PLAN COMMISSION Packets 08012023CITY OF MUSKEGO
PLAN COMMISSION AGENDA
08/01 /2023
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
STATEMENT OF PUBLIC NOTICE
PUBLIC HEARING
CONSENT BUSINESS
be C21 of
SKEGO
RESOLUTION PC 045-2023 Approval of a Building, Site and Operation Plan Amendment for
Clifford's Automotive Repair, Inc. located at S83 W18576 Saturn Drive / Tax Key No. 2223.004.
PC 045-2023 SUPPLEMENT.pdf
PC 045-2023 MAP.pdf
PC 045-2023 RESOLUTION.pdf
PC 045-2023 SUBMITTAL.pdf
RESOLUTION PC 047-2023 Approval of a one -lot Certified Survey Map for Jeff Kohne located at
W200 S7203 Williams Drive / Tax Key No. 2190.999.008.
PC 047-2023 SUPPLEMENT.pdf
PC 047-2023 MAP.pdf
PC 047-2023 RESOLUTION.pdf
PC 047-2023 SUBMITTAL.pdf
OLD BUSINESS FOR CONSIDERATION
RESOLUTION PC 033-2023 Approval of a Rustic Structure designation for Bryon Hrin located at
S99 W20523 Parker Drive / Tax Key No. 2280.999.021.
PC 033-2023 SUPPLEMENT.pdf
PC 033-2023 MAP.pdf
PCR2023033 Hrin Rustic Structure CUG - Deferred 20230606.pdf
PC 033-2023 SUBMITTAL.pdf
NEW BUSINESS FOR CONSIDERATION
RESOLUTION PC 046-2023 Approval of a Building, Site and Operation Plan for La Granica located
at S66 W14523 Janesville Road, S67 W14543 Janesville Road and S67 W14549 Janesville Road /
Tax Key Nos. 2168.994, 2165.984 and 2165.984.001.
PC 046-2023 SUPPLEMENT.pdf
PC 046-2023 MAP.pdf
PC 046-2023 RESOLUTION.pdf
PC 046-2023 SUBMITTAL.pdf
MISCELLANEOUS BUSINESS
Notice of September Plan Commission meeting date changed to September 12, 2023
ADJOURNMENT
NOTICE
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.
K
City of Muskego
Plan Commission Supplement PC 045-2023
For the meeting of. August 1, 2023
REQUEST: Building, Site and Operation Plan Amendment (BSO) for Clifford's Automotive Repair, Inc.
S83 W18576 Saturn Drive / Tax Key No. 2223.004
SW '/4 of Section 16
PETITIONER: Forrest Sirovina
INTRODUCED: August 1, 2023
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 045-2023
Clifford's Automotive Repair, Inc. is seeking a Building, Site and Operation (BSO) Plan amendment to repaint the
exterior of their building.
PLAN CONSISTENCY PC 045-2023
Comprehensive Plan: The 2020 Plan depicts the area for industrial uses. The proposal is consistent
Jwith the Plan.
Zoning: The property is zoned M-2 General Industrial District. The proposal meets the
requirements of the Zoning Code.
STAFF DISCUSSION PC 045-2023
As previously mentioned, the petitioner is seeking BSO Amendment approval to repaint or freshen up the existing
building in the industrial park. The General Design Guide states that Earth tones such as gray, green, brown,
burgundy and tan are encouraged. Also, Plan Commission must approve color schemes based upon the building
design, building materials, longevity of the color choice(s), statement in relation to overall them, character and color
of adjacent structures, mass/size of the proposed and adjacent structure(s) and unity with existing structures on the
site.
The proposed colors will be Mysterious Gray for the bulk of the building with a Midnight Stroll Black color used as
an accent including the front upper corner piece, window trim and overhead/pedestrian doors. Typically, the Plan
Commission direction is to have the overhead doors and solid pedestrian doors match the building. In this case the
overhead doors and pedestrian door is used as an accent to allow for a variation of color on the building.
STAFF RECOMMENDATION PC 045-2023
Approval of Resolution #PC 045-2023, finding that the color scheme and paint will bring a fresh updated
look to the building.
3
RESOLUTION #PC 045-2023
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RESOLUTION #P.C. 045-2023
APPROVAL OF A BUILDING SITE AND OPERATION PLAN AMENDMENT FOR
CLIFFORD'S AUTOMOTIVE REPAIR, INC. LOCATED IN THE SW '/4 OF SECTION 16
(S83 W18576 SATURN DRIVE / TAX KEY NO. 2223.004)
WHEREAS, A submittal was received from Forrest Sirovina of Clifford's Automotive Repair, Inc. for a Building,
Site and Operation Plan Amendment (BSO) located at S83 W 18576 Saturn Drive / Tax Key No. 2223.004, and
WHEREAS, The petitioner is proposing to repaint the exterior of their building, and
WHEREAS, The General Design Guide states that Earth tones such as gray, green, brown, burgundy and tan are
encouraged, and
WHEREAS, The proposed colors will be Mysterious Gray for the bulk of the building with a Midnight Stroll Black
color used as an accent including the front upper corner piece, window trim and overhead/pedestrian doors, and
WHEREAS, There are no other exterior changes to the building proposed.
THEREFORE BE IT RESOLVED, The Plan Commission approves of a Building, Site and Operation Plan
amendment for Clifford's Automotive Repair, Inc. located at S83 W18576 Saturn Drive / Tax Key No. 2223.004.
BE IT FURTHER RESOLVED, Any additional exterior renovations or site/sign modifications will require a new
Building, Site and Operation Plan Amendment.
BE IT FURTHER RESOLVED, A copy of said plans must be kept on file and that all aspects of this plan shall be
maintained in perpetuity unless otherwise authorized by the Plan Commission.
BE IT FURTHER RESOLVED, 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: August 1, 2023
ATTEST: Adam Trzebiatowski AICP, Planning Manager
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City of Muskego Plan Commission,
I have recently purchased Clifford's Automotive at S83W18576 Saturn Drive in the Muskego industrial
park. The building is in great condition, but it could be freshened up. I would like to paint the building
Mysterious Gray and Midnight Stroll Black. Please see the attached rendering of the building. I have been
in contact with Adam Trzebiatowski about this project. He has the images for the painting and the colors
if any more information is needed. I look forward to hearing back on this project. Thank you.
City of Muskego
Plan Commission Supplement PC 047-2023
For the meeting of. August 1, 2023
REQUEST: One (1) Lot Land Division — Certified Survey Map
W200 S7203 Williams Drive / Tax Key No. 2190.999.008
NW '/4 of Section 8
PETITIONER: Jeff Kohne
INTRODUCED: August 1, 2023
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 047-2023
The petitioner is proposing to split off a parcel from a larger parcel that lies west of Racine Avenue and
south of Williams Drive. The proposed lot is approximately 15.7 acres in size. The remnant parcel being
left over is approximately 31.5 acres west of the proposed lot.
PLAN CONSISTENCY PC 047-2023
Comprehensive Plan: The 2020 Plan depicts the areas for low density residential uses. The
proposal is consistent with the plan.
Zoning: r25
property is zoned RCE Country Estate District. This zoning
uires minimum lot sizes of 120,000 SF and an average lot width of
feet. The proposal is consistent with the Code.
Parks and Conservation Plan: The 2017-2021 Plan does not depict any park area on this property.
The wetlands shown on the Certified Survey Map have been identified
as High Priority Conservation Area. The proposal will be consistent
with the Plan.
Street System Plan: The proper right-of-ways for Williams Drive and Racine Avenue have
been previously dedicated. A small strip of land abutting Hillendale
Drive is being dedicated for the full right-of-way width. The proposal is
consistent with the Plan.
Adopted 208 Sanitary Sewer The lot will be serviced via the public sewer system. The proposal is
iService Area: (consistent with the plan.
Water Capacity Assessment Municipal water is across Racine Avenue. Future development will
District: require further review to determine whether a private will or connection
r municipal water is required. The proposal is consistent with the plan.
DISCUSSION PC 047-2023
The applicant is seeking to divide a single 15.7-acre parcel from the remaining property via CSM. The
proposed lot exceeds the minimum lot size required.
7
The proposed remnant lot is lot is approximately 31.5 acres in size. The remnant parcel is greater than
20 acres without any development plans, so it is not required to be included on the CSM.
Upon initial review of the CSM, the bulk requirements of the code appear to be met. The technical review
is in the process of being completed. All corrections/additions will be needed prior to the CSM can be
signed by the City and recorded.
Staff recommends approval subject to meeting all items noted above and all technical corrections
received from the Engineering Division. The Resolution is drafted accordingly.
STAFF RECOMMENDATION PC 047-2023
Approval of Resolution PC 047-2023
RESOLUTION #P.C. 047-2023
APPROVAL OF A ONE LOT CERTIFIED SURVEY MAP FOR THE KOHNE PROPERTY
LOCATED AT W200 S7203 WILLIAMS DRIVE / TAX KEY NO. 2190.999.008
WHEREAS, A Certified Survey Map (CSM) was submitted by Jeff Kohne for a one (1) lot land division
located at W200 S7203 Williams Drive / Tax Key No. 2190.999.008, and
WHEREAS, This CSM is splitting one lot from a larger agricultural property, and
WHEREAS, The proposed lot is approximately 15.7 acres in size, and
WHEREAS, The property is zoned RCE Country Estate District and is consistent with the Code, and
WHEREAS, The 2020 Comprehensive Plan depicts the area for low density residential uses and the
proposed lot is consistent with the plan, and
WHEREAS, The proper right-of-ways for Williams Drive and Racine Avenue have been previously
dedicated and a small strip of land abutting Hillendale Drive is being dedicated for the full right-of-way width.,
and
WHEREAS, The lots are served by public sewer system and when future development occurs further review
to determine whether a private will or connection to municipal water is required, and
WHEREAS, The large remnant parcel is immediately west of the new lot being created and is greater than
20 acres without any development plans, so it is not required to be included on the CSM.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Certified Survey Map submitted
by Jeff Kohne for a one (1) lot Certified Survey Map located at W200 S7203 Williams Drive / Tax Key No.
2190.999.008, 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, A digital file of this CSM shall be submitted to the City in accordance with
Common Council Ordinance No. 1118 and Resolution 196-2002.
Plan Commission
City of Muskego
Adopted:
Defeated:
Deferred:
Introduced: August 1, 2023
ATTEST: Adam Trzebiatowski AICP, Planning Manager
10
Certified Survey Map No.
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Website: surveyse.com
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Muskego, W 53f50
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Southeast Survey, LLC
W207S8240 Hillendale Drive
Muskego, W 53150
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City of Muskego
Plan Commission Supplement PC 033-2023
For the meeting of: August 1, 2023
REQUEST: Conditional Use Grant — Rustic Structure
S99 W20523 Parker Drive / Tax Key No. 2280.999.021
SE '/4 of Section 30
PETITIONER: Bryon Hrin
INTRODUCED: June 6, 2023
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 033-2023
The petitioner, Bryon Hrin is requesting a Conditional Use Grant (CUG) for a Rustic Structure designation
for two outbuildings on the property. The petitioner recently went through the process of dividing his
current rural/farm lot into seven lots. Six of these lots are being sold for new single-family home sites and
the seventh lot contains the original farm house and outbuildings. This seventh lot is being retained by
Bryon Hrin for his personal ownership. As part of the review of the land divisions for these lots, it was
identified that the Hrin lot (seventh lot) contained numerous outbuildings as follows:
• Large Barn — 7,350 SF
• Small Southern Barn — 583 SF
• Silo 1 — 136 SF
• Silo 2 — 154 SF
*These four building features listed above are attached and have a combined square footage of
8,223 SF. This will be referred to as the Main Barn.
• Garage (also called the Grain House) — 656 SF
• Eastern Barn — 3,797 SF
• Shed — 319 SF
The total square footage of the accessory structures is 12,995 SF. Based on the size of the Hrin lot
(209,809 SF / 4.817 acres), the maximum square footage of outbuildings totaling 4,196.18 SF (2% of the
lot size) are allowed on the property. That means the outbuildings on this lot exceed the allowed limit by
8,798.82 SF. Therefore, the petitioner has two options to deal with the outbuilding overage. The first is to
remove and/or alter the outbuildings so that only 4,196.18 SF remain on the lot. The second option,
which Byron Hrin is choosing to pursue, is to request that one or multiple outbuildings be granted Rustic
Structure status.
