PCR2022023 Fleet Farm BSOAMENDED
RESOLUTION #P.C. 023-2022
APPROVAL OF A BUILDING, SITE, AND OPERATION PLAN FOR FLEET FARM
LOCATED IN THE NE'/4 OF SECTION 5
(TAX KEY NO. 2177.996 / SOUTHEAST CORNER OF RACINE AND COLLEGE AVENUES)
WHEREAS, A submittal was received from Fleet Farm for a new retail store with a gas
station/convenience store/car wash ancillary use located at the southeast corner of Racine
Avenue and College Avenue (Tax Key No. 2177.996), and
WHEREAS, The property is zoned B-3 General Business District and that district allows retail
uses as a permitted use by right, subject to Plan Commission approval, with gas stations and
auto service uses via a Conditional Use Grant (CUG), and
WHEREAS, A Public Hearing for the Conditional Use Grant (CUG) portions of the approval (gas
station and auto service uses) will be heard in front of the Plan Commission attentively at the April
5, 2022 meeting, and
WHEREAS, The 2020 Comprehensive Plan shows this property for commercial uses and the
proposal is consistent with the plan, and
WHEREAS, The proposal is to build a new 137,455 SF retail store with an accessory racking
building within a fenced area and a gas station/car wash with overhead gas canopy, and
WHEREAS, The proposed hours of the main store and gas station are 8:00 AM to 8:00 PM
Monday thru Saturday, and Sunday the hours would be from 8:00 AM to 6:00 PM, and the
proposed car wash hours would be 24 hours a day 7 days a week, and
WHEREAS, The business is estimating the creation of 225 part-time and full-time jobs in the main
retail store, auto center and convenience store, and
WHEREAS, This property is governed by the General Design Guide and the Racine Avenue
Gateway Design Guide, and
WHEREAS, The proposed building utilizes precast masonry panels with inlaid brick masonry and
a decorative parapet coping system on all four sides of the building, and
WHEREAS, Full brick tower elements and tall corner elements are utilized which provide a
mixture of textures and depth to the building, and
WHEREAS, The bulk of the building will be masonry (mix of various brick, block and concrete
panels) with some very limited areas of aluminum composite/metal material as an
accent/architectural feature, and
WHEREAS, A large glass curtain wall, with automatic sliding entry doors, defines the main
customer entry, along with heated canopies over all customer entry points, and
WHEREAS, Clerestory windows are present to create a more modern look and feel to main
facade, and
WHEREAS, The remainder of the doors, including the employee service doors, overhead doors
and shipping dock doors, will be painted to match the exterior of the building, and
WHEREAS, The front corners of the building are identified as being 36-feet in height while the B-
3 General Business District has a maximum height of 30-feet, which is the height of the main
parapet wall for the bulk of the building, and
WHEREAS, The additional height is proposed for various taller `tower' corner elements and other
architectural features that drop down to the parapet walls, all of which will provide screening for
the roof top mechanical units, and
WHEREAS, The petitioner is seeking a waiver to the maximum height requirement for the
decorative brick tower elements and similar decorative features, and
WHEREAS, Portions of some of the parapet walls may be visible from some angles and the
applicant is proposing to wrap the rear side of said parapet walls with a white roof membrane
material, and
WHEREAS, The Racine Avenue Gateway Design Guide calls for buildings to be constructed to
be harmonious with their natural and built surroundings while avoiding repetition and monotony
with pitched roofs such as hip, gambrel, gable, etc. for the buildings, and
WHEREAS, The overall use of materials, colors and depth have been utilized as the design guide
references, however the pitched roof portion of the design guide is not incorporated into the main
building given is stature, size and design type, but the suggested pitched roofs are found on the
gas station building and gas canopy, and
WHEREAS, There is a proposed fenced outdoor storage and pick-up area located on the north
side of the building, which includes a partial overhang area, covered racking and uncovered
racking for storage, and
WHEREAS, The fencing on the west side (Racine Avenue facing) of the outdoor storage area
includes a masonry band, brick columns at the corners and entrances with a decorative fencing
that reaches 12 feet in height, and
WHEREAS, The north and east sides of the outdoor storage area include a 16-foot Trex
composite wood horizontal slat solid fence to screen the outdoor storage, and
WHEREAS, The racking building, located within the outdoor storage area, is a stucco clad
