9:00AM and 11:00AM. All trucks will only be on site for about 15 minutes each to unload, and the trucks will be turned off at these times. Between 2:00AM and 6:00AM there will be 16 delivery drivers in their own vehicles picking up their product for local delivery. Each of these drivers will be on site for about 20-30 minutes. There will be one full-time employee (hours of 2:00AM to 10:00AM) and two part-time “assemblers” only there Fridays and Saturdays from 3:00PM to 5:00PM. The front (northwest) and side (southwest and northeast) building elevations are all similar. The front and side elevations contain a 2 ½ foot high brick belt line (Hanson St. Augustine in color) with the remainder of the elevation being cement board siding (Savannah Wicker in color). The front elevation also includes vinyl shake siding (Desert Sand in color) in the exposed gable roof over the main entry. The brick on the front elevation equals about 26% of the elevation. The southwest side elevation shows about 28% masonry product and the northeast side elevation shows about 25% masonry product. The rear elevation will consist of insulated split face CMU block (100% of the elevation). The CMU on the rear elevation will be painted to match the colors of the rest of the building. Architectural elements such as decorative framed windows, pre-cast concrete sills above the brick line, dimensional shingles, varying colored bands of exterior materials and framed front entry are included. The design of the building is residential in character, which fits well with the residential uses across Janesville Road. This parcel is not a typical industrial parcel due to its location. A commercial and/or residential type look/design appears to be more appropriate here. Staff feels the decreased masonry product is acceptable because of the residential design. The design looks more like a house, which will be sensitive to the residents across the street. A truck dock is recessed into the front elevation. The dock area is covered and contains the same brick and cement board siding as the rest of the front and side elevations of the building. The dock is deep enough to completely contain the truck. There will be minimal use of the truck dock with a maximum of one to two trucks per day. Curbing will be installed on the site. Parking is shown with 10 on site stalls and appears to meet the ordinance parking requirements for industrial uses. A lighting plan has been submitted. There are no freestanding lights. All lights are building mounted and meet the requirements. A landscape plan has been submitted and approved by the City Forester. All mechanicals must be screened or incorporated into the design of the building. All screening must be approved by the Planning Department. No outdoor storage of any type will be allowed on the property. The resolution states that any proposed change of use or user of the building must first receive approvals from the Plan Commission through a BSO Amendment. The City wants to ensure that a new user would still meet the same parking, operational hours and procedures. Staff believes this is a quality development with a design that meets the requirements of the General Design Guide and Zoning Code. Mayor Johnson stated Ald. Melcher and a resident across the street from the proposed building will be allowed to speak. Laura Tesch, S80 W19178 Janesville Road – Lives at the entrance of Lake Forest Subdivision and the entrance to the industrial park. The lights from the docks at the InPro Corporation face her property and are bright. Trucks come in the middle of the night. Concerned about the proposal and PAGE 7 Plan Commission Minutes, continued November 6, 2007 trucks coming in the middle of the night right across from her house. Suggested trucks coming into the back side of the building. Ald. Melcher expressed concern from residents in his district with the operating hours between 12:00AM and 2:00AM and 16 delivery trucks between 2:00AM and 6:00AM and noted the closeness to residential houses. Suggested putting this business inside the industrial park. Opposed to this proposal. Mr. Kuehn explained there will only be one truck and the rest will be cars coming in to pick up and deliver the product. The design of this building will cost more than an industrial type building. The st future development of this site will be an office type user. Tenant is requiring occupancy by April 1. Pete Westin, Design Alliance Architects, added they are committed to this use and should anything change it would have to come back before Plan Commission. Mayor Johnson suggested moving the dock onto the east side of the building. Mr. Westin explained because of the layout of the property it works to make a y turn to back into the dock. Mr. Westin stated they are open to making this change. Ald. Fiedler questioned where the 16 delivery cars will park. Mr. Westin stated they will wrap themselves behind and on the side of the building. Cars typically will be turned off while they are loading. Commissioner Noah also concerned with location of truck dock would like to see the dock on the southeast corner. Commissioner Hulbert is opposed to 24 hour truck operations unless it is inside the industrial park. Stated the building looks too residential and doesn’t match the other buildings along Janesville Road. A lot of effort was put into the dentist office and this building should match. Commissioner Burke stated he was concerned with the hours of operation. Mayor Johnson also concerned with the hours of operation and the use. Would like to see an office building type use in this area. Director Muenkel explained this property is zoned for industrial park use and a berm was installed when the residential area was developed for screening. Commissioner Hulbert added inside the industrial park would be a more appropriate for 24 hour operations and a day time operation would be more suitable on this site. Mr. Westin stated the tenant will be Journal Sentinel and it will be a straight truck delivering papers and vehicles coming to pick up the papers. There have been no problems with these types of buildings in the past. Other than the truck coming in the middle of the night there is not much going on during the day at these buildings. Mr. Westin added the loading dock could be relocated and would be a soft buffer from the industrial park. Upon a roll call vote Resolution #P.C. 102-2007 was DENIED unanimously. RESOLUTION #P.C. 105-2007 – Approval of a Building, Site, and Operation Plan for Starla LLC for a multi-tenant building located in the SE ¼ of Section 17 (Tax Key No. 2228.999.007 / W188 S8393 Mercury Drive). Ald. Fiedler made a motion to ADOPT Resolution #P.C. 105-2007. Commissioner