CONSISTENCY WITH ADOPTED PLANS 033-2023
Comprehensive Plan: The 2020 Plan depicts the property as Rural Density Residential uses. This
proposal is consistent with the plan.
The property is zoned RCE Country Estate District. A Rustic Structure
Zoning: designation is allowable with a Conditional Use Grant. The use is
consistent with the code.
`f%
STAFF DISCUSSION PC 033-2023
UPDATE:
The petitioner has submitted additional information regarding the accessory structures on his
property. He would like to keep all of the buildings utilizing the Rustic Structure designation on
the large Main Barn and the Grain Barn. If needed, the petitioner is willing to remove the milk
house building and the southeastern addition to the main barn.
Regarding the use of the buildings, the two buildings being sought for Rustic Structure status are
currently used for agricultural uses and personal storage including lawnmowers, tractors, lumber
and other domestic storage. The pole barn/garage approximately 30 feet south of the house is not
being sought for Rustic Structure status and is used to store personal items that are used on a
daily basis including boat, snowmobiles, four -wheeler, etc.
The petitioner would ultimately like to keep all of the buildings as together as he believes all of the
buildings together tell a story of the history of the farm and buildings. The petitioner would be
willing to plant a line of trees along the southern side of the subdivision as a visual barrier to the
residences to the south.
Removing the addition to the main barn (583 sq. ft.) and the small shed (319 sq. ft.) would bring
the total accessory structure total to 12,093 sq. ft. or 7,896.82 square feet over the normal limit
without rustic structure designation.
The Zoning Code states that a property owner can seek the designation of an outbuilding(s) as a Rustic
Structure via a Conditional Use Grant (CUG). The codes states that this process begins with the request
being routed to the Park & Conservation Committee. They should review the request and provide a
recommendation to the Plan Commission as to if the requested outbuildings should or should not be
granted Rustic Structure status based on if they feel they meets the Rustic Structure definition. Once
said recommendation is made, the City will then conduct inspections of the outbuilding to determine their
condition and then the City will schedule a Public Hearing to be held in front of the Plan Commission to
consider the granting of a CUG for the Rustic Structure designation. If the CUG for a Rustic Structure is
granted by the Plan Commission, the Rustic Structure(s) are not required to comply with the location,
size, height, and architectural requirements for detached accessory structures in the district, which would
allow all of the outbuildings to remain on site.
In this case, Bryon Hrin is specifically requesting that the Main Barn (containing the four parts) and the
Grain House/Garage be granted Rustic Structure status (totaling 8,879 SF). The remaining two
outbuildings (Eastern Barn and Shed — totaling 4,116 SF) would remain as non -rustic
structures/outbuildings by right, which would meet the total allowable square footage of accessory
structures.
As previously mentioned, the first step in the process to designate accessory structures as Rustic
Structures is a review by the Park & Conservation Committee to provide a recommendation to the Plan
Commission. The Park & Conservation Committee met on April 17, 2023 to discuss and recommended
approval (votes 4-1) of the Rustic Structure designation for both buildings as requested.
As of the writing of this document, the building inspector has not yet been able to visited the site but we
are hopeful the inspection will be completed before the meeting date.
The Plan Commission must then consider three criteria when determining whether any structures should
be considered for Rustic Structure designation.
1. Whether the accessory structure existed as of January 1, 2002.
The petitioner stated that the structures existed prior to January 1, 2002
2. Recommendation of the Parks and Conservation Committee.
The Parks and Conservation Committee recommended approval (4-1) of the Rustic Structure
status to the Plan Commission on April 17, 2023.
3. The definition of a rustic structure.
Per the Zoning Code, a Rustic Structure is defined as follows:
13
`Any permanent accessory structure or building which is distinctly set apart and unique from other
structures and buildings due to its construction technique, materials, age, local historic significance or
design, and characteristic of past agricultural practices or rural life, whether presently utilized or not for
agricultural practice, and which is structurally safe at the time conditional use is applied for and during the
duration the conditional use is allowed."
The applicant has submitted a packet of information as part of their request. The packet outlines the
history of the property, the past use and characteristics of the outbuildings and photos of the discussed
buildings. Please review the full packet to get an understanding as to the history and reasons behind this
request for Rustic Structure designation. The City has also attached a copy of one of the pages of one of
the land division documents that shows the detailed building layouts and sizes/dimensions.
It is important to clarify that if all outbuildings are allowed to remain on site, that would allow the total
outbuildings total to exceed the allowed limit by 8,798.82 SF. The total size of all existing outbuildings on
the lot would normally only be allowed on a lot with a size of 14.92 acres. It should also be noted that the
six new home sites will also be allowed 2% of each of their respective lot sizes for outbuildings, once a
home is built on each lot.
The farm is currently used by a local farmer for raising cattle and for the personal storage of the
petitioner. The property may or may not have continued agricultural uses. Moving forward since the
adjacent farmland has largely been divided into residential lots it must be noted that no commercial or
business related storage is allowed within any of the accessory buildings on the property including the
two buildings of this petition to become labeled as Rustic Structures. The resolution is drafted as such.
STAFF RECOMMENDATION PC 033-2023
Staff recommends the Plan Commissioners have a thorough discussion of the request and the accessory
structures being sought for Rustic Structure designation based on the submittal and comments made at
the Public Hearing. Two of the three criteria required for Rustic Structure designation have been met and
it is the Plan Commission's opportunity to determine whether these structures meet the definition of
Rustic Structures. The Resolution is currently drafted as approval of the CUG.
14
RESOLUTION #PC 033-2023
Supplemental Map
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RESOLUTION #PC 033-2023
APPROVAL OF A RUSTIC STRUCTURE CONDITIONAL USE GRANT FOR THE HRIN PROPERTY
LOCATED IN THE SE'/4 OF SECTION 30
(S99 W20523 PARKER DRIVE / TAX KEY NO. 2280.999.021)
WHEREAS, A petition was received for a Rustic Structure Conditional Use Grant designation for two
outbuildings located on the Hrin property at S99 W20523 Parker Drive / Tax Key No. 2280.999.021, and
WHEREAS, The property is zoned RCE Country Estate District, and the Plan Commission needs to
determine if the outbuildings should receive Rustic Structure designations as permitted by Conditional
Use Grant, and
WHEREAS, The property contains the two barns in question, along with a residence and four additional
accessory structures, and
WHEREAS, As part of the review of the land divisions for these lots, it was identified that the Hrin lot
contained accessory structures totaling 12,995 square feet and based on the size of the lot (209,809 SF /
4.817 acres), the maximum square footage of outbuildings allowed on the property is 4,196.18 square
feet, and
WHEREAS, The designation of the barns as a Rustic Structures would exempt them from the required
location, area, height, and architectural requirements for detached accessory structures area
requirements, and
WHEREAS, The Park & Conservation Committee met on April 17, 2023 to discuss and recommended
approval (votes 4-1) of the Rustic Structure designation for both buildings as requested, and
WHEREAS, The petitioner stated that the structures existed prior to January 1, 2002, and
WHEREAS, A Public Hearing was held on June 6, 2023 in front of the Plan Commission.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Conditional Use Grant for the
main barn and grain building on the Hrin property at S99 W20523 Parker Drive / Tax Key No.
2280.999.021.
BE IT FURTHER RESOLVED, That no commercial/business use or storage is allowed within any of the
accessory structures on the property, whether Rustic Structure designations have been granted or not.
BE IT FURTHER RESOLVED, That at the call of the Planning Department, the operations subject to this
Conditional Use Grant may be subject to further review by the Plan Commission if the building is not
properly maintained and kept up, and any future operations which are deemed to be inconsistent with this
approving resolution may be subject to further conditions by the Plan Commission.
BE IT FURTHER RESOLVED, A copy of said plans must be kept on file and that all aspects of this plan
shall be maintained in perpetuity unless otherwise authorized by the Plan Commission.
BE IT FURTHER RESOLVED, 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:
Defeated:
Deferred: June 6, 2023
Introduced: June 6, 2023
ATTEST: Adam Trzebiatowski AICP, Planning Manager
16
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• • Page 6 of 9
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SHEET 6 OF 9 JOB NO.35221CSM-2 DATE : 03/01/2022 INSTRUpfENT DRAFTED BY : MARC C. PASSARELLI P.L.S. It 2017
EXHIBIT B
Bryon Hrin
History of The Hrin Farm
FOR CONDITIONAL USE GRANT
RUSTIC STRUCTURE ZONING
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There are (2) barns remaining that I am requesting to be in Rustic Structure Zoning. The
main barn (L-shaped with 2 silos attached) and the old grain house (barn towards the front
of the driveway) were built in the late 1800's up to the 1950's. They were built
architecturally as most barns from that era. 50' of the beginning at the main large barn has
floorjoists (supports) made from tree trunks showing yet the bark underneath the white
wash (a solution of lime and water used to brighten up the darkness of the wood/walls as
well as to improve the health of the animals as the alkalinity of the lime reduced mildew
buildup and kept the microbes at bay). This white wash can still be observed today. This
first 50' of the large main barn was first built by the Lume or Lumpe? family. This family
was the first owner of this property from 1890 to 1933. As of 1933 George Salentine (father
of Wayne Salentine - Mayor of Muskego, from 1982 to 1993). The Salentines were the 2nd
owners of the property from 1933 to 2000. I, Bryon Hrin, is now the 3rd owner of the
property to present.
The large barn (shown in orange) is all one building (approx 9,000 sq ft total), which is
described on the map as main, south extension, milk house, pig and silos.The smaller barns
(grainhouse) located only approximately 6' next to the main barn (approx 600 sq ft)
marked in yellow. The large barn was used for storing milk, hay and silage along with cows
and pigs. The small barn 6' from the large barn to front was the grain house. This was
used for storing grain, at that point.
The large building was built around 1900 (shown in orange) and the small one built around
1930 (shown in yellow outline) are the 2 structures that have definite historic significance.
The barns also show the early architecture from the turn of the century. The picture of the
barns with the measuring around them shows these barns are all within a close proximity
(less than a 1/3 of an acre). They are located within 50' of the farmhouse so the barns are not
spread throughout the property.
0
N
I bought the farm in 2000 and love all of the historical values that it still holds. I feel it is
important to keep the barns up for history's sake.
I am so honored to have met and got to personally know Wayne Salentine. I felt very lucky
to have had Wayne sell me his homestead farm. I especially enjoyed the barns on the farm.
I have done general maintenance and major repairs as all new roofs, electrical and most
windows in all of the barns to ensure safety and structural stability as well as aesthetics.
The black and white picture I included from May 20, 1982 in the Milwaukee Journal shows
Wayne Salentine (the first year he became mayor of Muskego age of 46). The color picture
shows the same location with Mark King (nephew of Wayne) with the same barns in the
picture. The color photo was taken last year in 2022.
ADDITIONAL HISTORICAL INFORMATION
Built between 1890 and the 1950's, these barns are a part of Muskego history. They
have both historical and architectural value. All of the rooftops have been replaced
on the barns. The buildings are structurally sound and are currently being used for
livestock, storing feed, hay, and equipment.
The first 50 ft. x 34 ft. section of the main barn was built from trees on the property. They
were cut in half vertically and used as supports for the floor and the beams that hold the
walls and support the roof. These beams were hand - shaped with axes and knives. The
wood was slotted on both the male and female ends. Wooden dowels were used to hold
these ends together. This process is visible when looking at the barn.
4
N
In approximately 1950 George Salentine (Wayne's Father) added on to the west side of the
main barn. This addition equates to roughly another 80 to 90 ft. and displays the
architecture of the 1950s. The roof slants at a 45-degree angle on both sides, as commonly
used on barns of this age. The barns also have the original plank wood on the outside.
The floors still support full size equipment such as large hay wagons. The attached.
concrete silos that still stand are being used for silage as of 2023. The first silo to the east
was built in 1937. The second silo to the west was built in 1941. In addition there was a 3rd
50 ft. silo that was built in 1947. About 20 years ago, this silo was taken down.
