PLAN COMMISSION Packets 10042022CITY OF MUSKEGO
PLAN COMMISSION AGENDA
10/04/2022
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
APPROVAL OF THE MINUTES
Approval of the Minutes from the September 6, 2022 meeting.
Plan Commission Minutes 09062022.pdf
CONSENT BUSINESS
be C21 of
SKEGO
RESOLUTION PC 061-2022 Approval of a Metal Accessory Structure for Eric Kleinhans located at
W208 S8369 Hillendale Drive / Tax Key No. 2232.005.
PC 061-2022 SUPPLEMENT.pdf
PC 061-2022 MAP.pdf
PC 061-2022 RESOLUTION.pdf
PC 061-2022 SUBMITTAL.pdf
OLD BUSINESS FOR CONSIDERATION
RESOLUTION PC 056-2021 Approval of an Annual Review for Frey Auto located at S106 W16301
Loomis Road / Tax Key No. 2293.996.002.
RESOLUTION PC 055-2022 Approval of a Building, Site and Operation Plan Amendment for Frey
Auto located at S107 W16311 Loomis Road / Tax Key No. 2296.966.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION PC 057-2022 Recommendation to Common Council to Rezone two properties from
RSE - Suburban Residence District to CPD - Conservation Planned Development District for the
development along Ryan Drive / Tax Key Nos. 2255.979.002 and 2255.998.001.
PC 057-2022 SUPPLEMENT.pdf
PC 057-2022 MAP.pdf
PC 057-2022 RESOLUTION.pdf
PC 057-2022 SUBMITTAL.pdf
RESOLUTION PC 058-2022 Approval of a Building, Site and Operation Plan Amendment for Bray
Architects on behalf of the Muskego-Norway School District located at W185 S8750 Racine
Avenue / Tax Key 2242.999.
PC 058-2022 SUPPLEMENT.pdf
PC 058-2022 MAP.pdf
PC 058-2022 SUBMITTAL.pdf
PC 058-2022 RESOLUTION.pdf
RESOLUTION PC 059-2022 Approval of a Two -Lot Certified Survey Map and a Building, Site and
Operation Plan for Jilly's Car Wash located on a vacant lot along Commerce Center Parkway east
of Moorland Road / Tax Key No. 2169.999.011.
PC 059-2022 SUPPLEMENT.pdf
PC 059-2022 MAP.pdf
PC 059-2022 RESOLUTION.pdf
PC 059-2022 SUBMITTAL.pdf
RESOLUTION PC 060-2022 Approval of a Building, Site and Operation Plan for Muskego Car
Wash located on a vacant lot along Commerce Center Parkway west of Moorland Road / Tax Key
No. 2169.993.014.
PC 060-2022 SUPPLEMENT revised.pdf
PC 060-2022 MAP.pdf
PC 060-2022 RESOLUTION.pdf
PC 060-2022 SUBMITTAL.pdf
MISCELLANEOUS BUSINESS
ADJOURNMENT
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IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF THE
MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE -STATED MEETING TO GATHER INFORMATION; NO ACTION WILL BE TAKEN
BY ANY GOVERNMENTAL BODY AT THE ABOVE -STATED MEETING OTHER THAN THE GOVERNMENTAL BODY SPECIFICALLY
REFERRED TO ABOVE IN THIS NOTICE.
ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED INDIVIDUALS
THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS SERVICE, CONTACT
MUSKEGO CITY HALL, (262) 679-4100.
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UNAPPROVED
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
09/06/2022
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
C4 af
�MUSKEGO
Present: Mayor Petfalski, Alderman Madden, Commissioners Bartlett, Graf, Gazzana and Oliver Planner
Trzebiatowski.
Absent: Commissioner Buckmaster.
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 August 2, 2022 Plan Commission meeting.
Alderman Madden made a motion to approve the August 2, 2022 minutes. Commissioner Bartlett seconded.
Motion to approve passed unanimously.
CONSENT BUSINESS
RESOLUTION PC 056-2022 Approval of a three -lot Certified Survey Map for Richard & Jean
Henneberry located at W192 S9561 Racine Avenue & W192 S9555 Racine Avenue / Tax Key
Nos. 2273.998.003 & 2273.998.002.
Alderman Madden made a motion to approve the consent business. Commissioner Graf seconded. Motion to
approve passed unanimously.
NEW BUSINESS FOR CONSIDERATION
RESOLUTION PC 054-2022 Approval of a Building, Site and Operation Plan for a Two -
Family Residential Structure located on Lot 18 of Northfield Green Subdivision / Tax Key No.
2172.028.
Planner Trzebiatowski explained the proposal for a two-family structure within the Northfield Green
Subdivision. Typically, a two-family structure would not need Plan Commission approval but due to the
Design Guide that governs this area, Plan Commission approval is required. This developer has built several
3
similar buildings in the cul-de-sac. This building is similar to the others except this building has a bit more
masonry than the past buildings. The proposed building meets the Design Guide.
Commissioner Graf made a motion to approve Resolution PC 054-2022. Alderman Madden seconded.
Motion to approve passed unanimously.
RESOLUTION PC 055-2022 Approval of a Building, Site and Operation Plan Amendment for
Frey Auto located at S107 W16311 Loomis Road / Tax Key No. 2296.966.
Planner Trzebiatowski provided an overview of the proposal. First, this relates to a deferred item on the
agenda which is the annual review for Frey Automotive. There are issues with property and those are in court
now. To try and resolve the annual review issues the petitioner is seeking to lease a portion of this site for an
outdoor fenced area to house cars. The Zoning Code does not allow for the storage of wrecked or junked
vehicles. At this site junked and/or wrecked vehicles will not be allowed. Therefore, this use could be
considered commercial parking, but requires Plan Commission approval. The fenced area would be gravel.
The fence facing Loomis Road would be a solid wood fence and the western facing sides being allowed chain
link with barbed wire. A new site plan is needed to delineate the vegetation to allow for a better idea of which
parts of the fencing will be visible. Another discussion item is the surface type being paved or gravel.
Typically, the parking surface would be paved asphalt or concrete and the petitioner is proposing to leave the
paved area as is and then extend the parking area with gravel. Historically, if the area is completely enclosed
the Plan Commission has allowed some parking areas to be gravel. The code also addresses striping of
parking stalls and drive aisles. There will be no customers at this site. If this commercial parking and is this
the long-term goal for the area. Should there be a term limit on this use? Lot lighting will be proposed. There
has not been much care taken at this site for a while, but with this approval the remainder of the site will need
to be straightened up a bit. Staff is recommending deferral so we can have more clarity on the site plan,
including the treeline for screening of the chain -link fencing, the extent of the gravel surface areas and any
striping/aisles required. Another worry is that this will not fix the problem on the other site, but may actually
make the problem bigger.
Alderman Madden asked if there was another project of expanding the parking at the other site. Planner
Trzebiatowski said there was not.
The petitioner said this will definitely help with the issue of too many cars. There could be a stipulation for this
project tied to the original Frey Auto site as far as following the conditions of approval. This project will
definitely help with the congestion at the shop.
Commissioner Oliver asked how this will help. The petitioner explained the additional cars from the current lot
will be moved to this location.
Commissioner Graf asked about the estimated capacity. The petitioner was not sure. The Mayor noted that
there were items for discussion that would impact the capacity including drive aisles and striping.
Commissioner Gazzana expressed his concern that this just exasperates the problem and there is no
assurance from him based on the past.
Mayor Petfalski asked if is this an appropriate use for the area overall. Alderman Madden noted that the site
hasn't looked good for years. Commissioner Oliver noted that the fact that the petitioner is coming before the
Plan Commission and willing to spend thousands of dollars to lease the property, fence of the area to hide all
the vehicles and bring the existing site into compliance in good faith that he is in favor of this as long as there
is some coordination between the two sites.
Alderman Madden asked if the Plan Commission can put a specific number of vehicles as a cap on the
property with fines immediately if there is more. Planner Trzebiatowski said this may be an issue for the City
Attorney that if certain conditions are not followed that rather than the arduous court process that there is a
fine right away.
4
Planner Trzebiatowski explained that this approval is specific to the site across the street. The second topic
on the agenda is the annual review for the current site of Frey Auto.
Commissioner Oliver said that the other two topics including the stoning of the lot, which he sees as
appropriate and the tree lines which if you want to put screening in a chain link that can be done but there is
not much visibility of the area between the vegetation and the building providing screening.
Mayor Petfalski added that gravel from an aesthetic standpoint he is not worried about. This area is not
served with water right now, but these will be vehicles leaking and he doesn't want anything getting into the
water table. For the drive aisles, does not need to be striped, but if there is an emergency, the fire department
will need to get in.
Commissioner Gazzana asked what the owner's thoughts are on this use. The petitioner said that he likes to
lease it out.
Commissioner Graf asked why he chose the location along Loomis Drive. The petitioner said he wanted to
keep the treeline on the property. The other side (north side) is where the owner parks. Planner
Trzebiatowski noted that he is not doubting the treeline will be a visual barrier, but if the petitioner has the
surveyor add the treeline to the survey there would be a better picture of where the trees are in comparison to
the fencing.
Planner Trzebiatowski noted that the DNR website identifies this site as being contaminated and they are
working with the owner on remediating the contamination.
Mayor Petfalski asked whether this is an appropriate use. All said yes with a time period except
Commissioner Graf who said this was not an appropriate use. Majority thought a 5-year timeframe would
work. Planner Trzebiatowski noted that any annual, bi-annual or quarterly review for the other site would also
include this site. Commissioners asked how long it will take to have the site completed after approvals and the
petitioner couldn't give a timeframe, but would move forward right away.
Commissioner Gazzana asked in the interim, what happens to the current site that has too many vehicles
now. The petitioner said that he will continue to chip away at the total number of vehicles.
Mayor Petfalski asked for opinions on paving vs. gravel. All thought gravel would be sufficient
Commissioner Bartlett asked about a wetland that has been delineated on the survey. Planner Trzebiatowski
said that the wetland on the site has been deemed artificial. However, the City Engineers will not allow them
to just fill a ditch and that when a Zoning Permit is obtained the engineer will look at this and likely require a
grading plan and a culvert.
Commissioner Oliver asked about the treeline for visibility. Planner Trzebiatowski said staff asked for the
treeline to be added to the survey in addition to the extent of the gravel parking area.
Commissioner Oliver asked what the requirements were for a drive aisle. Planner Trzebiatowski mentioned
that one way is 12 feet and two-way traffic requires 24 feet and the Plan Commission does have discretion.
Alderman Madden made a motion to approve Resolution PC 055-2022. Commissioner Bartlett seconded.
Commissioner Bartlett made a motion to defer Resolution PC 055-2022. Alderman Madden seconded. Motion
to defer passed unanimously.
OLD BUSINESS FOR CONSIDERATION
RESOLUTION PC 056-2021 Approval of an Annual Review for Frey Auto located at S106
W16301 Loomis Road / Tax Key No. 2293.996.002.
4i
Alderman Madden made a motion to defer Resolution PC 056-2021. Commissioner Graf seconded. Motion to
defer passed unanimously.
MISCELLANEOUS BUSINESS
None
ADJOURNMENT
Commissioner Gazzana made a motion to adjourn. Commissioner Graf seconded. Motion to adjourn passed
unanimously.
Respectfully Submitted,
Aaron Fahl, AICP
Planner
City of Muskego
Plan Commission Supplement PC 061-2022
For the meeting of: October 4, 2022
REQUEST: Metal Accessory Structure
W208 S8369 Hillendale Drive / Tax Key No. 2232.005
SE '/4 of Section 18
PETITIONER: Eric Kleinhans
INTRODUCED: October 4, 2022
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 061-2022
The petitioner proposes to construct a new accessory structure on site that measures 30' x 52' (1,560 square foot
total). This building will be clad in metal with a metal roof. Plans are attached for your review.
