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Plan Commission Minutes 20260303UNAPPROVED CITY OF MUSKEGO PLAN COMMISSION MINUTES 03/03/2026 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER Mayor Petfalski called the meeting to order at 6:00 PM. PLEDGE OF ALLEGIANCE Those present recited the Pledge of Allegiance. ROLL CALL IV* Cry W 'AMA Present:, Mayor Petfalski and Commissioners Bartlett, Cieslak, Graf and Planner Trzebiatowski. Absent: Alderman Madden and Commissioners Buckmaster and Kubacki. STATEMENT OF PUBLIC NOTICE The meeting was noticed in accordance with the open meeting laws. APPROVAL OF THE MINUTES Approval of the Minutes from the February 3, 2026 meeting. Commissioner Graf made a motion to approve the February 3, 2026 meeting minutes. Commissioner Bartlett seconded. Motion to approve passed unanimously. CONSENT BUSINESS RESOLUTION PC 009-2026 Approval of a Two -Lot Certified Survey Map for the Muskego- Norway School District located at W191 S6445 Hillendale Drive / Tax Key No. 2177.931. Commissioner Bartlett made a motion to approve consent business. Commissioner Graf seconded. Motion to approve consent business passed unanimously. NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 005-2026 Approval of a Metal Accessory Structure for Emily Lecus located at S93 W19721 Henneberry Drive / Tax Key No. 2239.996.008. Planner Trzebiatowski explained the project being a new metal accessory structure to replace a detached garage that would be removed. The building is totaling 2,354 square feet including a smaller overhang area. The building would be used for personal storage. There will be siding and a steel roof with wainscoting and a cupula along with windows and overhangs that will match the house. The building will be approximately 170 from the front property line and 45 feet from the nearest side property line. A concrete floor is required and there cannot be any business operations or storage in the building. Commissioner Graf made a motion to approve Resolution PC 005-2026. Commissioner Bartlett seconded. Motion to approve Resolution PC 005-2026 passed unanimously. RESOLUTION PC 006-2026 Recommendation to Common Council to amend the Zoning Map and 2020 Comprehensive Plan for the City of Muskego for a vacant property located along the north side of Ryan Drive / Tax Key No. 2255.979.002. Planner Trzebiatowski explained that the request is to change the zoning from RSE Suburban Estate District to RS-2 Suburban Residence District and adjust the land use from low -density residential to medium density residential. In 2006 the property was rezoned to RSE Suburban Estate District due to the sanitary sewer system availability and the plan was for about 16 lots with a minimum size of 40,000 square feet. Then in 2022 the petitioner obtained approval for a Conservation Planned Development for 19 lots subject to final plat approval, which has not occurred. For the rezoning to RS-2, the southern side of Ryan Drive is either RS-2, RS-3 or planned development, which is comparable to what is being petitioned for now. As for the Comprehensive Plan amendment to medium density residential, all of the lands south of Ryan are medium density and the land north is low density. There was a public hearing with three speakers including storm water, future walking path, connections to other roadways. Commissioner Graf asked what zoning is further north. Planner Trzebiatowski said that that RC-3 is mainly to the north. Commissioner Bartlett made a motion to approve Resolution PC 006-2026. Commissioner Graf seconded. Motion to approve Resolution PC 006-2026 passed unanimously. RESOLUTION PC 007-2026 Approval of a Building, Site and Operation Plan Amendment for Muskego Commerce Center East LLC. (Caliber Collision) and Elliott's Ace Hardware located along Commerce Center Drive / Tax Key Nos. 2169.994.003 & 2169.999.007. Planner Trzebiatowski said this is a joint request for the recently approved Caliber Collision and Elliott's Ace Hardware dealing with the cross access between the two sites. When the Commerce Center area was developed and the General Design Guide promote cross access where possible and feasible. All of the units west of these sites have cross access. As part of the approval for Caliber Collision staff recommended the cross access and when Ace was approved the cross access was to be installed when the property to the west was developed. There were notes at the time that some grading work would be needed. When the current Caliber Collision team reviewed the cross access it creates a steep slope scenario. Current grades would result in a 22% slope where City engineers don't want anything over 10% slope. When reviewing their options, they thought it would be best to not impact the Ace site and the existing parking. Another option would be to lower the Caliber site. Caliber is still proposing cross access to the west of that site. Commissioner Cieslak said that his concern is that this has been required on the other properties and he gets that they don't see an overlap in customers but we don't know what the future holds or what is going on the vacant site. He believes the cross access is needed to promote that use of the area and keep the traffic off of the street. He understands the grade change. His question about the storm water would be is the street to high? Planner Trzebiatowski said that there were plateaus for each building pad so it isn't necessarily that the road is too high. Commissioner Cieslak said that part of this building is the due diligence and knowing that the cross access had to be put in and that seemed to not be planned for. He believes they should be required to put the cross access in. Planner Trzebiatowski noted that they are proposing the cross access to the west just not toward the east to Ace. Commissioner Cieslak said that it is only fair to the other property owners that had to incorporate the cross access into their plans. Commissioner Graf asked that relative to the topography of the land, is the cross access less practical in this case? The logic of a global cross access is fantastic but is it impractical on these two lots as compared to the others that were required to install the cross access. A 22% grade is challenging for the winter months. Commissioner Cieslak said that he didn't disagree and that there are probably ways to overcome the grade change, but this is your site and you should know about these rules and what was approved as far as cross access. Even the Ace was approved knowing that if a development comes you need to connect to it. So either someone missed this detail or wasn't thinking about it and that's part of being in development and doing that research. Commissioner Graf asked if engineering was able to suggest any alternatives. Planner