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PLAN COMMISSION Packet 06022026CITY OF MUSKEGO PLAN COMMISSION AGENDA 06/02/2026 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL STATEMENT OF PUBLIC NOTICE APPROVAL OF THE MINUTES be C21 of SKEGO Approval of the Minutes of the April 8, 2026 and May 5, 2026 Plan Commission meetings. Plan Commission Minutes 20260408.pdf Plan Commission Minutes 20260505.pdf PUBLIC HEARING Public Hearing for a Conditional Use Grant (CUG) in accordance with the Muskego Zoning Ordinance for the purpose of allowing a residential unit within a commercial building and for the allowance of boat rentals and/or sightseeing cruises, along with an amendment to the existing CUG (CUG #013) to be allowed the continued allowance of restaurant/bar (including event space) within a new structure. PH2O260602_Bass Bay CUG.pdf NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 034-2026 Approval of a Building, Site and Operation Plan Amendment for Tractor Supply Company located at S68 W15440 Janesville Road / Tax Key No. 2167.995.130. PC 034-2026 SUPPLEMENT.pdf PC 034-2026 MAP.pdf PC 034-2026 RESOLUTION.pdf PC 034-2026 SUBMITTAL.pdf RESOLUTION PC 035-2026 Approval of a Building, Site and Operation Plan and Conditional Use Grant for David Raschka of Thrive Architects, LLC. on behalf of Bass Bay Brewhouse located at S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002. PC 035-2026 SUPPLEMENT.pdf PC 035-2026 MAP.pdf PC 035-2026 RESOLUTION.pdf PC 035-2026 SUBMITTAL.pdf RESOLUTION PC 036-2026 Approval of a Building, Site and Operation Plan Amendment for the Bass Bay Brewhouse Beer Garden located at S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002. PC 036-2026 SUPPLEMENT.pdf PC 036-2026 MAP.pdf PC 036-2026 RESOLUTION.pdf PC 036-2026 SUBMITTAL.pdf RESOLUTION PC 037-2026 Approval of a Preliminary Plat for Golf View Estates subdivision located along the north side of Ryan Drive / Tax Key Nos. 2255.979.002 and 2255.998.001. PC 037-2026 SUPPLEMENT.pdf PC 037-2026 MAP.pdf PC 037-2026 RESOLUTION.pdf PC 037-2026 SUBMITTAL.pdf RESOLUTION PC 038-2026 Approval of a Building, Site and Operation Plan Amendment for Nic's Place located at S63 W18603 Martin Drive / Tax Key No. 2174.991. PC 038-2026 SUPPLEMENT.pdf PC 038-2026 MAP.pdf PC 038-2026 RESOLUTION.pdf PC 038-2026 SUBMITTAL.pdf RESOLUTION PC 039-2026 Approval of a Building, Site and Operation Plan Amendment for BioSource Cultures & Flavors, Inc. located at S66 W14328 Janesville Road / Tax Key No. 2165.978. PC 039-2026 SUPPLEMENT.pdf PC 039-2026 MAP.pdf PC 039-2026 RESOLUTION.pdf PC 039-2026 SUBMITTAL.pdf RESOLUTION PC 040-2026 Approval of the sale of Fireworks for TNT Fireworks at Pick-n-Save located at S74 W17005 Janesville Road / Tax Key No. 2199.999.065. PC 040-2026 SUPPLEMENT.pdf PC 040-2026 MAP.pdf PC 040-2026 RESOLUTION.pdf PC 040-2026 SUBMITTAL.pdf RESOLUTION PC 041-2026 Approval of the sale of Fireworks for TNT Fireworks at Wal-Mart located at W159 S6530 Moorland Road / Tax Key No. 2169.999.003. PC 041-2026 SUPPLEMENT.pdf PC 041-2026 MAP.pdf PC 041-2026 RESOLUTION.pdf PC 041-2026 SUBMITTAL.pdf RESOLUTION PC 042-2026 Approval of a Building, Site and Operation Plan Amendment for Firewise Barbecue Company at Piggly Wiggly located at W189 S7847 Racine Avenue / Tax Key No. 2192.973. PC 042-2026 SUPPLEMENT.pdf PC 042-2026 MAP.pdf PC 042-2026 RESOLUTION.pdf PC 042-2026 SUBMITTAL.pdf RESOLUTION PC 043-2026 Approval of a Building, Site and Operation Plan Amendment for Texx K Team USA, LLC. at Pick N Save located at S74 W17005 Janesville Road / Tax Key No. 2199.999.065. PC 043-2026 SUPPLEMENT.pdf PC 043-2026 MAP.pdf PC 043-2026 RESOLUTION.pdf PC 043-2026 SUBMITTAL.pdf RESOLUTION PC 044-2026 Approval of a Building, Site and Operation Plan for P.E.A. Properties, LLC. located at W176 S7640 Kristin Drive / Tax Key No. 2196.996.002. PC 044-2026 SUPPLEMENT.pdf PC 044-2026 MAP.pdf PC 044-2026 RESOLUTION.pdf PC 044-2026 SUBMITTAL.pdf PC 045-2026 Conceptual Plan Review for Willow Estates located at W182 S8450 Racine Avenue / Tax Key No. 2223.998.007. PC 045-2026 SUPPLEMENT.pdf PC 045-2026 MAP.pdf PC 045-2026 SUBMITTAL.pdf MISCELLANEOUS BUSINESS 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. 3 CITY OF MUSKEGO PLAN COMMISSION MINUTES 04/08/2026 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER Mayor Petfalski called the meeting to order at 6:04 PM. PLEDGE OF ALLEGIANCE Those present recited the Pledge of Allegiance. ROLL CALL UNAPPROVED d Cry of MUSKEGO Present: Mayor Petfalski, Alderman Madden and Commissioners Bartlett, Buckmaster, Cieslak, Graf and Planner Trzebiatowski. Absent: Commissioner 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 March 3, 2026 and March 11, 2026 Plan Commission meetings. Commissioner Buckmaster made a motion to approve the minutes of the March 3, 2026 and March 11, 2026 Plan Commission meetings. Commissioner Bartlett seconded. Motion to approve the minutes of the March 3, 2026 and March 11, 2026 Plan Commission meetings passed unanimously. PUBLIC HEARING Public Hearing for a renewal of Conditional Use Grant in accordance with Article XIV of Chapter 400 of the City of Muskego Zoning Ordinance for Payne & Dolan for the purpose of continued mining and processing of sand and gravel and the extension of use of an asphalt plant at the NW corner of Crowbar Road and Janesville Road, in the NE 1/4 and SE 1/4 of Section 13 (Tax Key No. 2230.996 / W217 S8425 Crowbar Road). Mayor Petfalski opened the Public Hearing at 6:05 PM. Planner Trzebiatowski explained this is an annual review. As part of the annual review a site inspection occurs. Additionally there have not been any issues this past year. Also, Payne & Dolan has noted that there will be night operations this year and they will take the normal steps with the driving route for the trucks. There were no comments. Public Hearing closed. 4 Public Hearing for a Conditional Use Grant (CUG) in accordance with the Muskego Zoning Ordinance for the purpose of allowing an overnight dog boarding facility within an existing multi -tenant building located at S83 W18396 Saturn Drive / Tax Key No. 2223.001. Mayor Petfalski opened the Public Hearing at 6:05 PM Planner Trzebiatowski explained that this is a Conditional Use because of the boarding of dogs. The petitioner works to find homes for sheltered animals. As part of this there are fostering events and may need to keep the dogs overnight. This is not a public boarding place but for private boarding short term while finding homes for the dogs. Most of the time the facility will be vacant. Erika Bryce, W177S8111 Brennan Drive, said she is the Alderman for the district and she had a couple tenants with concerns regarding mice that sounds as though it was taken care of. Another tenant expressed concerns related to parking during the events and more communication with the neighboring tenants may be able to resolve the issue. Public Hearing closed at 6:09 PM. CONSENT BUSINESS RESOLUTION PC 011-2026 Renewal of a Conditional Use Grant for the purpose of continued mining and processing of sand and gravel, and the extension of use of an asphalt plant for Payne and Dolan at W217 S8425 Crowbar Road / Tax Key No. 2230.996. RESOLUTION PC 012-2026 Approval of an Annual Review for the Durham Hill Auto property located at S98 W12608 Loomis Drive / Tax Key No. 2257.982.002. RESOLUTION PC 013-2026 Approval of an Annual Review for Schaefer Snowplowing and Grading LLC. located at W195 S9773 Racine Avenue / Tax Key No. 2274.998. RESOLUTION PC 014-2026 Approval of an Annual Review for Frey Auto located at S106 W16301 Loomis Drive / Tax Key No. 2293.996.002. RESOLUTION PC 015-2026 Approval of an Annual Review for National Auto located at S73 W16730 Janesville Road / Tax Key No. 2198.984.002. RESOLUTION PC 016-2026 Approval of an Annual Review for North Cape Storage located at W124 S9996 North Cape Road / Tax Key No. 2259.981.002. RESOLUTION PC 017-2026 Approval of an Annual Review for Muskego Storage located at S66 W19526 Tans Drive / Tax Key No. 2177.932.005. RESOLUTION PC 018-2026 Approval of a Bi-Annual Review for Ralph W. Raush at the property located at S83 W18550 Saturn Drive / Tax Key No. 2223.003. RESOLUTION PC 019-2026 Approval of a Bi-Annual Review for the RD Meyer Mini Storage property located at W145 S6550 Tess Corners Drive / Tax Key No. 2165.998.012. RESOLUTION PC 020-2026 Approval of a Bi-Annual Review for the George Alex property located at S98 W12712 Loomis Drive / Tax Key No. 2257.984.001. 41 RESOLUTION PC 021-2026 Approval of an Annual Review for the Loomis Court LLC. property located at S98 W12575 Loomis Court & W125 S9912 North Cape Road / Tax Key No. 2257.973.001. RESOLUTION PC 022-2026 Approval of an Annual Review for MKE Motorcars located at S83 W18346 Saturn Drive / Tax Key No. 2223.001. RESOLUTION PC 023-2026 Approval of an Annual Review for Werks Autosport located at W184 S8365 Challenger Drive / Tax Key No. 2223.994.004. Alderman Madden made a motion to approve consent business engross. Commissioner Graf seconded. Motion to approve consent business passed unanimously. NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 024-2026 Approval of a Building, Site and Operation Plan Amendment and Conditional Use Grant for Texas Rescue Riders located at S83 W18396 Saturn Drive / Tax Key No. 2223.001. Planner Trzebiatowski explained that this was the second public hearing. As mentioned from Alderperson Bryce there were some past concerns raised from neighboring tenants regarding the food and whether this was stemming from the tenant or general building issues. The applicant has stated that they have already taken steps to address these issues. As for the parking, this would be fair to let the neighboring tenants know. It is important that everyone is parking in stalls and if these events become large enough where cars are parking where they are not supposed to we may need to bring this back to Plan Commission. All fire lanes and drive aisles must be kept open at all times. Mayor Petfalski asked if there was a plan for the parking. The petitioner said that parking is kind of an issue with the other tenants already. If they were able to get some space back behind the building the volunteers would gladly park there. Planner Trzebiatowski added that we have recently become aware of parking and storage by other tenants behind the building and we will be doing an exterior review of the site. Mayor Petfalski asked how many cars are there at an event. The petitioner said maybe five cars for volunteers and maybe ten cars for potential families seeking to adopt a dog. It is a rolling event so some cars are coming while others are leaving. Commissioner Graf asked how the parking is parced out in the back. Planner Trzebiatowski noted that many of the tenants that come to Plan Commission do not have any approvals to park in the back of the building. So some of these users shouldn't be parking in the back at all and they have designated spaces in front of the building or inside the buildings. Commissioner Graf said from the overhead picture there is a reasonable amount of space that looks like it's fairly well utilized. In the event that it is useful, how is the Plan Commission going to allocate the space. Planner Trzebiatowski said it is often up to a landlord to say who is allowed what space. Commissioner Graf made a motion to approve Resolution PC 024-2026. Alderman Madden seconded. Motion to approve Resolution PC 024-2026 passed unanimously. RESOLUTION PC 025-2026 Approval of a Two -Lot Certified Survey Map for the Muskego- Norway School District located at W124 S7975 North Cape Road and S81 W12904 Hi View Drive / Tax Key Nos. 2209.999 and 2209.987. Planner Trzebiatowski said that the petitioner is proposing taking the Muskego Lakes Middle School property, where the school is on the eastern portion of the property, and the district owns a lot south of the school property with the emergency access and severing off the western 27 acres. There are no specific plans for the future. As part of the CSM the three lots will be the existing school lot, the existing home lot and the vacant land to the west. The bulk requirements of the road appear to be met. Where the emergency access is now will become a dedicated right-of-way. The Lot 3 is just short of the density requirement and will need to be increased slightly. Staff is recommending approval with the condition that the dedicated right-of-way not have to be improved at this time but if any construction or development were to occur on the vacant lot the right-of-way would need to be improved. Commissioner Bartlett asked about the west property and four feet. Planner Trzebiatowski explained that the sixty -foot right-of-way is in a 64-foot strip of land. The City asked them to move the right-of-way as far east as possible so it does not touch the lot towards the west so that the 40-foot setback would not apply to the side of the existing lot. Commissioner Bartlett asked about the Zoning with respect to the land division. Planner Trzebiatowski said that the entire school property is Institutional zoning like any other school or government building and the lot to the south would stay residential. The land use designations would also remain. The back vacant portion is still zoned and land use designation is still institutional and when someone wanted to do something with that property there would need to be a rezoning and land use amendment process unless it would be another school or government building. Mayor Petfalski asked who owns the four foot strip of land. Planner Trzebiatowski said that the four feet is part of the large vacant lot. Commissioner Buckmaster made a motion to approve Resolution PC 025-2026. Alderman Madden seconded. Motion to approve Resolution PC 025-2026 passed unanimously. RESOLUTION PC 026-2026 Approval of a Building, Site and Operation Plan for Inpro located at S80 W18766 Apollo Drive / Tax Key No. 2225.090. Planner Trzebiatowski described the petition which is to install silos behind the property. Currently there are smaller silos. The silos handle some plastic materials for their extrusion process. The petitioner has learned that they go through the plastic materials fast and they must be refilled often. They are looking at adding two to three silos that would be 64 feet in height, which is allowed in this district. The existing silos are shorter. The silos will be white to match the existing. The larger silos would mean increased capacity, which ultimately reduces the number of truck deliveries. The Resolution addresses all of the silos to clean up the site as far as approvals for the other silos as well. We also need to be sure that the 24-foot drive aisle be clear. Additionally, the doors need to match the silos. Alderman Madden made a motion to approve Resolution PC 026-2026. Commissioner Graf seconded. Motion to approve Resolution PC 026-2026 passed unanimously. RESOLUTION PC 027-2026 Approval of a Building, Site and Operation Plan Amendment for Bass Bay Brewhouse located at S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002. Planner Trzebiatowski explained that the petitioner would like an outdoor beer garden event that would be similar to what they have done in the past except it would be from spring through fall. The building site would be fenced off for safety reasons. The outdoor beer garden area would be the outdoor patio and the lawn areas towards the lake. The petitioner is looking to have food trucks also. They will use the existing outdoor bar area. This was reviewed and approved in the past, however they may have been expanded without approvals. Plan Commission should discuss the expansions. The petitioner also discusses a satellite bar. There are notes for two areas for live music that would be kept at residential volume limits. Regarding the food trucks, they would be located along the southwestern edge of the parking lot faced towards the lawn area. There was discussion about the generators that food trucks normally have and Plan Commission should discuss the power and use of generators as those generators can be loud. There are homes pretty close to the west of the food truck area. The petitioner would also be providing eight portable restrooms. Staff suggests that the petitioner supply a letter or something from a reputable source to ensure that eight portable restrooms would be sufficient. As far as capacity and parking, the petitioner is proposing up to 750 patrons and will use a wristband -type system with a checkpoint to monitor capacity. There are around 325 seats but they are encouraging people to bring chairs or blankets with them for the lawn area. There are 126 parking stalls onsite (84 paved, remainder on gravel). The petitioner stated that they will stripe parking stalls on the gravel and monitor weekly to ensure the stall 7 markings are maintained. Due to the limited number of parking stalls onsite the petitioner has been seeking approvals for off site parking and utilizing shuttles. The Muskego Norway School District has offered 45 satellite parking stalls at the lot west of Mill Valley School on Racine Avenue. Staff has discussed the issue of distance. The City Code has uses and number of stalls, but this use is not included so the Plan Commission must determine if there is sufficient parking. Using a ratio of 1:3 (vehicles to people) and a 750 capacity they would need 250 stalls and using a 1:4 ratio would need 188 parking stalls. With the satellite location there are only 171 parking stalls. Because there is a concern with parking stalls, staff suggests starting with a lower capacity and if there are no issues the petitioner could ask for more just through staff. The business would need to keep logs or details to share when asking for additional capacity. There are concerns from neighbors regarding the on street parking and how tight the streets may get. The petitioner is also proposing low-level Edison -style lighting and would operate from Sundays through Thursdays 11:00 am to 10:00 pm and 11:00 am to midnight on Fridays and Saturdays. This approval would only be valid for 2026. Commissioner Graf asked which months are being considered as one of the pictures of the outdoor bar showed poly around the perimeter of the area, which means it was a 12-month operation. Planner Trzebiatowski said this would end in fall, but the idea of the poly -wrap was never approved. Commissioner Graf also asked how the two areas for bands differs from what has been done before. The petitioner said they showed two possible options with the easternmost option was where bands have been located before. They did show a second location just based on options in case there was inclement weather. There has been music the last three summers at the eastern location without any issues. Mayor Petfalski confirmed this outdoor music is one or two people with acoustics, not large bands. Planner Trzebiatowski said that the Resolution would need to be amended since reading the application we understood there to be only music on the weekends, but through clarification the music could be weekdays and ending by 9:00 pm. Commissioner Buckmaster said that this is different in that there will be music frequently during the week and on weekends competing with the generators. The petitioner said they have not reached out to food truck vendors yet and there will be enough power for three or four food trucks but he was unsure whether the food trucks could be plugged in without the need for a generator. They do not want to have issues with the neighbors. Commissioner Buckmaster also noted that they went from two nights a week to all seven nights. The petitioner said they went for all day approvals so on event days like the 4th of July to have the ability to operate all day. On weekdays there will be construction on the property until about 3:30 so this is for the outlier days like Labor Day, Memorial Day, 4th of July or their anniversary day. Normal operations would be more like Wednesday through Sunday. As for capacity, Commissioner Buckmaster said he did not know what that number would be and asked what the normal number of people they had on live music nights and guessed a couple hundred. The petitioner said seating was around 200 and plus some more in the bar area. Commissioner Buckmaster said everyone just needs to remember this is medium density residential area. In the past there were concerns many years ago based on noise, atmosphere and quality of life. Here there will be gravel, many people partying, more often, generators, food trucks and music and he is not sure this will fit well with residents. His suggestion is to eliminate the generators with shore power. The petitioner said the issue is not the power but may be which food trucks can work in that capacity. Commissioner Buckmaster said the gravel may be an issue and asked if the gravel could be watered. Planner Trzebiatowski noted the gravel is just in the northeast corner. Commissioner Bartlett noted that he will be abstaining from this as he is working with the applicant. Commissioner Graf said that he concurs with issue with the power for the food trucks. Also by putting 700 people where there were 200, the chaos that could be incurred along with portable restrooms, a construction site and temporary parking there are many issues that could go sour with the neighborhood. As for the parking lot, watering the gravel is a good faith consideration for neighbors. He questions the discussion of the off -site parking because people that are taking the shuttle have committed to going. The petitioner said that they have had additional parking options come about using a couple of the Inpro sites and that would be a few hundred stalls. Planner Trzebiatowski said that if that were to come about, staff would need to be involved as they are short on employee parking the way it is, so we would need to be made aware of those arrangements. Commissioner Cieslak asked what kind of shuttle times they were looking into. The petitioner said the initial thought was a school bus every 30 minutes, but were also looking into smaller solutions more frequently. Commissioner Graf asked how they are going to keep people from parking along the City streets. Planner Trzebiatowski noted that if it is not marked no parking then people can park along the streets. There is also the issue of emergency access. Commissioner Graf said that success may cause issues with neighbors parking. Mayor Petfalski added that if there are parking concerns Council may be able to limit the parking. Planner Trzebiatowski said that if the check -in station was near the road and those people see people parking along the road, maybe they could be neighborly and let them know the shuttle parking is an option. Mayor Petfalski noted that the 1:3 or 1:4 parking ratios concern him. The petitioner explained some reasoning they used to come up with the numbers. Commissioner Buckmaster said that he thinks there will be parking issues but this is a relatively small area. The petitioner seems to be making the best effort possible with the limited area. The petitioner has had discussions with some neighbors and it seems as though at least some of the neighbors would be fine with one side being marked no parking. Commissioner Cieslak asked the capacity of the building. The petitioner said the event space had a capacity of 300 and the restaurant was higher, and for the restaurant the seated area was over 180 and then the patio was another 200 and then was the greenspace. They are anticipating the first couple weeks being very crowded and then will slow down a bit. Commissioner Cieslak said he concern is that in the past the number of people with the building many were inside and now everyone will be outside. He thinks 750 is probably too high and 500 is more reasonable with the bathroom situation as well. He looked around at other ordinances and the building code and for 500 people there should be 7 male and 7 female and for 750 people it would be 10 male and 10 female. This is what the City of Milwaukee uses and it is in the plumbing code. He also sees parking as an issue. Mayor Petfalski asked when he is looking at opening. The petitioner said probably the middle of May. Mayor Petfalski was thinking of allow a certain capacity and then after a month there would be a check -in Alderman Madden said they need to take extra special care for the people living in the neighborhood. Commissioner Cieslak said his concern with the higher capacity and a shuttle is being run every day and all weekend so maybe the lower capacity for a month. Planner Trzebiatowski mentioned that if they were allowed a lower amount of capacity to start and then due to the dates of Plan Commission meetings that staff and administration make the call to raise capacity if the Plan Commission is comfortable with that. Commissioner Graf agreed as the timing is difficult. He believes the Plan Commission should go with this approval. Commissioner Buckmaster agrees. He also said to not underestimate the number of people that will come. He also thought that starting the capacity at 500 and then whatever the mark is to initiate a review. The mark will either be a no with many complaints that need to be addressed from the city perspective or things are great and everyone is behaving so increase capacity as long as there is a metric that they can either achieve or fail. Planner Trzebiatowski noted that could be done especially with the new Inpro parking agreement which could help be the case to add capacity if it's been working well. Planner Trzebiatowski summarized the Plan Commission discussion with starting capacity at 500 patrons with the parking as currently proposed and if other options come available, like Inpro, we just need the documentation. Then let staff know when they are opening and then maybe a month from opening we set up a time where the mayor, planning staff and the operators have an internal meeting. His biggest suggestion would be to have data. Make sure the people doing the check -ins are logging how many 9 people are coming and going. The more it can be shown that thing are working right, the better we can all make an informed decision. And then any additional parking can be working into the discussion for increasing capacity. This data along with any experiences, complaints or lack thereof can help us determine what can be done. This resolves the capacity. As far as the restrooms the Resolution says that we need something from a reputable source giving the OK to the number of portable restrooms for the capacity. As far as food trucks that they must be powered without generators. As for the music weekdays until 9:30 PM and the weekends until 10:30 PM unless the council says otherwise. As far as the general operating hours that could be 11:00 AM to 10:00 PM weekdays and 11:00 AM to midnight on Fridays and Saturdays assuming the music isn't an issue. Planner Trzebiatowski asked the petitioner about the pop-up bar and what he was thinking something similar to a rolling cooler? The petitioner said it would be some pop-up thing that would be put away at the end of the day, not building any structures. Planner Trzebiatowski noted the last discussion regarding the outdoor bar. The series of photos showed the initial approval and then the expansions that have done without any approvals. If the Plan Commission is OK with it there should at least be permits to ensure that the structure is safe. Commissioner Buckmaster said that it is temporary and he is not looking to saddle the petitioner with costs to make things look good, however whenever construction begins on the main building and this is more of a permanent structure, this will come into play. Commissioner Graf asked for confirmation that this bar was not damaged in the fire. The petitioner said it was not. The petitioner also noted that the plastic walls will be coming down but asks to allow them to keep the structure portion as -is for the summer. Planner Trzebiatowski said that as long as the plastic walls come down the rest could stay as long as there is a permit to ensure that it is safe for patrons. Alderman Madden made a motion to approve Resolution PC 027-2026. Commissioner Graf seconded. Commissioner Buckmaster made a motion to amend Resolution PC 027-2026 to include the discussion points related to capacity, adjusting capacity, restrooms, food truck generators, getting a permit for the outdoor bar structure with the walls being removed, and the music times. Alderman Madden seconded. Motion to Amend Resolution PC 027-2026 passed unanimously, with Commissioner Bartlett abstaining. Motion to approve Amended Resolution PC 027-2026 passed unanimously, with Commissioner Bartlett abstaining. RESOLUTION PC 028-2026 Approval of a Building, Site and Operation Plan Amendment for Lakepoint Church located at S63 W13694 Janesville Road / Tax Key No. 2162.997.001 Planner Trzebiatowski explained that the petitioner owns Lakepoint Church owns a large portion of the building and when the dance studio moved out the church took over the space. Right now there is one larger auditorium space with a capacity of roughly 400 and they are looking at adding two more general spaces for 102 people and one for 248 people bringing the total capacity of the event spaces to about 750 people. They understand that this could cause most of the parking spaces to be used. The petitioner wanted to be cognizant of the Italian restaurant and the new cafe as those uses could be open during the early evening when the events may be occurring. Looking at the use and the spaces that are there, a 3:1 parking ratio appears to work based on the code. The petitioner is willing to commit to a limit of 600 people at a time. Meaning that if a bigger event is booked in one of the areas, maybe they only use the other smaller space at the same time. Using that 600 capacity they would only use 200 stalls leaving an overage of 36 stalls. In addition to the event spaces, the petitioner is looking to use 1,000 square feet as a fitness studio and the office areas that may need some renovations but in the future someone could use this as rental office space or short-term or day -use. Also noted is that appropriate permits be obtained and a business registration be completed if any of the spaces are to be used to run a business. Finally, the petitioner is looking into a new paint scheme for the front and sides of the building. If there would become parking issues with larger events the petitioner will need to put future events on hold and the parking would need to come back to Plan Commission for re -approval with any necessary adjustments. Commissioner Cieslak asked how they will be monitoring the capacity. Planner Trzebiatowski said that because these are booked events and aren't just open to anyone. The events are booked and the petitioner will be the ones setting the tables and chairs and they can keep a count based on the settings. 