building with a gray wainscoting and red walls to match the colors of the main building and a gray
standing seam roof to match that of the gas station, gas canopy and guard hut, and
WHEREAS, The racking building will be approximately 20-feet in total height with 16-foot racking
shelves for storage, and
WHEREAS, The racking within the outdoor storage area will be 16-feet in height and will be
predominantly screened from view from the north and east sides, and
WHEREAS, A small building (Guard Hut) for an employee is located just inside the fenced area,
for the outdoor pick-up lane, that has been designed with brick veneer banding to match the brick
fence columns, EIFS walls and a standing seam metal panel pitched roof with colors to match the
colors used throughout the site, and
WHEREAS, In front (to the west) of the northwest corner of the main building and in front (to the
west) of the fenced outdoor storage area there is proposed to be two outdoor display areas for
larger pre -assembled outdoor seasonal items, which will rotate, such as trailers, lawnmowers,
snow blowers, hunting blinds, bikes, log splitters, kayaks, lawn/garden equipment, farm
accessories, etc., and
WHEREAS, On the south side of the building, Fleet Farm is proposing a seasonal garden center
within the parking lot taking over 56 of the parking stalls from April to June that will include a
shade structure, greenhouse and a movable shed used as the check-out station, and
WHEREAS, The shade structure is an open metal structure with a mesh or screen type fabric
strung above for shade typical for outdoor plant sales while the greenhouse is a standard arched
greenhouse for seasonal sales, all of which will be taken down at the end of said season and
stored off -site or within the fenced outdoor storage area each season for use next year, and
WHEREAS, The movable shed is made with EIFS and a standing seam metal roof to match the
colors of the other buildings and will be moved to the outdoor storage area on the opposite side of
the building in the off season, and
WHEREAS, For the gas station and car wash building, the same exterior materials from the retail
store will be utilized along with the standing seam hip roof with the same color scheme as the
main building, and
WHEREAS, The gas canopy has been designed to match the building with brick columns
extending 14.5' feet up the canopy supports to match the brick throughout the site and the
mansard/hip roof of the canopy will also match the building being the standing seam metal
panels, and
WHEREAS, The proposal for the front of gas station includes two outside containers on the north
(front) side of the building, one being a propane tank cage and one being a bagged ice freezer,
and
WHEREAS, Fleet Farm is also proposing placing salt and washer fluid under the gas canopy
between the support columns, and
WHEREAS, The car wash is located on the southern side of the gas station building towards the
retail store, with its exit facing east, and
WHEREAS, In the northwest corner of the gas station area, Fleet Farm is proposing a pet wash
station that is a premanufactured structure that is placed on -site to promote the pet friendly
environment of Fleet Farm, and
WHEREAS, The overall site is designed with the store in the southeast portion of the property
and the gas station on the northeast portion of the site, and
WHEREAS, Due to the elevation changes on site and in relation to adjacent sites, Fleet Farm has
indicated that retaining walls will be installed on the east and south sides of the property to level
the land for the development with a 42-inch guard rail system, and
WHEREAS, There are 429 parking stalls proposed on the whole site including the area by the
store and the gas station and based on the code requirement 935 parking stalls are
recommended, and
WHEREAS, The submitted development narrative states that a total of 3.06 parking stalls per
1,000 square feet of building area are proposed, which Fleet Farm has found to be sufficient
based on selected stores going back to 2006, while the 935 parking stalls results in a ratio of 6.67
parking stalls per 1,000 square feet of building area, and
WHEREAS, All parking stalls are shown to be 9' x 18' to meet the code with driveway aisles of
24-feet wide for two-way traffic, and
WHEREAS, The design guide requires a landscaping island for every ten parking spaces and
Fleet Farm is requesting a waiver to this requirement while they include a landscaping island on
either end of the parking stalls and then breaks up longer stretches of parking stalls with cart
corrals, and
WHEREAS, The site is designed with access locations approved by Waukesha County as one
access on Racine Avenue and one on College Avenue, and