The furthest addition to the south is a smaller building that was used as a pig barn. There
are chutes on the side that go down to the floor. These would raise to let the pigs in.
All of the barns that are connected were used for farming and milking. The extension off
the south side of the main, big barn that was built in the late 1950's. This was used as a free
stall barn as well as stored hay in the loft. The extension to the east of the main barn was
the second milk house. It held the stainless steel tanks and vacuum systems. The building
kiddie corner to the east and south was the original milk house.
The barn closest to the road, a 20 ft. x 32 ft. ( 2 layers) was known as the grain house and
was built in the 1930s. The farmers would take their wagons and gather the grain. Then
they would shovel it through an open slot in the upper floor of the barn. This slot led down
to the lower floor, where the farmers would put the grain back into their wagons and use it
to feed the cows.
Throughout my research over the last 23 years, I have found that the Lumpe family owned
the farm initially from 1890 to 1933 according to what I can see on one of the historical
maps. George Salentine bought the farm in 1933 and lived on it until 1968. In 1968 he
moved to a front house which he built. Two years later in 1970, he passed away. Wayne
Salentine was George Salentines son. Wayne was born in 1936 and raised on the farm.
5
N
N
Wayne Salentine served as the city's Mayor from 1982 to 1993. Between 1987 and 1990
Wayne Salentine sold the dairy cows.
Sincerely,
Bryon Hrin
Pictures of the Barns
6
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The small door on the left side of this building tithe entryway to the first barn that was
built on the property between 1890 and1900s The next picture shows what the inside of
this barn look like.
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9
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The architectural structure of the ceiling in the original barn.
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The plank boards on the outside of the original barn.
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North side
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West side
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Mark King 2022 (nephew of Wayne Salentine)
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Wayne Salentine 1982
21
City of Muskego
Plan Commission Supplement PC 046-2023
For the meeting of. August 1, 2023
REQUEST: Approval of a Building, Site, and Operation Plan (BSO) for La Granica
S66 W 14523 Janesville Road, S67 W 14543 Janesville Road and S67 W 14549 Janesville Road / Tax Key
Nos. 2168.994, 2165.984 and 2165.984.001
SE '/4 of Section 2
PETITIONER: Alexandria Backes
INTRODUCED: August 1, 2023
LAST AGENDA: N/A
PREPARED BY: Adam Trzebiatowski, AICP
BACKGROUND PC 046-2023
A submittal was received from La Granica for a Building, Site and Operation Plan approval for a new
event venue located along Janesville Road. The existing building for the venue is on one parcel with the
parking area located on two adjacent properties.
CONSISTENCY WITH ADOPTED PLANS O46-2023
The 2020 Plan depicts two of the parcels as Commercial land uses and the
third parcel being Government and Institutional uses, which is not currently
Comprehensive Plan: compliant with the proposed uses (commercial parking most specifically).
With a 2020 Comprehensive Plan Amendment being required to change the
Governmental and Institutional use lot to Commercial use, the petition
would then be consistent with the Plan.
The parcel with the building and the eastern parking parcel, with roughly
half of the parking area, are zoned HC-1 Historic Crossroads District with
the western parking lot, containing the other half of the parking, being
zoned 1-1 Government and Institutional District. Event venues are not
specifically identified as a permitted use in the Code in the HC-1 district.
Zoning: Plan Commission must determine if an event venue can be an allowed use
within the HC-1 District, given the specifics of the proposed use and the lot
characteristics. Additionally, half of the parking area (western parking lot
parcel) must be rezoning from 1-1 Government and Institutional District to
HC-1 Historic Crossroads District to be allowed parking for a commercial
business.
Park and Conservation No acquisitions are proposed in this area. The proposal is consistent with
Plan: the Plan.
Street System Plan: F
width changes are proposed. The proposal is consistent with the Plan.
Adopted 208 Sanitary Public sanitary sewer serves the property. The proposal is consistent with
Sewer Service Area: Ithe Plan.
41
Water Capacity The building will need to connect to the municipal water system per current
Assessment District: water utility policies. The proposal is consistent with the Plan, once water is
connected to.
Stormwater Management City stormwater facilities are designed to accommodate the subject area
Plan: and no additional expansions are planned. The proposal is consistent with
the Plan.
Design Guide(s) The General Design Guide and Historic Crossroads District Design Guide
govern this area. There are no proposed changes to the exterior of the
building. The proposal is consistent with the Design Guides.
STAFF DISCUSSION PC 046-2023
The applicant is proposing to utilize the existing building and two adjacent parcels (used for parking) as
an event venue for weddings, showers, parties, work meetings, etc. The existing 2,472 square foot
building will house a variety of events of up to 75 guests, plus staff/vendors. The only exterior change to
the building will be a sign on the Janesville Road side of the building utilizing the existing light fixture. A
separate sign permit is required for all signage.
Zoning
As previously mentioned, the structure and one of the adjacent parcels (eastern parking lot parcel) are
currently zoned HC-1 Historic Crossroads District. Since an event venue is not a listed permitted use, the
HC-1 district allows the Plan Commission to determine whether this use can be allowed within the HC-1
District, based on the specifics provided for the proposed use and the specifics of the lot(s)/area.
Typically, when uses are not specifically listed as being allowed, this was done by the elected officials for
a reason based on what they envisioned for a certain district and/or neighborhood.
The intent of the HC-1 Historic Crossroads District is intended to provide areas of small, daily -use retail
and customer service needs of the residents. Uses listed being allowed by right include several
residential types; retail and shops offering convenience goods not exceeding 5,000 square feet; and
business, professional, or public service offices not exceeding 3,000 square feet. Specific examples of
permitted uses include a clothing store, deli, specialty store, business offices, architectural, engineering,
planning and surveying services. The main difference between the proposed event venue and the listed
uses allowed by right is the combined number of customers and employees that would be on the
premises at any specific time and specific to this location would be the availability of ample parking for
events with up to 75 guests plus staff.
The zoning on the parking lot area is split between HC-1 Historic Crossroads District (east lot) and 1-1
Government and Institutional District (west lot). This is due to the City previously leasing this parking lot
from the County for public parking. If the Plan Commission determines that an event venue is a suitable
use within the HC-1 District, the petitioner will need to combine all three lots into a single lot so that their
parking and building are all on one property and then amend the 2020 Comprehensive Plan and rezone
the western parking lot parcel to Commercial land use and HC-1 Historic Crossroads District zoning.
Site, Parking, and Access
The property is located on Janesville Road with access available via sidewalk, but there is no driveway
access to the site as the site does not contain a parking lot. The parking lot just east of the building, off of
Janesville, is owned by Waukesha County and the Tess Corners Fire Department and has been
historically built and maintained, under a prior lease, by the City as public parking for the neighborhood to
use. Waukesha County owns the northern portion of the parking lot directly adjacent to Janesville Road
encompassing 11 of the parking stalls. The Tess Corners Fire Department owns the southern portion of
the parking lot with 12 parking stalls.
The petitioner acknowledges that there is not enough parking on -site with only 11 parking stalls (with the
purchase of the Waukesha County property) but will promote and rely on other services for guests'
transportation including carpool's, taxi's, shuttles, party buses, etc. Additionally, the petitioner states that
there is an agreement reached with the Tess Corners Fire Department to allow La Granica to use the Fire
Department owned stalls as well as overflow parking stalls closer to the Fire Department building.
i y:
Documentation for the purchase of the County lots and the parking agreement with the Fire Department
must be provided before any new uses are allowed on the lots or within the building.
A total of 23 parking stalls are available for staff and guests of La Granica, with the purchase of the
Waukesha County parking area and with an agreement with Tess Corners Fire Department. Similar
types of event venues, such as the adaptive reuse of existing barns for an event/wedding venue, requires
one parking space for every two people of building capacity. With 75 guests and five staff there would
need to be 43 parking stalls on -site. This means that the proposal is 20 parking stalls short of the
requirement with no ability to offer any on -street parking in the vicinity. If Waukesha County does not sell
their property to the petitioner and/or if the agreement with Tess Corners Fire Department does not come
to fruition, the parking shortage increases to potentially having zero parking stalls available for the event
venue or only 11 stalls if only the County lots can be used for parking.
Per the submittal, future planning for La Granica appear to include the finishing/build-out of the second
floor and expand the proposed small event venue use. Any expansion (interior or exterior) of the
proposed use or change in use at this location will require Plan Commission approval to ensure building
codes, use and parking facilities are suitable. La Granica notes they are also planning to offer a valet
service in the future utilizing an off -site lot as an additional offering. This plan would not be offered
immediately and has not been elaborated on, but poses questions relating to where the vehicles would
ultimately be parked (since there is no public parking in the area) and how/where the valet process would
occur.
Fire Department Approval
Fire Department review will be required with a Business Registration.
Dumpsters/Outdoor Storage
There is not an outside dumpster or enclosure currently on site for the business. Any refuse/recycling
containers will need to be placed within an enclosure, to be approved by the City for location and design,
on their property.
Signage
No signage details have been provided at this time other than notes of a future sign facing Janesville
Road. The total wall signage allowances are based on the typical code requirements. For this
development, the HC-1 District standards would apply allowing five percent of the wall area is allowed on
each fagade.
Lighting
Two existing gooseneck light fixtures are utilized by the current user and there are no additional exterior
lights proposed. All lighting must be zero -degree tilt and full cut-off and receive City approval.
Sewer, Water and Stormwater
The development will be served by municipal sanitary sewer, storm sewer and the building will need to
connect to City water per current City water utility polices.
The following are part of the Plan Commission resolution:
BE IT FURTHER RESOLVED, Building Permits are required for any alterations to the structure, whether
interior or exterior.
BE IT FURTHER RESOLVED, That based on the listed guest limits noted by the applicant and stated
staffing/vendor amounts, the building is limited to no more than 80 people on the premises at any one
time, unless further City approvals are granted.
BE IT FURTHER RESOLVED, Due to the current building being located within the 100-year floodplain, all
floodplain regulations must be met, include the "50% rule", as the building gets altered for the newly
proposed use (interior or exterior).
BE IT FURTHER RESOLVED, A Business Registration must be applied for by any business(es) using the
space before any operations can occur on site.
43
BE IT FURTHER RESOLVED, The western parking lot property must be rezoned from 14 Government
and Institutional District to HC-1 Historic Crossroads District in order to be able to be used as a parking lot
for a commercial business.
BE IT FURTHER RESOLVED, The 2020 Comprehensive Plan must also be amended for the western
parking lot parcel to change the future land use designation from Governmental and Institutional uses to
Commercial land uses, in order to be compliant with smart growth laws.
BE IT FURTHER RESOLVED, All three lots must be combined into a single lot since all lot will need to
function as one due to the parking being needed for the proposed building use.
BE IT FURTHER RESOLVED, Documentation for the purchase of the County lots (for parking) and the
parking agreement with the Fire Department must be provided before any uses are allowed on site.
BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building.
BE IT FURTHER RESOLVED, All lighting needs further City approvals and all lighting fixtures must be full
cut-off with a zero degree tilt and the concrete bases for the pole lights cannot exceed 6 inches in height
above grade.
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 new or replacement 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 046-2023
Denial of Resolution PC 046-2023; Based on the proposed use as an event space not being listed
as an allowed use in the HC-1 district and based on the parking needs to an 80-person capacity
event venue not being able to be met on -site.