Plan Commission may waive the architectural requirements for accessory structures when any of the following are
met:
1. The structure is screened from view,
2. The principal structure is composed of materials, colors, or styles that are inappropriate in their applications
to an accessory structure,
3. The Plan Commission finds other circumstances to be present which would result in no undue harm to the
property or its surroundings,
4. When the area is found not to be predominately residential.
Plan Commission may approve the materials as submitted, or require modifications prior to release of building
permits.
PLAN CONSISTENCY PC 061-2022
Comprehensive Plan: The 2020 Plan depicts the area for medium density residential land use. The
proposal for this residential outbuilding is consistent with the Plan.
The property is zoned RS-1 and RS-2 Suburban Residence District and the
structure is proposed on the front portion of the lot which is the part zoned RS-2.
FZoning. Accessory structures totaling 1,565 square feet are permitted on the subject
property. The current proposal measures 1,560 square feet in area. The
proposal meets the bulk requirements of the Zoning Code.
STAFF DISCUSSION PC 061-2022
The architectural requirements state that the accessory structure should have similar materials and colors as the
principal residence. The petitioner is proposing a steel siding and a steel roof on the accessory structure. The
existing house is currently constructed with lap siding with a stone band below and asphalt architectural shingles.
The house will be resided to be a slate colored siding, light gray on the gables and white doors and trim to match
the proposed accessory structure. Planning Commission approval is being sought due to the difference of
materials.
The accessory structure would be located along the behind the existing house straight back from the driveway set
back from the right-of-way more than 350 feet. The accessory structure is planned to have a slate colored
7
wainscoting and light gray on the high points with white doors and trim. The accessory structure will also include a
service door along with two overhead doors to provide a residential feel of the structure. The proposed height of
the building is just under 17 feet to the midpoint, which is within the allowable height of an accessory structure with
a property this size.
The Resolution states the following items:
BE IT FURTHER RESOLVED, That the building and lot cannot be used for the operations of any business activities
or for business storage.
BE IT FURTHER RESOLVED, That the floor of the entire building must be concrete or asphalt, unless a specific
portion is only to be used by animals, which need specific City approvals.
BE IT FURTHER RESOLVED, The depth of the over hangs on all sides of the building must at least be equal to
those on the main home.
BE IT FURTHER RESOLVED, That the colors of the proposed building must be similar to the colors of the home
STAFF RECOMMENDATION PC 061-2022
Approval of Resolution #PC 061-2022
RESOLUTION #PC 061-2022
Supplemental Map
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RESOLUTION #P.C. 061-2022
APPROVAL OF AN A METAL ACCESSORY STRUCTURE FOR
THE KLEINHANS PROPERTY LOCATED IN THE SE 1/4 OF SECTION 18
(TAX KEY NO. 2232.005 / W208 S8369 HILLENDALE DRIVE)
WHEREAS, A survey and building drawings were submitted to construct a 1,560 square foot
accessory structure on the property located at W208 S8369 Hillendale Drive (Tax Key No. 2232.005),
and
WHEREAS, The property is zoned RS-1 and RS-2 Suburban Residence District and the structure is
proposed on the front portion of the lot which is the part zoned RS-2, and
WHEREAS, The proposal does not meet the Plan Commission's standards for administrative approval
of residential accessory structures as metal exterior materials being proposed on the accessory
structure, and
WHEREAS, The total square footage for accessory structures on this property is limited to 1,565
square feet, and said proposal meets the bulk requirements of the Zoning Code, and
WHEREAS, The accessory structure will be used for personal storage only, and
WHEREAS, The accessory structure would be located along the behind the existing house straight
back from the driveway set back from the right-of-way more than 350 feet, and
WHEREAS, The side offset is required to be at least 15' from one side and the proposal meets this
requirement, and
WHEREAS, The accessory structure is planned to have a slate colored wainscoting and light gray on
the high points with white doors and trim, and
WHEREAS, The accessory structure will also include a service door along with two overhead doors to
provide a residential feel of the structure, and said proposal does meet the Plan Commission's
standards for administrative approval of residential accessory structures.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a 1,560 square foot
accessory structure for the Kleinhans property located at W208 S8369 Hillendale Drive (Tax Key No.
2232.005).
BE IT FURTHER RESOLVED, The colors of the proposed building must be similar to the colors of the
home.
BE IT FURTHER RESOLVED, The structure must be at least 15' from the side line.
BE IT FURTHER RESOLVED, That the building and lot cannot be used for the operations of any
business activities or for business storage.
BE IT FURTHER RESOLVED, That the floor of the entire building must be concrete or asphalt, unless
a specific portion is only to be used by animals, which need specific City approvals.
BE IT FURTHER RESOLVED, The depth of the over hangs on all sides of the building must at least be
equal to those on the main home.
BE IT FURTHER RESOLVED, There is an existing accessory structure on the north side of the
property that will have to be removed as part of the construction on this new structure.
BE IT FURTHER RESOLVED, That failure to comply with the terms of this resolution and the
approved site plans shall result in the issuance of fines of $100 per day per violation, the initiation of
legal action, or both.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: October 4, 2022
10
ATTEST: Adam Trzebiatowski AICP, Planning Manager
11
Design M 319555259165
Store: FRANKLIN
MEN-
Post Frame Building Estimate
Date: Sep 22, 2022 9:10:36 PM
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Elevation Views
For other design systems search "Design & Buy" on Menards.com
Page 2 of 7
Eric Kleinhans
W208SS369 Hillendale Drive
Muskego, WI 53,150
Cell: (920) 246-8203
Work: (414) 263-9119
Outbuilding
19t" September 2022
OVERVIEW
I'm looking to build an outbuilding for personal use/storage. In these plans I am within the
allowed square footage, height, & easement guidelines. The one thing that I am asking for is the
difference in building materials between the house & the outbuilding. I am proposing to use a
post type building on a new concrete slab with steel siding & roofing which would be color
matched to the house. There are a few things that I would like to explain to help lay out my plans.
SPECIFICATIONS
The footprint of the outbuilding would be 30' wide by 52' long with a 14' wall height. The roof
pitch would be 6/12 & have a 24" overhang on all four sides.
REQUESTS
1. To be a post type building anchored to a new concrete slab.
2. To be color matched to the existing home, but with steel siding vs vinyl.
EXTERIOR MATERIALS
Siding Material:
Currently the house has tan vinyl siding with tan trim. I would be replacing that with slate colored
siding, light gray in the high points/peeks, & white doors/trim. In front of the attached garage
would have a stone look accent 3' high on the lower part of the face.
The outbuilding would be two toned as well with a slate colored wainscoting siding, light gray
high points, & white doors/trim. The garage would have the same stone look accent 3' high on
the lower part of the face.
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Roofing Material:
The house has a multi -colored brown asphalt shingle roof. The outbuilding would also have a
multi -colored brown steel roof.
*As the roofing & side walls will have matching colors to the house, it will not be an eyesore to
any of the neighbors.
Setback
From the road right of way the building would start approximately 400'. My house is not visible
from Willendale ®rive (as seen in the picture).
Future Benefit
I'm wanting a 6/12 pitch because in the future I would like to install solar panels & that pitch would
be an easier, more cost efficient way of achieving that project with a steel roof. A 6/12 pitch is also
the same pitch that I have on my house making it more aesthetically pleasing.
W
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Cost
Material costs right now are still very high & this project in the way I would like to build it would
be hands down the most cost efficient. This would still raise the value of the overall property
therefore an increase in taxes for the area. Steel would be by far the better choice as it is
practically a life long product vs vinyl that cracks, fades, & even blows off in strong winds. A
asphalt shingle roof would be a very poor choice as it has to be replaced so often compared to
steel. It would add so much more weight therefore needing roughly three times the number of
rafters & wall supports. Steel is also way more flame resistant than vinyl & asphalt.
Comparable Properties
Between my property & Racine Ave, 1.7 miles, there are three other properties that have
homes with siding material that doesn't match the house. All three properties have one
property line that is directly on Hillendale Drive. The last comparable is just down Fields
Drive, 0.4 miles from Hillendale Drive, in which it is a new house & new steel outbuilding.
I have seen others around town, these are just comparables that are nearby.
1: W208S8241 Hillendale Drive
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IN CLOSING
I truly understand why some regulations are set up the way they are. I'm just looking to better my
property the most economical way. I have a lot of equipment that I need to get out of the
elements as the sun & moisture are very hard on them. I'm not going to be starting up any kind of
rental space for anyone, Just my own personal equipment. This would be the best way that I could
achieve that goal. This would also be the most environmentally friendly initially & in the long road
as the steel is 100% recyclable whereas the vinyl is very hard to recycle & asphalt roofing is
waste.
Thank you for your time & consideration!
Sincerely,
Eric Kleinhans
City of Muskego
Plan Commission Supplement PC 057-2022
For the meeting of. October 4, 2022
REQUEST: Rezoning from RSE — Suburban Estate District and RC-3 Country Residence District to CPD
Conservation Planned Development District for the Autumn Penn Development
Tax Key Nos. 2255.979.002 & 2255.998.001 / Ryan Drive
SW '/4 of Section 24
PETITIONER: Brian Schoenleber and Dan Rickert
INTRODUCED: October 4, 2022
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 057-2022
The petitioner has submitted a rezoning request from RSE — Suburban Estate District and RC-3 Country
Residence District to CPD Conservation Planned Development District. In February 2006 this property
was rezoned to RSE because sanitary sewer was available. The original plan for this land development
was known as the Golf View Estates subdivision. It was approved in August 2006 containing 16 lots at a
minimum lot size of 40,000 square feet. The developer never proceeded with that subdivision and it was
never recorded. Most recently, the petitioner submitted a conceptual plat in October 2021 to gauge the
City's thoughts on a proposed Conservation Planned Development. Overall the Plan Commission was in
favor of the proposed development with the Conservation Planned Development District principles and
noted at that time that the bonus lots are available, but are not guaranteed.
PLAN CONSISTENCY PC 057-2022
Comprehensive Plan
Zoning:
Park and Conservation Plan:
Street System Plan:
Adopted 208 Sanitary Sewer
Service Area:
Water Capacity Assessment
District:
The 2020 Plan depicts the area for low density residential uses (0.5 —
0.99 units/acre). The proposal is consistent with the plan with the
fifteen lots. The developer is requesting four (4) additional bonus lots.
The density with the bonus lots is 0.71 units/acre
The property is currently zoned RSE Suburban Estate District and RC-3
Country Residence District. The zoning being requested is CPD
Conservation Planned Development District based on the
characteristics of the RS-2 Suburban Residence District.
The 2017-2021 Plan indicates areas of medium level conservation
priority area that includes the wetlands that would remain preserved.
Additionally, a Distant Priority trail connection is shown in the 2017-
2021 Plan that is included with the proposed plans.
I interior right-of-ways are proposed to be built to City standards and
;dicated to the City. The proposal is consistent with the Plan.
Any future development will be served by municipal sewer
proposal is consistent with the Plan.
The
area will be served by municipal water. The proposal is consistent
the Plan.
21
DISCUSSION PC 057-2022
The site of this rezoning and newly proposed subdivision is approximately 26.62 acres in size total for the
two lots. The tentative subdivision proposal is for nineteen (19) lots along with three (3) outlots. The
outlots would be for stormwater management, open space for private trails and the public trail extending
from Ryan Drive north to Boxhorn Drive. The subdivision would include a new public roadway stemming
off of Ryan Drive with road stubs extending to the north and east for future development. A public multi-
use trail would be created from the development extending north to Boxhorn Drive.
