Loading...
PCm20200721CITY OF MUSKEGO PLAN COMMISSION MINUTES 07/21 /2020 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER Mayor Petfalski called the meeting to order at 6:00 PM. PLEDGE OF ALLEGIANCE Those present recited the Pledge of Allegiance. ROLL CALL APPROVED tt& cam, W SKEGO Present: Mayor Petfalski, Alderman Kubacki Commissioners, Bartlett, Graf, Buckmaster, Planner Trzebiatowski. Absent: Commissioners Oliver and Jacques. STATEMENT OF PUBLIC NOTICE The meeting was noticed in accordance with the open meeting laws. APPROVAL OF THE MINUTES Approval of the Minutes of the June 2, 2020 meeting Alderman Kubacki made a motion to approve the June 2, 2020 meeting minutes. Commissioner Graf seconded. Motion to approve passed unanimously. CONSENT BUSINESS RESOLUTION PC 041-2020 Approval of a second accessory structure for Dennis Vollmer located at W151 S6476 Glenbrook Drive / Tax Key No. 2166.041. RESOLUTION PC 045-2020 Approval of a Certified Survey Map for PEGARL, LLP located along Crowbar Drive / Tax Key No. 2283.999.004. Alderman Kubacki made a motion to approve the consent business engross. Commissioner Buckmaster seconded. Motion to approve passed unanimously. NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 039-2020 Recommendation to Common Council to amend the Zoning Map and 2020 Comprehensive Plan of the City of Muskego for Cornerstone Development for the property located in the NW & SW 1/4 of Section 25 and the NE & SE 1/4 of Section 26 / Tax Key Nos. 2258.074, 2258.996.001, 2259.970, 2261.978.003, and 2264.999. Plan Commission Minutes 7/21 /2020 6:00:00 AM 2 Planner Trzebiatowski provided an overview of the rezoning proposal to a new planned development district and 2020 Comprehensive Plan amendment to medium family residential. The proposal will include 2 and 4-family, or back to back 2-family units. Within the development there are 80 units on 43.37 acres off Loomis Drive. The western border, being the driveway to Muskego Lakes Golf Club will be dedicated as a public roadway. The internal roads are private. A public hearing was held in front of the Common Council and there was one comment via email from a neighbor and their concern was screening the development from their neighborhood. Another representative for the Champions Village homeowner's association and Stonebridge homeowner's association spoke at the meeting and were in favor of this development. The proposal includes a clubhouse and a paved trail. An emergency access driveway at the end of the Stonebridge subdivision. The developer had discussions with the Wisconsin Department of Transportation regarding an access to STH 36 (Loomis Road), but the DOT suggested they look at other options, resulting in the emergency access option. Carol Evers, S97 W13725 Stonebridge Way, has concerns with the development. Thinks this is better than previous option, but affects what they see out their back windows. Seven years ago, they were intrigued and found a lot in Stonebridge. Their house is designed to look over the pond, wetlands, natural vegetation, a treeline and wildlife. She is disappointed that land conservancy has diminished. The City has done away with conservancy restrictions to attract development. Cornerstone is a quality developer, but she wishes she was informed earlier in the process as to what was happening behind their home. Requests consideration of landscaping and what needs to be destroyed to accommodate the condos. John Wahlen, Cornerstone Development, spoke with his representative. Mr. Wahlen appreciates the comments. Mr. Wahlen noted that the garages are tucked away where garages will not be visible, but finished landscaping. Mr. Wahlen also noted that the distance of 339' of separation from the new buildings to the rear of the existing subdivision. Mr. Wahlen also discussed the pocket park proposed with pathway for use by the Stonebridge residents. This was requested by neighbors and therefore included. Commissioner Buckmaster asked for clarification of the distance between homes. Mr. Wahlen stated 339'. As for the elevations, Planner Trzebiatowski added that there may be basement exposures and the elevations could change. Commissioner Buckmaster stated that this is less than what is allowed by right per the Zoning Code. Commissioner Buckmaster also said that it looks like there could be room for additional landscaping. Planner Trzebiatowski noted the Parks and Open Space Plan and the priorities of conservation areas. Everything that is high quality is not being touched. The treeline is not identified at all based on species and size. Mr. Wahlen said that their goal is to maintain as many trees as possible. Commissioner Graf asked about the maintenance of dry ponds. Planner Trzebiatowski explained that dry ponds are planted with prairie plantings. Trees could line the dry ponds. Commissioner Buckmaster understands that this is Planned Development, which puts the City in a good spot. Not concerned with density, but if this moves forward that there can be adjustments to landscaping. Mayor Petfalski mentioned that the density of this proposal is less than Champions Village subdivision. Mayor Petfalski is not in favor of eliminated the commercial zoning portion of the area in favor of residential. In this scenario, it is an odd situation and there has been pushback from the neighbors. Commissioner Buckmaster added that during the conceptual stages, it was found that commercial uses are not desired here. Plan