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PCM20081202 CITY OF MUSKEGO approved PLAN COMMISSION MINUTES 6:00 PM Tuesday December 2, 2008 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, Commissioners Hulbert, Noah, Burke, Plan Director Muenkel, and Recording Secretary McMullen. ABSENT Ald. Fiedler, Commissioners Stinebaugh and Jacques. Recording Secretary McMullen noted that the meeting was properly noticed on November 26, 2008 in accordance with the Open Meeting Law. MINUTES Commissioner Burke made a motion to approve the minutes of the November 4, 2008 meeting. Commissioner Noah seconded. Upon a voice vote, motion to approve the minutes was ADOPTED unanimously. OLD BUSINESS FOR CONSIDERATION RESOLUTION #P.C. 066-2008 – Recommendation to Common Council to rezone properties from EA/OWP (Exclusive Agriculture District with a Wellhead Protection Overlay) to PD (Planned Development District) located in the NE ¼ of Section 7 and the NW ¼ of Section 8 (Tax Key Nos. 2185.998, 2190.996, & 2190.995 / Field Drive). Director Muenkel explained this item was deferred at the November meeting to let staff work with the developer. A resubmittal th was received on November 25 that now appears to address the Plan Commission concerns. The new concept plan shows 13 lots instead of 18 lots being subdivided by Certified Survey Maps. Of the 13 lots there will be three large lots to the east of the platted area and then a small cul-de-sac to the west with an additional 10 lots. The same preservation easements would still be incorporated over all the private lots protecting the wetlands and upland woodland areas. A trail system will be incorporated around the lots and horses will only be allowed on lots 2.75 acres or larger. The right of way will extend all the way to the northern boundary where outlot six was previously located. Staff is recommending approval and feels the new concept plan meets the intent of the general area while preserving the environmental aspects and the fewer number of lots meets the rural density residential requirements. Bill Carity, developer, was present and distributed a colored concept plan and acreage breakdown of the land. Mr. Carity explained with the new plan they have taken into consideration the concerns from the last meeting including; yield plan calculations, outlot six, lot sizes, equestrian regulations, and wetlands. Mr. Carity demonstrated that by using the agricultural zoning requirement of 2.75 acres per lot, excluding the wetlands, they would be allowed 15 lots and by using the rural density residential requirement of .49 dwelling units per acre they would be allowed 20 lots. The yield plans shows that 18 lots could be developed, but the new proposal requests 13 lots with an average lot size, excluding the wetlands, of 2.75 acres and five acres of open space. The rural character of Field Drive is being preserved by deeper setbacks on the three larger lots with open space. The topography and tree line will only allow glimpses of lots twelve and thirteen backing up to Field Drive. A trail system will be developed heading west on Field Drive then north along the existing gravel drive to the northern Plan Commission Minutes, continued December 2, 2008 boundary of the development then south along the backside of lots 8-4 to Field Drive making a loop. Commissioner Noah questioned with only four lots having the ability to have horses, and 3 of them being the larger lots to the east, how will they gain access to the trail. Mr. Carity stated arrangements could be made for an easement along lots two and three to allow horses to utilize the trail. Mr. Carity further explained the lot line between lots nine and twelve could be moved to make lot ten 2.75 acres also. Mayor Johnson stated he was concerned with how this development would fit into the neighborhood and after driving the area and specifically Martin Estates, which is a conservation subdivision that has lot sizes of 1-1.5 acres with septic systems, feels this development will fit in nicely with the neighborhood. Mayor Johnson noted the lots in Martin Estates looked large and handled the septic systems fine. Ald. Schneider stated he talked to the neighbors at the time 18 lots were proposed and again after the new submittal of 13 lots and there are no problems. Ald. Schneider stated it is a good proposal. Commissioner Hulbert stated the new submittal meets more of the intent. Commissioner Hulbert made a motion to AMEND Resolution #P.C. 066-2008 based on the new submittal. Commission Noah seconded. Upon a roll call vote, Resolution #P.C. 066-2008 is AMENDED unanimously. Upon a roll call vote, AMENDED Resolution #P.C. 066-2008 is ADOPTED unanimously. OLD BUSINESS SCHEDULED FOR DEFERRAL None. CONSENT BUSINESS Commissioner Hulbert made a motion to ADOPT Resolutions #P.C. 091-2008 and 092-2008 engross. Commissioner Burke seconded. Upon a roll call vote, the motion passed unanimously. RESOLUTION #P.C. 091-2008 – Recommendation to Common Council to vacate right-of- way located in the NE ¼ of Section 3 (Part of Bridgeway Court and Part of Commerce Drive / Petitioner: Bill Carity). Resolution #P.C. 091-2008 was ADOPTED unanimously. RESOLUTION #P.C. 092-2008 – Recommendation to Common Council to amend Chapter 14 Section 1.5(2) of the Municipal Code relating to floodplain