The proposed rezoning request consists of nineteen (19) single-family lots, which includes the proposed
four (4) bonus lots. Each of the lots would follow the general zoning characteristics of the RS-2 zoning
district (lots of at least 20,000 square feet and at least 110 feet in width, when sewered).
The idea behind a Conservation Planned Development is to preserve over 50% of the lands and cluster a
development in various areas of a parcel. A developer can then request bonus parcels if they meet
various conservation standards set forth in the Muskego code. Up to four (4) bonus parcels would be
allowed for any development that has less than 40 acres. A developer must first provide a yield plan to
show how many parcels might be developed under the existing zoning district in order to know how many
lots to apply the bonus lots to.
The developer is showing that they are meeting the following ordinances in order to receive the requested
bonus parcels as follows:
[1] Providing for access by the general public to trails, parks, or other recreational facilities.
The trail extending from Ryan Drive to Boxhorn will be accessible to the general public.
[3] Preservation of Environmental features identified in the adopted Conservation Plan and
any other significant environmental features found in the platted area. Preservation may
include a minimum 50-75 foot setback from the environmental features identified.
Conservation Subdivision will have all wetlands in outlots (none on private lots).
[4] Restores native prairie and provides a management plan for perpetual maintenance.
Conservation Subdivision will have all open spaces restored with prairie grasses and an open
space management plan recorded.
[5] Improves water quality through stormwater management standards and practices that
exceed the minimum standards of Chapter 34 of the Municipal Code, and, as approved by
the City Engineer and the Public Works Committee. Ample room to provide enhanced
stormwater management practices to be approved by Muskego as part of future construction
plans.
[7] Provides 50% or more of the gross acreage as open space in the development (Rights -of -
way shall not count towards open space requirements. Stormwater outlots may not count
towards open space requirements, subject to Planning Commission approval, when they
are subject to deed restrictions, easements, or open space management plans). 53.5% of
open space has been identified as open space.
[9] As opposed to wetlands or other non -buildable areas; Open, buildable land may be
counted as more meaningful preservation for purposes of awarding bonus lots. A large
amount of open buildable land will now be kept in restored outlots instead of developed as large
open lots like shown in the yield plan.
A public hearing for this request was held in front of the Common Council at the September 27, 2022
meeting. There was one person that spoke at the public hearing and their main comment pertained to
how there has been stormwater issues from the fields north of Ryan Drive and they would hope the
stormwater issues will be improved after the development. Second, he appreciates the path from Ryan
Drive to Boxhorn and wishes it would be paved.
The rezoning approval documents are subject to approval of a Final Plat
0
STAFF RECOMMENDATION PC 057-2022
Approval of Resolution PC 057-2022 - Subject to approval of the Final Plat for development of this
land.
NOTE: Since the yield plan and the concept plan are rough sketches at this point, the final lot
count and layout will be established at the Preliminary Plat stage and any rezoning approval at
this time does not guarantee a certain total lot count or layout.
23
Autumn Penn LLC.
2255.997.002 & 2255.998.001
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MUSKEGO
7
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Agenda Item(s)
Right -of -Way
Properties
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Prepared by City of Muskego Planning Department
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24,
RESOLUTION #P.C. 057-2022
RECOMMENDATION TO COUNCIL TO REZONE PROPERTY FROM RSE — SUBURBAN
ESTATE DISTRICT AND RC-3 COUNTRY RESIDENCE DISTRICT TO CPD — CONSERVATION
PLANNED DEVELOPMENT DISTRICT FOR THE PROPERTY LOCATED
IN THE SW 1/4 OF SECTION 24
(TAX KEY NOS. 2255.979.002 & 2255.998.001 / RYAN DRIVE)
WHEREAS, A petition to rezone properties from RSE — Suburban Estate District and RC-3
Country Residence District to CPD Conservation Planned Development District for the Autumn
Penn development was submitted Brian Schoenleber and Dan Rickert (Tax Key Nos.
2255.979.002 & 2255.998.001 / Ryan Drive), and
WHEREAS, The 2020 Comprehensive Plan identifies this area for low density residential uses
consistent with a density of between 0.50 and 0.99 units/acre and the proposal (0.71 units/acre,
including the bonus lots) meets this requirement, and
WHEREAS, The petitioner seeks a CPD rezoning that would allow a future plat to have 19 lots
that would all follow the general zoning characteristics of the RS-2 zoning district (lots of at least
20,000 square feet and at least 110 feet in width, when sewered), and
WHEREAS, The idea behind a Conservation Planned Development is to preserve over 50% of
the lands and cluster a development in various areas of a parcel and the proposed concept
currently shows 54% open lands, and
WHEREAS, The yield plan that has been submitted shows the allowance of 15 lots, and
WHEREAS, The petitioner is requesting four (4) bonus parcels in addition to the base yield, as is
allowed per the ordinance, and
WHEREAS, As part of the proposed development, a public multi -use trail would be installed by
the developer through the development, extending between Ryan Drive and Boxhorn Drive, and
WHEREAS, A Public Hearing for the rezoning was heard before the Common Council on
September 27, 2022 and one (1) residents spoke with the proposed development/rezoning with
comments being made relating to ensure stormwater management is properly handled, as
required, and
WHEREAS, The development would be served by municipal sanitary sewer and municipal water.
THEREFORE BE IT RESOLVED, That the Plan Commission does hereby recommend approval
to the Common Council for the rezoning to CPD — Conservation Planned Development (Tax Key
Nos. 2255.979.002 & 2255.998.001 / Ryan Drive).
BE IT FURTHER RESOLVED, Since the yield plan and the concept plan are rough sketches at
this point, the final lot count and layout will be established at the Preliminary Plat stage and any
rezoning approval at this time does not guarantee a certain total lot count or layout.
BE IT FURTHER RESOLVED, That the rezoning approval is subject to approval of the Final Plat
for development of this land.
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
25
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: October 4, 2022
ATTEST: Adam Trzebiatowski, Planning Manager
26
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Autumn Penn
Autumn Penn is a proposed subdivision that will consist of sewer and water along with curb and gutter
streets meeting the requirements of the city. The site contains wetlands and trees that add to the
uniqueness of the property and acts as a buffer to Ryan Drive and lands to the south. Under the current
zoning, 15 lots could be created. Each lot would be a minimum of 44,000 square feet. Under the
proposed zoning, 19 lots could be created at a minimum of 20,000 square feet in size, which is
comparable to the Muskego Lakes Estates Subdivision just to the west of this site. The 2020 land use
plan appears to allow for a conservation preservation development. With the 19 smaller lots in a cluster
formation, more open space will be created and be used as an amenity for the subdivision. The open
space will be a buffer from adjacent land since each lot will abut the open space. The owners will also
allow a multi -use trail in the WEPCO Easement to connect Boxhorn Drive to Ryan Drive that would be
open to the public for hiking and biking. There will be additional private trails created for the Autumn
Penn residence within the open space of this proposed conservation subdivision that would connect to
picnic areas, community gardens, and wildlife viewing areas. The property contains an adequate amount
of wildlife such as deer, waterfowl, turkeys, and coyotes.
Benefits for the City include: additional lots to increase the tax base, additional right of way will be
dedicated to the city, road connections to the adjacent lands to the north and east, and the opportunity
for future connectivity of a public trail system.
Site Calculations:
Current Zoning = 0.5 - .99 units per acre
15 lots/26.62 acres = 0.56 units per acre
Open Space = 8.07 acres/26.62 acres = 30.3%
Proposed Conservation Development = 19 lots/26.62 acres = 0.71 units per acre
Open space = 14.23 acres/26.62 acres = 53.5%
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City of Muskego
Plan Commission Supplement PC 058-2022
For the meeting of. October 4, 2022
REQUEST: Building, Site, and Operation Plan Amendment for Muskego Norway School District
S87 W 18763 Woods Road / Tax Key No. 2242.999.
NW '/4 of Section 21 & NE '/4 of Section 20
PETITIONER: Bray Architects
INTRODUCED: October 4, 2022
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 058-2022
A submittal was received from Bray Architects for the Building, Site, and Operation Plan Amendment for
the Muskego High School expansion project. The BSO Amendment consists of three major additions
including a STEAM (Science, Technology, Engineering, Art and Math) addition on the northwest corner of
the high school, a new practice and fitness addition on the southwest corner of the high school and an
addition to the southside of the administrative building.
CONSISTENCY WITH ADOPTED PLANS 058-2022
Comprehensive Plan: The 2020 Plan depicts the property for institutional uses. The petition is
consistent with the Plan.
Zoning: The property is zoned 1-1 Institutional District. The use is permitted subject
to BSO approval.
STAFF DISCUSSION PC 058-2022
The submittal includes a narrative, site plans, building elevations and colored renderings. As stated
above, Bray Architects request is for approval of two separate additions to the high school and an
addition to the administrative building. The high school additions will be 66,170 square feet for the
practice and fitness addition and 29,730 square feet of additional space for the STEAM space. The
administrative building accounts for 2,600 square feet. Construction is scheduled to begin in March 2022
and be completed for the start of the 2024-2025 school year.
Architecture
The school property is governed by the General Design Guide which primarily calls for 50% masonry
product unless the Planning Commission finds reasons not to apply the full extent of the guide. Currently
the proposal varies as far as the amount of masonry being proposed.
STEAM Addition: The STEAM building consists of the innovation lab, fabrication lab and autos
lab. The facades will be 100 percent masonry with reddish brick to match the existing building
and a cream -colored band near the top of the wall to blend in with the cream -colored accent
masonry on the remainder of the building. The western fagade includes metal accent features
protruding from the masonry building, but also wrapping around the top of the addition that will
also be used for rooftop mechanical screening. On the exterior of the STEAM addition the
31
petitioner is proposing metal and wood dust collectors as a way of highlighting the type of
manufacturing that will be taking place within this area.
Athletic Facility Addition: The fitness portion of the project continues the masonry from the
northwest portion of the building southward with full masonry and clerestory windows above. The
rooftop appears to blend in with a metal accent wall and a protruding metal roof feature at the
corner of the building. From the south side the indoor athletic practice facility addition is shown
as a metal panel facade. The metal facade will include panels two tones of gray. The dark gray
color will be on the lower portion of the building up to the same height as the masonry of the
fitness portion with the lighter gray color metal panels above. The lighter gray metal panels will
be the same color as the metal accent pieces on the fitness portion of the addition and the
STEAM addition. The metal gray expanse of paneling will be broken up with translucent panels
and a large branding logo for the school. The translucent panels will also allow natural lighting in
the practice area. Even with the indoor practice facility being a full metal panel addition and the
existing facade being 100 percent masonry, the new southern facade while accounting for the
whole building would likely be more than 50 percent masonry even though calculations have not
been completed on the entire southern facade of the building.
Administrative Building Addition: The Educational Service Center Maintenance Addition is
located on the building immediately south of the football stadium. This addition on the south side
of the existing building and is proposed as 100 percent masonry being an identical match to the
masonry on the existing building.
Site, Parking, and Access
The additions will largely be located where existing parking areas are currently located. To account for
the loss of parking stalls, the proposal will be to add a new parking area immediately west of the fitness
area between the football/track stadium and the softball fields. The full site plan shows a total of 1,271
parking stalls, which is a reduction from the 1,295 existing parking stalls. The additions will not be a
cause for any additional students, faculty or visitors to the school necessitating additional parking stalls.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits. Possible changes to
the site plan may be required based upon the final Fire Department review.