10 The petitioner said that they have had two events that went over capacity. One they believe they were misled and the other was a funeral that ended up too large. They believe they have learned from those events. Commissioner Graf made a motion to approve Resolution PC 028-2026. Commissioner Bartlett seconded. Motion to approve Resolution PC 028-2026 passed unanimously. MISCELLANEOUS BUSINESS ADJOURNMENT Commissioner Buckmaster made a motion to adjourn. Commissioner Graf seconded. Motion to adjourn passed unanimously. Respectfully Submitted, Aaron Fahl, AICP Planner 11 UNAPPROVED CITY OF MUSKEGO PLAN COMMISSION MINUTES h C4 of 05/05/2026E GO 6:00 PMUSK Muskego City Hall, W182 S8200 Racine Avenue A CALL TO ORDER Mayor Petfalski called the meeting to order at 6:02 PM. PLEDGE OF ALLEGIANCE Those present recited the Pledge of Allegiance. ROLL CALL Present: Mayor Petfalski, Alderman Bryce and Commissioners Cieslak, Graf and Kubacki and Planner Trzebiatowski. Absent: Commissioners Bartlett and Buckmaster STATEMENT OF PUBLIC NOTICE The meeting was noticed in accordance with the open meeting laws. NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 029-2026 Approval of a Building, Site and Operation Plan Amendment for Sobek's located at S79 W16419 Woods Road / Tax Key No. 2218.999. Planner Trzebiatowski provided an overview of the project. Currently there is a gravel parking lot and the petitioner is requesting approval to pave the parking lot. All of the parking stalls and drive aisle will meet the City standards. The applicant is seeking three waivers. The first waiver is to pave right up to the eastern property line. The Code requires a 10-foot offset with discretion of the Plan Commission. Currently the drive aisle is right up to the property line and there is not enough room for the offset. Public Works also uses this drive to the lift station. Pavement markings are necessary along with signage for the one-way drive. The second waiver is to pave within the right-of-way. The code states that the parking should be 10-feet from the ultimate right-of-way subject to Plan Commission review. If approved this would need approval from the Public Works and Safety Committee. A similar situation was approved in the past from Public Works and Safety. There is no parking noted in front of the building, so staff is recommending greenspace be installed to eliminate vehicle cut -through. The third waiver is to not require concrete curb and gutter to be similar to the neighboring businesses and residences. In lieu of the concrete curb and gutter staff is recommending concrete parking stops be along the western edge of the parking area. Commissioner Kubacki clarified that this was Woods Road and the right-of-way line. Planner Trzebiatowski explained the ultimate right-of-way on the map and that the ultimate right-of-way actually cuts through the corner of the structure. Commissioner Graf asked about a hatched stall within the right-of-way. Planner Trzebiatowski explained that the hatched stall right next to the curb is not a usable stall. Commissioner Cieslak asked about ADA accessible stalls and noted that he believed they would need one ADA stall. He does like the idea of greenery in front of the building. Planner Trzebiatowski noted that the concrete can stay but the current area that is gravel should be changed to open space. `V Commissioner Kubacki made a motion to approve Resolution PC 029-2026. Commissioner Graf seconded. Motion to approve Resolution PC 029-2026 passed unanimously. RESOLUTION PC 030-2026 Approval of the sale of Fireworks for Freedom Fireworks at the Basse Farm located at S70 W16050 Janesville Road / Tax Key No. 2172.999. Planner Trzebiatowski explained this property has had fireworks in the past along the west side of the parking area. Sales will be in the tent with storage in the container. Signage has been included in the proposal. Sales will be from June 18th to July 81h. They will also canvas the site for debris daily and a restroom available. One item of note is that there was a report that at least one of the stands last year was selling illegal fireworks. The Resolution is drafted so that if they are caught that they would need to close until all illegal fireworks are removed from site and if caught a second time that they would be closed for the remainder of the selling season. After consulting with the City Attorney, he suggested that this be changed to more of a one strike and you are out, meaning they would need to close if caught one time selling illegal fireworks. Commissioner Kubacki said that its good to err on the side of safety. Mayor Petfalski added that there is too much liability. Commissioner Graf asked who is going to carry out the inspections. Mayor Petfalski said it would typically be the police. In the past the police would go in an unmarked car and try and buy those fireworks that are not allowed so they can write a ticket right away. Commissioner Kubacki made a motion to approve Resolution PC 030-2026. Commissioner Graf seconded. Commissioner Kubacki made a motion to amend Resolution PC 030-2026 that if any violations are found the approval is revoked and that the stand must immediately close and everything must be removed from the site. Alderman Bryce seconded. Motion to approve Amended Resolution PC 030-2026 passed unanimously. RESOLUTION PC 031-2026 Approval of the sale of Fireworks for Freedom Fireworks at Lakepoint Church located at S63 W13694 Janesville Road / Tax Key No. 2162.997.001. Planner Trzebiatowski explained this property has had fireworks in the past within the parking stalls. There will be a 30-foot by 60-foot tent along with two storage bins. Sales will be in the tent with storage in the container. Signage has been included in the proposal. Sales will be from June 18th to July 8th. They will also canvas the site for debris daily and the Lakepoint Church restrooms will be available. An amendment to this Resolution would be necessary to match the last petition. Lakepoint Church was just reviewed for their event spaces that could maximize parking in the lot and there are at least 20 stalls that would be taken up for the fireworks sales. As for the event space, there are areas within the building that need interior remodeling that will take some time, so probably not worried about that for this year. Commissioner Graf made a motion to approve Resolution PC 031-2026. Commissioner Kubacki seconded. Commissioner Kubacki made a motion to amend Resolution PC 031-2026 that if any violations are found the approval is revoked and that the stand must immediately close and everything must be removed from the site. Alderman Bryce seconded. Motion to approve Amended Resolution PC 031-2026 passed unanimously. RESOLUTION PC 032-2026 Approval of an Extraterritorial Certified Survey Map for the Passler property located at 26528 Oak Ridge Drive in the Town of Norway Planner Trzebiatowski explained this is a land division within the extraterritorial plat review jurisdiction. Typically the only item that we worry about is if there would be any drainage issues that would impact the City. This land division is approximately one mile from the boundary so there is little change there would be any negative impacts to the City. Commissioner Kubacki made a motion to approve Resolution PC 032-2026. Alderman Bryce seconded. Motion to approve Resolution PC 032-2026 passed unanimously. RESOLUTION PC 033-2026 Approval of a Metal Accessory Structure for the Sowden property located at W218 S10451 Calvin Court / Tax Key No. 2282.996.006. 13 Planner Trzebiatowski explained the proposal for a 40' by 72' metal accessory structure. Since the materials don't match the home, Plan Commission review is required to waive the architectural requirements. The property is very remote at the end of a private driveway shared by a couple homes and is very densely wooded. The colors will be similar to the house. Wainscotting will be included along with windows for residential character. All other temporary structures must be removed before occupancy. Commissioner Graf made a motion to approve Resolution PC 033-2026. Commissioner Kubacki seconded. Motion to approve Resolution PC 033-2026 passed unanimously. MISCELLANEOUS BUSINESS Discussion regarding architectural requirements related to roofing. Planner Trzebiatowski explained that there are all kinds of materials nowadays, but a newer type is the metal roofs that look like shingles. Normally when there is a metal roof a Plan Commission waiver is required for the materials to match any accessory structure. Staff is OK with allowing the metal shingles as long as they look like the asphalt shingles of any outbuilding. This would not impact pole buildings as those are typically standing seam metal roofs which would still need Plan Commission approval. Commissioner Kubacki said that it makes sense. Commissioner Graf agreed. ADJOURNMENT Commissioner Graf made a motion to adjourn. Commissioner Kubacki seconded. Motion to adjourn passed unanimously. Respectfully Submitted, Aaron Fahl, AICP Planner 14 CITY OF MUSKEGO NOTICE OF PUBLIC HEARING Woods Road Upon the petition of David Raschka of Thrive Architects, LLC on behalf of Ryan Oschman of aF Bass Bay Brewhouse shall the following property known as: t Tax Key No. 2217.999.002 / S79 W15851 Aud Mar Drive Be granted a Conditional Use Grant (CUG) in accordance with the Muskego Zoning Ordinance 0) for the purpose of allowing a residential unit within a commercial building and for the allowance , of boat rentals and/or sightseeing cruises, along with an amendment to the existing CUG (CUG ■m _E. #013) to be allowed the continued allowance of restaurant/bar (including event space) within a new structure. 0 The petitioner's application is available for public inspection at the City of Muskego Planning (DD Division office at City Hall. All interested parties will be given an opportunity to be heard. Plan Commission City of Muskego AUd'Mar,Drive' �► Publish in the Waukesha Freeman Newspaper on May 13, 2026 and May 20, 2026. D Dated this 71h day of May, 2026. CL NOTICE / IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY QUORUM OF MEMBERS OF OTHER p GOVERNMENTAL BODIES OF THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE- C STATED MEETING AND 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. NOTICE "Please note that, 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 the Planninq Division at City Hall, W182 S8200 Racine Avenue, (262) , 679-4136." Legend Affected Property ® Properties within 300 ft Structures Q Right -of -Way ❑ Parcels V. C,zy W 0 200 400 600 800 Feet a MUSKEGO I I I I I Municipal Boundary ❑ Lake 15 City of Muskego Plan Commission Supplement PC 034-2026 For the meeting of. June Z 2026 REQUEST: Building, Site and Operation Plan for Tractor Supply Company S68 W15440 Janesville Road / Tax Key No. 2167.995.130 SW'/ of Section 2 PETITIONER: Will Polisky of CMK Properties, LLC. INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 034-2026 A submittal was received from CMK Properties, LLC. for the new Tractor Supply Company store to alter the original Building, Site and Operation Plan (BSO) approval along the front of the outdoor sales area. CONSISTENCY WITH ADOPTED PLANS 034-2026 Comprehensive Plan: The 2035 Plan depicts the property for commercial uses. The petition is consistent with the Plan. The property is zoned PD-34 as part of the original Dreamland Planned Zoning: Development and is under the auspices of the B-3 General Business District. The use is permitted subject to BSO approval. STAFF DISCUSSION PC 034-2026 As stated above, the petitioner requests approval of a BSO Amendment for the Tractor Supply Company store located at the northeast corner of Moorland Road and Janesville Road. This BSO Amendment pertains to the fencing along the front of the outdoor sales area. The original approval of the outdoor sales area included a 4'-4" stone veneer wall with an eight -foot black aluminum tube fence behind the masonry wall that started at the Tractor Supply store and extended to the opposite side of the egress gate columns where the fencing increased to 16 feet in height the remainder of the distance to the Dollar Tree store. Behind the eight -foot fence was a covered live goods area for plants that included a "Garden Center" gable end and future sign. The original BSO approval is shown below. A'lR!li9.Ql fl.(xISIXOf airnvip eE W,C�d tEOW TS I + rev�efecE�-rcro� III S ilnx �IH AUaryl}x xL6E RULE 1 �n06ttxtE FEnE@IIaFE�LuIL nlfxPaCUT txiNc�tvP rn III I eEFFF�rrexfox ,enr e:�a�wnwnee FB,(t ne„Jn«aercno �._. fMNe 6ttrif �fHRA lu�ff WM I - . IwLiu�Sa1GxLl[. W' 16 During the permitting/construction time of the store, Tractor Supply Company eliminated the covered live goods area structure, and fagade, and kept the fencing at eight feet tall. Then while on a site visit for occupancy staff found the different height fencing without the structure for the live goods and brought this to the attention of Tractor Supply. Staff believed the lower fence was to allow for visibility of the live goods area and when the structure was removed the fencing should have been made to be 16-feet in height to match the remainder of the fencing in the front of the outdoor sales area. The petitioner believes the eight -foot fence is aesthetically pleasing and proportionate to the site. Additionally, the cost is a concern of the petitioner as they will be removing an eight -foot fence and installing a new 16-foot fence. Staff's original recommendation to remove the eight -foot fence and install the 16-foot fence is appropriate to maintain a consistent fence height across the front of the outdoor sales area. Therefore, the Resolution is drafted to maintain the 16-foot height of the fencing. If the Plan Commission determines that the eight -foot fence height is acceptable the Resolution will need to be amended. STAFF RECOMMENDATION PC 034-2026 Approval of Resolution PC 034-2026, subject to the Planning Commission discussing what height fence they believe should be allowed by the outdoor storage area. iF RESOLUTION #PC 034-2026 Supplemental Map Tractor Supply Company S68 W15440 Janesville Road w, C4,f lTSKEGO own ' r _ 7 t QAgenda Item(s) Right -of -Way Properties 0 200 400 Feet I I I Prepared by City of Muskego Planning Department ;b 18 RESOLUTION #P.C. 034-2026 APPROVAL OF A BUILDING, SITE AND OPERATION PLAN FOR TRACTOR SUPPLY COMPANY LOCATED IN THE SW'/4 OF SECTION 2 (S68 W15440 JANESVILLE ROAD / TAX KEY 2167.995.130) WHEREAS, A submittal was received from Will Polisky of CMK Properties, LLC. for a Building, Site and Operation Plan Amendment for Tractor Supply Company located at S68 W15440 Janesville Road (Tax Key No. 2167.995.130), and WHEREAS, The property is zoned PD-34 as part of the original Dreamland Planned Development and is under the auspices of the B-3 General Business District, and WHEREAS, The PD-34 zoning allows new commercial entities, such as the proposed, by right subject to Planning Commission approvals, and WHEREAS, The 2035 Comprehensive Plan shows this property as commercial uses and the proposal is consistent with the plan, and WHEREAS, The original approval of the outdoor sales area included a 4'-4" stone veneer wall with an eight -foot black aluminum tube fence behind the masonry wall that started at the Tractor Supply store and extended to the opposite side of the egress gate columns where the fencing increased to 16 feet in height the remainder of the distance to the Dollar Tree store, and WHEREAS, Behind the eight -foot fence was a covered live goods area for plants that included a "Garden Center" gable end and future sign, and WHEREAS, During the permitting/construction time of the store, Tractor Supply Company eliminated the covered live goods area structure, and fagade, and kept the fencing at eight feet tall, and WHEREAS, While on a site visit for occupancy staff found the different height fencing without the structure for the live goods and brought this to the attention of Tractor Supply, and WHEREAS, Staff believed the lower fence was to allow for visibility of the live goods area and when the structure was removed the fencing should have been made to be 16-feet in height to match the remainder of the fencing in the front of the outdoor sales area, and WHEREAS, The petitioner believes the eight -foot fence is aesthetically pleasing and proportionate to the site and is concerned with the cost implications of removing an eight -foot fence and installing a new 16-foot fence. THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and Operation Plan Amendment for a Tractor Supply Company retail store located at S68 W15440 Janesville Road (Tax Key No. 2167.995.130). BE IT FURTHER RESOLVED, The eight -foot fence must be removed and replaced with a 16-foot fence to maintain a consistent fence height across the front of the outdoor sales area. BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise authorized by the Plan Commission. BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or both. Plan Commission City of Muskego 19 Adopted: Denied: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 20 rX a Q BRETT GREENE ARCHITECT TLVXM -1111111 Mill t I Ine� �mm n ELEVATION ..an.,.�...�]a �1 ELEVATION w ,< ,�»<,ve p,�,K,u,�,K„Y„, s TRACfORSUPPLY COAIPANY F—,-, MUSKEGO mm 0ELEVATION tea» WISCONSIN �T - ��� n ELEVATION ELEVATION IDb 6omg mR Un M1T len b a.�oy:u'ei u mna �i e aWRN N nY nRbgenal e k .eFn 1. bgtl :cs. .bO lYkr. 3RM Dole 0]AU 062tIW5 R.atlan R W.Od.N35 Rrvbrc Anl Xuo0c. M2.2 &ELEVATIQN ELEVATION ELEVATION ill BRETT GREENE ARCHITECT MUSKEGO WISCONSIN Current design with back fence/watt painted. IT N Intended Use: Originally, the plan submitted to Planning Commission showed a Live Goods Area. However, the State Fire Marshall required adding fire sprinkler protection. Tractor Supply decided not to spend the additional money to provide a the fire protection and the LGC was eliminated. The plans were revised and submitted to the City of Muskego. The City of Muskego approved the plans and a building permit was issued. If this form has been filled out electronically, please click on the 'Print Application" button on the top of page 1 or to the right of this text. Print Application Once the application is printed/filled out it can be submitted to the Planning Services Division along with any applicable information required for your submittal. Please see the attached sheet to ensure that the proper supporting documents are submitted along with this completed form. I HEREBY CERTIFY THAT I HAVE READ AND FULLY UNDERSTAND THE BUILDING, SITE, AND OPERATION PLAN PROCEDURE AND FAILURE TO COMPLY WITH CITY REQUIREMENTS WILL RESULT IN THIS APPLICATION BEING WITHHELD FROM CONSIDERATION BY THE PLAN COMMISSION. Signatu of ro rty Owner. - Print Name: Robert Schmidt Date: S/4/2026 Signature of the Applicant (working as "Agent" for the owner): J - Print Name: 7�i3icy Date: -S /,/- 6 z (s For Manning Services Use Only Submittal Date: Staff Signature:[ Fees Paid: F- Yes j— No rage z of 9 U) N Site Plan Modification Narrative To: City of Muskego Planning Commission From: Will Polisky — Representing Boulder Venture Date: June 2, 2026 Subject: Narrative for Site Plan Adjustments: Elimination of Live Goods Area and Fencing Modification at Tractor Supply S68w15440 W Janesville Rd, Muskego, WI 53150 Introduction The purpose of this narrative is to provide the Planning Commission with the rationale behind removing the Live Goods Center and retaining the perimeter fence at its original, approved height of 8 feet. These adjustments reflect practical compliance with state building codes and a commitment to minimizing disruption at the site. 1. Elimination of the Live Goods Area During the State Plan Review process, we were informed that the proposed outdoor Live Goods Center (LGC) would require the installation of a dedicated fire sprinkler system. Integrating this system would have significantly increased both initial construction costs and ongoing, long-term maintenance expenses. To maintain the project's feasibility, the tenant elected to eliminate the Live Goods Center from the design rather than install the required sprinkler system. The revised plans, which excluded the Live Goods area, were subsequently approved by the State. These state -approved plans were then submitted to the City of Muskego, and the official building permit was issued based on this updated layout. 2. Retention of the 8-Foot Fence vs. 16-Foot Fence Installation Regarding perimeter screening, we are formally requesting to retain the existing 8-foot fencing as originally approved, rather than constructing the 16-foot fence that was later discussed. This request is based on aesthetics and economic feasibility: Visual Harmony and Aesthetics: We believe the current 8-foot design is aesthetically pleasing and proportionate to the site. Economic Feasibility: The financial burden of engineering, permitting, and installing a 16-foot fence would add a significant cost. We evaluated installing a fagade feature to match the original front feature of the LGC, but it was more expensive than raising the fence. Conclusion The modifications outlined above represent practical, code -compliant, and economically sensible decisions. Removing the Live Goods area allowed us to meet state fire and co N safety standards, while maintaining the existing 8-foot fence prevents significant additional cost. We appreciate the Commission's time, understanding, and continued partnership in reviewing these adjustments. City of Muskego Plan Commission Supplement PC 035-2026 For the meeting of. June 2, 2026 REQUEST: Approval of a Building, Site, and Operation (BSO) Plan and a Conditional Use Grant (CUG) for Bass Bay Brewhouse S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002 NE'/4 of Section 15 PETITIONER: David Raschka of Thrive Architects on behalf of Ryan Oschman and Laurie Oschman of Bass Bay Brewhouse INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 035-2026 A submittal was received for a Building, Site and Operation (BSO) Plan and a Conditional Use Grant (CUG) to rebuild a restaurant/bar with banquet facilities on site, similar to the operations that previously existed on site. They are also looking to rebuild a residential unit/apartment within the building and are also looking to offer kayak rentals and sightseeing boat rides. There was a fire on this property late last year that destroyed the former building on site. CONSISTENCY WITH ADOPTED PLANS 035-2026 The 2035 Plan depicts the property as medium density residential land use. Comprehensive Plan: The newly proposed building is a re -build of a use that previously existed on site. rand property is zoned BL-2 Lakeshore Commercial District. TheZoning: estaurant use, along with the residential unit, the sightseeing boat rides kayak rentals are permitted by CUG and are subject to BSO approval. Park and Conservation No acquisitions are proposed in this area. The proposal is consistent with Plan: the Plan. Street System Plan: All streets are dedicated to their ultimate widths. The proposal is consistent with the Plan. Adopted 208 Sanitary Sewer Service Area: #W ater Capacity Assessment District: Stormwater Management Plan: General Design Guide Public sanitary sewer serves the property. The proposal is consistent with the Plan. A private water well will serve this property. The proposal is consistent with the Plan. Stormwater management needs will need to be reviewed by Engineering before any Building Permits are issued, but preliminary review of the petitioners engineers state that they believe that stormwater management is not required since this is a redevelopment project. That will be verified by our engineering staff. r- The General Design Guide governs this area. See comments below about lbuilding design. WA STAFF DISCUSSION PC 035-2026 The applicant is proposing to construct a new single -story 12,900 SF building to replace the former building that existed on site. The proposed uses are permitted by Conditional Use Grant (CUG) with Plan Commission approval of a Building, Site and Operation (BSO) Plan. There is an existing CUG on the property for the supper club/banquet use and this approval would supersede the past CUG due to the newly proposed project details. The new CUG and BSO would also rebuild a residential unit/apartment within the building and they are also looking to offer kayak rentals and sightseeing boat rides. Operations/Layout The lake facing side of the new building will partially contain the restaurant space and partially the event/banquet space, both overlooking the patio area and the lake. The utility functions of the building are concealed on the non -lake side of the buildings (north), along with the proposed residential unit. The building contains the following customer/dining areas: • Banquet venue space — 2,975 SF • Restaurant dining space — 1,600 SF • New Patio Space — 1,760 SF • Existing Patio Space — 2,785 SF • Total customer/dining areas — 9,120 SF The building meets the requirements of the BL-2 zoning district per the following: • Front (roadside) setbacks of 40' (Proposed as approx. 285) • Side offsets of 20' on one side and 30' on the other side (Proposed as approx. 57' and 115') • Height maximum of 30' (Ave. roof height of just under 22' shown) • Floor Area Ratio maximum of 30% (Proposed as 7.9%) The restaurant hours on Tuesday thru Thursdays and Sundays are 10am to 9pm and on Friday and Saturdays they are 10am to 10pm, with Monday being closed unless there are special events or a holiday. The applicant has stated that the outdoor dining and bar service with all bars, inside and outside, closing at legal closing times and outdoor live music events would end by 10:OOpm, unless regulated differently by the Common Council. They have also stated that the banquet hours of operation will be determined by need but will adhere to all outdoor music and bar closing regulations. Delivery times vary daily, but generally delivery times are between 9am and 3pm, with some having earlier delivery times, all of which will come to the new kitchen entrance at the rear (on the north side of the building by the parking lot). There is a residential unit proposed to be part of the structure again with this rebuild located in the northeast corner of the building and will be owner occupied. The residential unit is currently shown as 1,090 SF in size, but it must be increased to at least 1,100 SF in size per the BL-2 district. There is an outdoor yard area of 620 SF that is located to the north of the residential unit that will serve as dedicated "outdoor yard space" specifically for use by the occupant of the residential unit, which will be enclosed with a horizontal style cedar fence board. The resolution states that the residential unit within the business building cannot be leased as a short-term rental, but long-term rentals (30 days or longer at a time) are allowed. As part of the requested operations they are looking to offer kayak rentals and sightseeing boat rides seasonally with both beginning by 10am and ending by dark daily. The rental kayaks are stored along the side lot lines, with a staff member assisting with the rentals as needed. There is an existing patio area to the west of the existing outdoor bar that was never approved by the City, so as part of this overall project that patio area is being approved to be able to remain. The original outdoor bar was approved with a limited cover feature, but at some point there were unpermitted expansions added onto the original cover, which are now being reviewed by permitting staff for allowance through the summer/fall of 2026 for the outdoor beer garden. The expansion areas will be removed at the end of the 2026 beer garden season. The resolution states such. Architecture This property is governed by the General Design Guide that applies to all commercial structures in the entire City. The General Design Guide's main items relate to providing four-sided architecture with suggested masonry percentages of at least 50%. The primary exterior cladding materials proposed are a 28 thin brick veneer (white color) and an LP siding product (white color) and for the LP siding they have chosen the nickel gap siding as opposed to the typical lap siding giving the building an elevated feel. The masonry percentages of each elevation are as follows: • South (lake side) — 61.8% • East — 72.5% • North (parking lot side) — 36.5% • West — 49.3% • Total average of all sides — 55% The applicant has stated that they tried to create a more modern aesthetic, while still calling back to the previous supper club vibe with the use of mostly black and white materials around the building along with some warm wood accents. The lake side of the building contains mostly storefront glazing with dark bronze trim, with some operable window openings provided through glass over -head doors and a glass partition wall at the wedding venue. There are new elevated patio/porch features off the lake side of the building with a partial cover. There is a mix of asphalt shingles on the roof, as well as some limited standing seam metal roofing at the lower sloped dormer elements, all black in color. All of the soffit panels around the building will be a faux wood product and the applicant has stated that they are intending to carry that wood soffit look into the main restaurant and banquet venue space so it appears seamless from the interior to the exterior. The lake side (south) of the building has a series of dormer elements that are replicated on the north side of the building over the kitchen and staff areas and these kitchen side dormers are "false dormers", providing screening for the building and kitchen mechanical units. These "false dormers" will be recessed area wells with the walls of the false dormers blocking the views of any equipment in these areas and in lieu of windows, ventilation grilles are being provided to maintain some of the same aesthetic as the conventional dormers on the lake side. These area wells provide a minimum of 5 feet of vertical screening, which, given the height and location on the building, should adequately block any views from the parking lot and surrounding areas, per the applicant. There are two existing storage buildings on site that both have white walls with varying roof materials and color and the applicant believes that with the primarily black and white color scheme of the new building, that the existing colors of these buildings will coordinate with the new building. The roofs on both of the existing structures have recently been replaced, so they would request to leave them as is, until such time as they need to be replaced and they can be updated to match the roofing materials of the new structure. Site, Parking, and Access The parking on -site will utilize most of the former parking lot space, along with a parking lot expansion to the northeast portion of the site, in an effort to maximize on -site parking, and it is proposed to contain 189 parking stalls. Based on the code for bar/restaurant uses, 2 stalls for each 100 SF of customer area are the minimum required parking amount and based on the total customer dining/bar/patio spaces of 9,120 SF, 183 parking stalls are required, which meets the code requirement. The new parking lot areas meet the 10' offset requirement from adjacent residential lot lines, and any existing parking areas, some of which are going to be repaved, are going to remain located in their current location. The parking lot includes concrete curb and gutter surrounding the new areas of paved parking, which is mainly located in the northeast portion of parking lot, and the applicant has requested to not be required to install curb and gutter on the portions of the site where there is existing asphalt that is being milled and resurfaced with a 1'/2" overlay. The resolution is written allowing the waiver of the curbing on the existing portions of the parking lot, as shown on the Plan Commission plans. Each of the parking stalls are identified as 9' x 18' or larger in size and the bulk of the drive aisles are 24 feet, with a single one-way aisle in the southwest portion of the parking lot, all of which meet the minimum requirements. The one-way portion of the parking lot, in the southwest corner, must have proper ground markings and signage installed for clarity and safety. The design guide discusses landscaping islands for every ten parking spaces and the applicant has requested to not install said landscape islands in an effort to maximizes the number of parking stalls on - site. There is landscaping surrounding the perimeter of the new/expanded parking areas, especially where the parking lot is adjacent to residential homes, along with larger interior landscape islands. The resolution is written that the Plan Commission allows the waiving of landscape islands for every ten parking stalls due to the needed parking onsite. 