Commission Minutes 3 7/21 /2020 6:00:00 AM Alderman Kubacki stated that this is a much improved plan. As for density, Mr. Wahlen added that this project is less dense than the Glen at Pellmann Farms development. Commissioner Bartlett is good with the density. Moving forward just wants to be sure that this approval will not limit the City where in the next step they may ask to make a few adjustments to preserve some areas. As long as there is some comfort level from the developer that they will be able to adjust or add landscaping to accommodate concerns. Mr. Wahlen just wanted to be clear that this is 339' away and if there are concerns for additional landscaping, they certainly will look into this. Mr. Evers, with Ms. Carol Evers, stated that their concern isn't that the houses will be there, but disrupting the landscaping that is currently there. What is proposed will be clearing that land. This is their biggest concern. Mayor Petfalski added that landowners have rights. The same issues that the neighbors have a longer landowner could say about the development of their house. The development proposed is less dense and will allow for a better view than if development was maximized by right. Alderman Kubacki made a motion to approve Resolution PC 039-2020. Commissioner Buckmaster seconded. Motion to approve passed unanimously. RESOLUTION PC 040-2020 Approval of a Building, Site and Operation Plan for Cornerstone Development located immediately north of Loomis Road and west of Champions Drive / Tax Key Nos. 2258.074, 2258.996.001, 2259.970, 2261.978.003, and 2264.999. Alderman Kubacki asked to clarify if the dry area is north of this area outside of this development. Planner Trzebiatowski confirmed and the treeline is not maintained and is in this development area. Planner Trzebiatowski also mentioned that the dry pond will have some sort of elevation or berm feature to ensure the stormwater is confined and not just running into the wetlands. Planner Trzebiatowski mentioned that the architecture is nearly identical to the development of Glen at Pellmann Farms. There are a couple options regarding a sunroom and/or den that a buyer may choose. Parking is off-street with two car attached garages. The roads will be private. There is a landscaping plan submitted that will be refined when grading is all worked out. Utility extensions are part of the project. Commissioner Buckmaster mentioned that retention ponds drain slowly and if there is a way to work out some semblance of a treeline. There is a treeline there now, but it is not maintained. The plan is good, but would defer to the Building Department for adding landscaping. Alderman Kubacki asked about improvements to the entrance on Loomis Road. Planner Trzebiatowski added that confirmation from the DOT regarding improvements will be needed from the developer. Plan Commission Minutes 7/21 /2020 6:00:00 AM 4 Mayor Petfalski wanted to reiterate that the pocket park will not be a City park. It will remain private. The Developer said that provisions in the declarations will allow others to use the park. Commissioner Buckmaster made a motion to approve Resolution PC 040-2020. Commissioner Bartlett seconded. Commissioner Buckmaster amended Resolution PC 040- 2020 to add landscaping to the northern portion of the development. Commissioner Bartlett seconded the amendment. Motion to amend Resolution PC 040-2020 passed unanimously. Motion to approve Amended Resolution PC 040-2020 passed unanimously. RESOLUTION PC 042-2020 Approval of a Metal Accessory Structure for Steve & Erin Christensen located at W133 S8179 Northview Drive / Tax Key No. 2209.940. Planner Trzebiatowski explained that the accessory structure is proposed as metal. This is a larger lot, the structure is set back behind the house. There have been a couple similar structures approved by the Plan Commission in the area. The issue is that as proposed the color of the accessory structure will not match the color of the house. The applicant stated that they intend to paint the house in the future to match the color of the accessory structure. Alderman Kubacki made a motion to approve Resolution PC 042-2020. Commissioner Bartlett seconded. Resolution PC 042-2020 passed unanimously RESOLUTION PC 043-2020 Approval of a Certified Survey Map for Kenneth Belmore located at W195 S7383 Racine Avenue / Tax Key No. 2189.991.001. Planner Trzebiatowski provided an overview of the land division. This was previously reviewed by the Plan Commission as conceptual. Owners looking to clean up this property separating the homes onto two separate lots. Alderman Kubacki asked about the easement near the garage. Planner Trzebiatowski explained this is where the driveway is currently located and is fairly common in the City. Commissioner Bartlett made a motion to approve Resolution PC 043-2020. Commissioner Buckmaster seconded. Resolution PC 043-2020 passed unanimously PC 044-2020 Discussion of a conceptual Certified Survey Map for Dave Weiss located at W133 S8033 Northview Drive / Tax Key No. 2210.999. Planner Trzebiatowski provided an overview of the land division into two lots. The cul-de- sac bulb meeting City standards will need to be dedicated to the City. The question is whether the applicant needs to make the improvements for the cul-de-sac. The second issue is that the land division ordinance requires extensions to adjacent lots with development potential. Toward the west there is an existing home and the western