Dumpsters/Mechanicals
As previously mentioned, the wood and metal dust collectors are proposed as a design element to
magnify the type of manufacturing occurring within that specific area of the building. The collectors would
be painted red as part of the design. Also, the metal design elements on the STEAM addition will extend
above the roofline and be part of the screening for the rooftop mechanicals in the vicinity. There is a
transformer and pad mounted CT & meter on the south end of the STEAM addition that do not have any
screening. Any/all other rooftop and ground mechanical units must be screened from view. Any
dumpster will require a separate enclosure with staff review and approval.
Landscaping
A landscape plan has been provided that shows various landscaping throughout the site including the
parking lot islands and adjacent to portions of the building additions. It must be noted that along the
fitness and athletic field addition, the landscaping plans indicate that the ground cover would be a simple
grass lawn. However, the renderings of the area show plantings lining the entire base of the building.
Staff recommends adding plantings at the base of the building similar to what the renderings show.
Formal review of the plan is still pending. The final landscape plan must also include additional plantings
around any transformers and/or ground/wall mounted mechanical equipment. The City Forester and/or
Planning staff will conduct a formal plan review before building permits can be issued.
Any landscape screening of the items noted above must be coniferous type trees (arborvitae suggested)
at a planting height of at least 6 feet.
Signage
No signage details have been provided at this time. The petitioner is identifying the arrow on the indoor
athletic facility and the wall covering by the entry to the fitness are as design elements, subject to Plan
Commission determination that these are design elements. Any additional signage will require a separate
sign permit.
32
Lighting
A photometric plan and lighting details have been included in the submittal. The photometric plan
indicates that the lighting will have pole lights throughout the new parking lot areas. The photometric plan
shows consistency with Muskego codes. All new lighting must meet Muskego codes for zero degree
cutoff and only having cement bollards not exceeding 6 inches in height per the resolution.
Sewer, Water, Stormwater, Grading
The development will be served by municipal sanitary sewer and municipal water. A new stormwater
ponds is proposed southwest of the new athletic and fitness facility. Final approvals from the
Engineering for any stormwater facilities must be granted before any building permit can be issued.
Other
The following are also part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, That all bollards must be painted to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, Any new handicap signs be incorporated into bored bollards and/or be
mounted into the ground.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and should be approved by the Planning Division before the issuance of
building permits, including any dumpsters.
STAFF RECOMMENDATION PC 058-2022
Approval of Resolution PC 058-2022
33
MHS site plan review narrative
BRAY PROJECT NUMBER 13394.1
Project Name Muskego High School
Project Location W185S8750 Racine Avenue, Muskego WI 53150
Submittal Date September 19, 2022
Submittal City of Muskego - Site Plan Review
Owner Muskego-Norway School District
Jeremiah Johnson
S87 W18763 Wood Road, Muskego WI 53150
Architect Bray Architects
Chris Eger, AIA - ceger@brayarch.com - 414-290-1986
829 S. 111 Street, Milwaukee, WI 53204
-01J�A�
MUSKEGO
NORWAY
S C H O O L S
Civil Engineer Kapur and Associates
Michael Froehlich - mfroehlich@kapurinc.com - 414-659-8193
7711 N. Port Washington Road, Milwaukee WI 53217
Electrical Engineer MSA Professional Services, Inc.
John Russell - jrussell@msa-ps.com - 920-319-8712
116 Freemont Street, P.O. Box 235, Kiel, WI 53042
Construction Manager CG Schmidt
11777 W. Lake Park Drive, Milwaukee WI 53224
Project Description:
This project consists of two major additions to the existing Muskego High School for the Muskego-Norway School
District as part of the successful April 2022 referendum supported by the community. The scope of site
development will include a STEAM (Science, Technology, Engineering, Art, & Math) addition to the Northwest corner
of the existing high school, an Indoor Practice Facility and Fitness addition to the Southwest corner of the existing
high school, and relocating parking between the football field and softball fields. It will include changes to several
areas of the existing parking lots.
Property:
The property at W185S8750 Racine Avenue is currently zoned 1-1 Government and Institutional and is the current
location for the existing high school. Educational facilities are a permitted use. The comprehensive plan lists the
land use designation as Government, Institutional, Transportation and Utilities. All additions will be ancillary
spaces to the High School.
BRAYARCHITECTS VCGSCHMIDT
35
page 2
Building:
The additions to the existing Muskego High School building will be approximately 95,000 square feet and will be
comprised of one-story buildings located at the lower level of the existing building. They are designed to blend
into the fabric of the existing building while also creating an updated dynamic for the STEAM wing and athletic
wing. The North STEAM building is organized around a new interior common area surrounded at the building
exterior by classrooms and fabrication labs. These areas are divided into three main forms meant to reach out to
the public and express the interior space types on the exterior. These spaces include the innovation lab,
fabrication lab and autos lab. The most dynamic of these spaces, the innovation lab will include clerestory
windows that continue into the STEAM common area within the building. The fabrication lab at the center of the
West elevation uses the metal panel form extension to highlight the metal and wood dust collectors that would
be painted Muskego High School Red and would be a strong design element to magnify the type of
manufacturing occurring within that area of the building. The second layer of classroom spaces are clad in a
brick to match the existing building at the same height of the existing building and create a base element that
extends through the building. The glass overhead doors and the anodized aluminum storefront windows have a
similar proportion and rhythm to the windows at the cafeteria and other existing areas of the building. The main
interior corridor is designed at the edge of two internal outdoor courtyards separating the new from existing. The
main entry to the STEAM wing is on the North side of the building and uses an existing language and overhang to
blend the North elevation and addition.
The South practice facility and fitness addition will be an extension of the gymnasium and pool facilities. The
fitness portion of the building has been designed to envelop the practice facility to bring the building scale down
when viewing from the West elevation and tie the addition into the architecture of the existing building. Daylight
will be brought into the space with large clerestory windows. The building has been designed with deep
overhangs, colored glass and translucent glazing which will not only bring human scale to the building but will
also help with South and West glare from afternoon sun. The fitness addition overhang is also designed to
complement the pitch and metal panel materials of the practice facility and tie the additions together. The East
side of the practice facility will be half a story below grade to help with the scale and will also be heavily
landscaped. To break the building height down further we have added a change in color and texture on the South
and East fagade at the base of the building that will align with the brick wrap of the fitness addition and existing
brick banding. Our design team did study the use of brick for a base material on the practice facility. However,
due to the structural nature of the pre-engineered metal building needed for the size of the practice turf area, we
would need to design a separate structural backup system and additional foundations to accommodate a
masonry base, which would add significant cost beyond just the brick material itself. After reviewing and
discussing with the School District, we collectively did not feel that this was the best use of taxpayer funding for
the exterior material on a side of the building that will hardly be visible from the public way. We feel that the
change in metal panel material, location of the building, and grading and plantings of the area around the
building will be enough to blend the building into the existing landscape. The district would like to include high
school branding murals at the main entrance to the fitness center and at the South elevation showing Warrior
pride similar to branding at the stadium. The angle of the roof and translucent windows are designed to
compliment the spear branding element which will cover less than 5% of the new South elevation.
BRAYARCHITECTS VVCGSGHM/DTs
page 3
All mechanical rooftop equipment will be screened from view either through placement behind buildings and
parapets or with screening designed specifically to hide the equipment.
Typical school day hours of operation will be the same as the existing High School where the school day
currently starts at 8:00am and ends at 3:30pm. The building and site will be active on nights and weekends with
various school groups and events, performing arts and music events, and athletic practices and competitions.
Building Areas
North STEAM Addition =
29,730 square feet
South Practice Facility & Fitness Addition = 66,170 square feet
Educational Services Center Maintenance Addition = 2,600 square feet
Total area of all building additions = 98,500 square feet
Site Plan:
The site plan has been developed in response to the building additions and to maintain a similar number of parking
stalls. There will be a new receiving area location at the STEAM addition, which will require changes to existing
parking areas in order to allow for full size trucks to deliver and move through the parking. Traffic will be for the
most part unchanged. There will be a few striped safety routes for teams and students added from the building to
the Stadium. Bus pick-up and drop-off at the North parking lot will remain. There will be a new electrical service
and dumpster enclosure which will be recessed behind the fagade of the auto lab.
There will be a new parking lot to the South of the stadium and a new drive between the new parking and existing
Educational Services Center district building. The district plans to create storage enclosures under the existing
western stadium bleachers as part of the project. There will also be a new maintenance building addition with four
overhead doors added to the South side of the Educational Services Center building. Stormwater will be conveyed
to the South of the site to a new storm water retention pond close to the outfield of the girls softball fields.
Parking is currently provided on the site in several locations around the existing high school. A new parking lot
will be added South of the stadium for stadium and student parking.
Existing Muskego High School
Existing enrollment = +/- 1,720 students
Projected teachers/staff = +/- 150 teachers/staff
Existina MHS Parkin
High School Lots (visitors and students) 957 parking spaces
West ESC Lot (teachers, staff, admin, sporting events) 139 parking spaces
West Athletic Lot (sporting events) 199 parkin_ spaces
spaces
Total existing parking spaces 1,295 parking spaces
Proposed MHS Parkin
High School Lots (visitors and students) 942 parking spaces
West ESC Lot (teachers, staff, admin, sporting events) 130 parking spaces
West Athletic Lot (sporting events) 199 parkin_ spaces
spaces
Total proposed parking spaces 1,271 parking spaces
BRAYARCHITECTS VVCGSGHM/DT
page 4
All new site lighting in parking lots and along drives will be LED and will be cut-off fixtures and will meet standards.
Lights will be located in the curbed islands in all updated areas of parking. The remaining portion of the existing
parking lot to the South of the practice facility will remain and we are looking to have a variance for lighting to
remain within the parking on a typical two inch concrete base at grade.
Landscaping will be provided throughout the development in compliance with landscaping requirements in the
zoning ordinance. The East side of the new practice facility will include tree screening.
Schedule:
A site civil package is anticipated to be issued in November. The balance of construction documents for the project
are scheduled to be issued in December 2022. The District's construction manager, CG Schmidt, is planning to bid
the project in January. Construction is anticipated to begin in March 2022 and continue through Summer 2024. The
building is scheduled to open in Fall 2024 for the start of the 2024-2025 school year.
BRAYARCHITECTS VCGSCHMIDT
38
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APPLICANT
CHRIS EGER
BRAY ARCHITECTS
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JEREMIAH JOHNSON
MUSKE O-NORWAY SCHOOL DISTRICT
S87 W1 8763 WOOD ROAD
MUSKEGO W153150
262-971-18b7
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CIVIL ENGINEER
MICHAEL J. FROEHLICH, P.E.
KAPUR &ASSOCIATES, INC.