29 Parking for the residential unit will be provided with two dedicated stalls in front of the unit that must be marked and signed for resident parking only. Fire Department Approval The site plan is subject to Fire Department approvals at the time of building permits. Possible changes to the site plan may be required based upon the final Fire Department review. Dumpsters/Mechanical Equipment There is an enclosed utility space located on the north side of the building. This area will house the kitchen coolers and equipment, along with space for trash bins and soiled linens waiting to be picked up. As is noted above, there are "false dormers" proposed above the kitchen and utility space that are intended to provide screening for the building and kitchen mechanical units. These "false dormers" will be recessed area wells with the walls of the false dormers blocking the views of any equipment in these areas and in lieu of windows, ventilation grilles are being provided to maintain some of the same aesthetic as the conventional dormers on the lake side. These area wells provide a minimum of 5 feet of vertical screening, which, given the height and location on the building, should adequately block any views from the parking lot and surrounding areas, per the applicant. The resolution notes that any interior sides of the "false dormers" must be clad with the same exterior materials used on the building if they are at all visible. No transformer or other exterior mechanicals are shown at this time, but any exterior transformers, mechanical devices, meters, etc. must be fully screened, preferably within the enclosed utility space, or fully screened with City staff approved screening. Landscaping A landscape plan has been provided that shows various landscaping throughout the site. There is landscaping surrounding the perimeter of the new/expanded parking areas, especially where the parking lot is adjacent to residential homes, along with larger interior landscape islands. There is landscaping proposed around the new building and new porch areas as well as various landscaping throughout the site that will require further formal review by staff. The landscape plan is subject to final Planning and City Forester approval before building permit issuance. Signage No new signage is proposed at this time. Any/all signage will need City approvals, even if its replacing or refurbishing an existing sign. In the BL-1 district, walls signs are allowed that consume up to 3% of each facade. Lighting A photometric plan and some lighting details have been submitted as part of the plan set showing a variety lights around the perimeter of the building and parking lot. The photometric plan appears to show no light bleeding above city ordinance requirements at the lot lines. The concrete light pole bases are proposed at 2'-6" tall but any new or replaced poles/bases must be shortened to be no taller than 6 inches above grade. The proposed light poles are currently listed at 12' in height, but they can be increased to 15' due to the required lowering of the concrete pole bases. All lighting must be zero -degree tilt and full cut-off. Final lighting specifications will be reviewed with the building permit. Sewer, Water and Stormwater The development will be served by municipal sanitary sewer and a private water well since municipal water is not located close to the property. Stormwater management needs will need to be reviewed by Engineering before any Building Permits are issued, but preliminary review of the petitioners engineers state that they believe that stormwater management is not required since this is a redevelopment project. That will be verified by our engineering staff. Other No details have been provided for outdoor domes, tents or other similar features and as such, any additional outdoor features such as these will need separate Plan Commission approvals and are not approved as part of this resolution. The following are also part of the Plan Commission resolution: 30 BE IT FURTHER RESOLVED, Approval of a Business Registration is required by the City Planning Division before this building can open. BE IT FURTHER RESOLVED, A Plat of Survey showing the newly proposed building, with the exact proposed setback and offsets need to be included as part of the building permit submittal. BE IT FURTHER RESOLVED, Seating is only allowed within the colored areas shown on the submitted Use Diagram and no seating can be added outside of these areas due to parking requirements. BE IT FURTHER RESOLVED, That the gates for the enclosed utility space must be solid as to not be able to see through them and the final design/materials need to aesthetically work with the over building design and the final design needs to be approved by staff as part of the building permit submittal process. BE IT FURTHER RESOLVED, That any bollards, railings, ladders, louvers, vents, etc. must be painted to match the colors of the principal structure or a complimenting color used on the building. BE IT FURTHER RESOLVED, Any handicap signs be incorporated into bored bollards and/or be mounted into the ground and they cannot be located on moveable bases. BE IT FURTHER RESOLVED, All roof top and ground mechanicals (including HVAC devices, electrical transformers, meters, etc.) must be fully screened from view and/or incorporated into the design of the site/structure (screening, etc.), including any mechanicals/RTU's within the "false dormers'; and said screening must be approved by the Planning Division before the issuance of building permits and Business Registration approvals. STAFF RECOMMENDATION PC 035-2026 Approval of Resolution PC 035-2026 — Subject to the items noted in the resolution as conditions of approval. 31 RESOLUTION #PC 035-2026 Supplemental Map TwW A Bass Bay Brewhouse S79 W15851 Aud Mar Drive �, &cqw U SKEGO CV, A .4 L � li l Aul QAgenda Item(s) Right -of -Way Properties 0 100 200 Feet I I I Prepared by City of Muskego Planning Department Ytation Office � RESOLUTION #P.C. 035-2026 APPROVAL OF A BUILDING SITE AND OPERATION PLAN AND CONDITIONAL USE GRANT FOR BASS BAY BREWHOUSE LOCATED IN THE NE'/4 OF SECTION 15 (S79 W15851 AUD MAR DRIVE / TAX KEY NO. 2217.999.002) WHEREAS, Plans were submitted by David Raschka of Thrive Architects on behalf of Ryan Oschman and Laurie Oschman of Bass Bay Brewhouse for approval of a Building, Site and Operation (BSO) Plan and a Conditional Use Grant (CUG) for a new building on the property located in the NE'/4 of Section 15 (S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002), and WHEREAS, The proposal is to re -build a restaurant/bar with banquet facilities, similar to the operations that existed in the previous building, they are also looking to rebuild a residential unit/apartment within the building and are also looking to offer kayak rentals and sightseeing boat rides, all of which are subject to approval of a BSO and CUG, and WHEREAS, There is an existing CUG on the property for the supper club/banquet use and this approval would supersede the past CUG due to the newly proposed project details, and WHEREAS, The submittal includes a narrative, site plans, grading/utility plans, landscape plan, building elevations, floor plans, colored renderings, and a photometric plan, and WHEREAS, The property is zoned BL-2 Lakeshore Commercial District, and WHEREAS, The 2035 Plan depicts the property as medium density residential land use, but the newly proposed building is a re -build of a use that previously existed on site, and WHEREAS, The proposed building will be a single -story structure with a footprint of 12,900 SF, and WHEREAS, The lake facing side of the building will partially contain the restaurant space and partially the event/banquet space, both overlooking the patio area and the lake, and WHEREAS, The utility functions of the building are concealed on the non -lake side of the buildings (north), along with the proposed residential unit, and WHEREAS, The residential unit on the property in located in the northeast corner of the building and will be owner occupied, and WHEREAS, The residential unit is currently shown as 1,090 SF in size, but it must be at least 1,100 SF in size per the BL-2 district, and WHEREAS, Parking for the residential unit will include two stalls in front of the unit that will be marked and signed for resident parking only, and WHEREAS, There is an outdoor yard area of 620 SF that is located to the north of the residential unit that will serve as dedicated "outdoor yard space" specifically for use by the occupant of the residential unit, which will be enclosed with a horizontal style cedar fence board, and WHEREAS, The building meets the requirements of the BL-2 zoning district per the following: • Front (roadside) setbacks of 40' (Proposed as approx. 285) • Side offsets of 20' on one side and 30' on the other side (Proposed as approx. 57' and 115') • Height maximum of 30' (Ave. roof height of just under 22' shown) • Floor Area Ratio maximum of 30% (Proposed as 7.9%), and WHEREAS, The building contains the following customer/dining areas: • Banquet venue space — 2,975 SF • Restaurant dining space — 1,600 SF • New Patio Space — 1,760 SF • Existing Patio Space — 2,785 SF • Total customer/dining areas — 9,120 SF 33 WHEREAS, The property is governed by the City's General Design Guide, and WHEREAS, The General Design Guide's main items relate to providing four-sided architecture with suggested masonry percentages of at least 50%, and WHEREAS, The primary exterior cladding materials are a thin brick veneer (white color) and an LP siding product (white color) and for the LP siding they have chosen the nickel gap siding as opposed to the typical lap siding giving the building an elevated feel, and WHEREAS, The masonry percentages of each elevation are as follows: • South (lake side) — 61.8% • East — 72.5% • North (parking lot side) — 36.5% • West — 49.3% • Total average of all sides — 55% WHEREAS, The lake side of the building contains mostly storefront glazing with dark bronze trim, with some operable window openings provided through glass over -head doors and a glass partition wall at the wedding venue, and WHEREAS, The applicant has stated that they tried to create a more modern aesthetic, while still calling back to the previous supper club vibe with the use of mostly black and white materials around the building, along with some warm wood accents, and WHEREAS, There is a mix of asphalt shingles on the roof, as well as some limited standing seam metal roofing at the lower sloped dormer elements, all black in color, and WHEREAS, All of the soffit panels around the building will be a faux wood product and the applicant has stated that they are intending to carry that wood soffit look into the main restaurant and banquet venue space so it appears seamless from the interior to the exterior, and WHEREAS, The lake side (south) of the building has a series of dormer elements that are replicated on the north side of the building over the kitchen and staff areas and the kitchen side dormers are "false dormers", providing screening for the building and kitchen mechanical units, and WHEREAS, These "false dormers" will be recessed area wells with the walls of the false dormers blocking the views of any equipment in these areas and in lieu of windows, ventilation grilles are being provided to maintain some of the same aesthetic as the conventional dormers on the lake side, and WHEREAS, These area wells provide a minimum of 5 feet of vertical screening, which, given the height and location on the building, should adequately block any views from the parking lot and surrounding areas, per the applicant, and WHEREAS, There are new elevated patio/porch features off the lake side of the building with a partial cover, and WHEREAS, There is an existing patio area to the west of the existing outdoor bar that was never approved by the City, so as part of this overall project that patio area is being approved to be able to remain, and WHEREAS, The original outdoor bar was approved with a limited cover feature, but at some point there were unpermitted expansions added onto the original cover, which are now being reviewed by permitting staff for allowance through the summer/fall of 2026 for the outdoor beer garden, but the expansion areas will be removed at the end of the 2026 beer garden season, and WHEREAS, There are two existing storage buildings on site that both have white walls with varying roof materials and color and the applicant believes that with the primarily black and white color scheme of the new building, that the existing colors of these buildings will coordinate with the new building, and 34 WHEREAS, The roofs on both of the existing structures have recently been replaced, so they would request to leave them as is, until such time as they need to be replaced and they can be updated to match the roofing materials of the new structure, and WHEREAS, The restaurant hours on Tuesday thru Thursdays and Sundays are 10am to 9pm and on Friday and Saturdays they are 10am to 10pm, with Monday being closed unless there are special events or a holiday, and WHEREAS, The applicant has stated that the outdoor dining and bar service with all bars, inside and outside, closing at legal closing times and outdoor live music events would end by 10:00pm, unless regulated differently by the Common Council, and WHEREAS, The applicant has stated that the banquet hours of operation will be determined by need but will adhere to all outdoor music and bar closing regulations, and WHEREAS, As it relates to activities on the water, pontoon sightseeing cruises will be a seasonal feature, in addition to kayak rentals, with both beginning by 10am and ending by dark daily, and WHEREAS, The rental kayaks are stored along the side lot lines, with a staff member assisting with the rentals as needed, and WHEREAS, Delivery times vary daily, but generally delivery times are between 9am and 3pm, with some having earlier delivery times, all of which will come to the new kitchen entrance at the rear (on the north side of the building by the parking lot), and WHEREAS, The parking on -site will utilize most of the former parking lot space, along with a parking lot expansion to the northeast portion of the site, in an effort to maximize on -site parking, and it is proposed to contain 189 parking stalls, and WHEREAS, Based on the code for bar/restaurant uses, 2 stalls for each 100 SF of customer area are the minimum required parking amount and based on the total customer dining/bar/patio spaces of 9,120 SF, 183 parking stalls are required, which meets the code requirement, and WHEREAS, The new parking lot areas meet the 10' offset requirement from adjacent residential lot lines, and any existing parking areas, some of which are going to be repaved, are going to remain located in their current location, and WHEREAS, The parking lot includes concrete curb and gutter surrounding the new areas of paved parking, which is mainly located in the northeast portion of parking lot, and the applicant has requested to not be required to install curb and gutter on the portions of the site where there is existing asphalt that is being milled and resurfaced with a 1'/2" overlay, and WHEREAS, Each of the parking stalls are identified as 9' x 18' or larger in size and the bulk of the drive aisles are 24 feet, with a single one-way aisle in the southwest portion of the parking lot, all of which meet the minimum requirements, and WHEREAS, The design guide discusses landscaping islands for every ten parking spaces and the applicant has requested to not have to install said landscape islands in an effort to maximizes the number of parking stalls on -site, and WHEREAS, There is landscaping surrounding the perimeter of the new/expanded parking areas, especially where the parking lot is adjacent to residential homes, along with larger interior landscape islands, and WHEREAS, There is landscaping proposed around the new building and new porch areas and overall shows various landscaping throughout the site and will require further formal review by staff, and WHEREAS, There is an enclosed utility space located on the north side of the building the will house the kitchen coolers and equipment, along with space for trash bins and soiled linens waiting to be picked up, and 35 WHEREAS, No transformer or other exterior mechanicals are shown at this time, but any exterior transformers, mechanical devices, meters, etc. must be fully screened, preferably within the enclosed utility space, or fully screened with City staff approved screening, and WHEREAS, A photometric plan and some lighting details have been submitted as part of the plan set showing a variety lights around the perimeter of the building and parking lot, and WHEREAS, The photometric plan appears to shows no light bleeding above city ordinance requirements at the lot lines, and WHEREAS, The concrete light pole bases are proposed at 2'-6" tall but any new or replaced poles/bases they must be shortened to be no taller than 6 inches above grade, and WHEREAS, The proposed light poles are currently listed at 12' in height, but they can be increased to 15' due to the required lowering of the concrete pole bases, and WHEREAS, Preliminary stormwater management analysis has been conducted by the applicant's engineers and it appears that no new or additional stormwater management will be required onsite due to the minimal additional impervious surfaces, and WHEREAS, The building will be served by municipal sanitary sewer and a private water well. THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and Operation (BSO) Plan and a Conditional Use Grant (CUG) for a new building for Bass Bay Brewhouse for a property located in the NE'/ of Section 15 (S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002). BE IT FURTHER RESOLVED, Approval of a Business Registration is required by the City Planning Division before this building can open. BE IT FURTHER RESOLVED, The residential unit within the business building cannot be leased as a short-term rental, but long-term rentals (30 days or longer at a time) are allowed. BE IT FURTHER RESOLVED, The residential unit must be increased to at least 1,100 SF in size per the BL-2 district. BE IT FURTHER RESOLVED, Seating is only allowed within the colored areas shown on the submitted Use Diagram and no seating can be added outside of these areas due to parking requirements. BE IT FURTHER RESOLVED, That no details have been provided for outdoor domes, tents or other similar features and as such, any additional outdoor features such as these will need separate Plan Commission approvals and are not approved as part of this resolution. BE IT FURTHER RESOLVED, The additional roof features around the originally approved outdoor bar cover must be removed at the end of the 2026 beer garden season. BE IT FURTHER RESOLVED, That the one-way portion of the parking lot, in the southwest corner, must have proper ground markings and signage installed for clarity and safety. BE IT FURTHER RESOLVED, That the parking stalls for the residential unit must be ground marked and signed to ensure the spots are reserved for the residents of the apartment only. BE IT FURTHER RESOLVED, The Plan Commission allows the waiver of landscape islands for every ten parking stalls due to the needed parking onsite and the Plan Commission allows the waiver of the curbing on the existing portions of the parking lot, as shown on the PC plans. BE IT FURTHER RESOLVED, The landscape plan is subject to final Planning and City Forester approval before building permit issuance. BE IT FURTHER RESOLVED, All signage will need separate permits from the City, including new signs and sign replacements or refurbishments. 36 BE IT FURTHER RESOLVED, All lighting must be zero degree tilt and full cut-off and the concrete bases for any pole lights cannot exceed 6 inches in height above grade. BE IT FURTHER RESOLVED, The height of any light poles cannot exceed the greater of either 15 feet or the average eve height of the building. BE IT FURTHER RESOLVED, A Plat of Survey showing the newly proposed building, with the exact proposed setback and offsets need to be included as part of the building permit submittal. BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals at the time of building permits and possible changes to the site plan may be required based upon the final Fire Department review. BE IT FURTHER RESOLVED, That the gates for the enclosed utility space must be solid as to not be able to see through them and the final design/materials need to aesthetically work with the over building design and the final design needs to be approved by staff as part of the building permit submittal process. BE IT FURTHER RESOLVED, That any bollards, railings, ladders, louvers, vents, etc. must be painted to match the colors of the principal structure or a complimenting color used on the building. BE IT FURTHER RESOLVED, Any handicap signs be incorporated into bored bollards and/or be mounted into the ground and they cannot be located on moveable bases. BE IT FURTHER RESOLVED, All roof top and ground mechanicals (including HVAC devices, electrical transformers, meters, etc.) must be fully screened from view and/or incorporated into the design of the site/structure (screening, etc.), including any mechanicals/RTU's within the "false dormers", and said screening must be approved by the Planning Division before the issuance of building permits and Business Registration approvals. BE IT FURTHER RESOLVED, That any interior sides of the "false dormers" must be clad with the same exterior materials used on the building if they are at all visible. BE IT FURTHER RESOLVED, That formal stormwater management review will need to occur by the City's Engineers to ensure any/all stormwater management requirements are met, if applicable. BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall result in the imposition of fines of $124 per day, the initiation of legal action, or both. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 37 t� RENDERING NOT TO SCALE ■� +INTERIOR DESIGN STUDIO Archltecf 259 South Sfreet, Suite A WAUKESHA, WI53186 p: 833-3846180 1' DUFFEK ■ CONSTRUCTION contractor wzz9 N 1 e7o westv+ood Ddve Waukesha, WI 53186 p: 262-323-6883 . aroensch®tluffekconstmcfion.com Project Into.— 26011 BASS BAY BREWHOUSE New Construction S79 W 15851 Aud Mar Or Muskego, WI © 2026 THRIVE ARCHITECTS, LLC /V ) V z/y/ LL W r) Z � W�/ ry Drawn by Checked by NJH DMR Revisions No. Date Description 05.18.2026 PC SUBMITTAL Z O F U F_ V- z O U Sheet No. O I- A9.0 O Z W TH I 171 _ � _-m .� ALL a ti lip p WX I x 9 ` � � � � pp �j ,: ���, ,,ri. � ,�,,� � � , , � � � � � •�' � _ � �`; ems. 1W',y RENDERING NOT TO SCALE ■� +INTERIOR DESIGN STUDIO Archltecf 259 South Sfreet, Suite A WAUKESHA, WI53186 p: 833-3846180 1' DUFFEK ■ CONSTRUCTION contractor wzz9 N 1 e7o westv+ood Ddve Waukesha, WI 53186 p: 262-323-6883 . aroensch®tluffekconstmcfion.com Project Into.— 26011 BASS BAY BREWHOUSE New Construction S79 W 15851 Aud Mar Or Muskego, WI © 2026 THRIVE ARCHITECTS, LLC Cl) ( V z/y/ LL W r) Z L W�/ ry Drawn by Checked by NJH DMR Revisions No. Date Description 05.18.2026 PC SUBMITTAL Z O F U F_ B•- z O U Sheet No. O I- A9.2 O Z 0 RENDERING 1 NOT TO SCALE ■� +INTERIOR DESIGN STUDIO Archltecf 259 South Sfreet, Suite A WAUKESHA, WI53186 p: 833-3846180 1' DUFFEK ■ CONSTRUCTION contractor wzz9 N 1 e7o westv+ood Ddve Waukesha, WI 53186 p: 262-323-6883 . aroensch®tluffekconstmcfion.com Project Into.— 26011 BASS BAY BREWHOUSE New Construction S79 W 15851 Aud Mar Or Muskego, WI © 2026 THRIVE ARCHITECTS, LLC Cl) ( V z/y/ LL W r) Z L W�/ ry Drawn by Checked by NJH DMR Revisions No. Date Description 05.18.2026 PC SUBMITTAL Z O H U F- z O` v Sheet No. O I- A9.3 O z RENDERING �, NOT TO SCALE ■� +INTERIOR DESIGN STUDIO Archltecf 259 South Sfreet, Suite A WAUKESHA, WI53186 p: 833-3846180 1' DUFFEK ■ CONSTRUCTION contractor wzz9 N 1 e7o westv+ood Ddve Waukesha, WI 53186 p: 262-323-6883 . aroensch®tluffekconstmcfion.com Project Into.— 26011 BASS BAY BREWHOUSE New Construction S79 W 15851 Aud Mar Or Muskego, WI © 2026 THRIVE ARCHITECTS, LLC Cl) ( V z/y/ LL W r) Z L W�/ ry Drawn by Checked by NJH DMR Revisions No. Date Description 05.18.2026 PC SUBMITTAL Z O H U F- z O` v Sheet No. CZ O A9.4 O z N ■ T RENDERING NOT TO SCALE I + INTERIOR DESIGN STUDIO Archltecf 259 South Sfreet, Suite A WAUKESHA, WI53186 p: 833-3846180 1' DUFFEK ■ CONSTRUCTION contractor wzz9 N 1 e7o weshvood Dnve Waukesha, WI 53186 p: 262-323-6883 . aroensch®tluffekconstmcfion.com Project Into. — 26011 BASS BAY BREWHOUSE New Construction S79 WI 5851 Aud Mar Or Muske9o, WI © 2026 THRIVE ARCHITECTS, LLC = rsneermle� U) (V z/ IJ_ W r) Z NW I —1 Drawn by Checked by NJH DMR Revisions No. Dare Description 05.18.2026 PC SUBMITTAL Z O F U Z) De I— tn z O U Sheer No. O I- A9.5 O Z O EQUAL (MATCH STANDING SEAM ROOF DCOLOR) METAL' alas, BLACK. OR O2 MASONRY - LOFTEN TENLEY BRICK, BY CULTURED STONE OSIDING - LP NICKLE GAP HORIZONTAL SIDING, PAINTED WHITE 4 A EQUASPHALT SHINGLES - OWENS CORNING. TRUDEFINITION. ONYX BLACK. OR L OSTANDING SEAM ROOF - ATAs, COLOry SEAM, BICK, OR EQUAL © STOREFRONT - KAWNEER DARK BRONZE, OR EQUAL O SOFFIT PANELS - QUALITY EDGE, VEGJA PLANK, GILDED GRAIN, OR EQUAL 8 RAILINGS - HORIZONTAL CABLE RAILING. POWDER COAT STRUCTURE BICrc MATERIAL COVERAGE BUILDING TOTAL 41 SF - BUILDING GISING TOTAL 2,566 SF = BUILDING TOTAL W 0 GLAZING J,OJ6 SF BUILDING TOTAL MASONRY 3,422 SF 48.49. BUILDING TOTAL SIDING 3.409 SF 48.2% BUILDING TOTAL METAL TRIM/GRILLES 1 244 SF 3.4% MATERIAL TOTAL TOTAL TOTAL W/0 SIZING COVERAGE 2ZI4_ SF - 1,9 SF - 1,934 SF MASONRY SIDING METAL TRIM/GRILLES 954 SF 49.3% 949 SF 41.1% 31 SF 1.6% MATERIAL TOTAL GIZING TOTAL W/O SIZING COVERAGE 2.141 SF - 329 SF - MASONRY SIDING METAL TRIM/GRILLES 661 S 71 ;OF 36.5% J1 SFSF 59.6% 3.9% EXTERIOR ELEVATION 2 scALE: 1/e^=r-o^ (zzxaa}, v16„=r-o^ (11xn) EXTERIOR ELEVATION 0SCALE: 1/8"=1•-0^ (22x34); 1/16"=1'-O" (1 ix17) ■� + INTERIOR DESIGN STUDIO Archltecf 259 South Street, Suite A WAUKESHA, WI 53186 p: 833-3W6180 1' DUFFEK ■ CONSTRUCTION Contractor W229 N1870 Westwood On, Waukesha, WI 53186 p: 262-323-6883 . aroensch®tluffekconstrUction.com Project Into.— 26011 BASS BAY BREWHOUSE New Construction S79 W 15851 Aud Mar Or Muskego, WI © 2026 THRIVE ARCHITECTS, LLC C/ ) z O W J � W IA_ O ry w X w Drawn by Checked by NJH DMR Revisions No. Date Description 05.18.2026 PC SUBMITTAL z O H U F- Ln O` v Sheet No. CZ O A2.0 O z O Eo A, (MATCH -DING SEAM ROO:DCOLOR) METAL' alas, BlAcu, OR O2 MASONRY - LOFTEN TENLEY BRICK, BY CULTURED STONE O3 SIDING - LP NICKI£ GAP HORIZO— SIDING, PAINTED WHITE 4 ASPHALT SHINGLES - OWENS CORNING. TRUDEFINITION. ONYX BUCK. OR EQUAL OSSTANDING SEAM ROOF - ALAS, COLONIAL SEAM, BLACK, OR EQUAL © STOREFRONT - KAWNEER DARK BRONZE, OR EQUAL O SOFTT PANELS - QUALITY EDGE, VESTA PLANK, GILDED GRAIN, OR EQUAL B RAILINGS - HORIZONTAL CABLE RAILING. POWDER COAT STRUCTURE BUCK MATERIAL BCOOV4ERAGE BUILDING TOTAL SF - BUILDING GLAZING TOTAL 2,565 IF = BUILDING TOTAL W 0 GLAZING 7,OJ6 SF BUILDING TOTAL MASONRY 3,422 IF 48.4R EUILDING TOTAL SIDING S. IF 48.2R BUILDING TOTAL METAL TRIM/GRILLES 244 SF -1 121'- - t�sl QQ - MATERIAL TOTAL GLAZING TOTAL W/0 GVSING COVERAGE 2,116 SF - 253 SF = 1,863 SF MASONRY SIDING METAL TRIM/GRILLES 1,31fi SF J2.5R 49J SF 26.]S MATERIAL TOTAL GLAZING TOTAL W/O GLAZING COVERAGE 2,312 IF - 1,550 SF = J62 SF MASONRYY SIDING METAL TRIM/GRILLES 4]i SF 61.8R 229 IF 30.1R 62 IF B.1X EXTERIOR ELEVATION SCALE: 1/8"=1'-0' (22x34); 1/16"=1'-0" (11z17) 2 EXTERIOR ELEVATION SCALE: 1/8"=1'-0' (22x34); 1/16"=1'-0" (11x17) THR VE ARCH TECTS + INTERIOR DESIGN STUDIO Archilecf 259 South Street, Suite A WAUKESHA, WI53186 p: 833-380-6180 1' DUFFEK ■ CONSTRUCTION COnlraCtor I Q29e 870 WR,l Cad Drve Waukesha, WI 53186 e- 262 n 23-6883 h®tivffekconstrvcfion.com r'rojectinfo. — 26011 BASS BAY BREWHOUSE New Conshuc}ion 179 WI 5851 Autl Mar Dr Muskego, WI © 2026 THRIVE ARCHITECTS, LLC Drawn by Checked by NJH DMR Revisions No. Date Description 05.18.2026 PC SUBMITTAL z O F— U z O U Sheet No O A2.1 O z 4h- CA O Eo A, (MATCH -DING SEAM ROO:DCOLOR) METAL' alas, BlAcu, OR O2 MASONRY - LOFTEN TENLEY BRICK, BY CULTURED STONE O3 SIDING - LP NICKI£ GAP HORIZO— SIDING, PAINTED WHITE 4 ASPHALT SHINGLES - OWENS CORNING. TRUDEFINITION. ONYX BUCK. OR EQUAL O5STANDING SEAM ROOF - ALAS, COLONIAL SEAM, BLACK, OR EQUAL © STOREFRONT - KAWNEER DARK BRONZE, OR EQUAL O SOFFIT PANELS - QUALITY EDGE, VESTA PLANK, GILDED GRAIN, OR EQUAL 8 RAILINGS - HORIZONTAL CABLE RAILING. POWDER COAT STRUCTURE BUCK MATERIAL BCOOV4ERA5 E BUILDING TOTPL . - BUILDING GLAZING TOTAL 2,565 IF = BUILDING TOTAL W 0 GLAZING 7,076 SF BUILDING TOTAL MASONRY 3,422 IF 48.4% BUILDING TOTPL SIDING S. IF 48.2% BUILDING TOTPL METAL TRIM/GRILLES 244 SF -1 MATERIAL TOTAL GIAZING TOTAL W/0 GLAZING MASONRY COVERAGE 523 SF - 58 IF = 465 IF 10 SF 2.1% SIDING METAL TRIM/GRILLES 425 SF 91.3R _ AT ROOF HT �121'-21," EXTERIOR ELEVATION SCALE: 1/8"=1'-0' (22x34); 1/16"=1'-0" (11z17) 2 MOTAL� GLAZING W/O GLAZING MSIDING CE-5- METAL TRIM/GRILLES BOVEGE EXTERIOR ELEVATION SCALE: 1/8"=1'-0' (22x34); 1/16"=1'-0" (11x17) THR VE ARCH TECTS + INTERIOR DESIGN STUDIO Archilecf 259 South Street, Suite A WAU.SHA, WI53186 p: 833-380-6180 1' DUFFEK ■ CONSTRUCTION COnlraC2tor I Q29e 870 WR,t Gad Drve Waukesha, WI 53186 e-262 n 3-6883 h®tivffekconstrvcfion.com r'rojectinfo. — 26011 BASS BAY BREWHOUSE New Construction S79 W 15851 Autl Mar Dr Muskego, WI 02026 THRIVE ARCHITECTS, LLC C/ ) z _O \Q W J W I..L O I..L W X W Drawn by Checked by NJH DMR REVISIOni No. Date Description 05.18.2026 PC SUBMITTAL z O F— U z O U Sheet No O A2.2 O z m Masonry- Loften Tenley Brick White Siding - LP SmartSide Nickel Gap Siding, White. Horizontal Cable Railing- Soffit Panels - Matte Black. Quality Edge Vesta Plank, Teak. Storefront- Shingles - Trulite Ownes Corning Duration CT451, Dark Bronze Onyx Black T +INTERIOR DESIGN STUDIO u9s mM1 v,eer.s p: 83133R618053186 e: jtlb®iM1rNebrcbiiecfs com DUFFEK CONSTRUCTION un9lme�o we,l..00a of. 53186 p: 2623236883 P,ple<1lefp — 26011 BASS BAY BREWHOUSE Hew Ca TO-1- S79 W 15851 Aua —0, MVskw., WI 0 M6 THRIVE ARCHITECTS, LLC Z Q J a- ry 0 0 J LL ■iF ■ff�ff� ■ff�ff� • ■ff�ff� ■ff�ff� • i 4 ODS CIVIL ENOWEERING COVER SHEET CIA SITE DEMOLITION PIAN C2.0 SITE GEOMETRY ­N CSO SITE EROSION AND SEDIMENT CONTRO_ PLAN CSH00 EXISTING IMPERVIOUS —k EXHIBIT I \ � ', .J I y Il J/ I �1 I lief '- 3,44 L -I I' - - -, y e j I / I�III;«'llllll I 'D.°TIN -ir, �\ xs'Di \ wncnou ——''——— X — _---- HERizaorts .v \ I PNRanc S.NPUT, R xmosrnus aeao, / , I — our000R anannEnlss.� "/ � f � \''I`—� I f sc \ \ — iINNt— a� r8 ■� +INTERIOR DESIGN STUDIO Archltecf 259 SoUth Street, Suite A WAUKESHA, WI 53186 p: 833-3W6180 1' DUFFEK ■ CONSTRUCTION Conrraaror Wz29 N1870 Westwood Dore Waukesha, WI 53186 p 262 323-6883 . a e h®duftekconstrUcrion.com Project Info.— 26011 BASS BAY BREWHOUSE New Construction S79 W 15851 Aud Mar Dr MUskego, WI © 2026 THRIVE ARCHITECTS, LLC Z Q w Drawn by Checked by NJH DMR / 1�¢ I Revlsons / / I No. Dare Description ! 