WHEREAS, Further access is being sought by Fleet Farm from Waukesha County, pending
possible future approval, for a right-in/right-out directly into the parking area from Racine Avenue
on the southern portion of the site, and
WHEREAS, Fleet Farm is showing a location where a future access could be extended to the
property directly south so if/when the property to the south is developed this future access should
be reviewed for cross -access connectivity, and
WHEREAS, A brick refuse enclosure is shown on the plans southwest of the gas building, for use
by the gas station, and the there is a proposed trash compactor being built into the western most
truck dock and no other refuse/recycling containers are proposed/allowed on site, and
WHEREAS, A fully enclosed masonry tire storage enclosure is located on the southern side of
the building near the seasonal garden sales area with a metal standing seam roof, and
WHEREAS, A landscape plan has been provided that shows various landscaping throughout the
site and said plan is pending review and approval, and
WHEREAS, Four raised planning beds have been added to the front of the building to break up
the front of the building with some greenery, and
WHEREAS, The landscape plan shows some plantings to screen the loading docks from College
Avenue and the residents to the east, that will be to further reviewed by the City, as screening of
the compactor and the docks is very important, and
WHEREAS, Fleet Farm will be meeting with Tom Zagar, the City Conservation Coordinator / City
Forester in order to walk the wooded area on the northwest corner of the site to review which
trees and undergrowth can be removed while preserving the tree and undergrowth species that
are important/valuable to the area, and
WHEREAS, There is a generator and a transformer, to be enclosed by a 10' high decorative
fence, proposed off the southeast corner of the main building, and
WHEREAS, Specific signage details have not been provided but there are some general ideas of
signage shown on the elevation drawing that include various wall signage, and
WHEREAS, No details relating to any freestanding signage has been shown/presented at this
time, and
WHEREAS, All final signage designs will require sign permits and all signage must meet the
signage allowances, as defined in the Zoning Code, which includes all wall signs to be limited to
no more than 5% of each respective wall face/elevation, including on the canopy face of the gas
canopy, and
WHEREAS, A photometric plan has been included along with specs of proposed lighting fixtures,
and
WHEREAS, The photometric plan indicates that the lighting will all be building mounted, soffit
mounted, and pole mounted, and
WHEREAS, The photometric plan shows that the lighting levels are within the maximum City
requirements with only one limited area exceeding the 0.5 foot-candle level, which is located at
the southern lot line where the property is wooded and the adjacent land owned by the Muskego-
Norway School District, and
WHEREAS, The light poles will be 25' feet in height meeting the City requirements and per code
requirements, the concrete bases for the light poles cannot exceed a height of 6 inches above
grade, and
WHEREAS, The development will be served by municipal sewer, and
WHEREAS, After extensive review by the City Engineering and the City water utility, it appears as
though a lengthy extension to the City's water system will not provide the capacity needed for
water/fire protection flows so a private water well and holding system will be utilized on -site with a
lateral extension to the property line to connect to City water if/when it is available at some point
in the future, and
WHEREAS, Stormwater management facilities will be located thought the site, predominantly
located with underground facilities with some limited surface facilities, and
WHEREAS, The applicant has been working with the DNR for some limited areas of wetland fill
and all final permits are subject to approval from the DNR for said wetland fill, and
WHEREAS, The site plans show concrete curb and gutter throughout the site.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and
Operation Plan for Fleet Farm located at the southeast corner of College Avenue and Racine
Avenue (Tax Key No. 2177.996).
BE IT FURTHER RESOLVED, A Conditional Use Grant (CUG) is required for the gasoline
service station use as well as the auto service use portion of the main store.
BE IT FURTHER RESOLVED, The back side of any visible parapet walls/features must be clad
with material that matches the color of the front side of the said wall/feature.
BE IT FURTHER RESOLVED, The color of any solid pedestrian doors and overhead doors need
to match the color of the building.