400 E , WISCONS N AVE.
MILWAUKEE, WI 53M
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PARCEL PERVIOUS AREA BEFORE IMPROVEMENTS: 2,451,090 SF (56.27 ACRES) -63REVIEW SET
PARCEL IMPERVIOUS
AREA BEFORE IMPROVEMENTS: 1,411738SF(32.4IACRES) "`5% TOTAL PARCEL AREA: 3,862,827 SF (88.68 ACRES) _Pm
PARCEL PERVIOUS AREAAFTER IMPROVEMENTS: 2,308,3W SF (52.99 ACRES) - 53.7% OVERALL SITE
FARCE IMPERVIOUS AREA AFTER IMPROVEMENTS: 1,554,518 SF (35.69 ACRES) -40.3% C, LAYOUT PLAN
TOTAL PARCEL AREA: 3,862,827 SF (88.68 ACRES)
TOTAL NET GAIN I LOSS OF PARKING STALLS: -24 STALLS P q
LEGAL DESCRIPTION:
ALL THAT PART OF THE NORTHEAST 1/4, AS WELL AS THE NORTHEAST 1/4 OF THE NORTHEAST 1/4, OF SECTION 20, TOWNSHIP 5 NORTH, RANGE 20 EAST. ALSO, ALL THAT PART OF THE NORTHY� OF THE NORTHWEST%
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BRAYASTSTRCTS
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MUSKEGO-NORWAY SCHOOL DISTRICT
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RESOLUTION #P.C. 058-2022
APPROVAL OF A BUILDING SITE AND OPERATION PLAN AMENDMENT FOR THE
MUSKEGO HIGH SCHOOL ADDITIONS AND DISTRICT OFFICE ADDITION
LOCATED IN THE NW '/4 OF SECTION 21 & NE'/4 OF SECTION 20
(TAX KEY 2242.999 / S87 W18763 WOODS ROAD)
WHEREAS, A submittal was received from Bray Architects for a Building, Site, and Operation
Plan Amendment approval for Muskego High School located at S87 W18763 Woods Road (Tax
Key No. 2242.999), and
WHEREAS, The property is zoned 1-1 Institutional District and allows the uses as presented, and
WHEREAS, The 2020 Comprehensive Plan shows this property as institutional uses and the
proposal is consistent with the plan, and
WHEREAS, The proposal contains three (3) separate building additions including a STEAM
(Science, Technology, Engineering, Art and Math) addition on the northwest corner of the high
school, a new practice and fitness addition on the southwest corner of the high school and an
addition to the southside of the administrative building, and
WHEREAS, The high school additions will total 66,170 square feet for the practice and fitness
addition and 29,730 square feet of additional space for the STEAM space, while the
administrative building accounts for 2,600 square feet of additional space, and
WHEREAS, Construction is scheduled to begin in March 2022 and be completed for the start of
the 2024-2025 school year, and
WHEREAS, This area of the City is governed by the General Design Guide which primarily calls
for 50% masonry product unless the Planning Commission finds reasons not to apply the full
extent of the guide, and
WHEREAS, The STEAM building consists of the innovation lab, fabrication lab and autos lab and
the facades will be 100 percent masonry with reddish brick to match the existing building and a
cream -colored band near the top of the wall to blend in with the cream -colored accent masonry
on the remainder of the building, and
WHEREAS, The western fagade includes metal accent features protruding from the masonry
building, but also wrapping around the top of the addition that will also be used for rooftop
mechanical screening, and
WHEREAS, The fitness portion of the project continues the masonry from the northwest portion
of the building southward with full masonry and clerestory windows above with a metal accent
wall and a protruding metal roof feature at the corner of the building, and
WHEREAS, From the south side the indoor athletic practice facility addition is shown as a metal
panel fagade with two tones of gray, and
WHEREAS, The darker gray color will be on the lower portion of the building up to the same
height as the masonry of the fitness portion and the upper portion will be lighter gray in color, and
WHEREAS, The lighter gray metal panels will be the same color as the metal accent pieces on
the fitness portion of the addition and the STEAM addition, and
WHEREAS, The metal gray expanse of paneling will be broken up with a large branding logo for
the school and translucent panels to allow natural lighting in the practice area, and
59
WHEREAS, The Educational Service Center Maintenance addition is proposed as 100 percent
masonry being an identical match to the masonry on the existing building, and
WHEREAS, The full site plan shows a total of 1,271 parking stalls, which is a reduction from the
1,295 existing parking stalls, but the additions will not be a cause for any additional students,
faculty or visitors to the school necessitating additional parking stalls, and
WHEREAS, The site plan is subject to Fire Department approvals at the time of building permits
and
WHEREAS, The wood and metal dust collectors, painted red as part of the design, are proposed
as a design element to magnify the type of manufacturing occurring within that specific area of
the building, and
WHEREAS, There is a transformer and pad mounted CT & meter on the south end of the STEAM
addition that do not have any screening shown and must be screened, and
WHEREAS, The metal design elements on the STEAM addition will extend above the roofline
and be part of the screening for the rooftop mechanicals in the vicinity, and
WHEREAS, A landscape plan has been provided that shows various landscaping throughout the
site including the parking lot islands and adjacent to portions of the building additions, and
WHEREAS, No signage details have been provided at this time and any future signage will
require a separate sign permit in the future, and
WHEREAS, A photometric plan and lighting details have been included in the submittal and the
photometric plan indicates that the lighting will have pole lights throughout the new parking lot
areas, and
WHEREAS, The photometric plan shows consistency with Muskego codes, and
WHEREAS, Lighting must meet Muskego codes for zero -degree cutoff and only having cement
bollards not exceeding 6 inches in height per the resolution, with the exception of new lighting
bases in the existing southern parking lot, which is not being repaved, and
WHEREAS, A new stormwater ponds is proposed southwest of the new athletic and fitness
facility, and
WHEREAS, The development will be served by municipal water and municipal sewer.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and
Operation Plan for Muskego High School projects located at S87 W18763 Woods Road (Tax Key
No. 2242.999).
BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage
(temporary or permanent) is installed.
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, with the
exception of the new pole light bases in the existing southern parking lot, which is not being
repaved.
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
60
upon the final Fire Department review.
BE IT FURTHER RESOLVED, A final landscape plan will need to be submitted that includes
plantings at the base of the fitness and athletic addition and approved by the City prior to the
issuance of building permits.
BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the
principal structure.
BE IT FURTHER RESOLVED, Any new handicap signs be incorporated into bored bollards
and/or be mounted into the ground.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC
devices, electrical transformers, etc.) must be screened from view and/or incorporated into the
design of the site/structure (screening, etc.) and should be approved by the Planning Division
before the issuance of building permits, including any dumpsters.
BE IT FURTHER RESOLVED, That all proposed stormwater facilities obtain approval from the
engineering department prior to any building permits being issued.
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:
Denied:
Deferred:
Introduced: October 4, 2022
ATTEST: Adam Trzebiatowski AICP, Planning Manager
61
City of Muskego
Plan Commission Supplement PC 059-2022
For the meeting of. October 4, 2022
REQUEST: Approval of a Certified Survey Map (CSM) and Building, Site, and Operation Plan (BSO) for
Jilly's Car Wash.
Tax Key No. 2169.999.011 / Vacant land - Commerce Center Parkway
NE'/4 of Section 3
PETITIONER: Caitlin LaJoie of Briohn Building Corporation, on behalf of Jilly's LLC
INTRODUCED: October 4, 2022
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 059-2022
A submittal was received Briohn Building Corporation on behalf of Jilly's LLC. for a CSM and BSO
approval for a new car wash facility located on the vacant land along Commerce Center Parkway just
north of Jiffy Lube.
CONSISTENCY WITH ADOPTED PLANS 059-2022
Comprehensive Plan:
The 2020 Plan depicts the property as Business Park. The petition is
consistent with the Plan.
The property is currently zoned BP-1, Business and Office Park Support
District, which would not allow a Car Wash. However, a petition has been
Zoning:
submitted to rezone the property to B-3 General Business District. A car
wash is a permitted use with a BSO approval. This approval is contingent
on the rezoning to B-3 being approved.
Park and Conservation
No acquisitions are proposed in this area. The proposal is consistent with
Plan:
the Plan.
Street System Plan:
All streets are dedicated to their ultimate widths. The proposal is consistent
with the Plan.
Public sanitary sewer serves the property. The proposal is consistent with
Adopted 208 Sanitary
Sewer Service Area:
Ithe Plan.
The development is served by municipal water. The proposal is consistent
Capacity
(Water
Assessment District:
1with the Plan.
Stormwater Management
There are regional stormwater facilities for the business park that will
Plan:
accommodate this development. The proposal is consistent with the Plan.
General Design Guide
The General Design Guide governs this area. See comments below about
building design.
STAFF DISCUSSION PC 059-2022
The applicant is proposing to build a new 6,486 SF car wash and a separate outdoor area with twenty
(20) vacuum stalls. The proposed use will be allowed with Plan Commission approval of a Building, Site
and Operation (BSO) Plan after the property is successfully rezoned. There has been a separate
62
rezoning request (to B-3) that has been submitted that will be discussed at a later date. Since the
development with the proposed car wash use is fully contingent upon the property being rezoned, if the
rezoning is not approved by the City in the future, this Building, Site and Operation Plan approval will be
void.
Certified Survey Map (CSM)
The applicant is seeking to split this one lot into two separate lots. The proposed lots are approximately
2.17 acres and 5.56 acres in size which meet the minimum lot sizes required. Of the two new lots, Lot 2
is proposed for development now and Lot 1 will remain open and ready for future development.
Upon initial review of the CSM, the bulk requirements of the code appear to be met with the exception of
the new lot having eighty (80) feet of frontage on the Commerce Center Parkway public right-of-way.
There is more than eighty feet of frontage on Moorland Road, but there no access is allowed onto
Moorland Road from this property as identified on the current and past CSMs. The frontage onto
Commerce Center Parkway is only 45-feet at the curve of the road. This is similar to the road frontage on
a cul-de-sac where only 45-feet of frontage on a public right-of-way is required.
A cross access easement is shown on the survey, but will be recorded via a separate document. This
cross -access spans from the Wendy's restaurant property through the Jiffy Lube property and will be
required through this property to connect the next development for internal traffic flow.
A technical CSM review is in the process of being completed. Waukesha County DPW has reviewed the
land division since the lots abut two separate County highways. All corrections/additions will be needed
prior to the CSM can be signed by the City and recorded.
Architecture
This property is currently governed by the Business Park Design Guide and the General Design Guide. If
the rezoning proposal to B-3 General Business District is approved, the property will only be governed by
the General Design Guide.
The proposed building is clad with 100 percent masonry. The walls will be a red brick with a beige
concrete block used for horizontal accents and also making up the gable materials.
Each elevation contains varying depths, materials, and door/window features to eliminate monotony.
The overhead door at both the entrance and exit to the car wash are prefinished insulated steel overhead
doors that would match the exterior colors of the building with a single row of clear panels. Typically, the
Plan Commission requests at least two rows of windows at a minimum on the overhead doors. Inside of
the steel overhead doors the petitioner would have a beige vinyl roll up door. Essentially, the steel doors
would be opened at the start of business every day and closed at the end of business. Then when it is
cold and the car wash is open, the steel doors would be up and the vinyl doors would open and close to
keep the heat in the building. Plan Commission may wish to discuss the solid steel doors verses full
glass or steel with windows overhead doors. The resolution states that the color of the overhead doors
and any solid pedestrian doors needs to match the color of the building.
The submittal plans reference an employee shelter structure near the pay stations and a basic idea of a
general structure design has been submitted, without exact material/color details. The resolution states
that the employee shelter must be designed with the similar materials and the same colors as the main
structure (roof and walls) and the details of such structure need to be provided by staff before any
building permits can be issued for work on site.
Site, Parking, and Access
Access to the site is proposed directly from Commerce Center Parkway and also through the cross -
access easement from the property to the south (Jiffy Lube). After entering the site from Commerce
Center Parkway there is a queuing area with three entry canopies / pay stations for customers. The entry
canopies / pay stations include a blue covering with black supports on either side of the payment
mechanism.
The queuing area will allow up to 29 vehicles on the east side of the building prior to entering the car
wash on the north side of the building. A second loop to on the west side of the building provides ten (10)
spaces for employee and customer parking and then to an area of twenty (20) parking stalls with vacuum
machines adjacent to Moorland Road.
63
The vacuum stations are proposed adjacent to Moorland Road to increase customer safety rather than
located behind the building. The vacuum stations are very minimal consisting of a small unit at the base
with an arm extending out to reach the rear of the vehicle. The actual vacuum system mechanicals will
be housed within the main structure.