44
RESOLUTION #P.C. 046-2023
APPROVAL OF A BUILDING SITE AND OPERATION PLAN FOR
LA GRANICA LOCATED IN THE SE'/OF SECTION 2
(S66 W14523 JANESVILLE ROAD, S67 W14543 JANESVILLE ROAD and S67 W14549
JANESVILLE ROAD / TAX KEY NOS. 2168.994, 2165.984 and 2165.984.001)
WHEREAS, A submittal was received from Alexandria Backes of La Granica for a Building, Site and Operation
Plan (BSO) located at S66 W14523 Janesville Road, S67 W14543 Janesville Road and S67 W14549 Janesville
Road / Tax Key Nos. 2168.994, 2165.984 and 2165.984.001, and
WHEREAS, The applicant is proposing to utilize an existing building and two adjacent parcels as an event venue
for weddings, showers, parties, work meetings, etc., and
WHEREAS, The existing 2,472 square foot building will house a variety of events of up to 75 guests, and
WHEREAS, The only exterior change to the building will be signage on the Janesville Road side of the building,
illuminated by a goose neck light, and
WHEREAS, Event venues are not specifically identified as a permitted use in the HC-1 Historic Crossroads
District and the HC-1 code states that the Plan Commission can consider if other specific uses can be allowable,
and
WHEREAS, The intent of the HC-1 Historic Crossroads District is intended to provide areas of small, daily -use
retail and customer service needs of the residents, and
WHEREAS, The property is located on Janesville Road with access available via sidewalk, but there is no
driveway access to the site as the site does not contain any parking, and
WHEREAS, There is an adjacent parking lot off of Janesville is partially owned by Waukesha County and partially
by the Tess Corners Fire Department and the City has historically maintained the lot, under a prior lease, for
public parking for anyone in the neighborhood to use, and
WHEREAS, The petitioner is seeking to purchase the parking lot area owned by Waukesha County and states
that there is an agreement reached with the Tess Corners Fire Department to allow La Granica to use the Fire
Department owned stalls as well as overflow parking stalls closer to the Fire Department building, and
WHEREAS, A total of 23 parking stalls could available for staff and guests of La Granica with the purchase of the
Waukesha County parking area and an agreement with Tess Corners Fire Department, and
WHEREAS, Event venues such as the adaptive reuse of existing barns for an event/wedding venue requires one
parking space for every two people of building capacity so with 75 guests and five staff there would need to be 43
parking stalls on -site, and
WHEREAS, The petitioner acknowledges that there is not enough parking on -site with only 11 parking stalls (with
the purchase of the Waukesha County property) but will promote and rely on other services for guests'
transportation including carpool's, taxi's, shuttles, party buses, etc., and
WHEREAS, If Waukesha County does not sell their property to the petitioner or the agreement with Tess Corners
Fire Department does not come to fruition, the parking shortage increases to potentially having zero parking stalls
available for the event venue, as there is no parking on the actual business site, and
WHEREAS, There is not an outside dumpster or enclosure currently on site for the business and any
refuse/recycling containers will need to be placed within an enclosure, to be approved by the City for location and
design, on their property.
THEREFORE BE IT RESOLVED, The Plan Commission approves of a Building, Site and Operation Plan
amendment for La Granica located at Building, Site and Operation Plan (BSO) located at S66 W14523 Janesville
Road, S67 W14543 Janesville Road and S67 W14549 Janesville Road / Tax Key Nos. 2168.994, 2165.984 and
2165.984.001.
BE IT FURTHER RESOVLED, Plan Commission determined that a small event venue is an appropriate use
46
within the HC-1 Historic Crossroads District.
BE IT FURTHER RESOLVED, The western parking lot property must be rezoned from 1-1 Government and
Institutional District to HC-1 Historic Crossroads District in order to be able to be used as a parking lot for a
commercial business.
BE IT FURTHER RESOLVED, The 2020 Comprehensive Plan must also be amended for the western parking lot
parcel to change the future land use designation from Governmental and Institutional uses to Commercial land
uses, in order to be compliant with smart growth laws.
BE IT FURTHER RESOLVED, All three lots must be combined into a single lot since all lot will need to function as
one due to the parking being needed for the proposed building use.
BE IT FURTHER RESOLVED, Documentation for the purchase of the County lots (for parking) and the parking
agreement with the Fire Department must be provided before any uses are allowed on site.
BE IT FURTHER RESOLVED, Any expansion of the proposed use or change in use at this location will require
Plan Commission approval to ensure building codes, use and parking facilities are suitable, including any possible
buildout of the upper level of the building.
BE IT FURTHER RESOLVED, That based on the listed guest limits noted by the applicant and stated
staffing/vendor amounts, the building is limited to no more than 80 people on the premises at any one time,
unless further City approvals are granted.
BE IT FURTHER RESOLVED, Building Permits are required for any alterations to the structure, whether interior
or exterior.
BE IT FURTHER RESOLVED, Due to the current building being located within the 100-year floodplain, all
floodplain regulations must be met, include the "50% rule", as the building gets altered for the newly proposed use
(interior or exterior).
BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage (temporary or
permanent) can be installed and this includes any signage on the building.
BE IT FURTHER RESOLVED, All lighting needs further City approvals and all lighting fixtures must be full cut-off
with a zero degree tilt and the concrete bases for the pole lights cannot exceed 6 inches in height above grade.
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 new or replacement 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 need to be approved by the Planning Division before the issuance of building
permits.
BE IT FURTHER RESOLVED, A Business Registration must be applied for by any business(es) using the space
before any operations can occur on site.
BE IT FURTHER RESOLVED, A copy of said plans must be kept on file and that all aspects of this plan shall be
maintained in perpetuity unless otherwise authorized by the Plan Commission.
BE IT FURTHER RESOLVED, 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: August 1, 2023
ATTEST: Adam Trzebiatowski AICP, Planning Manager
iVA
00
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LA GRANICA
Building, Site and Operation Plan Application Submittal
LATI N V=I EVAL LATIN OLD FRENCH
grarini grantavilla grange
!arm i��IG Lr ^�'r•�
Il'i!_� ice• �. 1:.1.4�. �
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Written Description
Contact Information:
Name: Alexandria Backes
Personal Cell: 507-469-8165
E-mail: backes.alexandria@gmail.com
Personal Address: 2916 N Marietta Ave. Milwaukee, WI 53211
Preparation help:
• Land Surveyor: Jason T. Mayer
• Land Surveyor: Joseph S. Kroeninger
Building Current Zoning: HC-1
• Demonstrate to Plan Commission how the proposed use of a small event space is an
appropriate use for this site given all of the components at hand.
Current Land Uses:
• HAC Job LLC -Creative Imaging (CGI & Photography) Editing Studio
Parking Lot MSKC 2165.984.001 Current Zoning: (Government and Institutional District)
• We would like this to be rezoned HC-1 to match the zoning of the building and other lot.
Proposed Land Use for subject property:
• Small event space
Description of existing environmental features:
• Building:
See detailed survey by Joseph S. Kroeninger for detailed drawing. Part of Section 2, T.5N.,
R.20E.; Commencing in the center of Janesville Rd 172.92 feet S.60030'W. from the
intersection with the center -line of Tess Corners Dr.; thence S.60030'W., 44.88 feet; thence
S.26030'E., 138.6 feet; thence S.82030'E., 50.16 feet; thence N25°30'W., 168.96 feet to the
place of beginning. Being located in the City of Muskego, Waukesha County, Wisconsin. It is
located in the Floodway portion of the 100 year floodplain per FEMA maps.
• Parking Lots:
See Plat of Survey by Jason T. Mayer for detailed descriptions and drawing. Parcels 1 and 2
contain 16,103 Sq. feet, 0.3697 acres more or less. There is a permanent drainage easement
with drainage channel containing 5,177 sq. feet, 0.1188 acres more or less. The lots are also
located in the Floodway portion of the 100 year floodplain. The lots were once owned by an
auto shop and are considered in brownfield status.
0
0
Written Description Cont.
Proposed number of employees:
• 1 on -site manager a few days a week. Up to 5 vendors/support staff (manager,
photographer, caterer, DJ, etc.) per day per event
Proposed Residents/Daily Customers:
• One event per day with a possible appointment before or after said event. Projecting
Fridays and Saturdays to be busiest. Typical event to be 50 guests with 5 support staff.
Largest events on Fridays and Saturdays to host 75 guests with 5 support staff
Proposed Amount of dwelling units: None
Proposed Floor Area: 2,472 sq. feet. (Per Survey Existing to Remain)
Proposed Open Space Area: 4,497 sq. feet (Per Survey Existing to Remain)
Landscape Surface Area: Existing to Remain
Resulting Site density: Existing to Remain
Floor Area Ratio: 35.47%
Open Space Ratio: 64.53%
Landscape Surface Area Ratio: N/A
Operational Considerations:
• Hours: 7:00 am -11:30 (to accommodate set up and clean up by staff)
• Water Usage: 2 gallons per person (actionmfg.com/water-usage-rough-estimates/)
• Sanitary Sewer: addition of two more toilets to accommodate guest capacity
• Maintenance work/deliveries: scheduled during non-event times
• Street access: Janesville Road remains open for guests and fire department vehicles
• Traffic count visibility: addition of an HC-1 appropriate wall sign on building (see Page 3 of
Additional Information packet)
• Exterior Lighting: keep the existing HC-1 appropriate lighting on front of building (see Page
3 of Additional Information packet)
• Noise: No live bands at the venue. Appropriate noise levels monitored by venue -approved
DJs and on venue's Bluetooth speakers
• No creation of air pollution, waste materials, toxic/noxious/hazardous materials
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Property Site Plan Drawing
Contact Information:
Name: Alexandria Backes
Personal Cell: 507-469-8165
E-mail: backes.alexandria@gmail.com
Personal Address: 2916 N Marietta Ave. Milwaukee, WI 53211
Preparation help:
• Land Surveyor: Jason T. Mayer
• Land Surveyor: Joseph S. Kroeninger
Legal Description of Subject Property Building:
• Part of Section 2, T.5N., R.20E.; Commencing in the center of Janesville Rd 172.92 feet
S.60030'W. from the intersection with the center -line of Tess Corners Dr.; thence
S.60030'W., 44.88 feet; thence S.26030'E., 138.6 feet; thence S.82030'E., 50.16 feet; thence
N25030'W., 168.96 feet to the place of beginning. Being located in the City of Muskego,
Waukesha County, Wisconsin.
Legal Description of Subject Property Parking lots:
• Parcels 1 and 2 of certified survey map No. 6642, recorded on January 22, 1992, in volume
55 of certified survey maps, on Pages 182, 183, 184 and 185, as document no. 1699969,
being a division of a part of the northwest 1/4 of the southeast 1/4 of Section 2, in town 5
North, range 20 East, in the City of Muskego, Waukesha County, Wisconsin, excepting lands
for public highway purpose being described as follows: beginning at the northwest corner
of pParcel 1 of said certified survey map no. 6642; thence along the northerly line of said
certified survey map no. 6642 North 57'31'11" East, 94.18 feet; thence South 28'50'55"
East, 27.05 feet; thence South 57'21'26" West, 95.14 feet; thence North 26'53'09" West,
27.39 feet to the point of beginning. Containing 16,103 square feet, 0.3697 acres more or
Less.
FW4
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Written Description Cont.
Traffic generation:
• During non-event times the building traffic will be negligible
• There will be two busier traffic times: before an event when guests arrive and after an
event when guests leave. Before an event there is a 15-30-minute window of increased
traffic as guests arrive. Some guests depart before the end of an event, with most guests
leaving within a one -hour window of the end of the event (theknot.com and
weddingwire.com)
• For a 50-person event with two people per vehicle/taxi, we would expect an increase of
about 25 vehicles in a 30-minute window; this does not include utilizing shuttles, buses or
guests/families carpooling together. Towards the event's end, we can expect the same
amount of traffic over the course of a one -hour window as guests depart
• All parking, pick-ups and drop-offs will happen off of Janesville Road and on La Granica's
lots so Janesville Road can remain as open as possible
Material Safety Data Sheets: N/A
Exterior building and fencing materials:
• There is an existing metal fence around the drainage channel. There is 1.8' of existing chain
link fence towards the back of the parking lots. Proposed plan has these remaining as
existing
There is existing siding on the building with wood trim
as existing, no change made
Proposed plan has these remaining
Possible future expansion and relation implications:
• No future expansion to the existing footprints of the building or parking lots
Any other information perinate to adequate understanding by the Plan Commission of the
intended use and its relation to nearby properties:
Property Site Plan Drawing Cont.