regulations. Resolution #P.C. 092-2008 was ADOPTED unanimously. NEW BUSINESS FOR CONSIDERATION RESOLUTION #P.C. 082-2008 – Approval of a Building, Site, and Operation Plan for Bush Gardens located in the SW ¼ of Section 2 (Former Atonement Lutheran Church property / Tax Key No. 2167.998.002 / S68 W14891 Janesville Road). Commissioner Burke made a motion to ADOPT. Commissioner Hulbert seconded. Director Muenkel explained on November 17, 2008 a submittal was received from Lynn Kurer to update the current Atonement Lutheran Church property into what is to be called Bush Gardens, a multi-functional facility for various meetings and events. The primary floor area for the dining and main assembly hall is a total of 4,335 square feet. The total enclosed Bush Gardens building will be approximately 11,198 square feet after remodeling. This is approximately 23% smaller than the current size as the eastern most portion of the structure will be removed. The building is planned to receive extensive modifications to adapt to the Arts and Crafts/Garden Style architectural requirements of the HC-1 zoning district. All sides of the facility are to be remodeled. The west elevation will PAGE 2 Plan Commission Minutes, continued December 2, 2008 have a covered balcony with wrought iron railing to match other railings. New gables, soffits, brick, and shake siding also compliment this façade. The east side will be removed and completely remodeled with shake and hardi plank siding, masonry brick and new doors/windows. A new outdoor terrace will be added to the north elevation with new windows, siding, and gables. Architectural elements will be added under the soffits, grid pattern in windows, and wrought iron ornamental railing under the windows. A new entrance will be added to the south elevation with new windows, siding, and gables. The color will compliment the Bushy’s Pub and Grill building to the east. The parking lot will be completely redone with new driving lanes, landscaped islands, and parking stalls. More parking will be added by Janesville Road between the existing Bushy’s and this proposal. The submittal shows a total of 195 parking stalls, while only 148 are needed. The landscaping plan has also been updated and the new plan shows landscaping around the perimeter of the building, the open terrace area, and the landscape islands in the parking lot. Extensive landscaping is shown along the southern portion of the parking lot that faces the residents to the south. Trees in this area will be 12-feet apart and 7-feet in height with arborvitae bushes between them. Extensive landscaping has also been added to the southeast corner of the site by the old parsonage house with spruces of 6-feet in height and burning bushes of 4-feet in height along the property line. Signage modifications are shown to take place to the existing monument sign, wall signage on the northern and southern façades, the canopy on the southern façade, and a replacement of the existing information marquee on the southern façade. Lighting will mimic the existing light poles at Bushy’s Pub and Grill. A 6” concrete base is required. All proposed lighting meets the City’s ordinances. An existing refuse enclosure exists and will be shared with Bushy’s Pub and Grill. A stormwater pond will be needed and will be located in the southeast corner of the property and the wet areas will be enclosed with a black-coated chain link fence. Because this development is in a redevelopment district approval was needed from the Community Development Authority (CDA). The CDA approved the plans at last night’s meeting. A neighboring resident submitted notes with concerns of noise and lights from headlights, which were concerns of a couple of the CDA members. Director Muenkel explained he has added an annual review to the Resolution to review the noise and lighting concerns. Another concern of the CDA was the hours of operation. Director Muenkel explained the Finance Committee must approve the liquor license and at that time the hours of operation will be discussed. John Murphy, Architectural Associates, explained he has been working with Lynn Kurer to refine and improve the plan in response to the concerns brought to their attention; primarily the concern with the parking. Mr. Murphy stated they feel they have not only met the requirement, but also exceeded it. The architecture is as compatible as possible to the architecture of Bushy’s. Lynn Kurer expressed concern with the parking not being as big of a problem as the traffic cutting through due to Durham Drive being closed. Ms. Kurer explained she could not cross her parking lot for four minutes because of traffic. Ms. Kurer questioned how the City will help her with the traffic problem. Ald. Pavelko stated he is speaking on behalf of the residents in his district and the neighbors to this proposal. Ald. Pavelko stated the following concerns:  Increased traffic – Durham Drive is a cut through and suggested considering vacating the access to Durham  Outdoor activities after closing; fights, loitering, littering  One dumpster and one recyclable may not be enough capacity PAGE 3 Plan Commission Minutes, continued December 2, 2008  Fencing to the south would eliminate people going into the neighbors yards and littering  Economic impact – will this development encourage