Each of the drive aisles must be a minimum of 24 feet wide for two-way traffic and 12 feet wide for one-
way traffic as required by the code. All of the drive aisles appear to meet the size requirement, but must
be verified.
Per the zoning code, one (1) space is needed for every 150 SF of customer floor area. The office portion
of the building is approximately 800 square feet requiring six parking stalls, which is accounted for in the
parking stalls adjacent to the west side of the building. The parking stalls are angled and must be a
minimum of 9' x 18' in size as required by the code.
Operations
The proposed hours of the business are Monday through Saturday from 7:00 am to 8:00 pm and Sunday
from 7:00 am to 8:00 pm. The business will have approximately 15 employees with up to five employees
on -site depending on the shift.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits. Possible changes to
the site plan may be required based upon the final Fire Department review.
Dumpsters/Outdoor Storage
A brick dumpster enclosure is shown on the plans near the northwest corner of the building. The
dumpster enclosure has the same masonry block and brick that will be on the exterior of the car wash
building. Access to the garbage enclosure would south towards the employee and staff parking where a
wood door with slats will conceal the garbage containers.
Landscaping
A landscape plan has been provided that shows various landscaping throughout the site. A final
landscape plan must be submitted for formal review before building permits can be issued. The
landscaping plan shows a variety of plantings around the dumpster enclosure. The final landscape plan
must include additional plantings around any transformers, air conditioners, and/or wall mounted
mechanical equipment to screen these mechanical units from view. Typically, the City requires some
type of 6-foot evergreen shrubs spaced so that the mechanical units are screened right away and not
dependent upon years of growth to screen. All landscaping must be located completely on private
property and not within the right-of-way. The City Forester will conduct a formal plan review before
building permits can be issued.
Signage
No signage details have been provided at this time. In general, Jilly's wall signs are proposed on the front
and side of the building along with a freestanding monument sign. The total wall signage allowances are
based on the typical code requirements. For the B-3 District if the property is rezoned, 5% of the wall
area is allowed on each fagade. Separate sign permits will be required before any signage (temporary or
permanent) can be installed including both building and freestanding signs. A monument sign is also
shown on the plans that will match the materials of the building.
Lighting
A photometric plan has been included along with a schedule of proposed lighting fixtures. The
photometric plan indicates that the lighting will all be building and pole mounted. The photometric plan
shows the lighting levels to be 0.5 foot-candles or less at the lot lines, as required. All lighting must be
zero -degree tilt and full cut-off. Additionally, the light poles cannot have a concrete base more than 6
inches above grade and lights no taller than the 15 feet or the eave of the building, whichever is greater,
to meet the City requirements.
Sewer, Water and Stormwater
The development will be served by municipal sanitary sewer and water. There are regional stormwater
facilities for the business park that will accommodate this development.
The following are also part of the Plan Commission resolution:
64
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, 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 and ground mechanicals (including HVAC devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and should be approved by the Planning Division before the issuance of
building permits.
STAFF RECOMMENDATION PC 059-2022
Approval of Resolution PC 059-2022 — Subject to the items noted in the resolution as conditions of
approval.
65
RESOLUTION #PC 059-2022
Supplemental Map
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East of Moorland Road Right -of -Way
Properties
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11 ■ '� Prepared by City of Muskego Planning Department
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RESOLUTION #P.C. 059-2022
APPROVAL OF A BUILDING, SITE, AND OPERATION PLAN AND CERTIFIED SURVEY MAP
FOR JILLY'S CAR WASH LOCATED IN THE NE'/OF SECTION 3
(TAX KEY NO. 2169.999.011 / VACANT — COMMERCE CENTER PARKWAY)
WHEREAS, A submittal was received from Caitlin LaJoie of Briohn Building Corporation, on
behalf of Jilly's LLC, for a new car wash located the vacant land along Commerce Center
Parkway just north of Jiffy Lube (Tax Key No. 2169.999.011 / Vacant Land — Commerce Center
Parkway), and
WHEREAS, The property is currently zoned BP-1, Business and Office Park Support District, but
a petition has been submitted to rezone the property to B-3 General Business District where a car
wash is a permitted use with a BSO approval, 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 car wash totaling about 6,486 square feet, and
WHEREAS, This proposal is to split the current lot into two lots with one lot being for the car wash
and one for future development, and
WHEREAS, The proposed lots are 2.17 acres and 5.56 acres in size, and
WHEREAS, The lot is served by the municipal sewer and water systems, and
WHEREAS, All new lots must have 80-feet of frontage on a public right-of-way except along a
cul-de-sac where 45-feet of frontage can be approved, and
WHEREAS, The developer is requesting 45-feet of frontage due to being on the outside of the
curve on Commerce Center Parkway and there is more than 80-feet of frontage along Moorland
Road, and
WHEREAS, A cross access easement is shown on the survey, but will be recorded via a
separate document that spans from the Wendy's restaurant property through the Jiffy Lube
property through this property to connect the next development for internal traffic flow, and
WHEREAS, This property is currently governed by the Business Park Design Guide and the
General Design Guide but if the rezoning proposal to B-3 General Business District is approved,
the property will only be governed by the General Design Guide, and
WHEREAS, The proposed building is clad with 100 percent masonry with each elevation contains
varying depths, materials, and door/window features to eliminate monotony, and
WHEREAS, The walls will be a red brick with a beige concrete block used for horizontal accents
and also making up the gable materials, and
WHEREAS, The overhead door at both the entrance and exit to the car wash are prefinished
insulated steel overhead doors that would match the exterior colors of the building with a single
row of clear panels with beige vinyl roll up doors on the interior, and
WHEREAS, The steel doors would be opened at the start of business every day and closed at
the end of business and then when it is cold and the car wash is open, the steel doors would be
up and the vinyl doors would open and close to keep the heat in the building.
WHEREAS, Access to the site is proposed directly from Commerce Center Parkway, and
67
WHEREAS, After entering the site from Commerce Center Parkway there is a queuing area with
three entry canopies / pay stations for customers that will include a blue covering with black
supports on either side of the payment mechanism, and
WHEREAS, There is a queuing area for up to 29 vehicles on the east side of the building prior to
entering the car wash on the north side of the building, and
WHEREAS, A second loop on the west side of the building provides ten (10) spaces for
employee and customer parking and then to an area of twenty (20) parking stalls with vacuums,
and
WHEREAS, The vacuum stations are very minimal consisting of a small unit at the base with an
arm extending out to reach the rear of the vehicle, and
WHEREAS, The main vacuum equipment will all be located with the main building, and
WHEREAS, The proposed hours of the business are Monday through Saturday from 7:00 am to
8:00 pm and Sunday from 7:00 am to 8:00 pm, and
WHEREAS, The business will have approximately 15 employees with up to five employees on -
site depending on the shift, and
WHEREAS, A brick dumpster enclosure is shown on the plans near the northwest corner of the
building that will have the same masonry block and brick that will be on the exterior of the car
wash building, and
WHEREAS, The plans reference an employee shelter structure near the pay stations and a basic
idea of a general structure design has been submitted, without exact material/color details, and
WHEREAS, A landscape plan has been provided that shows various landscaping throughout the
site, and
WHEREAS, The final landscape plan must include additional plantings around any transformers,
air conditioners, and/or wall mounted mechanical equipment to screen these mechanical units
from view, 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, and pole
mounted, and
WHEREAS, The photometric plan shows that the lighting levels do not exceed 0.5 foot-candles at
the lot lines, and
WHEREAS, Signage has been proposed as wall signs on the front and side of the building with a
monument sign along Moorland Road, and
WHEREAS, The development will be served by municipal sewer and water, and
WHEREAS, Stormwater will be handled by the regional stormwater facilities that existing in the
business park, and
WHEREAS, The site plans show concrete curb and gutter throughout the whole the site
68
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and
Operation Plan and a Certified Survey Map for Jilly's Car Wash located along Commerce Center
Parkway (Tax Key No. 2169.999.011 / Vacant — Commerce Center Parkway) subject to technical
corrections as identified by the City Engineers and Planners and payment of all applicable fees
and outstanding assessments, if applicable.
BE IT FURTHER RESOLVED, All technical corrections from the City will need to be addressed
before the Certified Survey Map can be signed and recorded.
BE IT FURTHER RESOLVED, Prior to building permit being issued, the cross -access easements
with the property to the west must be recorded and submitted to the City.
BE IT FURTHER RESOLVED, This approval is fully contingent on the proposed rezoning to B-3
being approved by the City.
BE IT FURTHER RESOLVED, The employee shelter must be designed with the similar materials
and the same colors as the main structure (roof and walls) and the details of such structure need
to be provided by staff before any building permits can be issued for work on site.
BE IT FURTHER RESOLVED, The color of the overhead doors and any solid pedestrian doors
needs to match the color of the building.
BE IT FURTHER RESOLVED, A separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building or
freestanding.
BE IT FURTHER RESOLVED, No outdoor storage or display of products is allowed at any time
on site.
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 eave height of the building.
BE IT FURTHER RESOLVED, That all of the drive aisles must be a minimum of 24 feet wide for
two-way traffic and 12 feet wide for one-way traffic.
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.
BE IT FURTHER RESOLVED, All landscaping must be located completed on private property
and not within the right-of-way.
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, 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.
69
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.
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:
Denied:
Deferred:
Introduced: October 4, 2022
ATTEST: Adam Trzebiatowski AICP, Planning Manager
70
BRIOHN
DESIGN { BUILD
CONSTRUCTION
ARCHITECTURAL
DESIGN
DEVELOPMENT
PROPERTY
MANAGEMENT
BUILE4N
CORPORATION
September 19, 2022
Planning Commission — City of Muskego
W182 58200 Racine Avenue
Muskego, WI 53150
RE: Business Operation Plan for Ally's Car Wash
To Whom It May Concern:
Ally's LLC (the "Developer") is pleased to present Ally's Car Wash (the "Development") to the
City of Muskego (the "City"). The Developer is proposing to build a state-of-the-art facility
that will operate an express car wash at the subject site.
Introduction
The property (the "Property") is located off Commerce Center Parkway, northernly adjacent
to Jiffy Lube; parcel number MSKC2169999011 will be divided to accommodate the
Development which is situated on proposed Lot 2. The proposed total site area will be
94,691 square feet (2.1738 acres). The Property is currently zoned BP-1 and proposed to be
rezoned to B3. The Property is currently vacant and the proposed use is for a single -story car
wash facility which is approximately 6,486 SF including the office, car wash bay, mechanical
equipment, and employee hut.
Business Operations
Ally's Car Wash ("Jilly's") is an express car wash that allows its customers to experience a
clean and dry vehicle in under three minutes. Jilly's wash menu offers multiple options
including a single wash or unlimited monthly plan. In an express car wash model, customers
do not leave the vehicle and drive their own vehicle through the car wash bay. Upon exiting
the wash bay, customers are given the option to park at a vacuum bay to clean the interior of
their vehicle themselves. Jilly's customer service exceeds competition by providing the
following complimentary services to all customers:
- All vehicles are treated by an employee and hand prepped
- Free scents and dash wipes provided for all customers
- Free use of state-of-the-art central vacuum system for all customers
- Free use of central blower system (to dry hard to reach spots on vehicle) for all
customers
- Towels and cleaning supplies provided free of charge for all customers
Currently, Jilly's has five metro Milwaukee locations: operational washes in Elm Grove,
Brookfield, Pewaukee, Glendale and under construction in Mequon. Ally's expects to employ
approximately 15 employees at this location, with a shift maximum of five (5) employees.