BE IT FURTHER RESOLVED, All structures, parking areas, curbing and driveways must be
located at least 15' from any wetland area, unless said wetland areas is part of the DNR
approved wetland alteration permit.
BE IT FURTHER RESOLVED, All deliveries (products, fuel, etc.) are limited to between the
hours of 6:00 AM to 9:00 PM.
BE IT FURTHER RESOLVED, All delivery trucks/vehicles must be turned off when not
actively arriving or leaving to avoid idling delivery trucks/vehicles.
BE IT FURTHER RESOLVED, A separate sign permits will be required before any signage
(temporary/permanent) can be installed and this includes any signage on the building or
freestanding.
BE IT FURTHER RESOLVED, Outdoor storage/sales of LP and ice are limited to the containers
and locations as noted in this resolution (one ice bin and one LP bin) with the exterior of all
containers to be painted to match the building and no with no other outdoor sales being allowed
in front of the gas station building (firewood, etc.).
BE IT FURTHER RESOLVED, Outdoor merchandise sales of salt and washer fluid is limited to
the area between the pumps only (not on the end caps of the pumps) and must be raised on a
curbed surface and maintained neatly at all times in a confined area.
BE IT FURTHER RESOLVED, The seasonal outdoor garden sales greenhouse, shade structure
and movable shed must be removed from the parking lot while the seasonal sales are not
occurring and taken off site or located within the store or in the screened outdoor storage area.
BE IT FURTHER RESOLVED, Any outdoor sales, display and/or storage by the main store is
limited to the specifically identified area noted on the site plan and no additional outdoor storage
or display of products is allowed at any time on site, unless further Plan Commission approvals
are sought.
BE IT FURTHER RESOLVED, The car wash operating hours are limited to 7:00 AM to 10:00
PM due to the proximity of the residential neighbors.
BE IT FURTHER RESOLVED, The doors of the car wash exit need to be closed during the wash
process, and during the drying process, if possible based in the interior car wash design, to limit
the noise to the neighbors to the east and if there is not enough space for the exit door to remain
closed during the drying cycle, the door must be programmed to automatically close after a car
has completed the drying cycle.
BE IT FURTHER RESOLVED, All lighting must be zero degree tilt and full cut-off and the
concrete bases for any pole lights cannot exceed 6 inches in height above grade.
BE IT FURTHER RESOLVED, The height of any light poles cannot exceed the greater of either
15 feet or the average eve height of the building.
BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals before
Building Permits can be issued and possible changes to the site plan may be required based
upon the final Fire Department review.
BE IT FURTHER RESOLVED, The final landscape plan must be submitted for formal review
before building permits can be issued and changes/additions to the plan may be required, with
special attention being placed on the landscape screening for the truck dock area from the north
and east and around the pet wash structure.
BE IT FURTHER RESOLVED, The final landscape plan must also include additional plantings
around any transformers and/or ground/wall mounted mechanical equipment.
BE IT FURTHER RESOLVED, All landscaping must be located completed on private property
and not within the right-of-way.
BE IT FURTHER RESOLVED, Formal approvals from the Engineering Division will be required
before the issuance of any permits as it relates to overall site design, utilities and stormwater.
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, louvers, vents, etc. must be
painted to match the colors of the principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be permanently mounted in the
ground or mounted to the building so they are not moveable.
BE IT FURTHER RESOLVED, That all roof top, wall mounted and ground mechanicals (including
HVAC devices, electrical transformers, etc.) must be screened from view and must be approved
by the Planning Division before the issuance of building permits and if any items are visible upon
occupancy inspections, additional screening will be required.
BE IT FURTHER RESOLVED, An annual review will occur on this property for the first year after
the building has been in operation and if no problems are found the annual review could be
reconsidered by the Plan Commission.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise
authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this
resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or
both.
Plan Commission
City of Muskego
Adopted: March 1, 2022
Denied:
Deferred:
Introduced: March 1, 2022
ATTEST: Adam Trzebiatowski AICP, Planning Manager