05.22.2026 PC SUBMITTAL / — 1 0 — ' `1I F-- — _ "y I' n1' vROP l'4 Z — — ` O Sheer No. SITE PLAN F_ S P 1.0 O SCALE:1"=30'-0"(22x34); 1"=60'-O"(11x11) © Z 4�6 W 11 05-19-2026 To: City of Muskego Department of Public Works & Development Attn: Adam Trzebiatowski W182 S8200 Racin Ave P: 262-679-5598 Regarding: Bass Bay Brewhouse — Conditional Use Grant and BSO Plan of Operations Project Narrative The plans being submitted are for a new ground up building, to replace the former Bass Bay Brewhouse, which was destroyed by fire over the 2025 holiday season. The plan is to match the previous use with a full -service, sit-down restaurant and banquet venue space for hosting events. Restaurant hours will be Tuesday through Sunday. Restaurant will open from 10:00 am to 9:00 pm, Tues, Wed, Thurs, Sun. Friday and Saturday 10 am to 10 pm. Closed Mondays for potential events or holidays. We will feature outdoor dining and bar service with all bars, inside and outside, closing at legal closing times. We will host outdoor music events, with live music ending by 10:00 pm. Music events will be scheduled through the City approval process. Banquet hours of operation will be determined by need but will adhere to all outdoor music and bar closing regulations. Weddings, along with ceremonies, will make up a large part of our operations in the event space, but we will be hoping to host a large variety of social events. Pontoon rentals and sightseeing cruises will be a seasonal feature, in addition to kayak rentals. Both may begin by 10 am and end by dark daily. Delivery times may vary daily. We generally request delivery times between 9am and 3 pm. These deliveries are made by both box trucks and semi -trucks. Bakery, Dairy and Produce deliveries often require earlier arrival times, but they use box trucks. Deliveries will come to the new kitchen entrance at the rear, on the north side of the building. A secondary enclosure is being provided around the kitchen on the North side of the building. This creates a screened space for the kitchen coolers and equipment, as well as a space for trash and soiled linens awaiting pickup. The residential unit within the building will be owner occupied. 259 South Street, Ste A, Waukesha, WI 53186 Waukesha I Madison I Appleton 50 H Architecture Project Narrative The former building was two stories, with the banquet venue and residential unit on the upper level, and the restaurant on the lower level. With the new construction, care has been given to making the entire facility more accessible. The new plan is a single -story building. We have opted to create a more modern aesthetic, while still calling back to the previous supper club vibe with the use of mostly black and white materials around the building, along with some warm wood accents. The primary exterior cladding materials are a thin brick veneer and an LP siding product. For the LP siding, we have chosen the nickel gap siding as opposed to the typical lap siding, giving the building an elevated feel. The lake side is mostly storefront glazing, with some operable window openings provided through glass over -head doors and a glass partition wall at the wedding venue. There is a mix of asphalt shingles on the roof, as well as some limited standing seam metal roofing at the lower sloped dormer elements. All the soffit panels around the building will be a faux wood product. We are intending to carry that wood soffit look into the main restaurant and banquet venue space so it appears seamless from the interior to the exterior. Much of the dining space and experience of the site occurs on the patio between the building and the lake, offering views and ambience to visitors. Percentages of the fagade materials are provided on the Exterior Elevation sheets. Appended 05/29/2026 #2 — Exterior materials We are pro vided a PDF material sample board with images for further clarification. Specifically the questions was asked on the "Nickel Gap"Siding. Nickel Gap siding is a tongue and groove material which provides a more contemporary look to the typical lap siding products It is manufactured by LP, and provides a similar quality to their other products. The panels are installed horizontally in boards and are manufactured with a tongue and groove so they lay flat against the exterior instead of lapping over the top of each other. There is a small nickel sized reveal between the boards. Images have been provided with the sample board. The lake side of the building has a series of dormer elements that you'll notice are replicated on the North side of the building over the kitchen and staff areas. In these locations, they are "false dormers", providing screening for the building and kitchen mechanical units. These will be recess area wells with the walls of the false dormers blocking the views of any equipment in these areas. In lieu of windows, ventilation grilles are being provided to maintain some of the same aesthetic as the conventional dormers on the lake side. These area wells provide a minimum of 5ft of vertical screening, which, given the height and location on the building, should adequately block any views from the parking lot and surrounding areas. Appended 05/29/2026 — False Dormers and equipment screening It is intended that all Mechanical equipment be located within these "false dormer"areas above the kitchen. We do not have full MEP designs completed at this time, so we are making our best estimate of the size and scope of equipment that will be needed. Once final designs have been completed by the MEP engineers, we will coordinate and update 259 South Street, Ste A, Waukesha, WI 53186 Waukesha I Madison I Appleton 51 TTH R VE OMOM Project NarrativC as needed. We would like to be able to review with staff at that time to ensure we are providing adequate screening of all equipment. Screening fencing is being provided at both the residential unit on the North side of the building, as well as at the Bridal Suite patio space on the East side of the building. Both of these are a horizontal style cedar fence board, left to weather naturally. Appended 05/29/2026 - Fencing A fencing detail was provided on L5P1.4. This detail is intended for screening around the North Parking lot area. These fence sections are intended to be intermittent between the planting elements to help pro vide better screening for the residential neighbors for sightlines and headlights. (Image provided below to highlight the intermittent fence screening for this detail). This fence style will also be used for the screening fence at the residential unit and bridal suite areas as described above. Appended 05/29/2026 - Existing Buildings on site There are two existing building structures on site. There is a small garage on the West side of the property that will remain. It is currently a black/grey asphalt shingle roof with white vinyl siding. The overhead doors and man doors are white. There is a larger garage on the East side of the property that will also remain. This larger garage has a dark grey standing seam roof and white vertical metal siding. The overhead doors and man doors are white. We feel that with the primarily black and white color scheme of the new building, that the existing colors of these buildings will coordinate with the new building. The roofs on both of the existing structures has recently been replaced, so we would prefer to leave them as is, until such time as they need to be replaced and they can be updated to match the roofing materials of the new structure. 259 South Street, Ste A, Waukesha, WI 53186 Waukesha I Madison I Appleton 52 11 Project Narrative Appended 05/29/2026 — Outdoor Bar There is an existing outdoor bar with a wood structure providing cover. A portion of that structure was permitted and is intended to remain as is. An addition was built on to the structure that we are currently working with city staff to get temporary approvals for it to remain for the summer. Plans have been submitted with the inspections department and it is our hope that it can remain for the summer season use and will be removed at the end of the season. There was also a section of patio space that was added at the Southwest of the former building this area is being included in our calculations for the parking and usable square footage. Site Work The northern portion of the site will be paved to maximize parking stalls on the site, following required code and discussions with City staff. Parking counts are indicated on the Architectural Site Plan, but the additional parking, and a slightly reduced building means that we are reaching the Muskego zoning numbers for required stalls based on the square footage numbers of the indoor and outdoor seating space. Appended 05/29/2026 — Setbacks The setbacks have been identified on the Architectural SPL 0 sheet. The lake side was revised to properly show the location of the 50ft offset from the OHWM. A survey has also been included with this revision. Zoning typically calls for parking islands throughout the site but based on the existing site conditions and trying to maximize the number of stalls we're able to add to the site, we have opted to create two larger landscape islands. The linear island the runs East-West across the site is existing, while the triangular shaped island on the North part of the site is newly created with our parking configuration. The green space provided in these two interior landscaped areas is 5,905 sf. The main parking lot impervious area is 65,870 sf. That translates to a 9% ratio of landscaped island square footage to parking lot square footage. City Code 400-153-C-2 requires 300 square feet of landscaped area for every 25 parking stalls. Even excluding the drive aisle, the code would require a 7.4% ratio (Assumes 25 standard sized stalls at 18' x9'). Appended 05/29/2026 — Parking We have allocated (x2) parking stalls for the residential unit and noted them on the revised Site Plan. We have also updated our parking calcs to omit these two stalls from the counts for the primary use. Further clarification of the parking calculations, with color coded diagrams is provided below. Appended 05/29/2026 #2 — Parking A color coded diagram is being provided along with an updated Site Plan. We have calculated the following: 259 South Street, Ste A, Waukesha, WI 53186 Waukesha I Madison I Appleton 53 H Project Narrative ❑ 2,975 SQ_ FT. BANQUET VENUE SPACE ❑ 1.600 SO. FT. RESTAURANT DINING SPACE ❑ 1.760 SO. FT. OF NEW PATIO SPACE ❑ 2.785 SO. FT. OF EXISTING PATIO SPACE AT C11 ■F1I1*1 ■7-F11ZFAN911 9,060 SO. FT. TOTAL DINING SPACE Based on the zoning ordinance of 2 stalls per 100 square feet of primary function, including the new indoor space, the new outdoor patio space, and the existing outdoor patio space, we are coming up with 9,060 sq ft of primary function space with requires 181.2 parking stalls We have also allocated two dedicated parking stalls for the residential use. This brings us to a required parking count of 164 stalls. We are providing 189 stalls to try to maximize the amount of spaces on the site, as we know there has been a history of not having adequate parking at the former building. We have opted to add the curb and gutters only on the areas where new paving is being added. The South part of the parking lot will be milled and overlaid. New curb and gutter in this area would negatively impact the existing drainage patterns and with the landscape being provided in the northern lot, there is no proposed vegetation to protect with the curbs. A new sanitary sewer connection will be installed from the building to the sewer main in Aud Mar Dr. The building will be served with domestic water via a well. Stormwater will drain overland from the building and parking lot to Bass Bay, matching existing conditions. A sump pump is anticipated to collect minor tributary areas at proposed doors. This pump outfall will be located to minimize disruption to the site during and after construction. Sincerely, David M Raschka, Associate Principal Thrive Architects 259 South St., Ste A Waukesha, WI 53186 P: 833.380.6180 259 South Street, Ste A, Waukesha, WI 53186 Waukesha I Madison I Appleton 54 % j \ �� % ••\ yNyj P ry \ 5 ice/ (hl lo. Si e2 �sS r4. c A ERIKSSON ENGINEERING ASSOCIATES, LTD. M ,..... 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M1a 9a � b.s 9 7.0 2.r ha Da 9.o s 12 l to to to Co .5 .1� ., se e a -/- D.o D.o D.o D.o D.o D.o to b.o\�o' D. b.T D.e D.e 1 i �9z }. r D.e D 1.o r ha � e h to to to b.o 1 ` s o f� " se 9 I a D D.o e.o e.o e.o e. to to O.D� .o e2 r 1s 1a 1s . b. saJ p,.n�2. h.a Dr es e. 2 R.r 3AD to p., 1a 2 to to to D.o )b to to to e. to to to to vv, 53 b.4 2. 12 Z�} A 3.t 1.s O.e D.e b.e b.a /b: 1 to to to to )to o to O to to to bor p� t0 �I9'q O.r b., �1:x b. O.a to 0. .0 9. .o D O.e 9.x 2n b. 2 .x b2 },r 3.D 1.r 1. 1.0 1.1 1. a l to to to to / J i / 1 4 -e Is, I'.z .o o D.D to to D.a D.o DD O.o O.o .s S.s 3.0 4 9n ba O.o 15. 95.a 32 2.r h.r D.a 9.t 3.2 }2 }.e b.4 3.5 b.2 2.s 9.s to to b OPROPOSED PARTIAL PHOTOMETRIC LIGHT LEVEL CALCULATIONS PLAN - NORTH' .rvw LUMINAIRE SCHEDULE LUMINAIRE SCHEDULE an Draw° aro a °m am poxF.I. m- Ll.. ® nw, Law000 - al-elex • en-0430-D i rw CL.Rmry 6700 ,.ao seEACL A _ x INSiTE LANDSCAPE DESIGN Landscape Con GoI & Master Plannin¢ Desien SeWces 11525 W. Noah Avenut Suice 1B Wauwatosa, W150226 TO (114) 4'16-1PA4 edesigninecom mdavis�minsiredesigninccom Proe _ l BASS BAY i BREWHOUSE S79W15851 AUD MAR Drive l Muskego, WI 53150 j Issuance and Revs ns. Date 53 -I-1 Description 4 04/17/25 SubmlVal Z i 04/20/26 com 2 mbm,� a 05/22/26 sson ea mlai o s- a i1 cbanc meu n 4 Submi,blmtso R rxrsnaavnx csrvm'xe�vaonucun �h` o,qM pry C uv°vci4°var"`a msrrew.�'O:uvn� a orn u` ae a 2 wrmo as �HT.Tlts -L-ALIGH1 LeN eLsea , .� ,m o a „ �w�mwALLP K ED. � ,aa m DnD GGERS SHOT L NE € a�aKmaw aoory �m. ,m ,am oa750 -A.-G.1 �D. � ,m 112 a „Iw�xwnan -,ox n¢Iluosixnuuncs.mvwr�iuxonvoe¢exuxawnl e ° •^^°^ 0 �ivawn FAc - rm -L-ALIGHT Lsoc c w ,m r - . 122 STATISTICS s+� rm ar A�aaab Tel r Date of Dravnng: 05/22/26/26 S scale:C.2oa cAc - rm EncLnAEa uarvr Leos oo zaa MZO"B i.s c a.a c D.D ry A ry A WO mvoxx �MIsa1_N� Drawn By: MCD ry JB - Job Number: L26-022 arm o rvex lawwn aACLAaa 11 tFm r _ w w ,.ro me Sheet Number: �c _ a,m-A-1111 �Ds r a nm ,m ea � x.a,.a.,r.oa oarsEa.a �a � M ol.ocIllooTlIl P H O 1.2 N P1�1( D.a Do D.o b.o tla1 5.2 3.4 2. 1.2 R.i Y .s 1 2.T z 2 9 a , h.s I be D.a Da e.s ib. t O.o ba 9 e.p D.o to t y.o-�9.o O 151 3. .o i'z � a 8. 9a O.o 9. 2.s 9. a o � O.e 9z 2.a 8. z z Y 3.o h� h. h.o 9.t 9. `a � + O.o INstTE /� -/ A EXl I LANDSCAPE DESIGN U.o D.0 D.a 1 �. O.a to s 59 9.o a 11.z 0.a 9a 9.a is. hs.a 3.z R.T M1.T Os 9.t'Co 5.z Y.z Y.e 9.a 3.s 3a 2.3 a is i o I to i Landscape CnesoldI 0o Do to Do�b. U.o O.o 00�' s Ua + M1.2 i., s 3s to a S.s 5.4 U.e 2.s '1A .0 D.s t 2.e ha Ss Y.4 Y.o y.s U.+ 2.4 .85 to &Master Pl.-KT-g,,Sevi- :�- 4 11525 W. Noah A- , Suice 1B 1 to to to yo to to D.+/ ,S D. M1.s 1.e M1.s D. �[ a 3a y.s Y.2 9.s 9.s 9. 0 4+ e.T t 5.a 3.+ 9 D.o D.o Wauwatosa, W159226 r / s TO (414)476-1PA4 -9 �@ edesigninecom b.o a to D., a D.e .o D.a D.T D.T e. 9a R 3 9a 9s 1. D.T �J1 a$ 5a 3.+ 1. to m7d -imi t=di2gi nccom D.a �., 0., 9.z D.e O.s D.s D.s e i b. 92 9.a U.a Et -_A e T 2.� b. *y4 T _ s Sz 3.4 to 1 to to to A.a D. 8 8.0 .s Os O. D.s '03 i. U. 96 9.s a to ha Ds ®., 33 :g y Oo to O.o O/.o to D. 8. O.z Sa 3.s i.e M1 O.s D.e iz 2. D. to » 9P ro �� b.n O.a ht to b�100 D.01.+ h.4 '4s 3.+ M1.4 .a O.0 4s Ds i.t .z 5.0 9.e s b + 0 b_s 2.i e.4 e.4 e e 0.2 a e. to to 2 �\ D.a to \ .o D+ a D 9 ].e 3.2 9.+ 3a R.a M1.s O.T e.s D M1a 124 12.T 9.o a h 9.2 Oe. 9 2.e D.s D.+ + D.o !� ID.o D.o C to b.0 D. D. 3A UA D.T es D.s b.T 1.+ 1.2 1.2 -- e.a 4.s M _9.t to to a\ to b.0 PP. � �2 -II m \ al n � 2 ni n� W➢ to O.0 D.o D D., Ds b. 1 X2 Y.s to Sz D.s D.e D.s D.s b.e is, to bll� O.o [ C D.a D.o D. (b.o to - 9ll BASS BAY � to to to �11� .,2a OL/Isol, n 3 [ ) •C'22s �- \'i 110 /\1 o to I o to BREWHOUSE V a to to D.0 e'C D, �., D. 9.a 22 8.0 'a.e 9. 9T a D.e O.T O.e O.e D.s 2e \'Gz.e• M M 2 2 D� to /Oo to to to S79W15851 AUD MAR DfIVe N a \ •G 1, \ a Muskego, WI 53150 po to to Do D. \V+ D3 D. i. W k. M1.s 1.0 1.0 is M1.z 1.2 M1.2 M1.i a b.4 9.0 s 2 I 5' D.o /(\O.o no IIto to 2RR e.0 to to +\b.2 1.2 R.s R.T R.4 2.a R.T 3a y.2 4.5 34 i.e ^ .D 3. D.+ �Do U10 .a .o e.0� VIs to to to e. b.+\ b3 to Rs S.e X1 ba 3 5. e 0 to to A:o 9.o ID.o b.o J) 2 to to to to b. to 3.4 S.T Y. 9.T9 0.2 D 2.s D.t �O.0 s O.a O.0 b.o \ Issuance and Revisions: W t 2t J ns: o D.o 1. to %,2 b.z 8t b2 1.e O.4 O. �2z+ 90 i 2 M1s2 h+. a Y.t e.2 IO.t D.o D.o�il o to Date NumberoDescdpfion Is to to to to s5 i.s I � D.s h.z 3a 8.a 9 � s .e o liz' Da a O.t to to U.o to 04/17/26 ant aev a _ o I Submtla Z v D.0 D0�` D.o UO 40 \ D. D.a s -b:.� D J5 � U U U. 9.0 .0 so D. e+ o to to U.o 00 � V' �\L \ \ .z z e D4120/26 to �n e.a uy U.o\ U.a to �.tl. e.+ U., tf D.t D e D.t U o U, D. 2 2 e.2 e.2 a1 D. D. .o U.o U.a p.o e.o Q � I\ \ J �J 05/22/26 b.o,e.a to b` e.o to e.o b.o bo D.a e.a to to to e.a eo to to to e.p e.a e.o to to D.�-D.o D. to A.o to D.o to \ D. io \ to to b.o D.o D_a �.o D.a b=D.o D. b.o D.o D.a O.o O.a to o ,Do b. 0.o to to subm+b nn o a i JD.a b.o D to to D to to "oc to }f�. �m to) to to to to b.o � Do a to to to to D.o O.o O.a O.o O.0 b.a to O.o O.a i\Do Oo O.o O.o O.o to 9 �.. o Do O.o O.a O.o to O.o O.o,�.o to 9.o to Q U.o O. DO D.0 D. \Do to 40 �0 e.0 �qo Do U.o no 00 DO to to to 0 0 �V o` Do U.o eo 0��84 to to to to To to to b. e. D.o ry.O U.a to z.o b.o e.o(\e.a e.o D.o D.o b.o e.o e.o ps' D.o b.o e.o e:`'9,p S,S D.�b.o -tea T.o 5fir D: e.0 to D.o D.a e.b b.o b.o e.p 1 e``.a D.o.. 9.a D.o D.o D.�J�.o Se D.o to e.a to D.a to to to I �� to D.a to to to �4Qp` to DLL. D. �` orgx J m 1 PROPOSED PARTIAL PHOTOMETRIC LIGHT LEVEL CALCULATIONS PLAN - SOUIH \ aea +.uvrJ4°rDn"i wcvsE:ryc a�w Am Q g rronb rmxeoa 4� LUMINAIRE SCHEDULE LUMINAIRE SCHEDULE U." KK_� oe Txe �,n mw as, m x"nner �,ay Sheet Title:�°wa+tx'w coxsoxr O� ® xaw b"wom - 0-e0ex EPeraxen uaHT u=oc _ coiure aro 23 • R 0 oPrx eNnm xrPewou sol�wo +.2owelrwa n,x nao +.m m PROPOSED PARTIAL PHOTOMETRIC 2 LIGHT LEVEL CALCULATIONS PLAN, EbsPncaab m SOUTH € ® A<na + EAc - [ACOnn[n uexr �Eos c"ium t.w rs o ++ n Et5v5o2 WALL PACK LEos _ N"Iw t.w 52 u+ aagOu+o FnCI0R3exovsrou olGlxw6[oxax -L�F-m 0 x a R „ta a a� Km R+aoaM m +m +asa D GGEPRS �H01 L NE 1ACLARPAxann LP., , e ,"�� 122 �o�tsl��,Iw®��wxAp a1 av LaoOon STATISTICSlloll nrt Ixo,wa wnl u 0 x ee.pLa® - m E-A-ucxr LEoc a coium - +zzlll+ r Date of Dravnng: 05/22/26/26 A T - re oasmMim n o a. o A,,nM. Scale: EAeOAaEAucxr aEon _ soiuie too zaa c ne s} c ur uEaM,xmvoxFK ® Drawn By: MCD 0 x .. ww. scam Job Number L26-022 w a x•.v �aoam RACLARPAuaxr u=oe _ b eoiw +.ro ms Sheet Number E m E x ax �as T so. m.aat .ro.rAEn.. M P H O 1.3 W City of Muskego Plan Commission Supplement PC 036-2026 For the meeting of. June Z 2026 REQUEST: Building, Site and Operation Plan Amendment (BSO) for Bass Bay Brewhouse Beer Garden S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002 NE'/ of Section 15 PETITIONER: Ryan Oschmann, Bass Bay Brewhouse INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 036-2026 Bass Bay Brewhouse is seeking a Building, Site and Operation (BSO) Plan amendment to install a temporary framed tent at the outdoor beer garden. A BSO Amendment was approved at the April 8, 2026 Plan Commission meeting via Amended Resolution PC 027-2026 for the outdoor beer garden. CONSISTENCY WITH ADOPTED PLANS 036-2026 The 2035 Plan depicts the property as Medium Density Residential uses. Comprehensive Plan: The proposal is consistent with the Plan as the current use was already existing and this is an interim solution while approvals are sought for rebuilding the structure on -site. The property is zoned BL-2 — Lakeshore Commercial District with a Zoning: Conditional Use Grant for a supper club. Similarly, this is a temporary use from May through October of 2026 while the owners pursue approvals to rebuild so the proposed amendment is consistent with the code. STAFF DISCUSSION PC 036-2026 As noted above, Bass Bay Brewhouse is seeking approval for a temporary framed tent for the beer garden with outdoor seating. The beer garden approval is for the 2026 season, and the temporary tent would have the same approval timeframe which is from May through October 2026, weather permitting while they navigate the approval and rebuilding process. Outdoor seating has been allowed since the approvals in 2019. The tent will be 12 meters (approximately 39 feet) by 18 meters (approximately 59 feet) located over the southeastern portion of the outdoor seating area. The tent will encompass the permanent outdoor bar area and the seating towards the eastern band location. The tent will be framed and professionally installed. The photos provided show side walls on the tent that can be opened up during good weather and closed during inclement weather. The tent is anchored to the ground so there are no exterior guidewires, ropes or cable tie -downs extending from the sides/corners of the tent. The tent will provide adequate covered space for patrons arriving throughout operations during varying weather conditions. The tent is not intended to add any capacity that was previously approved. 64 Overall, staff has no concerns with adding the framed tent over the outdoor patio during the duration of the 2026 season at which time the tent must be removed from the property. All conditions of approval for past BSOs remain in effect and any changes after the building is rebuilt to the building or site will also require a new Plan Commission review and approval. STAFF RECOMMENDATION PC 036-2026 Approval of Resolution PC 036-2026 65 RESOLUTION #PC 036-2026 Supplemental Map TwW A Bass Bay Brewhouse S79 W15851 Aud Mar Drive �, &cqw U SKEGO CV, A .4 L � li l Aul QAgenda Item(s) Right -of -Way Properties 0 100 200 Feet I I I Prepared by City of Muskego Planning Department Ytation Office � RESOLUTION #P.C. 036-2026 APPROVAL OF A BUILDING SITE AND OPERATION PLAN AMENDMENT FOR BASS BAY BREWHOUSE BEER GARDEN LOCATED IN THE NE'/4 OF SECTION 15 (S79 W15851 AUD MAR DRIVE / TAX KEY NO. 2217.999.002) WHEREAS, A submittal was received for a Building, Site and Operation (BSO) Plan amendment for Bass Bay Brewhouse Beer Garden located in the NE '/4 of Section 15 (Tax Key No. 2217.999.002 / S79 W15851 Aud Mar Drive), and WHEREAS, The petitioner is seeking approval for a framed tent at the beer garden over the main patio area ,and WHEREAS, A BSO amendment was approved at the April 8, 2026 Plan Commission meeting via Amended Resolution PC 027-2026 for the allowance of the outdoor beer garden during the 2026 summer/fall season, and WHEREAS, The property is zoned BL-2 — Lakeshore Commercial District with a Conditional Use Grant for a supper club and similarly, this new request is for a temporary use of the outdoor portions of this site that were not affected by the past fire, and WHEREAS, The 2035 Comp Plan depicts the property as Medium Density Residential uses and the proposal is consistent with the Plan as the current use was already existing and this is an interim solution while approvals are sought for rebuilding, and WHEREAS, Outdoor seating on this property has been allowed since the approvals in 2019, and WHEREAS, The tent will be 12 meters (approximately 39 feet) by 18 meters (approximately 59 feet) located over the southeastern portion of the outdoor patio seating area, and WHEREAS, The tent will encompass the permanent outdoor bar area and the seating towards the eastern band location, and WHEREAS, The tent will be framed and professionally installed and the photos provided show side walls on the tent that can be opened up during good weather and closed during inclement weather, and WHEREAS, The tent is anchored to the ground so there are no exterior guidewires, ropes or cable tie - downs extending from the sides/corners of the tent, and WHEREAS, The tent will provide adequate covered space for patrons arriving throughout operations during varying weather conditions and is not intended to add to any capacity that was previously approved. THEREFORE BE IT RESOLVED, That the Plan Commission approves a Building, Site and Operation Plan amendment for Bass Bay Brewhouse Beer Garden located in the NE'/4 of Section 15 (S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002). BE IT FURTHER RESOLVED, That all conditions of approval for past Beer Garden BSOs remain in effect and any changes after the building is rebuilt will also require a new Plan Commission review and approval. BE IT FURTHER RESOLVED, The tent approval will follow the same schedule as the approved outdoor seating area which was May through October 2026. BE IT FURTHER RESOLVED, The tent must be removed from the property after the 2026 season. BE IT FURTHER RESOLVED, Any changes after the building is rebuilt to the site or building will require a new Plan Commission review and approval. 67 BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise authorized by the Plan Commission. BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall result in the imposition of fines of $124 per day, the initiation of legal action, or both. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 68 THR VE ARCH TECTS + INTERIOR DESIGN STUDIO Architect �259 SouM Sheet, 5uile A W 833E18 -6180 186 p: 833J80-6I80 DUFFE CONSTRUCTION contr«mr W229 NI870 Westy—d Drive Waukesho.W153186 pe: 262-323-6883 aoenrh6tlWlekcoroWclbncan rPreject inlo.— 26011 BASS BAY I BREWHOUSE Nev, Construction 579 W I5851 Aud Mar Dr Muskeg. , WI 02026 THRIVE ARCHITECTS, LLC Drawn by Checked by NJH DMR RevbiM No. Date Desai Lion 05.182026 Prelknlnary Z O F- U F- N Z 0 U Sheet No. O © 0 SP1.1 The Bass Bay Beer Garden is proposing an amendment to the existing business site and operations plan to include the installation of a 12-meter by 18-meter framed tent, supplied by JK Rentals, located on the main patio area and covering the existing outdoor bar. This style of framed tent is intended for long-term seasonal use, with a minimum rental term of four months. The proposed tent structure is an essential operational addition to the beer garden. Currently, aside from the existing outdoor bar area, there are no substantial covered areas capable of accommodating the volume of guests permitted on -site at any given time. While the Bass Bay Beer Garden maintains an approved occupancy capacity of approximately 500 guests, on -site parking is available for only approximately 300 guests. As a result, shuttle services are utilized to transport additional guests from remote parking locations to the property. The addition of the framed tent is therefore critical in providing adequate covered space for patrons arriving throughout operations and in maintaining a safe and functional guest environment during varying weather conditions. The proposed tent measures approximately 12 meters by 18 meters, totaling approximately 216 square meters, or approximately 2,325 square feet, of covered area. Based on standard standing -room occupancy calculations utilizing approximately 5 square feet per standing guest, the tent area could accommodate up to approximately 465 standing occupants under maximum standing -room conditions. The calculation used is as follows: 2,325 square feet _ 5 square feet per person = 465 occupants While the maximum standing -room capacity calculation demonstrates the overall coverage potential of the structure, actual operational occupancy beneath the tent would be lower in practice due to guest circulation, access to the existing outdoor bar, service pathways, furnishings, and overall site flow considerations. The tent will be professionally installed and securely anchored directly into the existing concrete surface and through the fence post locations into the ground. The structure is designed without exterior guidewires, ropes, or cable tie -down extensions extending beyond the immediate framework of the tent, minimizing impact to surrounding walkways and patron areas while maintaining a clean and safe site layout. This addition is intended to improve overall guest experience, operational functionality, and weather protection for the main patio and existing outdoor bar area while supporting the ongoing operation and capacity needs of the Bass Bay Beer Garden. 0 71 m fjL jj + E I V' kci(E a NsoN wac G TT r7i 11 K NEUSON ,� WaCKFn '� I r l;, _ � NfU�N .W W1C4Fd ,,, • � T } f d f�— �'` • ;% — AV � ---�: � � �� -ter ■r I r� t lb 74 T 1 030 1 DETAIL 1 BASEPLATE(X-CABLED BEAMS) F-400 —N 030 r+ 150 I N DETAIL 2 •JI BASE PLATE (NON -CABLED BEAMS) 400 r1­ oo 030,00 DETAIL 3 GABLE END BASE PLATE GABLE END BASE PLATE (TYP. 4) DETAIL 3 BASEPLATE (6-HOLE) (TYP. 8) DETAIL 1 i o I 0 m m 0 N 19208 [63'- 1 /4"1 xv] C 5000 [16-4 314.1 ►{ LOADING INFORMATION BASED ON THE FOLLOWING: FOOTING LAYOUT 1, BUILDING CODE: ASCE 7-05 (MODIFIED) ALL DIMENSIONS IN MILLIMETERS 2. WIND SPEED: 90 MPH, 3 SEC. WIND GUST, EXPOSURE C 3. LOADING CRITERIA: SNOW LOAD: NONE 4. SEISMIC LOAD: NONE 5. OCCUPANCY CATEGORY: SHORT TERM USE • LIMITS OF INSTALLATION RESPONSIBILITY FOR ANCHOR INDUSTRIES ALL VALUES 1, ANCHOR INDUSTRIES OPERATES PURELY AS A MANUFACTURER OF MATERIALS IN LBS AND WILL PERFORM NEITHER AS CONTRACTOR NOR INSTALLER OF THE NOTES: UPLIFT: STRUCTURE. 1, MEASUREMENTS ARE CENTER TO CENTER OF 1970 2. IT IS THE CUSTOMER'S RESPONSIBILITY TO PROVIDE ALL LABOR, EQUIPMENT, BEAMS AND PLATES. MAXIMUM AND ANCHORING FOR THE INSTALLATION, OBTAIN ALL NECESSARY PERMITS,AND 2. NO MORE THAN (5) CONSECTUTIVE BAYS LATERAL: DESIGNATE THE APPROPRIATE LOADS AND BUILDING CODES HAVING JURISDICTION PERMISSIBLE WITHOUT X-CABLING. A 14s6 OVER THE INSTALLATION SITE. 3, NOT ALL INCLUDED DETAILS MAY BE USED ON 3. THE TENT STAKES SUPPLIED MAY NOT BE ADEQUATE TO MEET THE DESIGN SPECIFIED STRUCTURE LOADS AS DEFINED. TYPICAL BASE PLATE DESIGN .� 0 4, IF A WET ENGINEERING SEAL IS REQUIRED, THIS SERVICE MUST BE DEFINED AND QUOTED SEPARATELY IN ADVANCE WITH ANCHOR INDUSTRIES. LOADS W/ NO SAFETY FACTOR I I 5. APPROPRIATE STAKES OR ANCHORING DEVICES SHOULD BE INSTALLED IN ALL :71NDUSTHIL- INC. �-� •��'�'�"�°-'' �nub1'A r ANCHORING DEVICE MUST BE DETAIL A LOADINGS iii BASEPLATE HOLES. A.S. VENUE PROPERLY DESIGNED TO DOWNLOAD: SCALE 1 / 35 6. IT IS THE CUSTOMER'S RESPONSIBILITY TO READ AND UNDERSTAND THE WITHSTAND THESE LOADS. 2030 ASSEMBLY INSTRUCTIONS FOR THIS UNIT BEFORE BEGINNING THE INSTALLATION. RESPONSIBILITY OF CUSTOMER. 12m W x 15m L x 3m Side Hgt (160 x 100 x 3mm Prol ENGINEERING INFORMATION GATHERED FROM Jan. 21, 2010 (ENG 181). 