Joseph S. Kroec riger FU OF SUIHVLY
bViyr.�n;rrl kt•;�rctrred f.,urtl Sru•t�tt,r
5402 ti. 114Ut St- Hales (.umvr?.':Vl 5 I I M i ,
P iir (414) 4?5 54U2 Dale. Parch .1 4, 19QQ _ PIai tc .-
DATE: JULY 16, 2023
r'ropenyat S66'vJ14�?S tF� J#nesvj,l1Q _AB.. ..._..__ .. ._1°ill ke�;9, '•i1. _.. -
..Ronald Kinart
Prepared for .._Owner
I..EGALDESCRIPTIOW Fart of $ectiori 2, T.5N., I3.'• _'0 .; Commencing In the center of
,J,nesville .Rd., 17<^..ya feet S.r,O°?,0'L:, from the intersection ,gitn the center-
11ne of Tess Corners Dr.; thonc,, 44.%9 feet; ttlence
178.6 font; thancc .3�°'0''.L 50.1E feet; thence N-P2 °��0',,., 1i=,5.)f, feet to
Li-,e place of bec�innini }3;;ine, located in the City of N,uskego, +:L:ukosh=_ County,
',:I sconsin. \
z
EXISTING TO REMAIN ?
"GOOSENECK" 18' 4"30,
r�t9z
b \ n
� m
N
of F o
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LEGEND
LOT AREA: 0.160 ACRES
FLOOR AREA: 2,472.48 SQFT
FLOOR AREA RATIO: 35.47%
OPEN SPACE AREA: 4,497.21 SQFT
OPEN SPACE RATIO: 64.53%
BUILDING HEIGHT: 20' 0"
CP
EXISTING ENTRANCE \� \ \� X', x
36" X 80"
cp
h \
\ i—
\L
GWR
�gG 0/ VV2���s
JOSEPH S.
KROENINGER
., HALU CORNERS
p WISCONSIN �'
v ti`ti, O�
ejOdS U R Y �i♦
I ORIGINAL PRINT
RED SEAL
uW
°L• —
o �° sT°°r rr�fs/f '•
r
r�• F�
a
EXISTING TO REMAIN °N°. /✓4 LL
"GOOSENECK" 9' 0"
Scale: -
/i�_ i io'
20
I have surveyed the above described property, and the above map is a true representation---�` ~-�
thereof and shows the size and location of the property, its exterior boundaries, the location ---`
and dimensions of all structures thereon, fences, apparent easements, roadways and visible
encroachments.
This survey is made for the exclusive use of the present owners of the property; also those
»no purchase, moriga;e. or guarantee the title thereto, within one yearfrom the date hereof,
and as to them I warrant the accuracy of said survey and map."
- Y . - *- y Buy, 65515 108th R Hales Corners, Vil 5 1_
S'y1eCf Phone �414 -5551 f7eyisirntrl I ,tnr1 `;Ur,,. ,c,r R-1'ii)4 ) 425
L0
LEGAL DESCRIPTION
PARCELS 1 AND 2 OF CERTIFIED SURVEY MAP NO. 6642, RECORDED ON JANUARY 22. 1992. IN VOLUME 55 OF CERTIFIED SURVEY MAPS, ON PAGES 182. 183. 184
AND 155, AS DOCUMENT NO. 1699969. BEING A DIVISION OF A PART OF THE NORTHWEST d OF THE SOUTHEAST } OF SECTION 2, IN TOWN 5 NORTH, RANGE 20
EAST, IN THE CITY OF MUSKEGO, WAUKESHA COUNTY, WISCONSIN, EXCEPTING LANDS FOR PUBLIC HIGHWAY PURPOSE BEING DESCRIBED AS FOLLOWS; BEGINNING AT
THE NORTHWEST CORNER OF PARCEL 1 OF SAID CERTIFIED SURVEY MAP NO. 6642; THENCE ALONG THE NORTHERLY LINE OF SAID CERTIFIED SURVEY MAP NO.
6642 NORTH 57'31'11" EAST, 94.18 FEET; THENCE SOUTH 28'50'55" EAST, 27.05 FEET; THENCE SOUTH 5721'26' WEST. 95.14 FEET; THENCE NORTH 26'53'09'
WEST, 27.39 FEET TO THE POINT OF BEGINNING.
CONTAINING 16,103 SQUARE FEET, 0.3597 ACRES MORE OR LESS,
PERMANENT DRAINAGE EASEMENT
BEING PART OF PARCELS 1 AND 2 OF CERTIFIED SURVEY MAP NO. 5642, RECORDED ON JANUARY 22, 1992. IN VOLUME 55 OF CERTIFIED SURVEY MAPS, ON PAGES
182, 183, 184 AND 185, AS DOCUMENT NO. 1699969, BEING A DIVISION OF A PART OF THE NORTHWEST >'; OF THE SOUTHEAST } OF SECTION 2, IN TOWN 5 NORTH,
RANGE 20 EAST, IN THE CITY OF MUSKEGO, WAUKESHA COUNTY, WISCONSIN. BEGINNING AT A POINT ON THE SOUTHERLY RIGHT OF WAY OF C.T.H. "L", THENCE
SOUTH 28'50'55' EAST ALONG THE EASTERLY LINE OF PARCEL 2 OF SAID CERTIFIED SURVEY MAP, 116.00 FEET; THENCE 55.08 FEET ALONG A ARC OF A CURVE,
WITH THE CENTER LYING TO THE NORTHEAST, HAVING A RADIUS OF 49.54 FEET, AND A CHORD DISTANCE OF 92.55 FEET WHICH BEARS NORTH 8072'39" WEST;
THENCE NORTH 48'31'44" WEST, 24.81 FEET; THENCE 57.28 FEET ALONG A ARC OF CURVE, WITH THE CENTER LYING TO THE NORTHEAST, HAVING A RADIUS OF
126.06 FEET, AND A CHORD DISTANCE OF 56.79 WHICH BEARS NORTH 35'30'38' WEST; THENCE NORTH 57'21'26" EAST, 56,00 FEET TO THE POINT OF BEGINNING.
CONTAINING 5,177 SQUARE FEET, 0.1188 ACRES MORE OR LESS. DATE: JULY 16, 2023
PLAT OF SURVEY FOR: 1 D
WAUKESHA COUNTY DEPT. OF PUBLIC WORKS N
515 W. MORELAND BLVD. RM. 220 ��� I Scale: 1" = 30'
WAUKESHA, Wl. 53188 < /
\� • ^oPOPGY'
LEGEND
LOT AREA: 0.3697 ACRES
FLOOR AREA: N/A
FLOOR AREA RATIO: N/A
OPEN SPACE AREA: N/A
OPEN SPACE RATIO: N/A
BUILDING HEIGHT: N/A
u
CURVE DATA FOR DRAINAGE EASEMENT
ARC LEN. 55.08'
CH. LEN. = 52.38'
CH. BRG. — N 80'22'39" W
RADIUS = 49.54'
ARC LEN. = 57.28'
CH. LEN. = 56.79'
CH. BRG = N 35'30'38" W
RADIUS - 126.06'
UNPLATTED LANDS
CITY OF MUSKEGO FIFE DEPT.
R, JASUN 1. : +^ 0.5' CHAIN LINK FENCE'
MAYER .- CORNER NOT SET LANDS IN �p UNPLATTED LANDS
S-2844
TREE. METAL FENCE POST \� CITY OF W KEGO FIRE DEPT._
=
FOUND 0.5' SOUTH OF CORNER.
Menomonee falls: -
JASON T. MAYER AS OF THE DATE OF THIS SURVEY, NO TITLE POLICY WAS PROVIDED, THEREFORE THIS PLAT OF SURVEY DOES
NOT GUARANTEE THE EXISTENCE, SIZE AND LOCATION OF ANY EASEMENTS, ENCUMBRANCES, RESTRICTIONS OR
P.L.S._ NO. 2844 OTHER FACTS THAT COULD OTHERWISE BE DISCLOSED IN A TITLE SEARCH OR CURRENT TITLE POLICY.
THIS IS AN ORIGINAL PRINT ONLY IF SEAL IS IMPRINTED IN RED. "I have surveyed the above property,
and the above map is a true representation thereof and shows the size and location of the property,
its exterior boundaries, the location and dimensions of all structures thereon, fences, apparent
easements, roadways, and visible encroachments and is in compliance with Wisconsin Administrative
Code AE-7 for property survey standards and is correct to the best of my knowledge and belief.
This survey is made for the exclusive use of the present owner of the property, also those who
purchase, mortgage, or guarantee the title thereto, within one year from the date hereof."
THIS INSTRUMENT WAS DRAFTED ON 6-5-2023 BY JASON T. MAYER, P.L.S„ WAUKESHA COUNTY DEPT. OF PUBLIC WORKS (262)548-7740
co
Property Site Plan Drawing Cont.
S66W14523 W Janesville Road
r._
yTa:key
`''� 53' /• Property Address:
WIAAS6131 TESSi ORPlrRS DR,
Possible al
I r:51,CORNERSVO.ursrrrt rrRr
Additional CERARTIAUF i
Parking , 'I 31 TBS CORr;r:RS DR
` MUSKECO WI
Tess Corners Fire Department
La Granica parking spaces: 11 spaces
Possible Additional Parking: 15 spaces
Tess Corners Fire Department Lot as an
Overflow Lot: 30+ spaces.
La Granica would use their dedicated 11
spaces for vendors/necessary staff.
53150
With a parking agreement between the
Tr.LA to
Tess Corners FD
and us reached we
- could use the additional 15 parking
spots right next to the La Granica lots
(owned by the Tess Corners FD) as first
Choice, and overflow into their parking
lot with permission and notice.
The parking agreement duration would
be a short, one -day agreement since we
don't host any overnight events. We
would gage the number of spaces
needed per event ahead of time.
We will still encourage the use of
shuttles, taxis and carpooling to reduce
traffic and keeping the streets safe.
Other nearby businesses such as
StorageMart have expressed interest in
us leasing space from their parking lots
as well.
ti
Property Site Plan Drawing Cont.
All outdoor storage and refuse disposal areas: N/A
La Granica would like to add a sign to the front of the building as indicated in the green box in
the below left photo. We'll maintain the existing paint colors and the facade as needed with
the forecasted funds. The building is currently zoned in Historic Crossroads District HC-1. The
wall building sign will follow the directive of the Historic District Design Guide in F(1), including
its size of appx. 5'x5', which will fall under the 5% of the wall area space.
We will also keep and use the appropriate wall lighting for the Tess Corners area as circled in
green in the above -right photo and detailed in G(3) of the Design Guide. This light will
illuminate the sign so it can be seen even when it's dark out, as it so commonly gets dark
around 5:30 pm in the winter months. The sign itself will NOT light up.
There is one additional existing wall light on the back of the building by the back door. This will
not be illuminating any signage.
Existing Drainage Facilities:
• There is a permanent drainage easement on MSKC2165984 containing 0.1188 acres more
or less.
ri
Detailed Landscaping Plan
Contact Information:
Name: Alexandria Backes
Personal Cell: 507-469-8165
E-mail: backes.alexandria@gmail.com
Personal Address: 2916 N Marietta Ave. Milwaukee, WI 53211
Preparation help:
• Land Surveyor: Jason T. Mayer
• Land Surveyor: Joseph S. Kroeninger
We do not plan on doing any landscaping beyond maintaining what is already existing.
We are NOT: Moving or destroying any trees, adding any plantings, adding fences, tie walls,
planting boxes, retaining walls, berms, landscape islands, planter beds, sodded, seeded
wilderness areas or other landscape improvements.
Grading and Erosion Control Plan
La Granica will not add or remove any existing landscaping. Pursuant to Chapters 29 and 34 of
the Municipal Code, we are NOT disturbing land, changing a watercourse, planting, excavating,
or doing any other landscaping change; thus our Erosion Control Plan is to maintain what
vegetation and landscaping is already on site as the previous owners have done.
Elevation Drawings, Renderings, Photo Simulations
La Granica does NOT plan on any exterior remodeling of the existing building and does not have
any proposed new buildings. The appearance will not change from how it currently exists. The
existing siding, wood trim, roof, windows, doors and overall appearance will remain the same.
The only addition is a wall sign on the front of the building as mentioned previously.
0)
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Joseph S. Kroec r11ger
11'i�r iutsrri kr ;;rSf rice f. uKl S++r'ti i , i1r
S-102 ti. 114th 51
.. Hates (.��u+rr••. `:VI 5 1 tq
rt,1, 1a14) 4)5 54U1
Properly at - C66.._bJli+]?j' :r, Jq.nesvj,ll@ Rd.
k it
Date. March _14, j 9E3._._-_ Peal t�.. •-Q� -
DATE: JULY 16, 2023
hiushe�9, W1.