Trzebiatowski explained the easiest alternative would be to lower the entire pad. Another option would be to add fill from one site and removing from the other, which could impact parking stalls. Mayor Petfalski added that they would like to see cross access but then there is reality with the topography of the sites. Anything close to 22% will be a magnet for kids with skateboards and bikes which could cause other problems on the site. The benefits may be outweighed by the issues of the site. Commissioner Bartlett said that to the east there are no cross access locations. Should we have done that with those approvals as well? Planner Trzebiatowski explained that there was a very specific dividing line with uses from the eastern and western locations. The eastern side was more business park and the western side was more of the retail nature. Commissioner Bartlett likes to apply the same rules and regulations to each project but the Plan Commission is here to make such decisions and looking at the grades and the cross access ends one property over. The cross access in this development to him are not that big of a deal in this location opposed to other locations like Blue Mound Road where there are massive parking lots. He would be OK foregoing this cross access, but to be fair moving to the west the cross access should remain especially with the level lots. Mayor Petfalski added that the comparison to Blue Mound Road is germane because if you are pulling out onto a road like Blue Mound Road you want to encourage the cross access as much as possible. Commissioner Graf made a motion to approve Resolution PC 007-2026. Commissioner Bartlett seconded. Motion to approve Resolution PC 007-2026 passed unanimously on a roll call vote. RESOLUTION PC 008-2026 Approval of a Two -Lot Certified Survey Map for Judy Smukowski located at W151 S7960 Mystic Drive / Tax Key No. 2214.993.001. Planner Trzebiatowski explained the two -lot land division with the lots being around 46,000 sq. ft. and 96,000 sq. ft. adjacent to a road reservation, which is an older platting tool to set aside land for future roads. In order to complete the land division that road reservation must be changed to be dedicated to the City. That process to change the reservation to a dedication is in the works. If the dedication wouldn't happen this land division couldn't proceed. The driveway for the existing house is in the reservation and the new lot would access Mystic Road. Typically when roads are dedicated to the City they are built out to City specifications but there are numerous locations where the City has approved a dedication when there is no physical changes occurring. So staff is recommending approval of the land division subject to the reservation becoming a dedication and not requiring any improvement to the dedicated road/driveway as there will be a road to nowhere. The CSM will have notes that there will be no additional access to Mystic Court until the road is improved at their expense. So the burden would be on whoever was going to benefit from the road. The lot on the front would be restricted to accessing Mystic Road. Mayor Petfalski asked what is to the east of this subject property. Planner Trzebiatowski said that it is a vacant lot owned by the same person proposing the CSM. Commissioner Graf asked then there would be a cul-de-sac for a single home. Planner Trzebiatowski said that if there was a single house built to the east, they would likely not have to improve the road as it is an existing lot of record, which typically would not require the street improvements, but may need to consult the City Attorney. If they were to split the lot for multiple homes then yes, they would need to improve the roadway. If the Plan Commission would rather the road be improved if anything was built or split that could be a condition added to the Resolution. Mayor Petfalski asked that once the land is dedicated then the City assumes ownership. Planner Trzebiatowski said that technically it is, but there are normally notes on the CSM that the City will not take any maintenance responsibility until it is improved to City standards. Mayor Petfalski asked about liability. Planner Trzebiatowski said that this is no different than the other scenarios in the City. Planner Trzebiatowski said that in the state statues a reservation is essentially a dedication, kind of like a pre -dedication. Mayor Petfalski asked if the City would have the same liability with a reservation or dedication and Planner Trzebiatowski said that without being a lawyer, he believed so. Commissioner Cieslak asked if this was different owners. Planner Trzebiatowski noted that the property to the north is a separate owner and the properties to the east and south are the same owner. Commissioner Bartlett asked if the Plan Commission allowed to put any stipulations regarding the costs incurred in the future. Planner Trzebiatowski said that the City does not just extend roads so it would be a developer or whoever wanted to develop the property would be responsible for extending the road. Thinking things through, now if someone wanted to build a house on the lot to the east, they would likely need to improve the road as that would be the catalyst for the road improvement. So you would be increasing the density of the area. Mayor Petfalski asked if they would be required to access Mystic Drive. Planner Trzebiatowski said there would be notes on the CSM that they would not be able to access Mystic Court without the road being fully improved. Commissioner Bartlett mentioned that there would be a high incurred cost if anyone wanted to build or split that lot at the end of the road reservation. He just doesn't want the City to be forced to put in a road for a single house in the future. Planner Trzebiatowski said that the City has never put in a road in a scenario like this. Mayor Petfalski asked if the owner could put in a private road. Planner Trzebiatowski said that the code used to allow a private driveway for up to three separate lots, but that is no longer in the code. Commissioner Graf asked to clarify the ownership of the lot to the east. Planner Trzebiatowski confirmed the owner of the lot being split via CSM also owns the lot to the east at the end of the road reservation. Commissioner Graf then noted that the owner now knows that development on the lot to the east will require the liability of the improvement of the road. Commissioner Bartlett made a motion to approve Resolution PC 008-2026. Commissioner Graf seconded. Motion to approve Resolution PC 008-2026 passed unanimously. MISCELLANEOUS BUSINESS ADJOURNMENT Commissioner Graf made a motion to adjourn. Commissioner Bartlett seconded. Motion to adjourn passed unanimously. Respectfully Submitted, Aaron Fahl, AICP Planner