Noah seconded. Mr. Trzebiatowski explained the petitioner is proposing to construct two new multi- tenant buildings in two phases at the intersection of Enterprise Drive, Saturn Drive and Mercury Drive. The proposed facility will be used for office, warehouse and light manufacturing. Each building is shown containing four tenant spaces (7,344 square feet per tenant space) each with a main entry and a truck dock. The first phase contains the southern building, its parking, the dumpster enclosure and the truck dock aisle. The second phase will add the northern building along with its parking. The second phase is expected to begin once Phase 1 is 75% leased. If permits for Phase 2 are not submitted within two years of the BSO approval, new approvals will need to be sought. PAGE 8 Plan Commission Minutes, continued November 6, 2007 The building elevations are proposed to be 100% split face masonry block and smooth face masonry block in two different earth tone colors and the building elevations show colors that will compliment each other. Architectural elements such as clear anodized aluminum framed windows with gray tinted glazing, varying colored bands of exterior materials and bumped out entries to the office/entrance areas of the buildings, which appear to meet the intent of the General Design Guide. The Mercury Drive elevation also contains a decorative bump-out with larger windows. The bump- out features on the “front” elevations and on the Mercury Drive elevations are raised higher than the rest of the building. Curbing is shown on the site. The entire site will require curbing, except along the northern portion of the truck dock area during Phase 1. At time of occupancy for Phase 1, the Phase 2 expansion area should be graded and seeded with grass, have all street trees installed, have the truck dock aisle exit screening installed, and the landscaping along the western lot line installed. Parking is shown to have 45 on-site stalls per phase and appears to meet the parking requirements for industrial use. A lighting plan has been submitted and meets the Design Guide requirements. Signage has not been proposed, but each building is allowed only one monument sign. A landscape plan has been submitted and approved by the City Forester. A dumpster enclosure is proposed to be constructed on the west side of the property at the end of the truck dock aisle. It will be constructed out of masonry material to match the building. Electrical and gas meters are on the west side of the building. Any roof mechanicals will be screened. No outdoor storage will be allowed. Resolution also states the bollards will be painted to match the colors of the principal structure. Commissioner Noah questioned if there are any environmental issues on this site due to the building burning down. Bob Goehner, Briohn Building Corporation, explained there was a fire on the site and the owners did extensive remediation and all material has been hauled away. Mayor Johnson questioned the landscaping for Phase 1. Mr. Goehner explained street trees along the west lot line will be installed but the landscaping around the second pad will not be installed. The pad will not be installed and the area will be left green. Commissioner Hulbert questioned the loading dock location. Mr. Goehner explained the dock area is on the north side and will be shared by the two buildings. Commissioner Hulbert noted this location is in the internal part of the industrial park. Mr. Goehner requested the City allow the bollards be painted OSHA yellow to ensure they will not be hit. The resolution stated the bollards be painted to match the building. Staff did not have any issue with this as they are located inside the industrial park. Ald. Fielder moved to AMEND Resolution #P.C. 105-2007 to remove BE IT FURTHER RESOLVED, That all bollards be painted to match the colors of the principal structure. Seconded by Commissioner Burke. Upon a roll call vote Resolution #P.C. 105-2007 was AMENDED unanimously. Upon a roll call vote AMENDED Resolution #P.C. 105-2007 was ADOPTED unanimously. RESOLUTION #P.C. 096-2007 – Recommendation to Common Council to remove Section 8.27(3)D of the Chapter 17 zoning ordinance relating to off-street parking. Commissioner Stinebaugh made a motion to ADOPT Resolution #P.C. 096-2007. Ald. Fiedler seconded. Director Muenkel explained in the BP-3 zoning district there is a section, which states, A maximum 20% of a parcel’s off street parking shall be permitted between the right of way and principal structure. This is usually more of a design characteristic. After meeting with developers in the area and noticed the restraints of this ordinance is not feasible, staff feels design characteristics should be left up to the Design Guide and through the Building, Site and Operation Plan at Plan Commission. A public hearing was held and no one spoke. There are no other zoning districts that has a restriction like this. Upon a roll call vote Resolution #P.C. 096-2007 was ADOPTED 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 9 Plan Commission Minutes, continued November 6, 2007 DOCKET #P.C. 097-2007 – Approval of a Two Lot Certified Survey Map for the Jeffrey Jasicki property located in the NW 1/4 of Section 12 (Tax Key No. 2206.998.017 / Sherwood Circle). DOCKET #P.C. 104-2007 – Approval of a Three Lot Certified Survey Map for the Will Investments property located in the SW ¼ and SE ¼ of Section 16 (Tax Key No. 2223.998 / W182 S8450 Racine Avenue). DOCKET #P.C. 108-2007 – Approval of a One Lot Certified Survey Map for the Kevin Malchine property located in the SW ¼ of Section 34 (Tax Key No. 2295.999.004 / Loomis Drive). DOCKET #P.C. 109-2007 – Recommendation to Common Council to rezone a property from A-1 (Agricultural District) to RCE (Country Estate District) for a future land division located in the NW ¼ of Section 28 (Tax Key No. 2270.995 / W186 S9656 Parker Drive). DOCKET #P.C. 110-2007 – Approval of a Conditional Use Grant for the purpose of allowing the short term vacation rental of a home on Little Muskego Lake located in the NW ¼ of Section 9 and the SW ¼ of Section 4 (Tax Key No. 2175.996 / W187 S7160 Gold Drive). MISCELLANEOUS BUSINESS th Director Muenkel stated the next meeting will be November 20. This meeting was being held open based on what happened at this meeting with GE and the TID. However, there are enough items to hold a meeting even though GE and the TID were approved. ADJOURNMENT Commissioner Hulbert made a motion to adjourn at 9:30 PM. Commissioner Burke seconded. Upon a voice vote, motion carried. With no further business to come before the Commission, the meeting was adjourned. Respectfully submitted, Kellie Renk Recording Secretary PAGE 10