71
3885 N BmxMIaid Rd S+uIt4g. 200 11rookfield, WI &3045 282.790.E FAX 262.790.0505 www.brlohn.�u,n
Hours of operation will be:
- Monday through Saturday — 7:OOam to 8:OOpm
- Sunday — 8:OOam to 7:OOpm
Entitlement Strategy & Timeline
The Developer will comply with local approval processes by submitting the Building, Site, and
Operation Plan for Plan Commission approval. Additionally, the Property requires a land division via
certified survey map to parcel off a portion of land from the seller and subsequently rezone the
acquired parcel from BP-1 to B-3.
The Developer respectfully requests Plan Commission reduce the required frontage along
Commerce Center Parkway be reduced from 80 feet to 45 feet. Due to the Property being situated
on the curve of Commerce Center Parkway, this request can reasonably be compared to cul-de-sac
frontage requirements. Additionally, this reduced frontage creates a more viable property line for
development of the remaining parcel.
Current protect timeline below:
10/04/2022 — Plan Commission Approval (Building, Site, and Operation Plan & CSM)
10/11/2022 — Common Council Adoption of CSM
10/25/2022 — Common Council Public Hearing (Rezone)
11/01/2022 — Plan Commission Recommendation (Rezone)
11/08/2022 — Common Council Approval (Rezone)
Summer 2023 — Open for Operation
Site Plan
The Development is thoughtfully planned to capitalize on the parcel constraints while being
cohesive with neighboring businesses. The building is situated at the east end of the Property with
access off Commerce Center Parkway. Due the constrained size and configuration of the parcel, the
Developer has worked on several iterations of the site plan over the recent past. The current layout
is the optimal configuration for building placement, vehicle traffic flow, and pedestrian/customer
safety.
The Development incorporates functional design elements based on feedback from employees and
customers across the multiple operating locations, including the following:
- Layout: The plan shows five (5) parking stalls which are intended to accommodate
employees of Jilly's. There is a maximum of five (5) employees on site at any given time.
The plan also shows 20 stalls designed for vacuuming and cleaning vehicles after the wash.
The entrance to the wash includes three separate pay stations that will provide stacking for
up to 29 vehicles, not including the potential queuing that could take place on the private
access drive (which would bring the total queue up to 38 without any cars queued on
Commerce Center Parkway).
- Vacuum Design and Placement: Ally's vacuums are state-of-the-art with all utility
connections underground to maintain a clear line of vision. The vacuums have been
intentionally placed adjacent to Moorland Road to increase customer safety rather than
located on the backside of the building.
72
Landscaping/Screening: The Developer prides themselves on installing and maintaining
inviting, quality landscaping around the building and property. Ample landscaping has been
designed by a professional landscape architect to adequately screen all mechanical
equipment.
Access: The Development will have primary access from Commerce Center Parkway. An
existing cross -access easement benefits the Property in connection with the southern
business, Jiffy Lube. This secondary access point will serve both properties as the uses are
complementary.
Si na e: A full sign package will be submitted for approval under separate cover, however,
the Developer will comply with all B3 standards. Signage is proposed on the building, two
monument signs (Moorland Road and Commerce Drive) and directional signage.
- Lighting: The proposed lighting plan includes parking lot lights and wall packs. The parking
lot lights are shown at 15 feet in height set on a 6" concrete base to comply with the
lighting code. The dispersion plan shows the average parking lot illumination level at 3.88
foot-candles. Documentation has also been submitted reflecting the proposed wall packs
and parking lot light fixture selections. These fixtures are intended to be full cut-off and
zero -degree tilt to comply with the lighting code.
Arrhitartiira
The building design includes pre -colored concrete brick and block, aluminum storefront windows,
and an asphalt shingled roof. All windows are translucent except for the ones located adjacent to
the mechanical room and the upper transoms in the office area. These windows are satin etched to
provide security outside of operational hours. The satin etched windows look identical to the
translucent windows during daylight but will not permit visual access into the building at nighttime.
The proposed overhead doors are shown to be prefinished insulated steel — color to coordinate
with the building colors. There will also be beige vinyl roll up doors with full vision panels in the
three center sections (see attached information) that will be located at both overhead door
openings such that when the insulated steel doors are open, the roll up doors can close to can keep
the heat inside the building during the winter.
Construction
The construction will be completed in one phase. The Developer anticipates breaking ground early
2023 to be open for business summer 2023.
The estimated cost of structure and site improvements, including landscaping, is $2,200,000.00.
This does not include the land cost.
Conclusion
Jilly's LLC is operated by Jill and Jon Zimmerman who are partners with the business who reside in
Milwaukee, WI to operate the local market. The Developer is excited to submit the state-of-the-art
Development to the City of Muskego to enhance the car wash experience within the community.
Please do not hesitate to contact me with additional questions. We look forward to collaborating
with the City of Muskego on this proposed development.
73
Contact Information
Jilly's LLC
Jon Zimmerman, President
ion@iillyscarwash.com
414-305-9799
CBRE
Andrew Stefanich, First VP
andrew.stefanich@cbre.com
414-274-1645
JSD
Riz Iskandarsjach, Civil Engineer
riz@isdinc.com
262-933-4185
Briohn Building Corporation
Mike Miksich, VP Construction
mmiksich@briohn.com
262-790-0500
Thank you,
Caitlin LaJoie
Director of Land Development
claioie@briohn.com
262-790-0500
CBRE
Carlos Wu, Associate
carlos.wu@cbre.com
414-274-1667
Briohn Design Group
Chris Wenzler, Architect
cwenzler@briohn.com
262-790-0500
Briohn Building Corporation
Caitlin LaJoie, Director of Land Development
claioie@briohn.com
262-790-0500
74
Jilly's Car Wash — Glendale
Ally's Car Wash — Glendale Vacuums
76
CERTIFIED SURVEY MAP No. _
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City of Muskego
Plan Commission Supplement PC 060-2022
For the meeting of. October 4, 2022
REQUEST: Approval of a Building, Site and Operation Plan (BSO) for Muskego Car Wash
Tax Key No. 2169.993.014 / Vacant land - Commerce Drive
NE'/4 of Section 3
PETITIONER: Jeffrey Natrop of Renner Architects, on behalf of Ron Janusz
INTRODUCED: October 4, 2022
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 060-2022
A submittal was received Jeffrey Natrop of Renner Architects on behalf of Ron Janusz for a BSO
approval for a new car wash facility located on the vacant land along Commerce Drive.
CONSISTENCY WITH ADOPTED PLANS 060-2022
Comprehensive Plan: The 2020 Plan depicts the property as Business Park. The petition is
consistent with the Plan.
The property is currently zoned BP-1, Business and Office Park Support
District, which would not allow a Car Wash. However, a petition has been
Zoning: submitted to rezone the property to B-3 General Business District. A car
wash is a permitted use with a BSO approval. This approval is contingent
on the rezoning to B-3 being approved.
f Park and Conservation No acquisitions are proposed in this area. The proposal is consistent with
(Plan: the Plan.
Street System Plan: All streets are dedicated to their ultimate widths. The proposal is consistent
with the Plan.
'Adopted 208 Sanitary Public sanitary sewer serves the property. The proposal is consistent with
Sewer Service Area: Jthe Plan.
Water Capacity The development is served by municipal water. The proposal is consistent
Assessment District: with the Plan.
'tormwater Management There are regional stormwater facilities for the business park that will
Plan: jaccommodate this development. The proposal is consistent with the Plan.
General Design Guide The General Design Guide governs this area. See comments below about
,building design.
STAFF DISCUSSION PC 060-2022
The applicant is proposing to build a new 5,300 SF car wash and a separate outdoor area with thirteen
(13) vacuum stalls. The proposed use will be allowed with Plan Commission approval of a Building, Site
and Operation (BSO) Plan after the property is successfully rezoned. There has been a separate
rezoning request (to B-3) that has been submitted that will be discussed at a later date. Since the
development with the proposed car wash use is fully contingent upon the property being rezoned, if the
90
rezoning is not approved by the City in the future, this Building, Site and Operation Plan approval will be
void.
Architecture
This property is currently governed by the Business Park Design Guide and the General Design Guide. If
the rezoning proposal to B-3 General Business District is approved, the property will only be governed by
the General Design Guide.
The proposed building is clad with a mixture of smooth cast stone masonry with large expanses of
windows and deep blue ACM metal panel accent corners/towers. The blue corners will be taller than the
remainder of the building with a lighter Carolina Blue fascia around the top. The colors were chosen to
exemplify the clean nature of the car wash and to make the building more attractive. The General Design
Guide typically requires 50% masonry but the overall quality of the design and material usage is just as
important. Based on the numbers provided the building will be approximately 30 percent masonry in
total. Each elevation contains the corner towers along with varying depths and materials. The center
area of the long sides of the buildings consist of almost all windows.
The overhead door at both the entrance and exit to the car wash will be aluminum doors with glass panes
in the entirety of each of the aluminum doors. The resolution states that the color of the overhead doors
(if not approved as all glass) and any solid pedestrian doors needs to match the color of the building.
Site, Parking, and Access
Access to the site is proposed directly from Commerce Drive. After entering the site from Commerce
Drive there is a queuing area with three lanes below an overhead roof structure akin to a drive through
bank. The roof overhang will be clad with the lighter blue color matching the top of the tower features.
One lane will be serviced by a cashier, the second lane is an auto -teller station while the outside lane is
for members or pre -paid customers.
After exiting the car wash, the customer is able to leave or turn back toward Moorland Road for the
vacuum stations. Thirteen individual vacuum stations are located along the eastern property line adjacent
to Moorland Road. Each vacuum station consists of a blue colored vacuum machine with a light blue
awning extending over the vehicle. The main vacuum producer will be located inside the building to
eliminate any noise pollution. If any vacuum appurtenances will be located outside it will be considered a
mechanical unit and will be subject to approval regarding its location and must be fully screened from
view with landscaping. As it relates to the canopies over the vacuum areas, staff suggests the Plan
Commission take a closer look at this to see if they want to see this type of feature. Since the vacuums
are a more utility based items, rather than the architecturally designed main structure, do we want them
as prominent/obvious with the blue canopies? Staff suggests that we try to minimalized these vacuum
features and the removal of the canopy feature might help them "disappear" a little.
Each of the drive aisles must be a minimum of 24 feet wide for two-way traffic and 12 feet wide for one-
way traffic as required by the code. All of the drive aisles appear to meet the size requirement, but must
be verified.
On either side of the vacuum stations are the customer and vehicle parking area. Nine (9) spaces for
employee and customer parking are available. Per the zoning code, one (1) space is needed for every
150 SF of customer floor area. The office portion of the building is approximately 300 square feet
requiring two parking stalls which is accounted for. The parking stalls for the vacuums are 12-feet wide
and 17 feet deep while the customer and employee parking stalls are 9' wide by 20 feet long. Each stall
must be a minimum of 9' x 18' in size as required by the code.
Operations
The proposed hours of the business are from 6:00 am to 9:00 pm every day. Water recycling facilities will
be in place to reduce the amount of water from 80 — 100 gallons of water on the typical car wash to
approximately 60 gallons of water per car wash.
Fire Department Approval
The site plan is subject to Fire Department approvals at the time of building permits. Possible changes to
the site plan may be required based upon the final Fire Department review.
91
Dumpsters/Outdoor Storage
A location for a dumpster enclosure is shown on the plans near the northeast corner of the site towards
Moorland Road. The dumpster enclosure will be required to be constructed of similar materials and exact
colors as the building masonry. Additionally, due to the location of the dumpster enclosure significant
dumpster screening materials will be needed.