O
w1ef _ onald inart
Prepared for ..__Own81"
L.EGALDESCRIPTIAN- Fart of .5ectlori 2, T.5N., B.'-'0 .; Coramencing in the center of
J:snesville Ad., 17,.'.y2 feet S.(,O°7i0't from the intersection with the centar-
11ne of Tess Corners Dr.; thcirrc,3 60030''•4., 44.,,3 feet; ttiencc
1- 8.6 foet; thar,cc .32 20':. � 50.1E feet; thence f..25�'.0'':d, , li5s.')0 feet to
t'i1c place of bec�iimin;.. I3aine, located in the City of Muskego, "'Liukostr:: County,
.'isconsin.
z
m
f�P/�bI
�_ 30 \
n
A",
/ 5 b011
°• Rod `a� FD a
r�j5.
E{t; 2 l
C.
rrjDl
EXISTING ENTRANCE
36" X 80"
Nik
m z
b
f JOSEPH S. r
KROENINGER
=� •- 5.1504 j�?
r' L HALES CORNERS
wiscwsw
Iso
1 ORIGINAL PRINT
RED SEAL
\` 50-4 °,6 Z
r EXISTING TREE TO -
I REMAIN. <6" DIA. o- `�5;°°r
EXISTING TREE TO Ij
REMAIN. -6" DIA.
�o,/e:
EXISTING TREE TO
REMAIN. <6" DIA.
I have surveyed the above described property, and the above map is a true representatio— n� �Y
thereof and shows the size and location of the property, its exterior boundaries, the location —�
and dimensions of all structures thereon, fences, apparent easements, roadways and visible
encroachments.
Tnis survey is made for the exclusive use of the present owners of the property; also those
wno purchase, mortgagp. or guarantee the title thereto, within one year from the date hereof,
and as to them I warrant the ar.curacy of said survey and reap."
Bus; 6551YS.' 108th St, Hales Corners, V115 1-
signed: Phone 414
fzeyisft n ! r ;,ndrFiur. , i r , S l.�i)4 ) 425-5551
Plat of Survey
Joseph S. Kroei - Alger PLK OF SUHVLY
NisiN'."ISWIE'd 1. Ind dw-% L-i or
5402 ti, 11•Ith St. Hafer %V1 I i()
ftnnr (I 14) 4 Ili 5402 Date Plarch 14, 19Q�E. —037-
Properly at .P 66...'414523 J4inesvIlle Rd..
0Wner
Prepared for Owner
LEGALDESCRIPTIOW: Part of $'action 2, T-5N., Coiamencing in the ceritar of
ju-nesville Rd., 17". 9` feet S. 1'roia the Interi3ectio-n .qith the center-
11na of Tess Cor!,urs Dr.; thoric,3 '.600-zol'-4., 411 .4"s feet; trierica 200 7�0 11�7. ,
3
i-8.6 foot; thor.ce -.82`2 ' 0 1"; j0.16 feet; thence feet to
ti,,o plzice of bec:iiinlN. Bsine, locatod in the, City of Muskego, K.LLUkOSII:l County,
',.'I scons In. \�
9"X X
J.
' cols.
(44
A
C,
00
JOSEPH S.
KROENINGER
Ir "t HALES CORNERS
-F WISCONSIN Z Z
10
0 0
01
. . . .......
V, S
ORIGINAL PRINT
RED SEAL
X
-CONC. W.Z,4
--5
D,
I have surveyed the above described property, and the above map is a true representation
triereof and shows the size and location of the property, its exterior boundaries, the location
and dimensions of all structures thereon, fences, apparent easements, roadways and visible
e-icroachments.
This survey is made for the exclusive use of the present owners of the property; also those
wno purchase, mortgage or guarantee the title thereto, within one year from the date hereof,
and as to them I warrant the accuracy of said survey and rnap."
99655L& 108th St. Hales Comers, Vt 15 1
Register,!i, I Ond q- 1504 Phone (414) 425-5551
L
LEGAL DESCRIPTION
PARCELS 1 AND 2 OF CERTIFIED SURVEY MAP NO. 6642, RECORDED ON JANUARY 22, 1992, IN VOLUME 55 OF CERTIFIED SURVEY MAPS, ON PAGES 182, 183. 184
AND 185, AS DOCUMENT NO. 1699969, BEING A DIVISION OF A PART OF THE NORTHWEST } OF THE SOUTHEAST i OF SECTION 2, IN TOWN 5 NORTH, RANGE 20
EAST, IN THE CITY OF MUSKEGO, WAUKESHA COUNTY, WISCONSIN, EXCEPTING LANDS FOR PUBLIC HIGHWAY PURPOSE BEING DESCRIBED AS FOLLOWS; BEGINNING AT
THE NORTHWEST CORNER OF PARCEL 1 OF SAID CERTIFIED SURVEY MAP NO. 6642; THENCE ALONG THE NORTHERLY LINE OF SAID CERTIFIED SURVEY MAP NO.
6642 NORTH 57'31'11' EAST, 94.15 FEET: THENCE SOUTH 28'50'55" EAST, 27.05 FEET; THENCE SOUTH 57'21'26' WEST, 95.14 FEET; THENCE NORTH 25'53'09"
WEST, 27.39 FEET TO THE POINT OF BEGINNING.
CONTAINING 16,103 SQUARE FEET, 0.3697 ACRES MORE OR LESS.
PERMANENT DRAINAGE EASEMENT
BEING PART OF PARCELS 1 AND 2 OF CERTIFIED SURVEY MAP NO. 6642, RECORDED ON JANUARY 22, 1992. IN VOLUME 55 OF CERTIFIED SURVEY MAPS, ON PAGES
182, 183, 184 AND 185, AS DOCUMENT NO. 1699969. BEING A DIVISION OF A PART OF THE NORTHWEST } OF THE SOUTHEAST } OF SECTION 2, IN TOWN 5 NORTH,
RANGE 20 EAST, IN THE CITY OF MUSKEGO, WAUKESHA COUNTY, WISCONSIN. BEGINNING AT A POINT ON THE SOUTHERLY RIGHT OF WAY OF C.T.H. "L", THENCE
SOUTH 28'50'55" EAST ALONG THE EASTERLY LINE OF PARCEL 2 OF SAID CERTIFIED SURVEY MAP, 116.00 FEET; THENCE 55.08 FEET ALONG A ARC OF A CURVE,
WITH THE CENTER LYING TO THE NORTHEAST, HAVING A RADIUS OF 49.54 FEET, AND A CHORD DISTANCE OF 92.55 FEET WHICH BEARS NORTH 80'22'39` WEST;
THENCE NORTH 48'31'44" WEST, 24.81 FEET; THENCE 57.28 FEET ALONG A ARC OF CURVE, WITH THE CENTER LYING TO THE NORTHEAST, HAVING A RADIUS OF
126.06 FEET, AND A CHORD DISTANCE OF 56.79 WHICH BEARS NORTH 35-30'38" WEST; THENCE NORTH 5721'26- EAST, 56.00 FEET TO THE POINT OF BEGINNING.
CONTAINING 5,177 SQUARE FEET, 0.1185 ACRES MORE OR LESS.
PLAT OF SURVEY FOR:
WAUKESHA COUNTY DEPT. OF PUBLIC WORKS
515 W. MORELAND BLVD. RM. 220 '?-V'
WAUKESHA, WI. 53188 < �/
CIP,
`� • ..off°Pc�
0.5' CHAIN LINK FENCE— \
CORNER NOT SET LANDS IN p
TREE, METAL FENCE POST
FOUND 0.5' SOUTH OF CORNER.
N �0
Scale: 1" = 30'
CURVE DATA FOR DRAINAGE EASEMENT
ARC LEN. = 55.08'
CH. LEN. = 52.38'
CH. BRG. N 8022'39" W
RADIUS — 49.54'
ARC LEN. 57.28'
CH. LEN. = 56.79'
CH. BRG. N 35'30'38" W
RADIUS = 126.06'
UNPLATTED LANDS
CITY OF MUSKEGO FIRE DEPT.
--------------
UNPLATTED LANDS
CITY OF MUSNECO FIRE DEPT.
WI
JASON T. MAYER AS OF THE DATE OF THIS SURVEY, NO TITLE POLICY WAS PROVIDED, THEREFORE THIS PLAT OF SURVEY DOES
NOT GUARANTEE THE EXISTENCE, SIZE AND LOCATION OF ANY EASEMENTS, ENCUMBRANCES, RESTRICTIONS OR
P.L.S. NO. 2844 OTHER FACTS THAT COULD OTHERWISE BE DISCLOSED IN A TITLE SEARCH OR CURRENT TITLE POLICY.
THIS IS AN ORIGINAL PRINT ONLY IF SEAL IS IMPRINTED IN RED. "I have surveyed the above property,
and the above map is a true representation thereof and shows the size and location of the property,
its exterior boundaries, the location and dimensions of all structures thereon, fences, apparent
easements, roadways, and visible encroachments and is in compliance with Wisconsin Administrative
Code AE-7 for property survey standards and is correct to the best of my knowledge and belief.
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This survey is mode for the exclusive use of the present owner of the property, also those who
purchase, mortgage, or guarantee the title thereto, within one year from the date hereof."
THIS INSTRUMENT WAS DRAFTED ON 6-5-2023 BY JASON T. MAYER, P.L.S„ WAUKESHA COUNTY DEPT. OF PUBLIC WORKS (262)548-7740
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Surety
La Granica will not be performing any exterior site disruption that would cause a need to have a
surety form for the replacement of trees with calipers exceeding 6 inches which die within a
period of five years following site disruption.
Developers Deposit
Per the July 13, 2023 e-mail from AdamTrzebiatowski, we are expecting to pay a deposit of
$650.00
"Your application fee due with your submittal opp and flocs would be $150 (BSO amendment)
with a developers deposit of $500 (base amount), totaling $650. "
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LA GRANICA
Additional Information
Personal Statement
La Granica is built from an accumulation myself and my experiences. I've always enjoyed being
in service to others and being part of something bigger than myself. With this position and
business I understand that I am a keeper and creator of memories, and I hold that position with
great reverence.
For many years I participated at events held at local community agriculture halls called
collectively as The Grange. Also known as the National Grange of the Order of Patrons of
Husbandry, it was founded in 1867 as a social organization that encourages families to band
together to promote the economic and political well-being of the community. They are
unsurprisingly large, old buildings where celebrations and events take place in rural areas.
Using the sense of community from The Grange as my original inspiration of bringing people
together, I then wanted to bring my own adaptation of professional full services to create a
modern grange hall everyone could enjoy.
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Who We Are
La Granica is an intimate, upscale open floorplan space perfect for parties, conferences,
reunions, get togethers, weddings and other celebrations of up to 75 guests max. We are run
by a team of five people who are all small business owners that see an opportunity to have a
tailored event space in Muskego.
Muskego, and the greater Waukesha County, are in need of private event space focused on
their community. We want to provide the location, services and coordination so locals have
somewhere to gather that's near their own homes, and that those living in the downtown
Waukesha and Milwaukee city areas have a place to celebrate away from the rush of the city.
It is our aim to attract capital and opportunities into Muskego by setting an example and
garnering the attention of business, residents and visiting celebrants.
We will always encourage the use of other local business, from florist, catering, bakery, party
favors, decor, photographers and more. We want to immerse our event space as much as
possible into the community.
Description - Overview
The building and business will host limited open -to -the -public hours; all events will be
scheduled to regulate the flow of staff, vendors and celebrants on site. This includes
scheduling appointments to see the space before contracts are signed. The original business
plan denoted that La Granica would require party hosts and event guests to find their own
way to the venue since there is limited guest parking on site as this is an industry standard
that is executed by other venues in the greater Milwaukee & Waukesha county areas,
including Anodyne, Story Hill Firehouse, and the North Point Lighthouse to name a few. After
preliminary talks with Muskego's Planning Manager saying this was not adequate, we will now
be incorporating additional short-term leases of parking spaces from a neighboring lot.
Ways guests can get on site will be through local taxi services, Uber/Lyft, party buses, limo
services and shuttle services from hotels and/or other businesses. They would be dropped
off in the adjacent parking lots to avoid stopping on Janesville Road. In the future, La Granica
would like to have its own valet service utilizing an off -site lot as an additional offering for
guest convenience.