75 City of Muskego Plan Commission Supplement PC 037-2026 For the meeting of: June 2, 2026 REQUEST: Approval of a Preliminary Plat — Golf View Estates Ryan Drive / Tax Key Nos. 2255.979.002 & 2255.998.001 SW '/4 of Section 24 PETITIONER: James Maloney on behalf of the developer Brian Schoenleber INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 037-2026 The petitioner has submitted the Preliminary Plat for Golf View Estates subdivision. The proposal includes 19 single-family lots and four outlots. The development would be accessed off Ryan Drive. In February 2006 this property was rezoned to RSE because sanitary sewer was available to the area. The original plan for this land development was approved in August 2006 containing 16 lots with a minimum lot size of 40,000 square feet. The developer never proceeded with that subdivision. Then in 2022, the petitioner obtained Plan Commission and Council approval for a Conservation Planned Development (CPD) zoning that was contingent upon Final Plat approval. A subsequent Preliminary Plat was also approved in 2024 for the new 19-lot conservation subdivision. That approval was conditioned on certain conservation principles being implemented. Then in 2025, the petitioners sought approval from the Public Works and Safety Committee to go back to a 15-lot standard subdivision as a rural -style development with ditches rather than an urban style development with curb/gutter and storm sewers. Ultimately, this request was denied and therefore the Plan Commission did not review that 15-lot subdivision. Then in February of 2026 Plan Commission and Common Council approved another rezoning to RS-2 Suburban Residence District and a 2020/2035 Comprehensive Plan Amendment to Medium Density Residential via Resolution PC 006-2026 and Common Council Ordinance #1507. PLAN CONSISTENCY PC 037-2026 The 2035 Comprehensive Plan was amended to depict the properties for Comprehensive Plan: medium density residential development (densities of up to 2.99 units per acre). The proposal is consistent with the plan with a density of 1.37 units per acre. The property was rezoned to RS-2 Suburban Residence District. The Zoning: proposed residential lots range in size between 20,147 SF and 46,907 SF. The proposal is consistent with the plan. Parks and Conservation The 2017-2021 Plan indicates areas of medium level conservation priority area Plan: that includes the wetlands that would remain preserved. Additionally, a Distant Priority trail connection is shown in the 2017-2021 Plan. 76 All interior right-of-ways are proposed to be built to City standards and Street System Plan: dedicated to the City. The interior right-of-way is stubbed to the undeveloped property to the west, north and to the east. The proposal is consistent with the Plan. Adopted 208 Sanitary Sewer The lots will be serviced by municipal sanitary sewer that will be extended to Service Area: the right-of-way limits solely at the developer's expense. The plat is consistent with the Plan. Water Capacity Assessment The lots will be serviced by municipal water that will be extended to the right -of - District: way limits solely at the developer's expense. The plat is consistent with the Plan. STAFF DISCUSSION PC 037-2026 As is noted above, the petitioner applied for and received a rezoning approval by the Common Council under Ordinance #1507 on March 10, 2026 to be able to proceed with the proposed development as medium density residential and RS-2 Zoning. Medium density residential land use includes a density of up to 2.99 units per acre. The net area is 25.955 acres and 19 lots for a density of approximately 1.37 units per acre. The RS-2 zoning typically allows 20,000 square feet of land per lot with a typical minimum average width of 110 feet. The applicant is not requesting any type of density bonus or any waivers to the land division or zoning requirements. Access to the subdivision can be gained from one access point on Ryan Drive via a new public roadway ending with stubs to properties to the west, north and east for future connections to those undeveloped areas. The technical review is underway by the State, County, and/or City. The Resolution is drafted to allow conditional approval subject to all technical corrections being addressed before construction plans and the final plat can be submitted. The misc. items required in the resolution are as follows: BE /T FURTHER RESOLVED, That all wetlands on private lots or close to borders of private lots should be lined with split rail fences as part of the subdivision construction plans. STAFF RECOMMENDATION PC 037-2026 Approval of Resolution #PC 037-2026 77 RESOLUTION #P.C. 037-2026 APPROVAL OF A PRELIMINARY PLAT FOR THE GOLF VIEW ESTATES SUBDIVISION LOCATED IN THE SW 1/4 OF SECTION 24 (TAX KEY NOS. 2255.979.002 & 2255.998.001 / RYAN DRIVE) WHEREAS, A preliminary plat was submitted by James Maloney on behalf of the developer Brian Schoenleber for the Golf View Estates subdivision located in the SW '/4 of Section 24 (Tax Key Nos. 2255.979.002 & 2255.998.001), and WHEREAS, A rezoning to RS-2 Suburban Residential District was granted by the Common Council under Ordinance #1507 on March 10, 2026, and WHEREAS, Said plat proposes 19 single-family lots and four outlots, and WHEREAS, The lots range in size between 20,147 SF and 46,907 SF, and WHEREAS, The 2035 Comprehensive Plan has the area as Medium Density Residential (densities of up to 2.99 units/acre) and the proposal meets this requirement, and WHEREAS, The applicant is not requesting any type of density bonus or any waivers to the land division or zoning requirements, and WHEREAS, Access to the subdivision can be gained from one access point on Ryan Drive via a new public roadway ending with stubs to properties to the west, north and east for future connections to those undeveloped areas, and WHEREAS, The development will be serviced by municipal water and municipal sanitary sewer, extended at the petitioner's expense, and WHEREAS, The technical plat review is underway by the State, County, and City. THEREFORE BE IT RESOLVED, That the Plan Commission recommends approval to the Common Council of a Preliminary Plat for the Golf View Estates Subdivision, located in the SW'/4 of Section 24 and will be receptive to the submittal of a final plat, subject to resolution of technical discrepancies as identified by the City Planning Department and City Engineers, and payment of all applicable fees and outstanding assessments if applicable. BE IT FURTHER RESOLVED, That all wetlands on private lots or close to borders of private lots should be lined with split rail fences as part of the subdivision construction plans. BE IT FURTHER RESOLVED, This approval is conditional upon all State, County, and City codes being addressed. BE IT FURTHER RESOLVED, All State, County, and City review comments must be addressed fully before the City will accept submittal of the Final Plat or any construction drawings. BE IT FURTHER RESOLVED, That a digital file of this Plat 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: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 79 PRELIMINARY PLAT OF GOLF VIEW ESTATES BEING A PART OF THE HE 1/1 AND THE SE 1/4 OF THE SW 1/4 OF SECTION 24, TOWNSHIP 6 NORTH, RANGE 2C EAST, IN THE CITY OF MUSNEGO, WAUNESHA COUNTY, WISCNSIN, PREPAREO OR AN ER STE 6132 BAY TLANE RLPLACE 6IG YA 53150 PREPARED RISTOPHER�1. HLINLLS-55 EN'POINTS01. ONECOHP. LOVERS LANE FRANNLIN, W153132 LJG52513pm ockgoow 6871 S. LOVERS LANE FRANKLIN, VVI 53132 PHONE: (414)42T-1200 BOX HO ra .r..v.sro�a�w _--- ---_ _------------- - - - - - - - - — — — —_ _---. w n 11 0'pT �� WETLAND AREA RESTRICTIONS: TM1ou areas of lantl wM1icM1 ere itlentifi d as wetlantl areas of tM1is Mm shall ce subject to tM1e following resmmions: „m 1. Gratling end flllingsM1allceprohibltetl. sM1ell ce proM1lbRetl �SLOHS/N 9 m\ 2. The removal of topwil or other earlM1en materiak 3. The removal or tleslruHlon of any vegetative d—, cover,i.e.Ireel, shmOs,grssses, etc., sM1ell be proNbitetl wltM1 the on of The removal of exotic,Invasive,tliseasetl, or hararoous vegetal at tM1e tliscrmlon of lentlowner L4ARCO. 4 PASSAREW * / ) 9 �j xcepflDn antl upon the approval of the CRY of Muskego p.hIbt rai `g by tlomesticatetl animas le M1orus cows etc snail be etl 4. Gp 5. TM1e n ro0um on of p ant materiel not Ina genous to the exist ng env ronmam of the nature area she ce roM1OI[etl. Deparlmem (9 PWWIP4N U? I; 6. Paontlsmaycepermittetlsublemtoth.approve of[heCtypf MUN.ago and if app'ceble.lM1e Wsconsin of ral Ruources antl- Army Corp of EnBneers. RUP : T. Construction of buil-I is plohlMtetl. 11 NOPROTECTIONOFFSETRESTRICTI0N5: Thera Ls a cityreauiretl lS-foot wetlantl proteclion oHsef aroun0 all wetlantls re a/ \ I,,CV.pB, fth Ciwhic — itlemifletl as wetlantl protection oihet areas shall follow all restrictlpns listetl In CM1apter 400 of tM1e City of Muskego MunlcipalC tingto we antl and pro[tttlon oHsets.li ONregulations are applicable, tM1en ultl.9-1-shall nmw - �u Ratlaino�mran pny regula�ops. Rnyusiue � THE DEVELOPER WILL PROTECT THE WETLANDS AND PRESERVATION EASEMENT AREAS WITH—OVIMLFENCEIN THE LOCATION6 SHOWN ON THE PLAT. THE FENCING MUST BE MAINTAINED BY THE INDIVIDUAL LOT OWNERS ANO/OR SCALE:1'-100' rVr 1� 2 ]00' SUBDIVISION BOUNDARY: GROSS AREA-26.594 ACRES NETAREA-25.955 ACRES OUTLOT TOTAL AREA - 6.743 ACRES (26%) THE HOA IN PERPETUITY AND SHALL NOT BE REMOVED. t G TXE PU LOTE POSEOF AID IN THE DBDIVHBON SHALL BE OVWNED AND MAINTAINED EN' THE OUTLOTS SHALL BE FOR RECREATIONAL USE AND STORM WATER DRAINAGE. ASSOCIATION. F WETLAND DELINEATED BY HE4RilAND I ECOLOGICAL GROUP (6/2/23) 4 a3 CURVE LwOTN IRaNOs clpRo aFARtlIG OxoRO LENGiM O¢ia TAxOENTM rawaxrour O R 4 ze,>uv. 7 R 4 ze,>uv. 7 F. z ' +»"P HILL „ow TOP ROAD "° 1.3..r.�B •12, — P- 3 PONDAREA o P OUTLOT 2 ne sr F -�. J POND AREA O n a !IT E c x�O�e eF LZ�ua,ww 80 City of Muskego Plan Commission Supplement PC 038-2026 For the meeting of: June 2, 2026 REQUEST: Building, Site and Operation Plan Amendment (BSO) for Nic's Place S63 W18603 Martin Drive / Tax Key No. 2174.991 NW'/4 of Section 4 PETITIONER: Nic's Place INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 038-2026 The petitioner is seeking a Building, Site and Operation (BSO) Plan amendment to make exterior changes to a commercial building. CONSISTENCY WITH ADOPTED PLANS 038-2026 Comprehensive Plan: The 2035 Plan depicts the property as Commercial uses. This proposal is consistent with the Plan. Zoning: The property is zoned B-2 Local Service Center District. This proposal is consistent with the Code. STAFF DISCUSSION PC 038-2026 As is noted above, the petitioner is looking to make significant exterior changes to update the exterior of the commercial building. More specifically, the petitioner will be replacing all of the windows on the building, except for the two that were previously replaced. Additionally, new window trim will be added to all the windows. Finally, hardi-plank board and batten style siding will be installed on the lower half of the building with hardi-plank lap -style siding will be replacing the existing siding on the second floor. The new siding and window trim will be expanded to all four sides of the building with a new color scheme. The siding will be a dark grey color with black trim around the windows replacing the white/grey color scheme currently on the building. There are no additional exterior changes to the building or the site as part of the overall proposal. Additionally, no new lighting or signage has been proposed at this time. Any future signage or exterior lighting changes will need separate permits/approvals. Overall, staff feels this elevation improvement should be a nice addition to this property. STAFF RECOMMENDATION PC 038-2026 Approval of Resolution PC 038-2026 81 UTION #PC 038-2026 Supplemental Map COL•L•EGE•AVE via 4 � 4� . y � • S Ps .R �O S S / }k I Nic's Place S63 W18603 Martin Drive Q Agenda Item(s) Right -of -Way Properties & Cry °f 0 100 200 Feet lTSKEGO ' Prepared by City of Muskego Planning Department 82 RESOLUTION #P.C. 038-2026 APPROVAL OF A BUILDING, SITE AND OPERATION PLAN AMENDMENT FOR NIC'S PLACE IN THE NW'/4 OF SECTION 4 (S63 W18603 MARTIN DRIVE / TAX KEY NO. 2174.991) WHEREAS, A submittal was received for a Building, Site and Operation (BSO) Plan amendment for Nic's Place located at S63 W18603 Martin Drive / Tax Key No. 2174.991, and WHEREAS, The petitioner is proposing to make exterior changes to update the exterior of the commercial building including replacing all of the windows on the building, except for the two that were previously replaced and installing new siding and trim, and WHEREAS, Hardi-plank board and batten style siding will be installed on the lower half of the building with hardi-plank lap -style siding will be replacing the existing siding on the second floor, and WHEREAS, The new siding and window trim will be expanded to all four sides of the building, and WHEREAS, The siding will be a dark grey color with black trim around the windows replacing the white/grey color scheme currently on the building, and WHEREAS, There are no additional exterior changes to the building or the site as part of the overall proposal. THEREFORE BE IT RESOLVED, The Plan Commission approves of a Building, Site and Operation Plan amendment for Nic's Place located at S63 W18603 Martin Drive / Tax Key No. 2174.991. BE IT FURTHER RESOLVED, A Building Permit is required prior to starting the re -siding. BE IT FURTHER RESOLVED, Any signage (temporary or permanent) or exterior lighting changes will require further review for compliance with City sign code regulations and permit approvals. 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 $124 per day, the initiation of legal action, or both. Plan Commission City of Muskego Adopted: Denied: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 83 V 00 Intended Use: U l,Li '• �' � �'` C LDS �iCALtW- v;��e4Ui n4l ic" w VI V- I l,v) ct V o LL c"] Ci Cl L' C Li J If this form has been filled out electronically, please click on the 'Print Application" button on the top of page 1 or to the right of this text. I Print Application Once the application is printed/filled out it can be submitted to the Planning Services Division along with any applicable information required for your submittal. Please see the attached sheet to ensure that the proper supporting documents are submitted along with this completed form. I HEREBY CERTIFY THAT I HAVE READ AND FULLY UNDERSTAND THE BUILDING, SITE, AND OPERATION PLAN PROCEDURE AND FAILURE TO COMPLY WITH CITY REQUIREMENTS WILL RESULT IN THIS APPLICATION BEING WITHHELD FROM CONSIDERATION BY THE PLAN COMMISSION. Signature of the Property Owner: Print Name: Date Signature of the Applicant (working as "Agent" for the owner): Print Name: Date: For Planning Services Use Only Submittal Date: F Staff Signature: Fees Paid: ❑ Yes ❑ No Page 2 of 9 . vw c. � r��. • — _ v r; is �: - � - r � 4 • re ._ MANY j S WIN 9t�i� City of Muskego Plan Commission Supplement PC 039-2026 For the meeting of. June 2, 2026 REQUEST: Building, Site and Operation Plan Amendment (BSO) for BioSource Cultures S66 W14328 Janesville Road / Tax Key No. 2165.978 NE'/4 of Section 2 PETITIONER: Alap Suresh INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 039-2026 The petitioner is seeking a Building, Site and Operation (BSO) Plan amendment to make exterior changes to a commercial building. The request is to remove a portion of the western wall and replace the brick with a new overhead door to be able to install new and replace equipment inside of the building. CONSISTENCY WITH ADOPTED PLANS 039-2026 The 2035 Plan depicts the property as Commercial uses. The proposal is Comprehensive Plan: consistent with the Plan and the current use is already existing and approved for this site. Zoning: The property is zoned B-3 General Business District. This current use is consistent with the Code. STAFF DISCUSSION PC 039-2026 As is noted above, the petitioner is looking expand their interior equipment and to facilitate the installation of the equipment a 10' x 10' opening is needed to fit the equipment into the building. The petitioner is looking to cut the opening in the brick exterior and replace the brick with an insulated overhead roll -up door so that the opening can be used in the future for any additional equipment changes. The overhead roll -up door will be painted to match the existing brick fagade. There are no additional exterior changes to the building or the site as part of the overall proposal. Additionally, no new lighting or signage has been proposed at this time. Any future signage or exterior lighting changes will need separate permits/approvals. Overall, staff feels this modification should not be much of an impact as the opening will be facing the drive aisle and the backside of the neighboring storage building and should not be very visible from the right-of-way with the addition of the fencing approved and installed last year. STAFF RECOMMENDATION PC 039-2026 Approval of Resolution PC 039-2026 :: RESOLUTION #PC 039-2026 Supplemental Map �ii�'�Gi si Wirt � w �l a �} li i �p� � �. � ;& "�s 'I` i � � "�{� i �� € l✓ n, �`I : I'hVi c ,�.vii, ,. 7 f 1 ' Y- �di����4�,��3, m � 9 41 � 10 — " � � gddg,, fat °(tipt T. wia� ' S t� j - i 0gas. I �g _ S,EMw/R\+c,0c,ukesha Cpunty L i BioSource Cultures & Flavors S66 W14328 Janesville Road Q Agenda Items) Right -of -Way Properties Cry °F 0 100 200 Feet AN i . 87 iii(i Prepared by City of Muskego Planning Department RESOLUTION #P.C. 039-2026 APPROVAL OF A BUILDING, SITE AND OPERATION PLAN AMENDMENT FOR BIOSOURCE CULTERS & FLAVORS IN THE NE'/4 OF SECTION 2 (S66 W14328 JANESVILLE ROAD / TAX KEY NO. 2165.978) WHEREAS, A submittal was received for a Building, Site and Operation (BSO) Plan amendment for BioSource Cultures & Flavors located at S66 W14328 Janesville Road / Tax Key No. 2165.978, and WHEREAS, The petitioner is proposing to remove a portion of the western wall and replace the brick with a new overhead door to be able to install new and replace equipment inside of the building, and WHEREAS, The petitioner is looking to cut the 10' x 10' opening in the brick exterior and replace the brick with an insulated overhead roll -up door, and WHEREAS, The overhead roll -up door will be painted to match the existing brick fagade, and WHEREAS, There are no additional exterior changes to the building or the site as part of the overall proposal. THEREFORE BE IT RESOLVED, The Plan Commission approves of a Building, Site and Operation Plan amendment for BioSource Cultures & Flavors located at S66 W14328 Janesville Road / Tax Key No. 2165.978. BE IT FURTHER RESOLVED, A Building Permit is required prior to starting the project. BE IT FURTHER RESOLVED, That any bollards that are installed must be painted to match the color of the building. BE IT FURTHER RESOLVED, Any signage (temporary or permanent) or exterior lighting changes will require further review for compliance with City sign code regulations and permit approvals. 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 $124 per day, the initiation of legal action, or both. Plan Commission City of Muskego Adopted: Denied: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 88 rn 00 S66 W14328, Janesville Road, P.O Box 777, Muskego, WI 53150-0777 • P: 414 422 9085; F: 414 422 9086 • infoRbiosource.us.wm Building, Site & Operation Plan Application (Attachment A: Intended Use) BioSource Cultures & Flavors is expanding its facility to accommodate a new freeze -dryer measuring 92" x 96" x 102". To install this equipment, we need to create a 10' x 10' opening in the building's west exterior wall. We will replace this opening with an insulated Raynor overhead roll -up door, painted to match the existing brick facade. West Wall (Present): Dimensions of 10' x 10' Opening: S66 W14328, Janesville Road, P.O Box 777, Muskego, WI 53150-0777 • P: 414 422 9085; F: 414 422 9086 a info(@biosource.us.com Roll -Up Door: View of Project Location from Janesville Road: 0 Intended Use: BioSource is expanding its facility to accommodate a new freeze -dryer measuring 92" x 96" x 102". To install this equipment, we need to create a 10' x 10' opening in the building's west exterior wall. We will replace this opening with an insulated Raynor overhead roll -up door, painted to match the existing brick fa4ade. Images of the intended alteration are attached. If this form has been filled out electronically, please click on the "Print Application" button on the top of page 1 or to the right of this text. I Print Application Once the application is printed/filled out it can be submitted to the Planning Services Division along with any applicable information required for your submittal. Please see the attached sheet to ensure that the proper supporting documents are submitted along with this completed form. I HEREBY CERTIFY THAT I HAVE READ AND FULLY UNDERSTAND THE BUILDING, SITE, AND OPERATION PLAN PROCEDURE AND FAILURE TO COMPLY WITH CITY REQUIREMENTS WILL RESULT IN THIS APPLICATION BEING WITHHELD FROM CONSIDERATION BY THE PLAN COMMISSION. Signature of the Property Owner: �_/ Signature of the Applicant (working as "Agent" for the owner): Print Name: Print Name: Dr. Narayan Suresh Alap Suresh Date: 5/14/26 Date: 5/14/26 For Planning Services Use Only Submittal Date: Staff Signature: Fees Paid: F- Yes F- No Page 2 of 9 City of Muskego Plan Commission Supplement PC 040-2026 For the meeting of. June 2, 2026 REQUEST: Approval of Temporary Fireworks Sales at Pick n Save S74 W17005 Janesville Road / Tax Key No. 2199.999.065 NW & SW'/4 of Section 10 PETITIONER: Matt Sokol, TNT Fireworks INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 040-2026 Petitioner proposes to operate a temporary fireworks sales stand at the Pick n Save parking lot. The fireworks will be sold out of a 45' x 8' shipping container stand. Signage has been noted on the proposal as temporary banners that will be hung from each side of the stand. There will not be any other signage at this location. Operations are proposed from June 23, 2026 through July 5, 2026, from 9:00 am to 9:00 pm with setup beginning no sooner than June 15, 2026 and tear -down on July 10, 2026. Permission has been received from the property owner to use the site and the restroom facilities. DISCUSSION PC 040-2026 The proposal is consistent with operations of other vendors in Muskego. The petitioner received approval and operated the same fireworks location last year. The petitioner notes that all fireworks on -site and for sale will be in accordance with all City and State ordinances. It has been brought to the City's attention that at least one of the multiple fireworks stands in the City last year was selling fireworks that are not allowed pursuant to Section 263-4 of the Municipal Code. Therefore, there will be random inspection(s) conducted to ensure that all City Codes are being followed, especially relating to the type of fireworks that are allowed to be sold, and if site is found to be in violation of any City codes, the approval will be revoked and the stand must immediately close and everything must be removed from the site. The Resolution is drafted as such. A transient merchant license must be obtained from the City Clerk's Office. The sales container must be located within parking stalls and no drive aisles can be blocked anywhere on site. STAFF RECOMMENDATION PC 040-2026 Approval of Resolution #PC 040-2026 RESOLUTION #PC 040-2026 Supplemental Map 4V�l"rt t" w © it frr w 0 a.: JACOAli CT _ - , , t m� /�.: � GREGORY DR SEWRPC, Waukesha County Land Iil w ` 4 � u TNT Fireworks S74 W17005 Janesville Road Agenda Items) Right -of -Way Properties Cry °F 0 150 300 Feet lTSKEGO 93 iii(i Prepared by City of Muskego Planning Department RESOLUTION #P.C. 040-2026 APPROVAL FOR SALE OF FIREWORKS FOR TNT FIREWORKS AT THE PICK N SAVE PROPERTY LOCATED IN THE NW & SW '/ OF SECTION 10 (S74 W17005 JANESVILLE ROAD / TAX KEY NO. 2199.999.065) WHEREAS, A request has been submitted by Matt Sokol for TNT Fireworks to locate a temporary sales container and signs advertising the sale of fireworks at the Pick n Save property located at S74 W17005 Janesville Road, and WHEREAS, Fireworks sales were previously operated at this location and temporary sales vendors are limited to one on site at any one time with Plan Commission approval, and WHEREAS, The fireworks will be sold out of a 45' x 8' shipping container stand, and WHEREAS, Signage has been noted on the proposal as temporary banners that will be hung from each side of the container, and WHEREAS, A site plan has been filed for staff review and proof of sanitary facilities accommodations has been provided, and WHEREAS, An electrical permit and inspection will be required through the Building Inspection Division for any electricity hookups, and WHEREAS, A Transient Merchant License will be required to be obtained from the City Clerks Office. THEREFORE BE IT RESOLVED, That the Plan Commission approves the request for a temporary stand at the Pick n Save parking lot for fireworks sales for Matt Sokol, TNT Fireworks, subject to the following conditions: 1. Dates of operation approved from June 23, 2026 to July 5, 2026 with setup beginning no sooner than June 15, 2026 and tear -down on July 10, 2026, and 2. Hours of operation permitted only from 9 am to 9 pm, and 3. A letter of approval from the property owner has been submitted to the Planning Division approving rental space for TNT Fireworks and allowing for the use of the Pick n Save's restrooms, and 4. Applicable electrical permits / licensing must be obtained from the Building Inspection Division prior to any site work on the property, if applicable, and 5. Petitioner to obtain a Transient Merchants License from the Clerk -Treasurer's Office. 6. All fireworks on -site and for sale will be in accordance with all City and State ordinances. BE IT FURTHER RESOLVED, The sales container must be contained within parking stalls and no drive aisles can be blocked anywhere on site. BE IT FURTHER RESOLVED, That no signage (including banners, yards signs, etc.) is allowed on or around the site other than the specific signage that was approved as part of the submittal. BE IT FURTHER RESOLVED, That random inspection(s) will be conducted to ensure that all City Codes are being followed, especially relating to the type of fireworks that are allowed to be sold, and if site is found to be in violation of any City codes, this approval is revoked and the stand must immediately close and everything must be removed from the site. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 94 LO 0) Legend Rim TNT- F'I R E`�'4 "itfool"MAISS - 0 NEW LOWER PRICES!! IJP-IrC)07O9/bOFF NEW LOWER PRICES!! UPYC>709%OFF CHECK OUT OUR 40 u E FREHE NT GE kp c NEW LOWER PRICES!! BUY UIAHE t9l FREE ti Matthew Sokol TNT Fireworks Area Manager Wisconsin 35239 Castle rock Dr Summit, WI 53066 Phone 715-797-6885 To Whom it may concern: Please note I have made several notes to all involved with the operation regarding the road signs we had an issue with previously. We will have them removed from the signage so there isn't even an option to have them out. Business Operation Proposal A. Name of Business Operation: American Promotional Events dba TNT Fireworks B. Place of Operation: Pick N Save, S 74 W 17005 Janesville Road, Muskego, WI 53150 C. Property Owner: Kroger Co. D. Description of Operation: The retail sale of Class C fireworks allowed by Wisconsin State Statute 167.10 and the city of Muskego. The sales will be conducted out of a 45' x 8' Container stand. E. Signage: The signage used will be as shown in the planogram included with this application. F. Trash: Trash will be removed daily G. Dates and hours of Operation: Setup will be no sooner than June 15th, 2026 with tear down on July 10`h, 2026. Actual operation and selling will not take place until June 23rd, 2026 and run until July 51h, 2026. Hours of operation will be 9:00 AM to 9:00 PM daily. H. Insurance: A $1,000,000 liability policy will be in place for the group and location. The City of Muskego will be listed as an additional insured. I. Restrooms: Per our agreement with Kroger Co, we have access to their restroom facilities. January 28, 2026 TNT Fireworks - Leasing Operations 4003 Helton Drive Florence, AL 35630 RE: 2026 July TNT Fireworks Locations — ROUNDYS WISCONSIN OPERATING DIVISION This letter is to advise that the following referenced stores have been awarded to TNT Fireworks for the July 2026 holiday Stand/Tent sales, subject to the terms of any applicable property lease agreement, any applicable REA's or property management requirements and approvals, and to a fully executed License Agreement. Kroger grants permission for all patrons of the sale to utilize the restroom facilities at our stores. It is understood that all sales will be conducted in accordance with all regulations governing firework sales for the areas in which they are held, understanding that the local municipalities may have differing laws than its governing state. TNT is responsible for obtaining all necessary permits and/or licenses. KROGER STORE -ID 534-00111 KROGER # 111 ADDRESS 2064 Lime Kiln Rd. CITY STATE BELLEVUE WI 534-00128 534-00132 128 132 6800 Century Ave 1500 Pinecrest Ave MIDDLETON WI STEVENS POINT _ WI 534-00180 180 3650 University Ave 6540 Monona Drive SHOREWOOD HILLS MONONA WI 534-00181 181 WI _ 534-00381 381 S74 W17005 Janesville Rd. MUSKEGO PEWAUKEE WI WI 534-00374 374 1405 Capitol Drive 534-00396 396 1505 Madison Avenue FORT ATKINSON APPLETON WI WI 534-00403 403 N135 Stoneybrook Rd. Should you have any questions please feel free to contact me. Sincerely, eAf -- Elizabeth (Liz.) Harpole (Real Estate Development 1014 Vine Street I Cincinnati, OH 45202 Office: 513.562.4293 !3a / rooDJc�� ,Ft000rcb. erca�teyrr i� �r.,� '�iu Ca j a maktiwrn. ch,rnf �,.«�.Xu'4� ret RKIR � City of Muskego Plan Commission Supplement PC 041-2026 For the meeting of. June 2, 2026 REQUEST: Approval of Temporary Fireworks Sales at Wal-Mart W159 S6530 Moorland Road / Tax Key No. 2169.999.003 NE'/4 of Section 3 PETITIONER: Matt Sokol, TNT Fireworks INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 041-2026 Petitioner proposes to operate a temporary fireworks sales stand in the Wal-Mart parking lot. A 20' x 40' tent is proposed along with an 8' x 20' storage unit for overnight security. Signage has been noted on the proposal as temporary banners that will be hung from each side of the tent. There will not be any signage along the road at all. Operations are proposed from June 21st through July 5t", 2026, from 9:00 am to 9:00 pm with setup beginning no sooner than June 15, 2026 and tear down no later than July 10, 2026. Permission has been received from the property owner to use the site and the restroom facilities. DISCUSSION PC 041-2026 The proposal is consistent with operations of other vendors in Muskego. The petitioner received approval and operated the same fireworks location last year. The petitioner notes that all fireworks on -site and for sale will be in accordance with all City and State ordinances. It has been brought to the City's attention that at least one of the multiple fireworks stands in the City last year was selling fireworks that are not allowed pursuant to Section 263-4 of the Municipal Code. Therefore, there will be random inspection(s) conducted to ensure that all City Codes are being followed, especially relating to the type of fireworks that are allowed to be sold, and if site is found to be in violation of any City codes, the approval will be revoked and the stand must immediately close and everything must be removed from the site. The Resolution is drafted as such. A transient merchant license must be obtained from the City Clerk's Office. As allowed with other firework sales locations, a storage container may be on site. There have been no problems with the storage container in the past. All tents and storage must be located within parking stalls and no drive aisles can be blocked anywhere on site. STAFF RECOMMENDATION PC 041-2026 Approval of Resolution #PC 041-2026 99 RESOLUTION #PC 041-2026 Supplemental Map z#v� �-- s �� , y # :.,w..• ; ,fit COMMERCE CENTER PKWY 00 ..1 TNT Fireworks W 159 S6530 Moorland Road 1,\ � V. Cry f N SKEGO QAgenda Item(s) Right -of -Way Properties 0 200 400 Feet I I I Prepared by City of Muskego Planning Department m 100 RESOLUTION #P.C. 041-2026 APPROVAL FOR SALE OF FIREWORKS FOR TNT FIREWORKS AT THE WAL-MART PROPERTY LOCATED IN THE NE'/4 OF SECTION 3 (W159 S6530 MOORLAND RD / TAX KEY NO. 2169.999.003) WHEREAS, A request has been submitted by Matt Sokol for TNT Fireworks to locate a temporary sales tent and signs advertising the sale of fireworks at the Wal-Mart property located at W159 S6530 Moorland Road, and WHEREAS, Fireworks sales were previously operated at this location and temporary sales vendors are limited to one on site at any one time with Plan Commission approval, and WHEREAS, The tent canopy will be 20' x 40' in size with an 8' x 20' storage unit for overnight security, and WHEREAS, Signage has been noted on the proposal as temporary banners that will be hung from each side of the tent, and WHEREAS, A site plan has been filed for staff review and proof of sanitary facilities accommodations has been provided, and WHEREAS, An electrical permit and inspection will be required through the Building Inspection Division for any electricity hookups, and WHEREAS, A Transient Merchant License will be required to be obtained from the City Clerks Office. THEREFORE BE IT RESOLVED, That the Plan Commission approves the request for a temporary stand at the Wal-Mart parking lot for fireworks sales for Matt Sokol, TNT Fireworks, subject to the following conditions: 1. Operations are proposed from June 21" through July 5th, 2026, with setup beginning no sooner than June 15, 2026 and tear down no later than July 10, 2026, and 2. Hours of operation permitted only from 9 am to 9 pm, and 3. A letter of approval from the property owner has been submitted to the Planning Division approving rental space for TNT Fireworks and allowing for the use of the Wal-Mart's restrooms, and 4. Applicable electrical permits / licensing must be obtained from the Building Inspection Division prior to any site work on the property, if applicable, and 5. Petitioner to obtain a Transient Merchants License from the Clerk -Treasurer's Office. 