future development in Tess Corners Ald. Pavelko requested deferring this item until all questions are answered and to allow time for him to work with Ms. Kurer on addressing some of the concerns. Commissioner Hulbert suggested gating the Durham Drive access during the day and opening it at night. Commissioner Hulbert further stated his main concern is the impact from the headlights and suggested an annual review after six months to determine if a fence should be installed. Commissioner Hulbert added that the building looks good and will enhance the area. Commissioner Noah explained that because the southeast side of the parking lot is remaining the same there shouldn’t be additional noise and lights. Commissioner Noah suggested either staggering the tress or pushing them as close together as possible. Commissioner Noah suggested recreating the curbing through the parking lot to make it more difficult to cut through. Mayor Johnson noted that not many old churches are converted well, but this is a good use for the area and it fits the zoning. The business plan is outstanding and is needed in the City. Ms. Kurer has done an excellent job with Bushy’s by creating a business that is well known and recognized in Muskego and these two buildings could be the best combination of buildings currently on Janesville Road. The landscaping plan is excellent especially on the south end to shield the residents. Noise is a concern, but with most weddings ending by midnight it should not be an issue. Upon a roll call vote, Resolution #P.C. 082-2008 is ADOPTED unanimously. RESOLUTION #P.C. 093-2008 – Approval of a Building, Site, and Operation Plan Amendment for G & W Patterns located in the NE ¼ of Section 5 (Tax Key No. 2177.932.001 / S66 W19444 Tans Drive). Commissioner Noah made a motion to adopt. Commission Hulbert seconded. Director Muenkel explained G & W Patterns is requesting the addition of an accessory building to be used primarily for the heated storage of machinery, lumber, steel, and old and new patterns. The site consists of one main structure along with parking facilities and an existing accessory structure. The proposal would add a new 3,360 square foot (42’x80’) storage structure along the rear of the property. The building is proposed to have tan steel siding and a brown steel roof with bronze steel trim. The front elevation contains a 4’ high band of 8” split face block/siding known as Moderra mortar-less masonry system. This area of masonry is raised to 8’ in height on the west side where it frames the main entry door. The elevation contains 29% masonry product. This elevation features two pedestrian entry doors, one large overhead door, one window, and a 4’ eyebrow roof overhand above the main entry door. The side (west) elevation also contains a 4’ high bronze steel wainscoting panel along the base of the building and one window. The building appears to contain a design and materials that are appropriate for the building types in the area. The building only contains 29% masonry on the front elevation no masonry on the other elevations. Staff is suggesting the roof be changed from brown to black to match the existing building. Director Muenkel noted that the Resolution includes requirements on refuse enclosures and outdoor vehicle storage. Commissioner Noah stated the building fits with the general architecture of the area, however, the 4’ band of wainscoting should be added to the rear and east side to balance out the building. Commissioner Noah made a motion to AMEND Resolution #P.C. 093-2008 to read: Be It Further Resolved, That a 4 foot high steel wainscoting panel (bronze in color)be added along the base of the building on the rear (north) and side (east) elevations. Commissioner Hulbert seconded. Upon a roll call vote, Resolution #P.C. 093-2008 was AMENDED unanimously. Upon a roll call vote, AMENDED Resolution #P.C. 093-2008 was ADOPTED unanimously. PAGE 4 Plan Commission Minutes, continued December 2, 2008 NEW BUSINESS PLACED ON FILE The following agenda items have been received by the Planning Department and assigned case numbers. Planning Department staff will review each case in the order received and will present each item for consideration by Resolution at future meetings in the order received, subject to the time frames provided by Municipal Code and Wisconsin Statutes. 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. 083-2007 – Approval of a Three Lot Certified Survey Map for the Muskego Commerce Center West property located in the NE 1/4 of Section 3 (Tax Key Nos. 2169.993.003 & 2169.993.004). DOCKET #P.C. 089-2008 – Approval of a Certified Survey Map for the Sonnentag properties located in the SE 1/4 of Section 34 and SW 1/4 of Section 35 (Tax Key Nos. 2296.999.003, 2296.999.005, 2299.998 & 2299.998.001). MISCELLANEOUS BUSINESS Design Guide Discussion on Miscellaneous screening devices/carports – Discussion was deferred until the full commission is present. Commission Hulbert suggested researching what the regulations are in other communities. ADJOURNMENT Commissioner Hulbert made a motion to adjourn at 7:15 PM. Commissioner Noah seconded. Upon a voice vote, motion carried. With no further business to come before the Commission, the meeting was adjourned. Respectfully submitted, Kellie McMullen, Recording Secretary PAGE 5