La Granica will allow catering, DJ services and photography on site if those services are
desired by the host. La Granica will always have an event manager on site. Purchasing the two
adjacent lots next to the building will allow for 11 dedicated parking spots for these vendors.
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Description - Overview Cont.
La Granica will not allow any overnight accommodations, so overnight parking will not be
necessary. Out-of-town guests will be recommended to our local lodging partners (this is
part of the pre -contract process).
Other possible needs for short-term parking like deliveries, dessert drop offs, linen
services, cleaning/janitorial services, maintenance services, etc. can be handled within the
dedicated parking spaces or can be scheduled during a non-event time for completion.
La Granica has received County approval to purchase the two lots adjacent to the
southwest, which includes 11 dedicated parking spots. The City has raised the concern in
person and over the phone that their 15 or so public parking spots would thereby be
landlocked between La Granica's private parking and the Tess Corner's Fire Department. To
alleviate this there are, as we see them, four potential options. I presented these options to
Adam Trzebiatowski in a July 6th, 2023 e-mail:
1. Establish a flagpole agreement to enable shared access and usage
2. Lease the parking spaces from the�City
3. Purchase the parking spaces from the City
4. Other suggested alternative presented by the City
We did not receive direct comment about any of our above four proposed options. In a
July 11th e-mail we reproposed the flagpole option to Adam, stating, "If the Cityis open to
the idea proposed in our La Gronica Additional Information Packet, we'd be willing to
create a flagpole relationship and shore access/use of available spaces. If this is agreed
to, that raises the total available parking to -23 spaces. "
To which we received this July 13th response from Adam, "Also, in talking with City
administration it does not sound like the City will intend on using our portion of the
parking lot as public parking any longer since it does not have direct public access
anymore and the limited number of public spaces would be too low to be of an further
value to us."
As it has been represented up to this point, the City would rather those spaces be
underutilized/abandoned rather than put to use.
As for the Tess Corners Fire Department, La Granica will allow access through our lots for
the fire department onto Janesville Road in case of any emergencies.
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Description - Overview Cont.
La Granica would like to add a sign to the front of the building as indicated in the green box in
the below photo. We'll maintain the existing paint colors and the facade as needed with the
forecasted funds.
The building is currently zoned in Historic Crossroads District HC-1. The wall building sign will
follow the directive of the Historic District Design Guide in F(1). We will also keep and use the
appropriate wall lighting for the Tess Corners area as circled in green in the below photo and
detailed in G(3).
In the final section of the Design Guide, Section 4 COMPLIANCE(4.01 IN PERPETUITY), the
basis aligns with how we want La Granica to be represented. We plan to keep the building
maintained in a tasteful, safe and appropriate manner with all landscaping periodically
groomed and/or replaced when necessary; all drive, parking and pedestrian areas shall be kept
in a safe and passable condition, and all repairs and maintenance executed in a timely manner.
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Additional Details
The business plan that we submitted to our lender on June 22nd, 2023 is based on events no
larger than 75 celebrants. There will always be one onsite staff member from our team. Between
a possible DJ/Entertainer, Caterer and Photographer (florist and other such vendors will not be
present during the celebration as their setup and teardown happens outside of the event), that
would bring the total to 80 persons. For the sake of calculations moving forward we'll make
projections on an estimated 75 celebrants and 5 staff for a total of 80 people.
We needed a Launching point guideline to find a parking spot number. We initially suggested
Chapter 400. Zoning I Article XVII. Off -Street Parking and Loading 1400-190. Off-street parking.
[Cl:
• Public assembly facilities providing for seated audiences (churches, theaters, etc.) Requires 1
space for every 3 seats.
If we work under the assumption that we are a space for Public Assembly we would thereby need
a maximum of 30 spaces"
• 75 persons / 3 = 25 spaces
• 5 "staff" with individual spaces = 5 spaces
If instead used the assumption indicated in the 7/11/2023 email to us where Adam suggested
"one stall for every two guests (based on the max capacity)," which we believe to be excessive
when accounting for hotel shuttles, carpooling and rideshare options, then we would need 43
spaces"
• 75 persons/2 = 37.5 rounding up to 38 spaces
5 "staff" with individual spaces = 5 spaces
Operating again under the assumption that the City would rezone the western lot (MSKC
2165.984.001) of the parking lot, we would have 11 spaces. If the City is open to the idea
proposed on Page 2 in our La Granica Additional Information Packet, we'd be willing to create a
flagpole relationship and share access/use of available spaces. If this is agreed to, that raises the
total available parking to -23 spaces. Based on the above breakdown that leaves a remainder of 2
-15 required spaces. This deficit is something that can be accounted for with valets, hotel
shuttles, carpooling, and rideshare options, and nearby parking lot leases with neighboring
businesses.
While we would love to be busy every day of the week, based on our detailed market analysis
research of similar businesses, we predict being busiest Friday -Sunday. We do plan to fill the rest
of the weekdays with smaller events (50-guests and under) and non-event opportunities such as
photoshoots, sport watch parties, work trainings, at -cost charity event nights, pop-up art
galleries, food truck gatherings, secondary small business office/workspace and more.
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Conclusion
Much of what the HC-1 District is asking for aligns with La Granica's business model. Given all
of the components, we do believe this building and our proposed use should go hand -in -hand
and should be approved under other uses as determined by the Plan Commission as outlined
in Article V of this code.
The district is designed to promote the development of land as a traditional neighborhood
under urban conventions that were the norm in the United States until the 1940's, which is
exactly what our original inspiration of The Grange halls were.
We are sensitive to the environmental characteristics of the land and facilitate the efficient
use of services. We give a purpose to underutilized brownfield parking lots. We have the
building square footage needed for capacity, and we've secured a multitude of parking
options. We keep the charm and the exterior facade within HC-1 compliance and keeping with
the unique character of the region. The building will remain in excellent condition inside and
out.
Overall, we'll generate a feeling of community and want to partner with neighbors and other
local small businesses. We want to give the residents of Muskego and the Tess Corners
neighborhood a home away from home for all of their hosting needs while creating a
productive well -loved business that the City and its residents will be proud of.
Sources:
Historic Crossroads Design Guide:
https://www.cityofmuskego.org/DocumentCenter/View/517/Historic-Crossroads-Design-Guide?
bidld=
City of Muskego Article XVII Off -Street Parking and Loading 400-190(C):
https://ecode360.com/29723068
City of Muskego Article V 400-22 Uses Regulated:
https://ecode360.com/29718517
1 91
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EVENT SPACI-A,'
Business Plan
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Personal Statement
La Granica is built from an accumulation myself and my experiences. I've always enjoyed
being in service to others and being part of something bigger than myself. With this
position and business I understand that I am a keeper and creator of memories, and I hold
that position with great reverence.
For many years I participated at events held at local community agriculture halls called
collectively as The Grange. Also known as the National Grange of the Order of Patrons of
Husbandry, it was founded in 1867 as a social organization that encourages families to
band together to promote the economic and political well-being of the community. They
are unsurprisingly large, old buildings where celebrations and events take place in rural
areas.
Using the sense of community from The Grange as my original inspiration of bringing
people together, I then wanted to bring my own adaptation of professional full services to
create a modern grange hall everyone could enjoy.
N
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Table of Contents
Executive Summary:
• Mission Statement.......................................................................................................................1
• Market Opportunity.....................................................................................................................1
• Critical Milestones.......................................................................................................................1
• Financial Projections...................................................................................................................1
• Marketing Strategy......................................................................................................................2
• Management Team......................................................................................................................2
• Funding Requirements................................................................................................................2
Venue Overview:
• Company Description.................................................................................................................3
• Pricing Year 1................................................................................................................................4
• Offerings........................................................................................................................................4
• Exclusions......................................................................................................................................5
• Hardships/Risks............................................................................................................................5
• Organizational Structure............................................................................................................5
• Lodging and Parking....................................................................................................................6
Market Analysis:
• Potential Customers...................................................................................................................7
• The Event Industry......................................................................................................................7
• Competition.................................................................................................................................8
• Market Size...................................................................................................................................9
• Market Development................................................................................................................10
• Additional Opportunities.........................................................................................................10
Marketing:
• Details and Budget.....................................................................................................................11
Financial Projections: REDACTED
• ProForma.....................................................................................................................................12
Works Cited:
• Sources & References...............................................................................................................14
Supporting Documents: REDACTED
• Story Hill Firehouse Pricing Sheet..........................................................................................15
• Indulge MKE Pricing Sheet........................................................................................................21
• Anodyne Coffee Roasting Co. Pricing Sheet........................................................................23
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Executive Summary_
Mission Statement: To help memorialize the human experience one celebration at a time.
Market Opportunity Milwaukee had a lot of celebrate this past year.
• In 2022, Milwaukee County alone had 4,875 weddings, with an average
wedding cost of $27,973.
• Milwaukee County alone had 12,277 live births in 2022, which means
we'll have a similar number of opportunities to host baby showers,
first birthdays and baptisms.
• UW-M had 1,800 graduates in 2022, Marquette had 3,227 graduates,
Alverno College had 929 graduates, and MSOE had just over 470
graduates, respectfully, in 2022.
• We were able to watch the Packers play 18 times in 2022, with the
Bucks playing 82 times in the'21-'22 season and the Milwaukee
Brewers played an impressive 163 times.
• Between engagements, high school graduations, family reunions,
milestone birthdays, retirements, holiday parties, baby showers, vow
renewals and more, there's plenty of reasons for those in Waukesha &
Milwaukee County to get together.
Critical Milestones: July 2023: Website is established and preemptive marketing begins
• September 2023: La Granica's first full month open
• February 2024: Second -story build out is complete
• Year two (2025) La Granica breaks "even" and is positive in cash flow
• Year three (2026) La Granica has achieved substantial market presence
Financial Projections: Due to the relatively low barriers of entry, especially being on the
outskirts of Milwaukee rather than in the heart of downtown where
there is less competition, La Granica will establish itself with relative
ease.
By year three we have REDACTED of revenue coming in with a gross
margin of 24% due to low overhead and fixed costs.
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Executive Summary Cont.
Marketing Strategy_ Preemptive marketing and advertising before our first full month of
operation is how La Granica will sprint into the industry, allowing us
to have booked events before our doors are even open. Opening in
early August allows us four more excellent months of fall events
before the holiday parties begin.
• Having a beautiful website and powerful SEO/Google ads created
by our partners at Brew City Marketing will propel us online.
• Registering the business on websites such as The Knot, Wedding
Wire, etc. will also gain the business more exposure.
• Creating and contributing to Instagram, Facebook pages and
making use of online reviews.
• Leveraging exposure with local newspapers, being a verified
member with the BBB, meeting the nearby small business and
residents, face-to-face meetings with churches, wedding
photographers, caterers and more for a personal touch as well.
Management Team: Management will consist of:
• Alexandria Backes - sales, in -person meetings, event coordination,
inventory purchasing
• Alyssa Szentes - social media coordination, prompt e-mail/phone calls
returns, managing turnover between events
• William Backes - maintenance and capital expense manager
• Brett Kash - investing partner and business analyst
• Lindsay Stayton - our mentor who has eight years experience running
Anodyne and other Milwaukee -area spaces in venue management. She
has changed pace and is a professional wedding photographer, active
in the wedding and event space industry
Funding Requirements: The funds will be broken down into these main areas:
• Building purchase
• Parking Lot purchase
• Second -floor build -out
• Necessary Upgrades (connecting to City water): $5,880.00
• Soft Costs (furniture, sound system, etc.)
• Operating expenses:
• TOTAL: REDACTED
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Venue Overview
S66W14523 Janesville Road
Company Description: La Granica is your upscale gathering space for those that want a
charming venue in a serene location away from the city without being
far from the city.
Our focus is on streamlined, professional events every time, since that
is all we do. We want to help tailor your event to your wants and needs
%ss using La Granica as home base.
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Venue Overview
Pricing Year 1: La Granica will offer different levels of pricing Year 1 for:
• Friday events: REDACTED
• Friday weddings: REDACTED
• Saturday weddings: REDACTED
• Sunday+Weekday events: REDACTED
• Sunday+Weekday weddings: REDACTED
We will also offer a beverage and liquor package for an additional
charge.