6. All fireworks on -site and for sale will be in accordance with all City and State ordinances. BE IT FURTHER RESOLVED, All tents and storage must be located with parking stalls and no drive aisles can be blocked anywhere on site. BE IT FURTHER RESOLVED, That no signage (including banners, yards signs, etc.) is allowed on or around the site other than the specific signage that was approved as part of the submittal. BE IT FURTHER RESOLVED, That random inspection(s) will be conducted to ensure that all City Codes are being followed, especially relating to the type of fireworks that are allowed to be sold, and if site is found to be in violation of any City codes, this approval is revoked and the stand must immediately close and everything must be removed from the site. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 101 WALWART #4677- W159 S6530 MOORLAND RD, MUSKEGO, WI f FWI 4677 TNT Fireworks Contact: £04 0 T Matthew Sokol TNT Fireworks Area Manager Wisconsin To Whom it may concern: 35239 Castle rock Dr Summit, WI 53066 Phone 715-797-6885 Please note I have made several notes to all involved with the operation regarding the road signs we had an issue with previously. We will have them removed from the signage so there isn't even an option to have them out. Business Operation Proposal A. Name of Business Operation: American Promotional Events dba TNT Fireworks B. Place of Operation: Wal-Mart #4677, W 159 S 6530 Moorland Road, Muskego, WI 53150 C. Property Owner: Wal-Mart Stores Inc. D. Description of Operation: The retail sale of Class C fireworks allowed by Wisconsin State Statute 167.10 and the city of Muskego. The sales will be conducted out of a 20' x 40' flame retardant canopy tent. Storage Unit will be on site as well for overnight security. E. Signage: The signage used will be as shown in the planogram included with this application. F. Trash: Trash will be removed daily G. Dates and hours of Operation: Setup will be no sooner than June 15th, 2026 with tear down on July 1011, 2026. Actual operation and selling will not take place until June 21st, 2026 and run until July 5th, 2026. Hours of operation will be 9:00 AM to 9:00 PM daily. H. Insurance: A $1,000,000 liability policy will be in place for the group and location. The City of Muskego will be listed as an additional insured. I. Restrooms: Per our agreement with Wal-Mart Stores Inc, we have access to their restrooms facilities. Docusign Envelope ID: 70659C20-7522-4D4D-BDDD-FBD56693DF90 LO O T Walmart :;: 802 Respect Drive Bentonville, AR 72710 Jimmy.Buchanan@walmart.com November 5, 2025 To Whom It May Concern, American Promotional Events, Inc. dba TNT Fireworks is an approved National Supplier to conduct fireworks promotions on our Walmart parking lots where this type of promotion is legal. All stores have been researched and approved by the Walmart Realty Department. Approximate time frame for the select stores approved for additional selling date promotions are: May 20th, 2026 to July 12th, 2026 with the exception of Utah which has an additional selling period through the end of July for Pioneer Days. American Promotional Events, Inc. dba TNT Fireworks is authorized to sign for and obtain all necessary permits and/or licenses for the promotion and must display such permits and/or licenses at each stand/tent. Walmart grants permission for all patrons of the sale to utilize the restroom facilities at each participating store. An American Promotional Events, Inc. dba TNT Fireworks representative will call you to introduce the company and discuss your participation in the event. Participation is encouraged and does add additional income to your other income account. Store Management must approve the store's participation and placement on the parking lot. Thank you in advance for your cooperation in this matter and if you have any questions, please contact TNT Fireworks at 256-767-7142. Best Regards, E�Signed by: C1 CSO.•C44E93BEF40C... Jimmy Buchanan Senior Manager Walmart Retail Services City of Muskego Plan Commission Supplement PC 042-2026 For the meeting of. June Z 2026 REQUEST: Building, Site and Operation Plan Amendment (BSO) for Firewise Barbecue Company W189 S7847 Racine Avenue / Tax Key No. 2192.973 SE'/4 of Section 8 PETITIONER: Alex Obradovich INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 042-2026 Firewise Barbecue Company is seeking a Building, Site and Operation (BSO) Plan amendment to allow for a mobile food trailer to be placed in the parking area of Piggly Wiggly. The petitioner is first seeking approval for one day per week (Wednesday). CONSISTENCY WITH ADOPTED PLANS O42-2026 Comprehensive Plan: The 2035 Plan depicts the property as Commercial uses. This proposal adds a commercial use to the existing uses. The property is zoned PD-25 Muskego Centre Planned Development Zoning: District and operating a customer service establishment, or restaurant is a permitted use. STAFF DISCUSSION PC 042-2024 As noted above, Firewise Barbecue Company is seeking approval of a Building, Site and Operation Plan Amendment in order to operate a food trailer in the parking lot of Piggly Wiggly on Wednesdays through October 31, 2026. The petitioner would locate the food truck along the northern property line of Piggly Wiggly, which is where the northern facade of Piggly Wiggly ends towards Racine Avenue about where the existing landscaping islands are located. The petitioner would operate on Wednesdays and be open for business from 11:00 AM to 6:00 PM at which time the trailer would be removed from the parking lot entirely. The food trailer is 30 feet in length and pulled by a cargo van. The only signage is what is printed on the van and trailer. There are LED flood lights on the service side of the trailer and the petitioner uses cones to block off the service side of the trailer where customers will be located. The cones, trailer and van will not impede the car traffic flow around the lot. All food is to -go style and there will not be any seating around the food trailer. The petitioner has also submitted approval from the owner, who signed the application. The petitioner also said that they have permission from the landlord for patrons to use the restrooms. There are no other exterior changes to the building or site proposed to accommodate the food trailer. If any lighting or signage is proposed separate reviews and permits will be required. 106 Overall, staff has no objections to Firewise Barbecue Company parking a food truck in the Piggly Wiggly parking lot and feels this food truck may be an opportunity for employees and patrons of the businesses within the Muskego Centre. If there is a schedule change, location change or an issue arises, the petitioner at that time would need to submit for a new Building, Site and Operation Plan amendment to continue operations. This approval does not grant approval for any other food trucks or mobile vendors to setup/sell in the parking lot of the store without further City review/approvals. The petitioner must also obtain a permit from the clerk's office. STAFF RECOMMENDATION PC 042-2026 Approval of Resolution PC 042-2026 107 UTION #PC 042-2026 Supplemental Map h �* d• hs �NIP, r F r` my Land { Firewise Barbecue Company W189 S7847 Racine Avenue Agenda Item(s) Right -of -Way Properties ze� Cry °F 0 100 200 Feet AN I I I ' " 108 iii(i Prepared by City of Muskego Planning Department RESOLUTION #P.C. 042-2026 APPROVAL OF A BUILDING, SITE AND OPERATION PLAN AMENDMENT FOR FIREWISE BARBECUE COMPANY LOCATED IN THE SE'/4 OF SECTION 8 (W189 S7847 RACINE AVENUE / TAX KEY NO. 2192.973) WHEREAS, A submittal was received for a Building, Site and Operation (BSO) Plan amendment for Firewise Barbecue Company located at W189 S7847 Racine Avenue / Tax Key No. 2192.973, and WHEREAS, The petitioner is proposing to operate a mobile food truck in the parking area of the Piggly Wiggly business along Racine Avenue, and WHEREAS, The petitioner is first seeking approval for Wednesdays through October 31, 2026, and WHEREAS, The petitioner would locate the food truck along the northern property line of Piggly Wiggly, which is where the northern fagade of Piggly Wiggly ends towards Racine Avenue about where the existing landscaping islands are located, and WHEREAS, Hours of operation will be from 11:00 AM to 6:00 PM at which time the trailer would be removed from the parking lot entirely, and WHEREAS, The food trailer is 30 feet in length and pulled by a cargo van and the only signage is what is printed on the van and trailer, and WHEREAS, There are LED flood lights on the service side of the trailer and the petitioner uses cones to block off the service side of the trailer where customers will be located, and WHEREAS, The cones, trailer and van will not impede the car traffic flow around the lot, and WHEREAS, All food is to -go style and there will not be any seating around the food trailer, and WHEREAS, The owner of the property has approved the food truck one day per week, 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 Smoke Ring BBQ at W195 S6460 Racine Avenue / Tax Key No. 2177.996. BE IT FURTHER RESOLVED, If there is a schedule change, location change or an issue arises, the petitioner at that time would need to submit for a new Building, Site and Operation Plan amendment to continue operations. BE IT FURTHER RESOLVED, The petitioner must also obtain a permit from the clerk's office. BE IT FURTHER RESOLVED, If any lighting or signage is proposed separate reviews and permits will be required and all City required lighting specs must be met, include all fixtures being full cut-off with zero degree tilt. BE IT FURTHER RESOLVED, The food truck must remain on private property while in operation and cannot be located within the right-of-way. BE IT FURTHER RESOLVED, If any complaints are received regarding the parking, traffic, noise, trash, etc., the petitioner must immediately rectify the noise issues via City staff and/or come back to the Plan Commission for another BSO amendment for a solution to the complaints. BE IT FURTHER RESOLVED, This approval does not grant approval for any other food trucks or mobile vendors to setup/sell in the parking lot of the store without further City review/approvals. 109 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 $124 per day, the initiation of legal action, or both. Plan Commission City of Muskego Adopted: Denied: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 110 Project Narrative Firewise BBQ food truck 2026 at Piggly Wiggly W189S7847 Racine Ave, Muskego, WI 53150 Operating from April 12026 thru October 312026 We are a mobile food trailer serving BBQ food. We are based out of West Allis, WI. The owner is Alex Obradovich and I will be onsite everyday we operate. We have been in business since 2016. All food prep and cooking is done on our trailer. We are requesting permission to park a food trailer in the Piggly Wiggly parking lot located at W189S7847 Racine Ave, Muskego, WI 53150. Parking location is marked in red on the site plan. We are looking to operate there only one day per week on Wednesdays. We arrive onsite around 9:OOam and leave by 6:30pm. We are open for business from 11:OOam to 6:00 pm. We remove all trash from the site, and we are self-sufficient (no power or water needed from the site). We are fully insured and licensed and have demonstrated the ability to operate safely for 10 years now. We operate from April 12026 thru October 31" 2026. The food trailer alone is 30 feet long. The tow vehicle is a 2006 GMC extended cargo van and is 22 feet long. Both are 8.5 feet wide. Trailer sits under 12 feet tall. We have no additional signage other than the outside of the trailer and van. Our only outdoor lighting is LED flood lights on the service side of the trailer and lighting on the porch ceiling. We use 4 orange cones to block off the service side of the trailer where customers order. We have never had issues with customers blocking traffic. The cones are flush to the end of the parking spaces and will not impede the car traffic flow around the lot. Aside from the cones we do not have any other fencing, barriers, or planters. All our food is to -go so we don't have any seating options available for customers. The parking lot has ample extra parking spaces for customer parking, so we don't specify specific spots. We have permission from Piggly Wiggly to use their restrooms. We are looking to be a positive part of Piggly Wiggly and the city of Muskego. CN Hide M r r s SMOKED LOVE �. "IRE WISE lltZ � - sr � ✓J-�,�.� � 414-403-1375 FIREWISIOMOOMAIL.COM = WWW.F➢➢tEW➢SEBBO.COM �srp ° n_r �., . . VENDING, CATERING a-;& COMPETITION BBO TEAM WEST ALLIS, WISCONSIN _. ... PLJ EASED ® MEAT YOU 71� j4j) c?"Inw-T. T 'CON Cod ;MM-NP, IIMMP�17K FIRE WISE Lm-ww=Mwt AWARD • w -ISEBBO.COM WINNING 414-403-1375 BBQFIREWISEBBO(dGMAIL.COM REAR NOTE: OUTPUT ALL GRAPHICS AT 1000% FRONT City of Muskego Plan Commission Supplement PC 043-2026 For the meeting of. June Z 2026 REQUEST: Building, Site and Operation Plan Amendment (BSO) for Texx Team USA LLC S74 W17005 Janesville Road / Tax Key No. 2199.999.065 NW'/4 of Section 10 PETITIONER: Emilia Zhekova INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 043-2026 Texx Team USA LLC (a for -profit company) is seeking a Building, Site and Operation (BSO) Plan amendment to be allowed to place two clothing donation containers/bins in the northeast corner of the Pick n Save parking lot within a parking stall. There were two previous donation bins placed onsite without City approvals. Letters were sent to the property owner relating to these types of bins needing Plan Commission approval. Based on this letter, the bins were removed from the site. The applicant has now made a formal submittal to be allowed to place two clothing donation bins on this site. Even though there have been several of these donation bins located time -to -time throughout the City, the Plan Commission has never approved any of them. There was one formal request in 2025 that was not approved. This is the second petition to be brought to the Plan Commission for approval for these types of donation bins. CONSISTENCY WITH ADOPTED PLANS O43-2026 The 2035 Plan depicts the property as Commercial uses. The company Comprehensive Plan: that owns the donation boxes is a business; there is no other portion of the business located on the site other than passively collecting donated items. This proposal is consistent with the plan. The property is zoned B-2 — Local Service Center District, which allows a wide range of uses. However, without an actual store or facility to handle Zoning: the materials, the Plan Commission is being requested to determine whether a donation box for a commercial use located elsewhere is a use that should be allowed in the B-2 district. STAFF DISCUSSION PC 043-2026 As noted above, Texx Team USA LLC installed two donation bins at this location along Janesville Road and was notified that Plan Commission approval would be required if they intended to keep the containers there. The applicant has now proposed the allowance of two clothing donations bins in the northeast corner of the parking lot within a single parking stall. The Plan Commission is being asked to discuss this petition and since there has not been any approvals for donation bins in the City in the past, to determine whether this is an acceptable use on a commercially zoned property, the appearance/condition of the donation bins, whether or not the bins are located in an 117 acceptable area of the property and any conditions they wish to impose for this and any future donation bins to be located in the City. As was previously mentioned, there has only been one formal request in the past for a clothing donation bin, which ended up not being approved. This is now the second petition to be brought to the Plan Commission for approval for these types of donation bins. As part of the discussion of the first request, some of the items that were brought up as discussion points includes, location of bin (including striping the parking stall the bin was located in/by and should it be in the lot or against the main building), the aesthetics of the bin, the pickup schedule, the property owner being a co -applicant and some other more general comments. This area is planned for and zoned for commercial uses. This business is headquartered in New Jersey so the donation bins would be adding another separate commercial user to this site. The Plan Commission is being asked to determine if the donation bins, for another commercial user, is sufficient to be an allowed use in the District. Staff comments: It is not the idea of adding another commercial use to a site with a multi -tenant building, but more so the idea of approving a non -occupant feature/user, not within the main approved building on site. If the Plan Commission is willing to allow this additional use on site, staff would recommend adding a timeframe before re -approval is required. As for the location of the bins, they are currently located in the northeast corner of the parking stall. They are seeking a highly visible location that is out of the way of traffic. Staff comments: Staff likens a donation bin (as proposed here) to outdoor sales/display similar to those approved at gas stations/convenience stores. Those outdoor sales/display containers are typically required to be located next to the building or between gas pumps and painted to match the building. If the bins are allowed here without restrictions, could this be a drive for each commercial lot along Janesville Road to install a donation bin near the road which would take away from the purpose and guidance of the Downtown Design Guide which is to "enhance and unify its visual character while avoiding monotony and repetition. These standards will also assist in fostering sound, functional, attractive and quality development." The bins themselves are 46.9 inches x 49.1 inches x 80.6 inches each and painted green with stickers identifying them as donation bins with info on it identifying acceptable materials. With these dimensions, there are no issues with the donation bins being fully contained in a single parking stall. Having the bins fully within a single parking stall would be not in the way of thru-traffic, but will occupy a parking space and two spaces during pickup times. They are out of traffic for those visiting the other commercial uses on the site. The bins are repainted and new stickers applied as needed, per the operator. Staff comments: The size of the donation bins will keep the bins within a single parking stall where there were no concerns during the initial approval process for the building. Adding a condition regarding the appearance of the donation bins would ensure that the bins are maintained without paint or stickers peeling. The petitioner notes that they offer pickups every other day to empty the donation bins. The petitioner would be installing a security camera on the donation bins to alleviate any donations being left outside of the containers or overfilling. Pickups are during normal business hours. Staff comments: Every other day pickups may suffice, in addition to the installation of a noted camera. However, there must be some accountability on the petitioner to ensure that there is never a time with donation materials outside on the ground outside of the container. Staff has observed previous unapproved bins within Muskego, as well as in other communities from time to time that can often be too full or overflowing so that donations are pouring out of the bins and/or scattered around the outside of the bins. This is the biggest concern for staff. The Plan Commission should discuss these general topics, along with the specifics of this site, as it relates to these clothing donation bins to determine how they want to proceed. Based on the topics and comments noted above, the Resolution is drafted to approve the donation bin on this property, based on the with the following conditions: 118 BE IT FURTHER RESOLVED, That an annual review be scheduled for each March to ensure that the donation bins remain in good condition and to ensure that no complaints have been made and to be sure that no overflows and/or material being stacked outside of the bins were observed during the past year. BE IT FURTHER RESOLVED, That if any donated goods are not completely enclosed and concealed within the bins and/or if any donated goods are placed/located outside of the bins, they must be immediately picked-up/cleaned up to avoid unsightliness on the property. BE IT FURTHER RESOLVED, That the bins must be inspected at every pick-up to ensure that they remaining in a "like -new" condition to ensure that the aesthetic appearance of the bins is kept up to City standards and if any repairs/replacement are required, that they occur within three (3) days. BE IT FURTHER RESOLVED, Failure to comply with all conditions noted in this resolution could result in the Plan Commission reconsidering this use at any time, including possible revocation of said approval if issues arise. BE IT FURTHER RESOLVED, That no signage (including banners, yards signs, etc.) is allowed on or around the site other than the specific signage on the bin that was approved as part of the submittal. STAFF RECOMMENDATION PC 043-2026 Approval of Resolution PC 043-2026, subject to the Plan Commission discussion on the topics noted above and if the feel the proposed use is appropriate for this property. 119 RESOLUTION #PC 043-2026 Supplemental Map i 4V�l.rt tip 1 ti p sq, l I' w w y 0 .. f. JACOB CT r GREGORY DR SEWRPC, Waukesha County Land In r%iati Texx Team, USA LLC. S74 W17005 Janesville Road Agenda Item(s) Right -of -Way Properties Cry °F 0 150 300 Feet M' SO I I I '" 120 i�i Prepared by City of Muskego Planning Department RESOLUTION #P.C. 043-2026 APPROVAL OF A BUILDING SITE AND OPERATION PLAN AMENDMENT FOR TEXX TEAM USA LLC LOCATED IN THE NW'/OF SECTION 10 (S74 W17005 JANESVILLE ROAD / TAX KEY NO. 2199.999.065) WHEREAS, A request has been submitted by Emilia Zhekova of Texx Team USA LLC for a Building, Site and Operation Plan Amendment to locate and operate a clothing donation bin at S74 W17005 Janesville Road / Tax Key No. 2199.999.065, and WHEREAS, The site is current contains a Pick n Save grocery store, and WHEREAS, There were two unapproved donation boxes previously placed on this site but they were recently removed, as required by the City, due to lack of approvals for said use on site, and WHEREAS, The applicant now wishes to request formal approval of two clothing donations bins in the northeast corner of the parking lot within a parking stall, and WHEREAS, The proposed donation bins will contain a camera so that the company can monitor the bins and surrounding area for vandalism, illegal dumping/drop-offs and overflow situations, and WHEREAS, The operator has stated that they will offer pickups every other day to empty the donation bins along and to inspect the bin and area (within 25 feet of the bins) for any needed maintenance. THEREFORE BE IT RESOLVED, That the Plan Commission approves the request for a Building Site and Operation Plan Amendment for Texx Team USA LLC located at S74 W17005 Janesville Road / Tax Key No. 2199.999.065 subject to the following conditions. BE IT FURTHER RESOLVED, That an annual review be scheduled for each March to ensure that the donation bins remain in good condition and to ensure that no complaints have been made and to be sure that no overflows and/or material being stacked outside of the bins were observed during the past year. BE IT FURTHER RESOLVED, That if any donated goods are not completely enclosed and concealed within the bins and/or if any donated goods are placed/located outside of the bins, they must be immediately picked-up/cleaned up to avoid unsightliness on the property. BE IT FURTHER RESOLVED, That the bins must be inspected at every pick-up to ensure that they remaining in a "like -new" condition to ensure that the aesthetic appearance of the bins is kept up to City standards and if any repairs/replacement are required, that they occur within three (3) days. BE IT FURTHER RESOLVED, Failure to comply with all conditions noted in this resolution could result in the Plan Commission reconsidering this use at any time, including possible revocation of said approval if issues arise. BE IT FURTHER RESOLVED, That no signage (including banners, yards signs, etc.) is allowed on or around the site other than the specific signage on the bin that was approved as part of the submittal. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 121 N N TMI *„ ;7,t:.r• r r �• <r �1y Pk O r� gar M N T NOTES: • GALVANNEALED STEEL CONSTRUCTION. • U.V. RESISTANT POWDER COAT FINISH. • 2 POINT LATCH. • SPRING ASSISTED CHUTE FITS 013" X 27" LONG BAGS. • EASILY REPLACEABLE DOOR WITH 7/16"STAINLESS HINGE PINS. • HIDDEN SPRING BOLTS ENGAGE BEHIND DOOR FRAME, NOT VISIBLE FROM OUTSIDE. i1 m PROPRIETARY AND CONFIDENTIAL THE INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE PROPERTY OF secure. ANY REPRODUCTION IN PART OR AS A WHOLE WITHOUT THE WRITTEN PERMISSION OF sec IS PROHIBITED. THIS PRODUCT MAY BE PROTECTED BY US AND FOREIGN PATENTS AND / TRADEMARKS. SEE w .securr.com FOR DETAILS 4 �-- 49.1 -� UNLESS OTHERWISE SPECIFIED: NAME DATE DRAWN JCERDA >DIIONS<INCH CHECKED ENG APPR.D MOORE MFG APPR. PHONE: Q A (909) 605-0538 COMMENTS: FAX: (909) 605-7780 1390 S. MILLIKEN AVE ONTARIO CA 91761 www.securr.com DO NOT SCALE DRAWING 3 2 TITLE: CB26G16 SIZE REV A A SCALE: 1:32 WEIGHT: SHEET 1 OF 1 124 N T Donation Bin Maintenance & Operations Narrative Our request is to place a textile donation collection bin on private commercial property with the full authorization and consent of the property owner. The purpose of the bin is to provide the community with a convenient and accessible option for recycling used clothing, shoes, and other textiles. Our company is a for -profit textile recycling and collection company that has been operating for approximately 15 years. We focus on sustainability, waste reduction, and making textile recycling more accessible to local communities. While we operate as a business, we also work with municipalities, property owners, fire departments, and nonprofit organizations to support recycling initiatives and community programs. The donation bin will be professionally maintained and serviced on a regular schedule to ensure that the area remains clean, safe, and orderly. Our team service the bins every other day, and additional pickups can be scheduled if necessary, based on volume. During each visit, staff inspect both the container and the surrounding area and remove any loose items, trash, or debris within approximately a 25-foot radius. Our standard donation bins measure approximately 4x4x6 ft, which is a standard size for textile collection containers. The bins are manufactured specifically for our company by a manufacturer in Germany and are designed for durability, safety, and long-term outdoor use. The containers are fully enclosed, secure, and specifically designed for textile collection purposes. They are equipped with secure locking mechanisms to prevent unauthorized access, theft, or illegal dumping. To prevent overflowing, the bins are monitored closely and emptied frequently. We also utilize specialized software with an algorithm -based monitoring system that helps track collection volumes and identify when bins are approaching capacity, allowing our team to schedule pickups proactively and efficiently. If any issues are reported by the property owner or the City, our team is prepared to respond promptly. Once textiles are collected from the bins, they are transported to sorting facilities where the materials are separated based on condition and type. Reusable clothing and shoes may be redistributed to secondhand markets or organizations, while non -reusable textiles are directed toward recycling processes and repurposed into other textile -based materials when possible. This process helps reduce environmental waste and supports sustainable textile recovery efforts. co N T- To help minimize fire risk and vandalism concerns, the containers are constructed from durable metal materials and are regularly inspected for damage or safety issues. Our service vehicles carry cleaning supplies and graffiti removal materials so that any maintenance concerns can be addressed immediately. For additional security and monitoring, the donation bins are equipped with cameras. The cameras are used strictly for security and operational purposes, including monitoringfor illegal dumping, vandalism, unauthorized activity, and overflow concerns. The camera system helps our team respond quickly to any maintenance or safety issues and assists in keeping the surrounding area clean and compliant with City requirements. We understand that unattended donation bins can sometimes create concerns related to overflow, dumping, or appearance. For this reason, we take proactive measures to ensure the location remains well -maintained and compliant with all applicable City requirements. We are committed to cooperating fully with the property owner and the City to ensure the donation bin remains a positive and beneficial service for the community. ti N T- Intended Use: The proposed project involves the placement of a clothing donation boxes on a commercial property with the owner's consent. The containers will be used for the collection of donated textiles, which will be regularly serviced and maintained. Our company follows a strict maintainance schedule to ensure the bin and surrounding area remain clean and orderly. We are responsiblefor maintaining the area within 25 ft of the container, including removing any trashor improperly discarded items. All placements are done with property owner approval and with a submitted site plan to ensure compliance with local regulations. If required, we canimplement additional monitoring measures, such as cameras, to maintain oversight off the location. Our organization works with major shopping centers across the United States and can provide references if requested. We also maintain a partnership with Law Enforcement Agains Drugs & Violence (L.E.A.D.), a nonprofit organization focused on drug and violence prevention. If this form has been filled out electronically, please click on the "Print Application" button on the top of page 1 or to the right of this text. I Print Application Once the application is printed/filled out it can be submitted to the Planning Services Division along with any applicable information required for your submittal. Please see the attached sheet to ensure that the proper supporting documents are submitted along with this completed form. I HEREBY CERTIFY THAT I HAVE READ AND FULLY UNDERSTAND THE BUILDING, SITE, AND OPERATION PLAN PROCEDURE AND FAILURE TO COMPLY WITH CITY REQUIREMENTS WILL RESULT IN THIS APPLICATION BEING WITHHELD FROM CONSIDERATION BY THE PLAN COMMISSION. Signature of the Property Owner: --L L:�� �1� Print