Landscaping
A landscape plan has been provided that shows landscaping throughout the site but does not include any
planting species. A final landscape plan must be submitted for formal review before building permits can
be issued. The final landscape plan must include additional plantings around any transformers, air
conditioners, and/or wall mounted mechanical equipment to screen these mechanical units from view.
Typically, the City requires some type of 6-foot evergreen shrubs spaced so that the mechanical units are
screened right away and not dependent upon years of growth to screen. All landscaping must be located
completely on private property and not within the right-of-way. The City Forester will conduct a formal
plan review before building permits can be issued.
Signage
No signage details have been provided at this time. In general, Muskego Car Wash wall signs are
proposed on the Moorland Road side and Commerce Drive side of the building along with a freestanding
monument sign. The total wall signage allowances are based on the typical code requirements. For the
B-3 District if the property is rezoned, 5% of the wall area is allowed on each fagade. Separate sign
permits will be required before any signage (temporary or permanent) can be installed including both
building and freestanding signs.
A monument sign is also shown on the plans that will need to match the materials of the building. The
resolution states that the monument sign should contain a masonry base to match the building materials.
Lighting
A photometric plan has not been included along with a schedule of proposed lighting fixtures. The
photometric plan will be required to show lighting levels to be 0.5 foot-candles or less at the lot lines, as
required. All lighting must be zero -degree tilt and full cut-off. Additionally, the light poles cannot have a
concrete base more than 6 inches above grade and lights no taller than the 15 feet or the eave of the
building, whichever is greater, to meet the City requirements.
Sewer, Water and Stormwater
The development will be served by municipal sanitary sewer and water. There is a regional stormwater
detention pond for the business park that will accommodate this development.
The following are also part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, 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 and ground mechanicals (including HVAC devices,
electrical transformers, etc.) must be screened from view and/or incorporated into the design of the
site/structure (screening, etc.) and should be approved by the Planning Division before the issuance of
building permits.
STAFF RECOMMENDATION PC 060-2022
Approval of Resolution PC 060-2022 — Subject to the items noted in the resolution as conditions of
approval.
Z
75
U
�h
C
C Land Infkormation Office, LIP, S'E RPC, Ayres Associates
Muskego Car Wash
Commerce Center Parkway Q Agenda Items)
West of Moorland Road Right -of -Way
Properties —
;t
1 � o 0 100 200 Feet lr
= SKEG I 1 1 93
Prepared by City of Muskego Planning Department i
RESOLUTION #P.C. 060-2022
APPROVAL OF A BUILDING, SITE, AND OPERATION PLAN FOR MUSKEGO CAR WASH
LOCATED IN THE NE'/4 OF SECTION 3
(TAX KEY NO. 2169.993.014 / VACANT — COMMERCE CENTER PARKWAY)
WHEREAS, A submittal was received from Jeffrey Natrop of Renner Architects, on behalf of Ron
Janusz, for a new car wash located on vacant land along Commerce Center Parkway, just west
of Moorland Road (Tax Key No. 2169.993.014 / Vacant Land — Commerce Drive), and
WHEREAS, The property is currently zoned BP-1, Business and Office Park Support District, but
a petition has submitted to rezone the property to B-3 General Business District where a car wash
is a permitted use with a BSO approval, and
WHEREAS, The 2020 Comprehensive Plan shows this property for commercial uses and the
proposal is consistent with the plan, and
WHEREAS, The lot is served by the municipal sewer and water systems, and
WHEREAS, This property is currently governed by the Business Park Design Guide and the
General Design Guide but if the rezoning proposal to B-3 General Business District is approved,
the property will only be governed by the General Design Guide, and
WHEREAS, The proposed building is clad with a mixture of smooth cast stone masonry with
large expanses of windows and deep blue ACM metal panel accent corners/towers, and
WHEREAS, The blue corners will be taller than the remainder of the building with a lighter
Carolina Blue fascia around the top, and
WHEREAS, The General Design Guide typically requires 50% masonry but the overall quality of
the design and material usage is just as important, and
WHEREAS, The building will be approximately 30 percent masonry in total, with corner towers
features along with varying depths and materials, and
WHEREAS, The overhead door at both the entrance and exit to the car wash will be aluminum
doors with glass panes on the entirety of each of the aluminum doors, and
WHEREAS, Access to the site is proposed directly from Commerce Drive, and
WHEREAS, There is a queuing area with three lanes below an overhead roof structure clad with
the lighter blue color, matching the top of the tower features, and
WHEREAS, Thirteen (13) individual vacuum stations are located along the eastern property line
adjacent to Moorland Road, along with nine (9) spaces for employee and customer parking, and
WHEREAS, Each vacuum station consists of a blue colored vacuum machine with a light blue
awning extending over the vehicle, and
WHEREAS, The main vacuum equipment will all be located with the main building, and
WHEREAS, The proposed hours of the business are 6:00 am to 9:00 pm every day, and
WHEREAS, A location for a dumpster enclosure is shown on the plans near the northeast corner
of the site towards Moorland Road that will be required to be constructed of similar materials and
exact colors as the building masonry (not the blue panels), and
94
WHEREAS, A landscape plan has been provided that shows various landscaping throughout the
site, and
WHEREAS, The final landscape plan must include additional plantings around any transformers,
air conditioners, and/or wall mounted mechanical equipment to screen these mechanical units
from view, and
WHEREAS, Specifications of proposed lighting fixtures and poles was submitted, and
WHEREAS, The photometric plan will be required to show lighting levels to be 0.5 foot-candles or
less at the lot lines, and
WHEREAS, Signage has been proposed as wall signs on the front and side of the building with a
monument sign along Moorland Road, and
WHEREAS, The development will be served by municipal sewer and water, and
WHEREAS, Stormwater will be handled by the regional stormwater facilities that existing in the
business park, and
WHEREAS, The site plans show concrete curb and gutter on the site.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and
Operation Plan for the Muskego Car Wash located along Commerce Drive (Tax Key No.
2169.993.014 / Vacant — Commerce Drive).
BE IT FURTHER RESOLVED, This approval is fully contingent on the proposed rezoning to B-3
being approved by the City.
BE IT FURTHER RESOLVED The dumpster enclosure will be required to be constructed of
similar materials and exact colors as the building masonry (not the blue panels).
BE IT FURTHER RESOLVED, The color of the overhead doors (if approved as something other
than full glass) and any solid pedestrian doors needs to match the color of the building.
BE IT FURTHER RESOLVED, A separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building or
freestanding and the base of an freestanding signage needs to match the masonry on the
building.
BE IT FURTHER RESOLVED, Each parking stall must be a minimum of 9' x 18' in size as
required by the code.
BE IT FURTHER RESOLVED, No outdoor storage or display of products is allowed at any time
on site.
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 eave height of the building.
BE IT FURTHER RESOLVED, That all of the drive aisles must be a minimum of 24 feet wide for
two-way traffic and 12 feet wide for one-way traffic.
BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals before
95
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.
BE IT FURTHER RESOLVED, All landscaping must be located completed on private property
and not within the right-of-way.
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, 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.
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:
Denied:
Deferred:
Introduced: October 4, 2022
ATTEST: Adam Trzebiatowski AICP, Planning Manager
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Muskego Car Wash Written Description of the Intended Use
09/19/2022
The owner of the property is Jason Steiner, The Steiner Group
The petitioner of the project is Jeffrey Natrop (Representing Ron Janusz)
The architect for the project is Jeffrey Natrop of Renner Architect's 414-273-6637,
Jnatrop@rennerarchitects.com, 643 E. Erie St., Milwaukee, WI 53202.
The existing zoning district is BP-3 Business Park Zoning
The lot is currently vacant, and it is proposed that a car wash be constructed on the site.
The land -use designation on the comprehensive plan is industrial park.
There are no existing environmental features on the site.
It is anticipated that there will typically be four employees on site. There will be an average of 140
customers per day. On approximately 30 days per year days there will be up to 700 customers per day
which for the most part happens during the winter months
Area and site density calculations are as follows:
- Site area is 90,661 ft.z
- Building area is 5300 ft.z Floor area ratio is 6%
- Paved area is 25,800 ft.Z Impervious area ratio is 34%
- Landscaped area ratio is 66%
The proposed hours of operation are 6 AM to 9 PM seven days a week.
Due to the fact we will have water recycling facilities the water usage will be approximately 60 gallons
per car. A typical homeowner uses 100 gallons per car and typical car washes that do not recycle use 80
to 100 gallons per car, so this type of car wash uses far less water per car.
Car washes generate traffic sporadically. Some days there is little or no traffic and on other days there is
a rush of traffic. This is caused by weather conditions and the amount of salt on the roads. On rainy days
there is little or no traffic. On sunny warm days there is a constant reasonable flow of traffic and in the
winter, there are large surges when the weather becomes acceptable to wash the salt off your car.
The layout of the site is designed to accommodate large surges in flow. Traffic flows from the south to
the north through the teller stations. The flow of traffic is controlled by gates and sensors so that the
cars enter the tunnel in the correct order. Cars exit the tunnel on the south. Cars exiting the tunnel can
then flow either to the west and exit the site or to the east and circle back to the vacuums. There is a
long 3-lane stacking area at the approach to the teller stations. One lane against the building is serviced
by a cashier inside the building, the middle lane is serviced by an auto teller and the outside lane is the
members lane where prepaid customers can just drive straight through. During high volume days there
will be employees assisting customers so that there is a constant flow of traffic. The conveyor system
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will be a high -volume belt system which is faster than the typical chain conveyor and is easier to mount
than the typical chain conveyor. The lanes in front of the vacuums are two-way show customers Can
easily circulate throughout the site.
All the equipment will be located inside of the building. The trash area will be screened with an
enclosure and landscaping. The ground mounted transformer and gas meter will be screened with
landscaping.
Exterior lighting will be LED cut off fixtures mounted on poles and a few LED wall -pack fixtures on the
building. There will be a canopy over the cashier's area that has LED down lights and the vacuums will
have LED lights to illuminate the vacuum area. The lighting will be designed so that there is no spillage of
light exiting the property.
The vacuum producers will be located inside the building so there will be no noise pollution.
Stormwater drainage will be collected in catch basins and routed to the storm sewer in commerce Drive.
The building will be connected to the sanitary sewer and water mains in commerce Drive. There will be a
fire hydrant installed for fire department use.
The goal of the building design is to attract customers and convey a high -quality image. The design
incorporates areas of storefront, cast stone, and metal panel. The cast stone was chosen to provide a
high -quality appearance. The metal panel was chosen to convey a clean attractive image. The metal
panel is a high -quality ACM panel and will be finished in a deep blue color with a Carolina blue trim.
These colors were chosen to exemplify the clean nature of the car wash and to make the building more
attractive. The total surface area of the metal panel and masonry surfaces is 6,413 sf. The area of the
cast stone is 1,927 sf. The percentage of total cast stone area is 30%. This is less than the cities
recommended 50% masonry, but we believe that the high quality of the proposed materials and the
attractive colors result in a high -quality image.
When completed there will be a substantial area remaining on the north end of the site. It is envisioned
that there could be a small retail or office use constructed in the future but there are no current plans.
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SITE AREA - 90661 SF
PAVINGAREA 25800 SF OAR - 34%
BUILDINGAREA 5300 SF FAR - 6%
LAR - 34%
0 BUILDING HEIGHT - 28'0"
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Muskego Car Wash
CAR WASH LAYOUT PLAN
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PROPERTY LINE
Muskego Car Wash
MAIN LEVEL PLAN
1/8" = 1'-0"
SHEET A.03
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SHEET A.07
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SHEET A.08
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SHEET NUMBER: LSPI.1
09/16/2022
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