These prices will follow the market pace as the years go by and we
become more established in the market, as shown in the projected
ProForma.
Offerings: La Granica has a wide net focused on being an all -event venue rather than
just a single -type venue. Its offerings include:
• Full tech package from surround sound to large Bluetooth projector
• Basic chairs, tables and linens provided (options for luxury furnishing
packages)
• Bride/Groom getting ready suites
• Fully private venue space
• Scenic, charming exterior with creek for photo opportunities
• Beverage packages for office meetings to social events
• Recommended local caterers
• On -site event space manager
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Venue Overview Cont.
Exclusions: No food service
• La Granica does not have a commercial kitchen; we will offer a list of
recommended caterers with staff
No overnight accommodations
• All attendees will need to leave the premises after each event
No public walk-in service hours
• All showings and events are scheduled ahead of time
Hardships Risks: Like all businesses, La Granica has risks/hardships. By planning ahead
we hope to mitigate, if not eliminate, the below considerations:
• "Off season": Filling the venue in the "off season" with holiday,
sport events, OSHA/work training conferences and more
• Small sized venue: hone in and advertise to those who need events
that are less than 130 people
• Disappointed clients: We'll have clear, concise contracts and
systems in place so expectations from both sides are established
upfront
• Establishing business in the first few months: We plan to advertise
aggressively and have bookings ready to be closed on as soon as we
open
• Damaged venue items: We will have contracts in place for what
happens in the case of damaged property/items, and we will also be
back with business insurance through Vizance
Organizational Per our attorney's recommendation, we are registering the business as
Structure: an LLC.
Lodging and Parking
Lodging_ We will always encourage that local lodging be used, including:
• La Quinta Inn & Suites - 3.1 miles away, 7-minute drive
• The Lawson House Bed & Breakfast - 3.1 miles away, 6-minute drive
• Holiday Inn Express & Suites - 3.6 miles away, 8-minute drive
• Hampton Inn & Suites - 5.3 miles away, 10-minute drive
Parking: With the smaller parking lot dedicated to catering and other necessary
vehic[es, we will require wedding parties, hosts and event guests to
find their own rides or lease additional parking spaces. This is an
industry norm.
Shuttle Services: We will encourage local business be used such as:
• MKE Shuttle LLC
• Cruise-A-Palooza Party Bus
• Andrus Limousine Service
Another popular trend is for the party host to supply a group event
voucher from Lyft, Uber or another taxi service for their guests so they
may arrive/depart at their own leisure from wherever they are staying.
Out-of-town guests staying at hotels may also be able to utilize hotel
shuttle services/complimentary vehicles to get around.
Valet Services: Future plans include having a valet service for larger events. Utilizing
an additional, larger parking lot with dedicated staff would include an
additional source of revenue for La Granica as well as an additional
service offered to hosting clients.
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Market Analysis
The Event Industry_ Overall, the event industry is flourishing. For big ticket items like
weddings, The Knot 2022 Real Weddings Study found that the average
cost of a wedding is $30,000 (excluding the engagement ring), where the
biggest chunk (37%) of the total budget went towards the venue.
There's also been a big push in the Millennial and Gen Z age groups for
closer, more intimate gatherings. Weddings Under 10K is a popular topic
covered everywhere from Brides.com, WeddingWire, Offbeat Bride,
NerdWaRet and more. These sources are helping brides create gorgeous
weddings for under 125 people thus saving them money and fostering a
more personal experience with only close family and friends.
In addition, "today's couples are engaged for 15 months and throughout
that time have on average four different wedding related events, such as
engagement parties (25%), bachelor/ette parties (over 75%) and rehearsal
dinners (79%)."
Intimate venues are also necessary for the smaller of life's celebrations
like graduations, retirements, sporting event, baby showers, holiday
parties, etc. where a personal home is too small and they don't need or
want to pay for a large 250+ person space.
Please refer back to the Market Analysis section for statistical coverages
of how many of these smaller event opportunities exist in Milwaukee
County & Waukesha County.
Potential Customers: Our potential customers are those looking for an intimate, private
venue for a smaller gathering. We will mainly target:
• Minimalist couples for weddings and wedding -related events
• Families with children and children on the way
• Local businesses, organizations, churches and other non -profits
who have a need for secondary or larger gathering space
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Market Analysis Cont.
Competition: In evaluating the competitive landscape for La Granica, we searched for
event spaces with search words online for "small," "under 100," "intimate,
"Muskego," "BYO catering," as well as other small event types such as
"rehearsal dinner," "graduation party," "baby shower," etc.
Although technically any venue in the Milwaukee and Waukesha county areas
could be considered competition, we honed in on these particular keywords
as they are direct ties to our niche offerings and target market.
Any event space business in those counties that considered itself an intimate
or small gathering space we looked at as a direct competitor. We then took
this list and narrowed it down by weeding out those venues that:
• Provided their own food/dinner service (restaurants such as Cafe
Hollander and Kegel's Inn)
• Were exclusively an outdoor -only event space (such as Urban Open Air
Event Space)
We found that there were four top competitors that had the most similar
offerings to La Granica, and we used these to compare the competition, the
pricing structures and the opportunity:
• Story Hill Firehouse (18 minutes away)
• Indulge MKE (22 minutes away)
• Anodyne Coffee Roasting Co. (20 minutes away)
• The Gage (17 minutes away)
• Story Hill Firehouse opened July of 2019. It has similar venue charm to La Granica. It can
host up to 140 people seated (120 or less preferred), utilizes outside catering, provides its
own bar service, has a getting ready bridal suite on site, and has a parking lot of 25 spaces
available for rent and encourages using a shuttle service for events. We did utilize their
2022 pricing structure for venue and bar items. It is continuously booked throughout the
year.
Indulge MKE does not focus on weddings. We strictly utilized them for their small event
space and bar pricing for seated events of up to 50 (or 65 people standing cocktail style).
They allow outside catering, provide their own bar service, and features valet parking as a
highlight.
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Market Analysis Cont.
• Anodyne Coffee Roasting Co. opened its location in September of 2013, but didn't start
events right away. It slowly opened up events until it needed its own full-time coordinator.
Our mentor has told us that while she was working there and even now, she and other
people in the industry consider Anodyne's events underpriced. The venue can host up to
160 seated, utilizes outside catering, and provides its own bar service. It encourages using a
shuttle service for events or you can rent the Bradley Tech High School parking lot nearby
(45 spaces) for a fee. We did utilize their pricing structure for venue and bar items. This
venue is extremely busy (possible due to very competitive pricing) the entire year.
The Gage is the largest comparable, able to host 300 people. The Gage is a real -world
example of the start up of an event business and how many events we could expect in our
first years, and La Granica tentatively based its amount of bookings off of The Gage's
calendar. They have an online availability calendar that went back to its Open House in
October of 2020, right before the pandemic hit. Now that they are established and the
pandemic is over, they are continuously booked every single weekend and many week
days, and you can see the bookings real time at https://www.thegagemke.com/availability-
calendar.
It is our projection that since we are not in a pandemic, our first year open has the
opportunity to be busier than The Gage was; however, we still utilized their calendar as a
guide and launching point to how a venue less than 20 minutes away was performing in its
first years to the present.
Market Size: According to the 2020 US Census, the Milwaukee population median age was
31.4 years old. According to the WeddingWire Newlywed Report, the average
age to get married is now 32 years old, up from 27 years old just 12 years ago.
The greater Milwaukee area is at a prime target age for wedding and family -
related events.
Combine that with the Muskego population median age of 43.4 years old; a
perfect age for family -centered celebrations and work -related events.
In just those two areas alone we have quite a target market pool. Any bonus
business from New Berlin, Franklin, Pewaukee, Brookfield, Franklin and
Oak Creek (all areas less than 20 minutes away) is a welcome benefit from
being centrally located.
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Market Analysis Cont.
Market The wedding and event market is a very mature industry. Even during the
Development: pandemic celebrations slowed down, but certainly didn't stop. Small and
micro events became a viable option, and many postponed their events until
rules were lifted.
Yahoo, Brides.com and many other sites and reports have talked about the
event and wedding "boom" that happened in 2022, including the now current
venue shortage that couples and other party hosts are struggling with; event
spaces are still very much in demand as there are only so many weekends in a
year. There are limited dates with limited venues that fit limited budgets in
every city, which keeps the need for these gathering spaces in high demand,
especially as Milwaukee continues to grow as a city.
The number of weddings in 2023 is expected to dip slightly to 2.24 million
from the 2.4 million "boom," but the amount of money couples spend on their
big day is increasing according to the Wedding Report. The market size of the
wedding services industry by revenue in the United States is $70.3 billion as
of 2023, and is expected to go up as couples' budgets continue to increase.
Additional Work training events, pop-up art shows, yoga classes, girls' night out, wine
Opportunities: tastings, sports, game tournaments, photoshoots, conferences, cocktail
parties, college/high school reunions, military welcome home parties,
Quincenearas, Sweet 16s, banquets, fundraisers, classroom space, business
presentations, birthday parties, retirements, holiday get togethers, and
more.
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Marketing and Budget
Strategy_ La Granica will be working very closely and relying on the expertise of Brew City
Marketing for all of our website, Google and search engine advertising and
optimization. Much of this work will begin before we even open our doors to the
public.
We have an extremely healthy marketing budget to get out there to our target
audience; if those clients don't know that we exist, then La Granica won't be
booked by them. Our business model is based on the number of events we get big
and small; the more bookings and opportunities for event add-ons, the more
profitable we will be.
While Brew City will be working behind the scenes, my team and I will be boosting
social websites such as Instagram and Facebook, as well as registering the business
on event sites such as WeddingWire, The Knot and EventUp.
We plan to have a few open houses: one for the community, one for small
businesses, and one for vendors in the industry such as photographers and
planners.
We will leverage strategic partnerships with our connections to the event industry,
offering a photoshoot location and the like in exchange for B2B peer advertising
and reviews with and from other businesses.
Word-of-mouth advertising also goes a long way, and we plan to invite and set up
meetings with many local businesses, churches and non -profits.
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Works Cited
• "Wedding Statistics and Insights: Milwaukee, WI." Wedding Report. Available at:
https://wedding. repo rt/index.cfm/action/wedding statistics/view/market/id/55079/idt
.y_pe/c/Location/Milwaukee WI/
• "Wisconsin - Births, Deaths, Marriages, and Divorces: 2017-2019." March of Dimes
PeriStats. Available at: https://www.marchofdimes.org(peristats/data?
reg=99&top=2&stop=3&lev=1&obi=8&cmp&slev=6&sty&eny&chy=20172019&sreg=55&c
reg=55079&ftop=1
• "Wedding Budget: 50 Ways to Save Money on Your Wedding." The Knot. Available at:
https://www.theknot.com/content/wedding-budget-ways-to-save-money_
• "Wedding Budget Breakdown: How to Spend $10,000." Brides. Available at:
https://www.brides.com/story wedding-budget-breakdown-10000-do[Lars
• "Wedding Venue Shortage with Increased Demand." Yahoo! Available at:
[https://yahoo.com/video/wedding-venue-shortage-increased-demand-
211150138.html?
guccounter=l&guce referrer=aHROcHM6Ly93d3cuZ29vZ2xlLmNvbS8&guce referrer si
g=AQAAAEumghW5Aem5 aLaLYlNvbMu3wgvibtsxDQOHnhpHNQGCYXWPXptnA52GTg
ne2u FYpt6jZYmQsEe[BPFLnnAj5P3gfR7UiEelw2-
bP1K4apmUkgHDnjJ OP3 OZlxkXeANhhsEPWwvlzH6B2b-VhRn95RwKNXstU8-
5V3jDuFNm](htts://yahoo.com/video/wedding-venue-shortage-increased-demand-
211150138.html?
guccounter=l&guce referrer=aHROcHM6Ly93d3cuZ29vZ2xlLmNvbS8&guce referrer si
g=AQAAAEumghW5Aem5 aLaLYlNvbMu3wgvibtsxDQOHnhpHNQGCYXWPXptnA52GTg
ne2u FYpt6jZYmQsEe[BPFLnnAjSP3gfR7UiEelw2-bP1K4ap
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