Name: Warren Thomas Date: May 7, 2026 Signature of the Applicant (working as "Agent" for the owner): Print Name: Emilia Zhekova Date: May 7, 2026 For Planning Services Use Only Submittal Date: Staff Signature: Fees Paid: i— Yes I— No Page 2 of 9 City of Muskego Plan Commission Supplement PC 044-2026 For the meeting of. June 2, 2026 REQUEST: Approval of a Building, Site, and Operation Plan (BSO) for P.E.A. Builders, Inc. W176 S7640 Kristen Drive (Vacant) / Tax Key No. 2196.966.002 SE '/4 of Section 9 PETITIONER: P.E.A. Properties, LLC. INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 044-2026 A submittal was received for a Building, Site and Operation Plan for a new building for the P.E.A. Builders office, as well as a second space to be used as an event venue space or office space for a future tenant, located just south of Janesville Road on Kristen Drive. CONSISTENCY WITH ADOPTED PLANS O44-2026 Comprehensive Plan: The 2035 Plan depicts the property as Commercial use. The petition is consistent with the Plan. Zoning: The property is zoned B-3 General Business District. The commercial use �is permitted by right, subject to BSO approval. Park and Conservation No acquisitions are proposed in this area. The proposal is consistent with Plan: the Plan. Street System Plan: All streets are dedicated to their ultimate widths. The proposal is consistent with the Plan. Adopted 208 Sanitary Public sanitary sewer serves the property. The proposal is consistent with ,Sewer Service Area: Ithe Plan. Water Capacity Municipal water serves this property. The proposal is consistent with the Assessment District: Plan. Stormwater Management Stormwater management needs will need to be reviewed by Engineering (Plan: Istaff at the time of permit submittal. General Design Guide The Downtown Design Guide and General Design Guide govern this area. See comments below about building design. STAFF DISCUSSION PC 044-2026 The applicant is proposing a new 3,777 SF building including 919 SF for the P.E.A. Builders office operations, 721 SF of space for the event venue space or office space for a future tenant, 587 SF of shared space including a conference room, restrooms and kitchen and 1,550 SF of garage space. The proposed use is permitted by right with Plan Commission approval of a Building, Site and Operation (BSO) Plan. The building will be operating Monday through Friday from 8:00 am to 4:30 pm by P.E.A. Builders staff with limited weeknight and weekend activities. The event venue space or office space for a 128 future tenant space would operate on weeknights from 4:30 pm to 10:00 pm if used as the venue or standard business hours of 8:00 am to 10:00 pm if used as an office tenant. Use As previously mentioned, the commercial use is permitted with Plan Commission approval of a BSO Plan. The P.E.A. Builders spaces include the office areas for company operations and the garage which would be used for temporary storage of non -hazardous construction materials such as lighting fixtures, lumber, foam, plywood, tools and company vehicles. The tenant space must also be within the commercial designation and verified through the Business Registration process as identified in the Code. Prior to any tenant/businesses moving in or operating in the building, a Business Registration must be first submitted for staff review, including for the future office or event space. If the future tenant space is going to end up being for small events, not to exceed 50 people, then any events in said space cannot begin until all other users have left the parking lot. This is due to possible parking concerns with the event space. Also, the garage/storage spaces cannot be rented/leased to any other users that are not specifically registered/approved to operate on site. The resolution is drafted to include the above noted items. Architecture This property is governed by the Downtown Design Guide and the General Design Guide that applies to the entire City. The building was designed with a residential -style architectural appearance, intended to complement the surrounding neighborhood area while maintaining a professional commercial character. The proposed building utilizes a mixture of golden honey stacked stone masonry, cedar plank siding, rigid stack siding and panels. The stacked stone masonry is located mostly on the lower portions of the building but extends to the soffits in a few locations. The lap, or stack siding is located between the windows and on the entryway as well as between windows and on the garage space toward the back of the building. The bedrock colored panels are used as the frieze boards between the soffits and windows. Overall, the color scheme includes a lighter mixed tone beige color with the darker beige panels and stack siding, a golden colored cedar plank siding and black trim and asphalt shingles. On the front of the building there is a double entry door system with standard windows on either side of the entryway and at the outside edges of the front fagade. Between the windows are two horizontal windows set a bit taller. The General Design Guide typically requires 50% masonry, but the overall quality of the design and material usage is just as important. The petitioner submitted calculations of the masonry and the west, east and north sides of the building are each over 50% masonry with the southern elevation is at 49.5% masonry. Based on the numbers provided, the building as a whole would be at least 50% masonry. The garage area is in the back of the building and has the stack siding between the overhead doors and between the masonry corners on the back and south sides. The overall height of the building is 17'-3", well below the maximum height limit of the B-3 Zoning District. Site, Parking, and Access The site is designed with a single two-way access from Kristen Drive. The drive extends past the building on the north side leading to the garage area and most of the parking spaces for the site. Three parking stalls are identified parallel to the north side of the drive aisle with two additional spaces in front of the building. Towards the rear of the building there are 12 traditional parking stalls with six additional stalls being located in front of the garage and garage doors. Using the parking stalls in front of the garage and garage doors there are a total of 23 parking stall onsite. Two-way drive aisles must be a minimum of 24 feet in width with parking stalls a minimum of 9' x 18' in size. Additionally, the drive aisle and off-street parking must be at least three feet from the property line abutting other commercial uses. The three parallel stalls and drive aisle may need to be adjusted a little to ensure that the proper sizing is accounted for. P.E.A. Builders has accounted for eight full-time staff in their portion of the building along with two to three daily visitors for a total of eleven parking stalls. This leaves 12 additional parking stalls for the tenant space should it become a future office use. If the additional space is used as an event space during evenings and weekends, with a capacity of 50 people, would mean the petitioner is accounting for slightly more than 2 visitors per vehicle. The code would typically require 15-25 parking stalls for the event space use. If the future tenant space is going to end up being for small events, not to exceed 50 people, then any events in said space cannot begin until all other users have left the parking lot. This is due to possible parking concerns with the event space. All company vehicles, trailers and supplies must be stored in the garage as there is no outside storage or commercial vehicle parking allowed outdoors onsite. 129 The Downtown Design Guide recommends cross access to adjacent commercial properties be implemented wherever possible to remove as much incidental traffic from Janesville Road. This property does not abut Janesville Road so a cross access is possible to the neighboring property but due to the tight site with the drive aisle for turning radius may not be suitable for this site and would not further the goal of traffic on Janesville Road. Typically, concrete curb and gutter is/has been required for all new/replaced non-residential parking/drive areas in developed portions of the City. Additionally, the concrete curb and gutter is an aesthetic enhancement and will also assist with keeping trucks and trailers on the paved areas of the lot. This being part of the developed area of the City, concrete curb and gutter should be added to all areas of the parking lot and drive aisles. The petitioner is requesting a waiver to the concrete curb and gutter requirement stating that water flow will be managed and function more effectively than a curb and gutter arrangement by taking advantage of natural drainage which is optimum from an environmental perspective. The Plan Commission must discuss whether a waiver of the concrete curb and gutter is warranted. Staff does not suggest waiving this requirement. The resolution is currently drafted to require curb and gutter around all parking and driveways. The General Design Guide recommends screening of the parking area abutting a residence districting of at least four feet in height. The screening of the parking area from residence district would include the south side of the parking area in the rear. This screening should be at least four feet in height and could be either a planting screen, landscaped fence or wall. Staff recommends adding landscaping to effectively screen the vehicles and headlights from the residential areas. Dumpster Enclosure A dumpster enclosure is shown on a landscaped island between the parallel parking and standard parking spaces along the northern property line. The enclosure is shown being concealed with a six-foot privacy fence matching the materials of the lap siding from the front elevation. Mechanical Equipment Shown on the plans is an A/C unit near the backside of the building. Fencing matching the dumpster enclosure is shown on the visible sides of the unit. No HVAC equipment and no transformers are proposed at this time. The resolution states that all roof top and ground mechanicals (including HVAC devices, electrical transformers, vents, meters, etc.) must be fully screened from view and/or incorporated into the design of the site/structure (screening, etc.) and must be approved by the Planning Division before the issuance of building permits and Business Registration approvals. Fire Department Approval The site plan is subject to Fire Department approvals at the time of building permits. Possible changes to the site plan may be required based upon the final Fire Department review. Landscaping A landscape plan has been provided that shows a variety of plantings around the base of the building as recommended in the Downtown Design Guide, as well as by the sign and a patio paver area in front of the building. Formal review of the plan will occur at the time of permit submittal/review. The final landscape plan must be submitted for formal review before building permits can be issued and changes/additions to the plan may be required. All landscaping must be located completely on private property and not within the right-of-way. The City Forester and/or Planning staff will conduct a formal plan review before building permits can be issued and additional landscaping will need to be added in locations that do not currently contain (such as along the north and eastern lot lines). Signage There is a ground sign closer to Kristen Drive consisting of materials matching the building with a masonry base shown on the plans that can be added to for a future tenant. Specific signage details have not been provided. All final signage designs will require sign permits and all signage must meet the signage allowances, as defined in the Zoning Code, which includes all wall signs to be limited to no more than 5% of each respective wall face/elevation. Separate sign permits will be required before any signage (temporary or permanent) can be installed including both building and ground signs. Lighting There is no photometric plan included in the submittal and nothing indicating that there will be any exterior 130 lighting other than the downlighting in the building soffits. Four landscaping lights are shown on the plans, two by the dumpster enclosure and two at the rear of the property adjacent to the parking area. All exterior light fixtures must be provided with a photometric plan showing that the lighting levels are within the maximum City requirements limiting light spillage across the property lines of 0.5 foot-candle level per the Code. All lighting must be zero -degree tilt and full cut-off. Final lighting specifications will be reviewed with the building permit. Sewer, Water and Stormwater The development will be served by municipal water and sanitary sewer. An engineering review will be conducted to ensure all MMSD/DNR requirements are met. Other The following are also part of the Plan Commission resolution: BE IT FURTHER RESOLVED, Prior to any tenant/businesses moving in or operating in the building, a Business Registration must be first submitted for staff review, including for the future office or event space. BE IT FURTHER RESOLVED, If the future tenant space is going to end up being for small events, not to exceed 50 people, then any events in said space cannot begin until all other users have left the parking lot. BE IT FURTHER RESOLVED, That the garage/storage spaces cannot be rented/leased to any other users that are not specifically registered/approved to operate on site. BE IT FURTHER RESOLVED, The color of any solid pedestrian doors and overhead doors must match the color of the building. BE IT FURTHER RESOLVED, That any bollards, railings, ladders, louvers, vents, etc. must be painted to match the colors of the principal structure. BE IT FURTHER RESOLVED, That concrete curb and gutter be installed to completely surround the drive aisle and all parking areas. BE IT FURTHER RESOLVED, That screening of the parking area on the south side of the parking area in the rear parking area be provided that is at least four feet in height consisting of either a planting screen, landscaped fence or wall. 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, No additional outdoor storage or display of products is allowed at any time on site and no commercial vehicle parking is allowed outdoors onsite. BE IT FURTHER RESOLVED, All roof top and ground mechanicals (including HVAC devices, electrical transformers, vents, meters, etc.) must be fully screened from view and/or incorporated into the design of the site/structure (screening, etc.) and must be approved by the Planning Division before the issuance of building permits and Business Registration approvals. STAFF RECOMMENDATION PC 044-2026 Approval of Resolution PC 044-2026 — Subject to the items noted in the resolution as conditions of approval. 131 R i i a' �Y o W_ ; SEWRPC, M-a.kesha Counb ST LEONARDS CT ST LEONARDS DR ST LEONARDS P.E.A. Properties, LLC. W176 S7640 Kristin Drive L.J Agenda Items) & Cry of N SKEGO Right -of -Way Properties 0 100 200 Feet Prepared by City of Muskego Planning Department 132 RESOLUTION #P.C. 044-2026 APPROVAL OF A BUILDING SITE AND OPERATION PLAN FOR P.E.A. PROPERTIES, LLC. FOR THE PROPERTY LOCATED IN THE SE'/OF SECTION 9 (W176 S7640 KRISTEN DRIVE - VACANT / TAX KEY NO. 2196.966.002) WHEREAS, Plans were submitted by P.E.A. Properties, LLC. for approval of a Building, Site and Operation Plan for a property located at W176 S7640 Kristen Drive (Vacant) / Tax Key No. 2196.966.002 and WHEREAS, The property is zoned B-3 General Business District, and WHEREAS, The 2035 Plan depicts the property as Commercial use and the petition is consistent with the plan, and WHEREAS, The submittal includes a narrative, site plans, grading/utility plans, landscape plan, building elevations, floor plans and colored renderings, and WHEREAS, The petitioner requests approvals for a new 3,777 SF office building, including 919 SF for the P.E.A. Builders office operations, 721 SF of space for the event venue space or office space for a future tenant, 587 SF of shared space including a conference room, restrooms and kitchen and 1,550 SF of garage space, and WHEREAS, The building will be operating Monday through Friday from 8:00 am to 4:30 pm by P.E.A. Builders staff with limited weeknight and weekend activities while the event venue space or office space for a future tenant space would operate on weeknights from 4:30 pm to 10:00 pm if used as the venue or standard business hours of 8:00 am to 10:00 pm if used as an office tenant, and WHEREAS, The P.E.A. Builders spaces include the office areas for company operations and the garage which would be used for temporary storage of non -hazardous construction materials such as lighting fixtures, lumber, foam, plywood, tools and company vehicles, and WHEREAS, This property is governed by the Downtown Design Guide and the General Design Guide, that applies to the entire City, in relation to providing four-sided architecture with at least 50% masonry products and the overall proposal meets these principles, and WHEREAS, The masonry on the west, east and north sides of the building are each over 50% masonry with the southern elevation at 49.5% masonry, but based on the numbers provided, the building as a whole would be at least 50% masonry, and WHEREAS, The proposed building utilizes a mixture of golden honey stacked stone masonry, cedar plank siding, rigid stack siding and panels with an overall color scheme including a lighter mixed tone beige color with the darker beige panels and stack siding, a golden colored cedar plank siding and black trim and asphalt shingles, and WHEREAS, The overall height of the building is 17'-3", well below the maximum height limit of the B-3 Zoning District, and WHEREAS, The site is designed with a single two-way access from Kristen Drive that extends past the building on the north side leading to the garage area and most of the parking spaces for the site, and WHEREAS, There are a total of 23 parking stall onsite with three parking stalls identified parallel to the north side of the drive aisle, two spaces in front of the building and then 12 traditional parking stalls toward the rear of the building, with six additional stalls being located in front of the garage and garage doors, and WHEREAS, Two-way drive aisles must be a minimum of 24 feet in width with parking stalls a minimum of 9' x 18' in size and the drive aisle and off-street parking must be at least three feet from the property line abutting other commercial uses, and 133 WHEREAS, The three parallel stalls and drive aisle may need to be adjusted a little to ensure that the proper sizing is accounted for, and WHEREAS, P.E.A. Builders has accounted for eight full-time staff in their portion of the building along with two to three daily visitors for a total of eleven parking stalls leaving twelve additional parking stalls for the tenant space should it become a future office use, and WHEREAS, If the additional space is used as an event space during evenings and weekends with a capacity of 50 people, would mean the petitioner is accounting for slightly more than 2 visitors per vehicle and the code would typically require 15-25 parking stalls, and WHEREAS, All company vehicles, trailers and supplies must be stored in the garage as there is no outside storage or commercial vehicle parking allowed outdoors onsite, and WHEREAS, The Downtown Design Guide recommends cross access to adjacent commercial properties be implemented wherever possible to remove as much incidental traffic from Janesville Road however this property does not abut Janesville Road so cross access may not be suitable for this site and would not further the goal of traffic on Janesville Road, and WHEREAS, Typically, concrete curb and gutter is/has been required for all new/replaced non-residential parking/drive areas in developed portions of the City and the concrete curb and gutter is an aesthetic enhancement and will also assist with keeping trucks and trailers on the paved areas of the lot, and WHEREAS, The petitioner is requesting a waiver to the concrete curb and gutter requirement stating that water flow will be managed and function more effectively than a curb and gutter arrangement by taking advantage of natural drainage, and WHEREAS, The General Design Guide recommends screening of the parking area abutting a residence district of at least four feet in height including the south side of the parking area in the rear that could be either a planting screen, landscaped fence or wall, and WHEREAS, A six-foot privacy fence dumpster enclosure is shown on a landscaped island between the parallel parking and standard parking spaces along the northern property line matching the materials of the lap siding from the front elevation, and WHEREAS, Fencing matching the dumpster enclosure is shown on the visible sides of the A/C unit near the backside of the building, and WHEREAS, A landscape plan has been provided that shows a variety of plantings around the base of the building as recommended in the Downtown Design Guide, as well as by the sign and a patio paver area in front of the building, and WHEREAS, There is a ground sign closer to Kristen Drive consisting of materials matching the building with a masonry base shown on the plans that can be added to for a future tenant, and WHEREAS, There is no photometric plan included in the submittal and nothing indicating that there will be any exterior lighting other than the downlighting in the building soffits, and WHEREAS, The site is served by municipal water and sanitary sewer services, and WHEREAS, An engineering review will be conducted to ensure all engineering and all MMSD/DNR stormwater requirements are met. THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site, and Operation Plan for P.E.A. Properties, LLC. for a property located at W176 S7640 Kristen Drive (Vacant) / Tax Key No. 2196.966.002. 134 BE IT FURTHER RESOLVED, Prior to any tenant/businesses moving in or operating in the building, a Business Registration must be first submitted for staff review, including for the future office or event space. BE IT FURTHER RESOLVED, If the future tenant space is going to end up being for small events, not to exceed 50 people, then any events in said space cannot begin until all other users have left the parking lot. BE IT FURTHER RESOLVED, That the garage/storage spaces cannot be rented/leased to any other users that are not specifically registered/approved to operate on site. BE IT FURTHER RESOLVED, The color of any solid pedestrian doors and overhead doors must match the color of the building. BE IT FURTHER RESOLVED, That screening of the parking area on the south side of the parking area in the rear parking area be provided that is at least four feet in height consisting of either a planting screen, landscaped fence or wall. BE IT FURTHER RESOLVED, The landscape plan is subject to final Planning and City Forester approval before building permit issuance, and additional landscaping will need to be added in locations that do not currently contain (such as along the north and eastern lot lines). BE IT FURTHER RESOLVED, That concrete curb and gutter be installed to completely surround the drive aisle and all parking areas. BE IT FURTHER RESOLVED, All signage, include the sign base/structure, will need separate permits from the City. BE IT FURTHER RESOLVED, All lighting must be zero degree tilt and full cut-off and the concrete bases for any pole lights cannot exceed 6 inches in height above grade. BE IT FURTHER RESOLVED, No additional outdoor storage or display of products is allowed at any time on site and no commercial vehicle parking is allowed outdoors onsite. BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals at the time of building permits and possible changes to the site plan may be required based upon the final Fire Department review. BE IT FURTHER RESOLVED, That any bollards, railings, ladders, louvers, vents, etc. must be painted to match the colors of the principal structure. BE IT FURTHER RESOLVED, Any new handicap signs be incorporated into bored bollards and/or be mounted into the ground. BE IT FURTHER RESOLVED, All roof top and ground mechanicals (including HVAC devices, electrical transformers, vents, meters, etc.) must be fully screened from view and/or incorporated into the design of the site/structure (screening, etc.) and must be approved by the Planning Division before the issuance of building permits and Business Registration approvals. BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall result in the imposition of fines of $124 per day, the initiation of legal action, or both. Plan Commission City of Muskego Adopted: Defeated: Deferred: 135 Introduced: June 2, 2026 ATTEST: Adam Trzebiatowski AICP, Planning Manager 136 CONCEPTUAL VY465 IY 0 " w z 0 LLL(7Lo O Y Y o U) n F a m m >o>N(9 M 2> > Q LL�'1 N LLI Y N 3 L d rnga MUSKEGO MODERN PRAIRIE OFFICE ,r FINISHED INTERIOR 2365 S/F GARAGE 1632 S/F w LOT AREA 20160 S/F / .46 ACRES Q w ■ PAGE TABLE w F Label A-1.1 ITitle TITLE PAGE A-1.2 FLOOR PLAN --- _- _.- A-1.3 SITE PLAN A-2.1 EXTERIOR PERSPECTIVE5 A-2.2 A-2.3 A-3.1 INTERIOR PER5PECTIVE5 PROPOSED EVENT SPACE ELEVATIONS"E SHeY r-3.2 -4.1 ELEVATION5 5/N ELECTRICAL PLAN o 212/26 �hTE REVISE: 5/16/26 SCALE: ;FSHEET: JFT w 4 CONCEPTUAL DY465 ui _ o i.' UFO LJJ r y c _vl� d OQ SOUTH EXTERIOR VIEW r FL '" m m�2 �2 2 3:3:M uj ki� rt. •ry W }' W K W r � � x• W SH er. 0 2/2/26 �hTE REV15E�: 5/16/26 5GALE: SHEET: NORTHEAST EXTERIOR VIEW A-2 W 00 CONCEPTUAL DY465 LY 0 wz O LLLC7LLo LL Cr O Y Y ao E�E6,,,3 Q v U MAT RR I�AL W ARCHITECTURAL ASPHALT SHINGLES _- - - _ = - - ❑ _ GOLDEN HONEY _ ci STACKED STONE r �C��CJJJJJ CEDARPLANK -�� n• — OQ — •T 1 �+l� E4 - WE5T ELEVATION `_J SCALE: 1/41N • 1 FT BLACK TRIM ■ "OOM /DIAMOND 'i `— o In OT P EDR CK a � M J � LLI � Y arn2a. DIAMOND KOTE RIGID STACK BEDROCK SIDING w z - ILI w n SH er. 0 2/2/26 N: DATE RENSE�: �l E5-SIGN ELEVATION 5/18/26 U scALe: 1n iN = 1 Fr 5GALE: A T L VATI N E2 SCALE: 1I41N • 1, SHEET: A-3.1 w co CONCEPTUAL DY465 d 0 wz O LLL L (5 Lo O Y Y Q�D� ui a cn W�Ri OQ O 1E�3JIE - 5 ELEVATION \J SLALE: 1/41N 1 FT a m m w>o>o 2> > M Q LL�'1 N LLI Y N 3 L d rnga - z _ Q - _ w 0 212/26 N �1 1-NORTH ELEVATION SGPLE: 1/41N = 1 FT onrEREheEo: 5/18/26 SCALE: : [�-;.T2 CONCEPTUAL DY465 d 0 U� LLL(7Lo p Y LL Y M ou)ui r 00 o.--------- ---------------- 9 _ rrcxex a nssau I I -o o M �gmq _ � 000 > > M m uj a�3t rn g a p n tOE O J �J () (1 wa,m zGi IL � ,z °B a 212126 R: ahTE REVISEa: 5/18/26 5GALE: P PP AN A T VI W scue: va IN -A i Fr SHEET: A-1.2 3 46 CONCEPTUAL DY465 d 0 wz O LLLC7Lo O Y Y uiui,� � a cn ! """"` PROPERtt LINE ASPHALT r � I .elm r�N N O o3�M aro da uj xo a I I I I e I77 I z 8� J o W ---------------------A----. - --J nR 5H er. 0 212126 N DATE RENSE�: � 1517E PLAN YIEW 5/18/26 SCALE: ilB IN = 1 PT 5GALE: SHEET: A-1.3 3 N PEA Properties PEA PROPERTIES W176 S7640 Kristin Dr Muskego, WI 53150 American Landscape L L C N60W16073 Kohler Lane Menomonee Falls, WI 53051 N Plant Legend Symbol Qty Common 10 Allium Millenium 3 Asclepias Tuberosa >" I 3 Aster New England Q4 Boxwood Green Velvet 5 Catmint Cats Pajamas - - - - 12 Coreopsis Shades of Rose 12 Grass Karl Foerster 3 Hosta Kross Regal - - - 6 Hydrangea PURerfish 2 Juniper Hughes 3 Lilac Dwarf Korean 1 Lilac Ivory Silk Japanese .r 1 Maple Autumn Fantasy 3 Milk Weed 3 Sage Denim N Laos 6 Spirea Double Play Doozie 1 Spruce Dwarf Norway 3 Viburnum Spice Island CONCEPTUAL DY465 d 0 wz O LLLC7Lo O Y Y uiui,� � a cn INTERIOR ENTRY VIEW r�>N(9 wo o > > M uj Y d N 3 L rnga N �c F W _ W N W _ W K W H Z AXON VIEW ° sHeYi ° 212/26 °hTE REVISE°: 5/16/26 � 5GALE: INTERIOR OFFICE VIEW [�-IT2 E4 E4 - VIE5T ELEVATION 50.1% STONE (INGLUDE5 VIE5T AND EAST PAGING 51DE5 OF 5TONE FILLAR5) 50ALE: 1/5 IN = 1 FT _., E2 - EA5T ELEVATION 50.5 % 5TONE �L 56ALE: 1 /5 IN = 1 FT d 0 wz V~O �_ Ln LL E OYY co QvCO ul r- aU) n 3 r W a W z N N lu D R N K a v Q � W � i LLlInDa � N E tN Z O H Q J v J Q v w z O N PRAWN BY: 5H PATE PRAWN: 5/19/26 PATE REVI- 5/20/26 5GALE: SHEET: A-5.1 3 Cif El -NORTH ELEVATION 51.2% STONE (INCLUDES NORTH FACING SIDES OF STONE PILLARS) SCALE: 1/8 IN = 1 FT c� E3 - 5OUTH ELEVATION 49.5% STONE (INGLUDE5 SOUTH FACING SIDES OF STONE PILLAR5) 5CALE: 1/8 IN = 1 FT d 0 wz U~O �_ LLLL�LULn OYY co Q000 ui(om§ aU) n 3 r W J a W z N lu D ft- at a v wv � uiQ�InDa tN Z O H Q J v J Q v w z O N PRAWN BY: 5H PATE PRAWN: 5/19/26 PATE REVI- 5/20/26 SCALE: SHEET: A-5.2 3 m j °I I `r I 1 — S 804.5 I 1 / / ` -_ - N+0 20.B• / 4.58 \ 808.8] TW I 804.89 804.40 BW 1 jg V / / 9 0 802 3.0 EX. 18" CNV. 8039121�5 `1 �^\\ \ 1 804.30 PROPOSED ASPHA T DR IVE WA / BOI MATCH EX — -- \ —_ �? BW — �\ / AV I M.3 / BOa89 - — e04 i 9.0• 9.0• I 0.25 805.50MATCH E%. ( 14.1• E%. 18'NCULVERT \ / CONG / IV v. 803.SZt 11 /\ •°' j / PROPOSED BUILDING �� II II Yya / 45.8• \\i I 1 I 804.1 � i 1 \+ I I \ I 81 1 PROPOSED DRAINAGE SWALE CENTERLINE \ \ I I \\ �0.0g•99"W I\I \I 1 1 \I II ,I g I III J 11 I1 I I II 1 \ I I I DLENAME: P:\Sh—d\1 - Projects\2026\26.0002 - PEA Build— - Kristin Drive - A-g.\GAU\Sheets\260002 CPA.g to W 0 N g> V< o O J w N Z �?u NO >Qu o N 0 d ad6 Z i� t Lu U W N 5-0 J w Z m [L z _Z � O w N O ISSUED FOR REVIEW PLAN DATE 04.08.26 DESIGNED BY MO 0 10' SCALE® PROJECT NO. 26.0002 rl,FNO�:::C PLOT DATE: 5/18/2026 1:41 PM 3 4 1� PsEeAe inc. J -'1 City of Muskego Building, Site, and Operation Plan Overview PEA Properties, LLC is proposing the development of an office space for P.E.A. Builders, a custom design and build firm. The proposed development is intended to serve as an office, administrative, and storage space for company operations and associated functions. The purpose of this submittal is to obtain approval of a Building, Site, and Operation Plan (BSO) from the City of Muskego for the proposed office development. Property Information, Existing Conditions, and Landscape The site located at W176S7640 Kristin Dr., Tax Key #MSKC2196966002, is currently vacant land containing shrubs and trees in the Downtown District and General Business Zone (B-3) of Muskego, WI. Surrounding land uses consist of commercial, light business, and residential development typical of the area. The property will include building improvements, drive access, utility services, landscaping, and stormwater management facilities as required by City regulations. The proposed site work will be engineered and completed upon approval. Proposed Development The proposed development consists of the architectural construction of a modern -prairie, ranch -style office building designed to accommodate (1) Office and Conference Space for Administrative and Operational Business Functions, (2) Potential Use For Another Tenant, or Intimate Event Space Outside Of Operational Business Hours (see Operational Considerations), and (3) Garage And Storage For Tools and Materials (see Operational Considerations) for P.E.A. Builders. The building has been designed with a residential -style architectural appearance, intended to complement the surrounding neighborhood area while maintaining a professional commercial character. The building and site have been designed to be compatible with the surrounding Downtown District development patterns while maintaining compliance with applicable zoning and development standards established by the City of Muskego. Because the project is located directly between a residential home and a commercial building, PEA Properties is requesting that the City waive the required curbs and gutters for the site. The attached site survey and aerial view indicate how water flow will be managed and function more effectively than a curb and gutter arrangement by taking advantage of natural drainage which is optimum from an environmental perspective. No manufacturing, industrial processing, or high -intensity commercial activities are proposed on -site. The facility will consist of two general spaces: (1) An office and administrative space for daily residential construction management and P.E.A. Builders' business operations (see description below), and (2) intimate venue space OR office space for future tenants (See description below). 