property has road frontage. Toward the east is the back half of the Muskego Lakes Middle School. There is land available that could be developed. Staff recommends dedicating the land for an access toward the east, but not improve at this time. Dave Weiss bought this property at the end of the road for this reason. If the property to the east were to develop, they could purchase another property onto Hi View. He doesn't want the traffic on his property. He has reached out to the school to discuss future plans and there are no plans as of now. Alderman Kubacki asked where the right-of-way would be. Mr. Weiss said he didn't know. Plan Commission Minutes 7/21 /2020 6:00:00 AM 5 Mr. Weiss discussed with Department of Public Works and there is sewer capacity for a couple homes. Commissioner Graf said he didn't like the idea of requiring an easement on his property for something we don't know what will happen. Mayor Petfalski said there was a meeting with the school district and their long-term plans would be to sell this land to a developer for future development. This has been the practice that the land be dedicated for future development, but not improved without the future development occurring. Alderman Kubacki asked if the idea was to have two separate egress points for future development. Planner Trzebiatowski said that for safety reasons, two points of egress is most desirable rather than a single long cul-de-sac. Mr. Weiss mentioned that it is not his responsibility to increase the value of the neighbor's property. By dedicating the land for right-of-way increases the value of their property. Planner Trzebiatowski said that ultimately it is the Common Council decision regarding the dedication for right-of-way to the neighbors to the east. Commissioner Bartlett requested clarification for three access points to this property. Planner Trzebiatowski explained one here, the emergency access or some other access point. Commissioner Buckmaster believes the right-of-way dedication is not needed and if the school district wanted to sell the property there are other options. Commissioner Bartlett and Alderman Kubacki agreed. Planner Trzebiatowski asked for a recommendation regarding the improvements to the cul- de-sac bulb. Alderman Kubacki said that if the property is further developed, then improvements are needed. Mayor Petfalski explained three options. Planner Trzebiatowski said the bulb must be dedicated, but the improvements of the cul-de-sac is the question. Commissioner Buckmaster said that if this is just one additional home, improving the entire cul-de-sac isn't necessary unless there is further development. Planner Trzebiatowski mentioned that this note could be added to a future CSM. RESOLUTION PC 046-2020 Approval of a Building, Site and Operation Plan Amendment for Pop's MarketPlace located at S70 W16050 Janesville Road / Tax Key No. 2172.999. Planner Trzebiatowski provided an overview of the Pops MarketPlace. They are working out of the existing building for their retail operations. Pop's has also had two separate `test' runs for outdoor activities, which is this proposal. Future operations include a pergola to provide shade, farmers market, and 'bring your own chair' area which is a field for people. They are looking for food trucks on a regular basis, continuing the fall events, and music events. Any outdoor music must go through the clerks office. Restrooms are temporary for 2020 with plans for possible improvements in the future. Parking is located on the paved area with overflow on the grassy area where it typically is located for past fall events. The resolution is for 2020 with the idea that the applicant come back during the off-season and identify more permanent solutions to things like restrooms and parking. It is noted that all events cannot be located on the hard surface parking area. Alderman Kubacki believes this is a great opportunity and the City needs recreational opportunities like this. Plan Commission Minutes 7/21 /2020 6:00:00 AM C.1 Mayor Petfalski said that this is great and exactly what people are looking for at this time. Mark Knudsen, Pop's MarketPlace S77 W17605 St. Leonards Drive, mentioned that they have received great feedback from everyone. As for the beer gardens there may be an issue with the landlords, but everything will be non-alcoholic at this time. Alderman Kubacki made a motion to approve Resolution PC 046-2020. Commissioner Bartlett seconded. Resolution PC 046-2020 passed unanimously MISCELLANEOUS BUSINESS Discussion of Plan Commission review for single events/activities versus multiple events/activities. Planner Trzebiatowski explained that if there were one or two-time events typically there wasn't Plan Commission review, but now with more applicants working on outdoor events where they are not permanent should everything come to Plan Commission. Commissioner Buckmaster doesn't want more bureaucracy. If these are temporary operations. Alderman Kubacki thinks this should still be staff discussion. Planner Trzebiatowski explained that if these are continuous, then Plan Commission review is necessary. Commissioner Bartlett said that the status quo is good. If there was an event every weekend with bands in backyards then it would be different. ADJOURNMENT Commissioner Buckmaster made a motion to adjourn. Alderman Kubacki seconded. Motion to adjourn passed unanimously. Meeting adjourned at 7:20 PM. Respectfully Submitted, Aaron Fahl, AICP Associate Planner