148 1 The conceptual drawings for the building include: • Conference and Office Rooms • Kitchenette and Break Area • Two Restroom Facilities (both wheelchair accessible) • Mechanical/Storage Room/Garage • Potential Event Or Tenant Space • Exterior lighting per City of Muskego regulations (see lighting plan) The office for P.E.A. Builders is intended to provide workspace for company employees as well as a professional meeting environment for clients, subcontractors, suppliers, and consultants. The area is intended to serve as the primary administrative and operational headquarters for P.E.A. Builders. The office has been designed to support the day-to-day business activities associated with residential construction, project management, client coordination, and general administrative operations. The proposed office use represents a low -intensity commercial development intended to integrate appropriately within the surrounding area while supporting the continued operations and growth of P.E.A. Builders Inc. Typical business operations are anticipated to include: • Administrative Office Work and Employee Meetings • Client or Trade Partner Meetings and Construction Management Coordination • Tool/Equipment and Temporary Material Storage A secondary event space has been incorporated into the proposed office building to accommodate small-scale private gatherings and company -related functions. The event space is intended to serve as a secondary use accessory to the primary office operation, operating on evenings and weekends. The proposed event space (33'4" x 21'8") is designed to accommodate approximately six tables with seating for up to eight guests each (max 50 persons). The space is intended for small, private gatherings such as baby showers, bridal showers, birthday parties, and similar intimate events. The event space will have access to the restroom and kitchen facilities. (See Program Key on proposed event space drawings.) An alternate to the event space would be an office space leased to an outside tenant. The design of the building and site carefully incorporates the proposed event space, ensuring compatibility with the neighboring Downtown District development while mitigating potential effects from traffic, noise, illumination, and overall operational activities. Operational Considerations General Operational Plans - Main office space: P.E.A. Builders, Inc to operate Monday through Friday, 8:00 AM — 4:30 PM, accommodating eight full-time employees, two to three daily visitors. Limited weeknight and weekend activity as necessary for business operations. Secondary space: Upon approval, it can be utilized as an Event Space, or open office space for a future tenant. • Should the space be utilized for events, the hours of operation will be weeknights after 4:30 pm and will not exceed 10pm, with a projected capacity of 50 persons. Weekend hours would start at 8am and not exceed past 10pm. • Should the space be utilized for a future tenant, the hours of operation will be standard business hours, not exceeding more than 10 full time employees. 149 The proposed interior garage and storage room to be used for temporary storage of non -hazardous construction materials including but not limited to: lighting fixtures, lumber, foam, plywood, trim, as well as operational equipment such as scaffolding, tools, and company vehicles/trailers. No outdoor space will be used for long term storage of material. The facility has been designed to avoid major noise, vibration, air pollution, explosions, hazardous materials or chemicals. No future expansions proposed. Traffic Generation & Parking - The plan has been thoughtfully designed to locate garages at the rear of the property, position landscape to screen residential neighbors to the south, and provide screening for parking areas adjacent to surrounding residential neighborhoods. The proposed site layout allows sufficient room for vehicles entering and exiting the property, with the expectation that no more than two vehicles will enter the parking area simultaneously during normal business hours. The parking plan includes twenty-two parking stalls, including one handicap -accessible stall located near the front entrance. Parking for the proposed event or tenant space has been calculated using a standard ratio of approximately two to three people per parking stall. Water Usage, Sanitary Sewer or Septic Loadings - This plan will include the utilization of the site's natural landscaping with water directed South East, across the vegetation, flowing into the City of Muskego's natural drainage system. PEA Properties, LLC anticipates minimal use of water usage, sanitary sewer, or septic loadings., similar to a residential property. Project drawings show two restroom facilities including one sink and one toilet each, a kitchenette with a dishwasher, washer and dryer for occasional use, and utility sink in the garage. Exterior Buildina and Fencina material - Exterior building and fencing materials include architectural asphalt shingles, cedar plank, black trim, golden honey stacked stone panels, diamond kote bedrock panel, diamond kote rigid stack bedrock siding and a cedar privacy fence around the dumpster and mechanicals (see Sheet A3.1 for material board). Lighting - For exterior lighting proposal, see Electrical plan page A4.1. Conclusion The proposed building site and plan has been purposefully designed to serve the purpose of the tenant (P.E.A. Builders) while being mindful of the complexity involved in building on the property which serves as the transition between commercial and residential neighborhoods. Every element from building placement, aesthetic, parking, lighting, and landscaping has been considered from this perspective. Thank you for your consideration. 150 3 Project Engineers, and Design Professionals Property Owner/Applicant, Designer/Builder: PEA Properties, LLC / P.E.A. Builders, Inc W195 S7548 Woodland Place Muskego, WI 53150 Office: (262) 207-4117 Steve Homa Cell: (414) 324-6123 Mary Homa Emergency: (262) 506-9616 Survey and Engineering: Lynch & Associates Engineering Consultants, LLC 5000 S Towne Drive, Suite 160 New Berlin, WI 53151 (262) 402-5040 Landscaping: American Landscape N60 W16073 Kohler Ln, Menomonee Falls, WI 53051 (262) 252-4260 151 CONCEPTUAL DY465 d 0 wz O LLL L (5 Lo LL O Y Y Ln Q�D� Ld ,D g a cn W „11 oo.��m Ri OQ Noo>k' qua _ 2 3: - - - W I N 3 L ° I d r- --- --- ------ - ------ ---------� I I I . o I oIl II I I I ® ® m I I I I I I —t I J I J sw.ac I � I W I I J I I TI 0 212126 R isvoorwxq.e PATE RENSE.: 5/18/26 5GALE: oL GTRIGAL P AN VIEW 2 SCALE: 1,61. = 1 FT A 4T1 CONCEPTUAL ONGS wz O LL Lo LL LU 0 U) uj 0. cn co 06 -i �2 ,00 23: rN uj PROPOSED EVENT SPACE (721 S/F) a: U) m'.E r rnga EVENT AND OFFICE SHARED SPACE (58j S/F) PEA OFFICE (qlq 5/F) LU QL LU > F ---- I ------- lu t AT oHRuvr---------- L-II DATE REVISED: FO01 PLAN IALLOUI lll SCALE: 1I L ---- J ---------- -A City of Muskego Plan Commission Discussion PC 045-2026 For the meeting of. June Z 2026 REQUEST: Conceptual Discussion - Rezoning, Comp Plan Land Use Amendment, and BSO — Willow Estates W182 S8450 Racine Avenue / Tax Key No. 2223.998.007 SW '/4 and SE '/4 of Section 16 PETITIONER: Noah Jacobson of Willow Glen Muskego LLC/Brew City Capital Group INTRODUCED: June 2, 2026 LAST AGENDA: N/A PREPARED BY: Adam Trzebiatowski, AICP BACKGROUND PC 045-2026 The petitioner has submitted a conceptual development plan for an expansion of the existing Willow Glen apartment complex, known at this time as Willow Estates. The existing Willow Glen apartment complex currently contains four - two-story buildings with each containing eight units, with the current total unit count being 32. This apartment development property contains a large area of vacant land to the east of the existing buildings. There was a rezoning and Building, Site and Operation (BSO) plan approved in early 2011 for a Planned Development (PD) zoning district based on the underlying zoning of RM-1 and RM-2 for a total of 44 additional apartment units, allowing 76 total units. That plan included eleven - four -unit two-story buildings. That plan was never implemented by the past owners, but the 44-unit approval is still pending out there, subject to updated BSO approvals. The Willow Glen Muskego LLC group is now proposing a new plan containing 76 additional units broken into the following building types and unit counts: • Ten - Two-story townhomes each containing four units (40 units total) o Two - 3-bedroom/2-bathroom units o Two - 2-bedroom/1-bathroon units • Three - Twelve -unit apartment buildings (36 units total) o Twelve - 2-bedroom/2-bathroom units The petitioner is requesting conceptual discussion to get comments from the Plan Commission regarding the proposal. The petitioner will be present at the meeting to further explain the conceptual master plan and to answer any questions. No approvals or denials are provided as this is Must a conceptual discussion. 154 PLAN CONSISTENCY PC 045-2026 Comprehensive Plan: The 2035 Plan currently identifies 4.08 acres of the property for high density residential land use (greater than 3 units per acre) and 13.26 acres for medium density residential land use. The proposed concept is to amend the 2035 land use plan to 10.28 acres for high density residential land use and 7.06 acres for medium density residential land use. This would increase the amount of high density residential land use on the property. Zoning: The property is currently zoned as a Planned Development (PD) district based on the underlying base zoning districts of RM-1 - Multiple -Family Residential District (4.08 acres) and RM-2 - Multiple -Family Residential District (13.26 acres). The RM-1 District is intended for multiple -family dwellings with two to sixteen units in each building with a required land area of 5,000 SF per unit. RM-2 District is intended for multiple -family dwellings with two to eight units in each building with a required land area of 10,000 SF per unit. The proposed concept is to rezone/amend the existing PD district to keep the same underlying RM-1 and RM-2 base districts but to change the boundaries/areas so that the RM-1 base area contains 10.28 acres and so that the RM-2 base area contains 7.06 acres. Adopted 208 Sanitary Sewer This land currently is served by public sanitary sewer and public Service Area: sanitary sewer would need to serve all newly proposed buildings/units. If any sanitary sewer upgrades and/or expansions are needed, those would be at the expense of the developer. The proposal would be consistent with the plans. Water Capacity Assessment The existing apartments are serviced by a private well. The new District: proposal would include the connection of public water to all buildings within the development, including the existing apartment building. The expansion to the municipal water system would be at the expense of the developer. The proposal would be consistent with the plans. DISCUSSION PC 045-2026 The developer, Willow Glen Muskego LLC, is looking for feedback on their new concept plan for the land east of the existing Willow Glen apartments. They are proposing 76 new apartment units, in addition to the 32 existing units, spread across 17.34 acres. The new concept for the additional units contains two building types (4-unit townhomes and 12-unit apartments) with the following unit breakdowns: Proposed New Units —Willow Estates 3-Bedroom 12-Bath Townhome Units • 20 units • Approximately 1,810 SF • Anticipated rent: approximately $2,995lmonth 2-Bedroom ! 1-Bath Town home Units • 20 units • Approximately 1,100 SF • Anticipated rent: approximately $2,095lmonth 2-Bedroom 12-Bath Apartment Units • 36 units • Approximately 1,250 SF average • Anticipated rent: approximately $2,395lmonth 155 The developers concept includes a possible 2035 Comp Plan land use amendment. The current two land use categories on this property, medium -density residential and high -density residential, would both remain, but the proposal would include the expansion of the high -density land use area. The table below from the developer's narrative outlines the existing and proposed land use breakdown and proposal. Land Use Designation Current Approved Plan Proposed Plan Lot Area: 177,632 sf (4.08 acre) Lot Area: 447,757 sf (10.28 acre) High Density Residential Units: 32 Units: 88 Density: 7.84 units/acre Density: 6.56 units/acre Lot Area: 577,516 sf (13.26 acre) Lot Area: 307,385 sf (7.06 acre) Medium Density Residential Units: 44 Units: 20 Density: 3.32 units/acre Density: 2.83 units/acre Lot Area: 765,148 sf (17.34 acre) Lot Area: 755,142 sf (17.34 acre) Overall Total Units: 76 Units: 108 Density: 4.38 unitslacre Density: 6.23 units/acre The developers concept also includes an amendment to the existing PD zoning district. The current two underlying zoning districts on this property, i and Ri would both remain, but the proposal would include the expansion of the i underlying zoning. The table below from the developer's narrative outlines the existing and proposed underlying zoning breakdown and proposal. Underlying Zoning District Current Approved Plan Proposed Plan RM-1 - Multiple Family Lot Area: 177,632 sf (4.08 acre) Lot Area: 447,757 sf (10.28 acre) Residence District Units: 32 Units: 88 Density: 5,551 sf/unit Density: 5,088 sf/unit RM-2 - Multiple Family Lot Area: 577,516 sf (13.26 acre) Lot Area: 307,385 sf (7.06 acre) Residence District Units:44 Units:20 Density: 13,125 sf/unit Density: 15,369 sf/unit Lot Area: 755,148 sf (17.34 acre) Lot Area: 755,142 sf (17.34 acre) Overall Total Units: 76 Units: 108 Density: 9,936 sf/unit Density: 6,992 sflunit As it relates to the aesthetics of the thirteen newly proposed buildings, the developer has stated the following relating to the overall architectural character of the newly proposed buildings: 4. Architectural Character The architectural style of the 4-unit townhome buildings was Intentionally designed to create the appearance and character of single-family residential homes. These buildings are positioned along the outward -facing portions of the site to reinforce compatibility with the surrounding neighborhood context. The 12-unit apartment buildings are located toward the southern portion of the property and are designed with complementary materials and architectural detailing that coordinate with the townhome buildings while maintaining a residential scale and appearance. The overall site layout places the townhomes so that they face the north and east edges of the property. These facades facing east and north resemble high -end single family homes, creating an attractive transitional buffer to the neighboring properties to the east and north. The proposed buildings are each two -stories tall and are subject to the same height requirements that a normal single-family home would be, with a maximum height from grade to the mid -point of the gable being 30-feet or less. The proposed buildings meet this height requirement. Please see the attached developers concept plans for more detail on their overall architectural concept. If this project were to move forward, the Plan Commission would eventually need to review the details of the architectural design via the Building, Site and Operation (BSO) plan process. One item that the General Design Guide recommends is the use of 50% masonry on all four sides of proposed structures. Access to the site, currently and proposed, would be via a private driveway stemming off Racine Avenue. Since Racine Avenue is a County highway, the County will need to be consulted by the developer to determine if any future roadway access improvements would be required. For the new portion of the 156 development, the private driveway would continue eastward into the site and serve as the new driveway/roadway for the new buildings. The end of the private drive would include a cul-de-sac for safe maneuverability at the end of the private driveway. There are no driveway or roadway connections proposed to the existing un-improved right-of-way that current stubs to the east boundary line of this development, stemming off of Clearbrook Drive. Planning staff is not suggesting any connections to this un-improved right-of-way stub. Staff would recommend the vacation of the un-improved right-of-way stemming off Clearbrook Drive, along with the vacation of the entry drive right-of-way if this project proceeds forward. Please see the applicant full submittal details that includes site plans, architectural concepts, project narrative/details, a market study and a support letter from the Waukesha County Business Alliance. DIRECTION PC 045-2026 The Plan Commission should discuss if they think they may be receptive to eventually recommending approval to change the future land use designations and to amend the underlying zoning of the PD district. The proposal increases the total number of allowed units within the overall development from 76 units (based on the past approval) to 108 units, which is 32 units more than was granted under the last approved PD district request. The petitioner will be present at the meeting to further explain the project and to answer any questions. No formal approval or denial will be given at this meeting and no guarantees can be made. This conceptual approval is intended to solicit comments, suggestions, and ideas. If the petitioner would like to take the next step and eventually apply for a formal rezoning/land use amendment, the comments received at this meeting must be addressed as part of the formal submittal. 157 PROPOSED LAND USE & ZONING TOTAL LOT AREA: 755,142 SF (17.34 ACRE) TOTAL DWELLING UNITS: 32 EXISTING + 76 NEW = 108 TOTAL TOTAL LOT DENSITY: 6.23 UNITS / ACRE (6,992 SF/UNIT) PROPOSED NEW PARKING 96 NEW ATTACHED ENCLOSED STALLS 120 NEW SURFACE STALLS 216 TOTAL NEW PARKING STALLS PARKING RATIO: 216 STALLS 176 NEW UNITS = 2.84 STALLS / NEW UNIT ❑ZONING: RM-1 MULTIPLE -FAMILY RESIDENCE DISTRICT LAND USE: HIGH DENSITY RESIDENTIAL (> 3 UNITS/ACRE) ZONING: RM-1 MULTIPLE -FAMILY RESIDENCE DISTRICT LOT AREA: 447,757 SF (10.28 ACRE) DWELLING UNITS: 88 APARTMENTS (32 EXST+56 NEW) RESIDENTIAL FLOOR AREA: 108,418 SF FAR I I / ALLOWED: 30%MAXIMUM / PROPOSED: 108,418 SF 1447,757 SF = 24% COMPLIES DENSITY REQUIRED: MIN 5,000 SF LOT AREA PER DWELLING UNIT PROPOSED: 447,757 SF / 88 UNITS = 5,088 SF/UNIT COMPLIES OPEN SPACE REQUIRED: MIN 4,000 SF PER DWELLING UNIT PROPOSED: 385,203 SF 188 UNITS = 4,377 SF/UNIT COMPLIES I I DWELLING UNITS PER STRUCTURE ALLOWED: 16 UNITS MAXIMUM PROPOSED: 4 UNITS, 6 UNITS, & 12 UNITS COMPLIES 1 1 LAND USE: HIGH DENSITY RESIDENTIAL (> 3 UNITS/ACRE) 88 UNITS 110.28 ACRE = 8.56 UNITS / ACRE ZONING: RM-2 MULTIPLE -FAMILY RESIDENCE DISTRICT LAND USE: MEDIUM DENSITY RESIDENTIAL (1-2.99 UNITS/ACRE) ZONING: RM-2 MULTIPLE -FAMILY RESIDENCE DISTRICT LOT AREA: 307,385 SF (7.06 ACRE) DWELLING UNITS: 20 APARTMENTS (NEW) I I I RESIDENTIAL FLOOR AREA: 30,668 SF FAR ALLOWED: 30% MAXIMUM PROPOSED: 30,668 SF / 307,385 SF = 10% COMPLIES DENSITY REQUIRED: MIN 10,000 SF LOT AREA PER DWELLING UNIT PROPOSED: 307,385 SF 120 UNITS=15,369 SRUNIT COMPLIES OPEN SPACE] REQUIRED: MIN 7,000 SF PER DWELLING UNIT PROPOSED: 279,623 SF / 20 UNITS=13,981 SF/UNIT COMPLIES I DWELLING UNITS PER STRUCTURE 'A LOWED:8 UNITS MAXIMUM PROPOSED:I4 UNITS COMPLIES LAND USE: MEDIUM DENSITY RESIDENTIAL (1-2.99 UNITSIACRE) I I 20 UNITS / 7.06 ACRE = 2.83 UNITS / ACRE Nl Q W Z U 111 = 100'-0" W 16 I EXISTING LAND USE MAP LEGEND r Project Lot Boundary Revised High Density Residential Boundary Rural Density Residential (c .49 unitslacre) Low Density Residential (.5-.99 unitslacre) Medium Density Resident al (t-2.itslacre) 99 un High Density Residential I' 3 unitslacre) I WETLANDS I o CONDO "UNIT 1" BOUNDARY CONDO UNIT 2 I BOUNDARY .,� VACATED Q.O.W. Preliminary Concept Plan x C a BREW CITY CAPITAL GROUP" �i WILLOW ESTATES LWNU&`� rA 9Jt@FJWE,INif�S � Zoning and Land Use Plan - Proposed Aoo= os/�8/soa6 3 01 MM � {f r,.x. f" i ■ ■ ■ Preliminary Concept Plan K C B BREW CITY CAPITAL GROUP* 00 WILLOW ESTATES LUXURY APARTMENTS Stormwater Plan - Proposed o�,8/ma6 WmK,-%-IA R Preliminary Concept Plan K C B BREW CITY CAPITAL GROUP, WILLOW ESTATES LUXURY APARTMENTS Rendered Perspective Views o�,8/ma6 3 W 4 Preliminary Concept Plan x C B BREW CITY CAPITAL GROUP* WILLOW ESTATES LUXURY APARTMENTS Rendered Perspective Views o�,8/oa6 3 Ph Preliminary Concept Plan K C B BREW CITY CAPITAL GROUP* 00 WILLOW ESTATES LUXURY APARTMENTS Rendered Perspective Views o�,8/ma6 rA, Lir Am a C Ilan! 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L\ 0'-0�1 _1st Floor T.O.( /1 —GradeG de NOTE: OVERALL BUILDING FACADE �de COMPOSED OF 40 % MASONRY Found 'on 4'-0" n Typical Inside Elevation - Facing Out n Typical Inside Elevation - Facing In 3/32" = 1'-0" " 3/32" = 1'-0" Preliminary Concept Plan K C B BREW CITY CAPITAL GROUP* WILLOW ESTATES LUXURY APARTMENTS 12-Unit Buiding - Exterior Elevations AD-2o4 o i8 6 3 M z- IT 25 - II I/2- 10 -8 UNIT xs o GARAGE P UNIT x7 GARAGE UNIT xl GARAGE -o 'P N �o UNIT xs GARAGE P UNIT x8 GARAGE a 0 UNIT x6 n GARAGE 20- 0" 13' - 2' 4 ' o' 16' " 5" 4 ' o' 13' - 2" 20' - 0" 25' - II 1/2" �20)3 1 UNIT xn GARAGE 1 7v UNIT x — x GARAGE UNIT xl \ eed'"� e'"`"°ry°' UNIT xs I° % c'I t� UNIT x2 / e•°" e " GARAGE 00 `J 0 C 0oo. o 0 0 o. \ — — — 2 AD-203 x UNIT xa GARAGE UNIT xa UNIT xa u LL L Eli w, e•�,� UNIT xco GARAGE El AD-204 2 3 AD-204 -----� L J UNIT on 4 GARAGE — AD-204 n Proposed Typical Level 01 3/32" = 1'-0" Preliminary Concept Plan K C B M CARPI AL G EW RIOTUP• WILLOW ESTATES LUXURY APARTMENTS 12-Unit Buiding - 1st Floor Plan AD-lol os/.8/soa6 3 V 4 z-u iqz- z- 15 - 3" Io' - 8 1/2" zO' - d' �3' - z" 24 - 5' 13' - 2" 20, - o" Io' - 8 1/2, 15' - 3„ F, AD-203 o e ^ c� Fm� 1 °° °o oW 00 EL 9 UNIT ps UNIT pn UNIT p] UNIT xO g M. s 0 M e O 8 d C ° 2 AD-203 LD " UNIT 08 y,� r ear UNIT wo um rL7 UNIT x60y oo UNIT xIz a 9 ® O C °O "^� ^° � 'AD-204 2L 3 AD-204 PL 2 �� c� o 4 P� P (� � ,�ADD-2O4 LIE] O AD-204 n Proposed Typical Level 02 3/32" = T-0" Preliminary Concept Plan K C B • CAREW PI qV GROUP' 00 WILLOW ESTATES LUXURY APARTMENTS Iz-Unit Buiding - znd Floor Plan AD-102 os/�8/soa6 3 00 Willow Estates Conceptual Plan Review Written Description of the Intended Use Petitioner Contact Information Willow Glen Muskego LLC Jon Schumann & Noah Jacobson jon@brewcity-capital.com, noah@brewcity-capital.com Architect Contact Information KCB Architects Keith Barnes keith@kcb-architects.com Civil Enaineer Contact Information Kapur Ryan Birschbach rbirschbach@kapurinc.com Willow Estates - Project Description I Pagel of 13 179 SECTION A: PROJECT DESCRIPTION 1. Project Overview Proposed Residences — Willow Estates Willow Estates is a proposed 76-unit premium, market -rate, rental community located at W182S8450 Racine Avenue, Muskego, Wisconsin, immediately east of the existing Willow Glen Apartments. The development is designed to create a high -quality residential neighborhood atmosphere that appeals to a broad range of residents, including retirees looking to downsize, young professionals, and growing families. All residences will feature: • Attached private garages • Private direct -entry access (no common hallways) • In -unit laundry • Private patios or balconies • Forced -air heating and air conditioning • Modern, upscale finishes including: o Quartz countertops o Luxury vinyl plank flooring o Stainless steel appliances o Upgraded plumbing and electrical fixtures The northern portion of the property will preserve existing wetlands and wooded areas while incorporating stormwater management ponds and additional landscape screening along the eastern property line. Existing Residences — Willow Glen Apartments The existing Willow Glen Apartments consist of four 2-story apartment buildings containing a total of 32 units. Each building includes 8 units. No additional building modifications or accessory structures are proposed for the existing apartment complex. 2. Proposed Residential Buildings Ten 4-Unit Townhome Buildings Willow Estates - Project Description I Page 2 of 13 180 The development includes ten new 2-story townhome-style buildings designed to resemble high -end single-family homes. Each building contains: • Two 3-bedroom / 2-bathroom units • Two 2-bedroom / 1-bathroom units Unit features include: • Private direct -entry access • Attached garages o 2-car garages for 3-bedroom units 0 1-car garages for 2-bedroom units • In -unit laundry • Private patios or balconies • Forced -air heating and cooling • High -end finishes and exterior materials consistent with the overall architectural character of the development. The exterior wall fagade is 40% masonry. These buildings will provide a total of 40 townhome units. Three 12-Unit Apartment Buildings The development also includes three new 2-story, 12-unit garden -style apartment buildings. Each building will contain: • Twelve 2-bedroom / 2-bathroom units • Average unit size of approximately 1,250 square feet • Attached 1-car garages for every unit Additional features include: • Private direct entry • In -unit laundry • Private patios or balconies • Forced -air heating and cooling via MagicPak or ComfortPak systems • High -quality masonry and durable siding materials. The exterior wall fagade is 40% masonry. • Condo -quality interior finishes Willow Estates - Project Description I Page 3 of 13 181 These three buildings will provide a total of 36 apartment units. 3. Proposed Unit Mix Proposed New Units —Willow Estates 3-Bedroom / 2-Bath Townhome Units • 20 units • Approximately 1,810 SF • Anticipated rent: approximately $2,995/month 2-Bedroom / 1-Bath Townhome Units • 20 units Approximately 1,100 SF Anticipated rent: approximately $2,095/month 2-Bedroom / 2-Bath Apartment Units • 36 units • Approximately 1,250 SF average • Anticipated rent: approximately $2,395/month Existing Units — Willow Glen Apartments • 32 existing apartment units • Four existing 8-unit buildings 4. Architectural Character The architectural style of the 4-unit townhome buildings was intentionally designed to create the appearance and character of single-family residential homes. These buildings are positioned along the outward -facing portions of the site to reinforce compatibility with the surrounding neighborhood context. The 12-unit apartment buildings are located toward the southern portion of the property and are designed with complementary materials and architectural detailing that coordinate with the townhome buildings while maintaining a residential scale and appearance. The overall site layout places the townhomes so that they face the north and east edges of the property. These facades facing east and north resemble high -end single family homes, creating an attractive transitional buffer to the neighboring properties to the east and north. 5. Parking & Site Circulation Willow Estates - Project Description i Page 4 of 13 182 • In addition to attached garages, the development includes approximately 120 surface parking stalls for residents and guests. The internal roadway connecting to Racine Avenue will be a private road. • A fire truck turnaround is incorporated into the site design. The proposed single -access entrance configuration has been reviewed with City development staff, who confirmed that a secondary access drive is not required. • The existing public right-of-way connection to Country Brook Estates will be vacated as part of the project. No vehicular connection to Clearbrook Drive is proposed. • A heavily landscaped buffer, including new tree plantings, is planned between Willow Estates and Country Brook Estates to maintain privacy and neighborhood separation. 6. Stormwater & Environmental Features The proposed stormwater management system is designed to meet all applicable engineering requirements and will manage stormwater entirely within the boundaries of the development without increasing impacts on neighboring properties. The site design preserves existing wetlands and wooded areas in the northern portion of the property while integrating stormwater ponds into the natural landscape. 7. Land Use The property is currently designated as both High Density Residential and Medium Density Residential under the City's Comprehensive Plan. The proposal maintains both land use categories while adjusting the boundaries between them: Land Use Designation Current Approved Plan Proposed Plan Lot Area: 177,632 sf (4.08 acre) Lot Area: 447,757 sf (10.28 acre) High Density Residential Units: 32 Units: 88 Density: 7.84 units/acre Density: 8.56 units/acre Lot Area: 577,516 sf (13.26 acre) Lot Area: 307,385 sf (7.06 acre) Medium Density Residential Units: 44 Units: 20 Density: 3.32 units/acre Density: 2.83 units/acre Lot Area: 755,148 sf (17.34 acre) Lot Area: 755,142 sf (17.34 acre) Overall Total Units: 76 Units: 108 Density: 4.38 units/acre Density: 6.23 units/acre The proposed land use configuration maintains higher -density development adjacent to the existing multifamily area while preserving medium -density transitional areas along the eastern and northeastern portions of the site. Willow Estates - Project Description i Page 5 of 13 183 The figure below shows the current and proposed land use designations on the site: Is i s .x a s tsttx It 8. Zoning EXISTING LAND USE MAP LEGEND � _ Project La# Boundary = Rovised High Dertisily Rniderdisl Boundary Rural Density Residential (-c .49 unim/acre) Low Dien airy Residential (.5 - ." rinitslacre) Medium Density Residential t1.2.ff ureiWacre) Nigh Density Resldantlal (} 3 units► cm) The site is currently zoned as a Planned Development (PD) with underlying zoning districts of: • RM-1 — Multiple Family Residence District RM-2 — Multiple Family Residence District The proposal maintains both zoning districts while modifying the boundaries between them: Underlying Zoning District Current Approved Plan Proposed Plan RM-1 — Multiple Family Lot Area: 177,632 sf (4.08 acre) Lot Area: 447,757 sf (10.28 acre) Residence District Units: 32 Units: 88 Density: 5,551 sf/unit Density: 5,088 sf/unit RM-2 — Multiple Family Lot Area: 577,516 sf (13.26 acre) Lot Area: 307,385 sf (7.06 acre) Residence District Units: 44 Units: 20 Density: 13,125 sf/unit Density: 15,369 sf/unit Lot Area: 755,148 sf (17.34 acre) Lot Area: 755,142 sf (17.34 acre) Overall Total Units: 76 Units: 108 Density: 9,936 sf/unit Density: 6,992 sf/unit The proposed zoning district boundaries align with the proposed land use boundaries and preserve lower -density buffers along the eastern and northeastern portions of the property. Willow Estates — Project Description i Page 6 of 13 184 9. Proposed Land Division The plan proposes a condo plat dividing the overall project site into two condo units. Condo "Unit 1" will encompass the existing Willow Glen Apartments. Condo "Unit 2" will encompass the new Willow Estates development. The two condo units will share the private road connecting to Racine Ave. Willow Estates - Project Description I Page 7 of 13 185 SECTION B: MARKET STUDY Why is Willow Estates a great fit for Muskego? Willow Estates aligns with the City of Muskego's 2035 Comprehensive Plan and addresses demonstrated market demand for new rental housing, making it an excellent addition to the community. The proposed 76-unit premium rental development, Willow Estates, located at W182S8450 Racine Avenue, introduces high -quality, privately accessed multifamily and townhome-style homes with attached garages in a setting that preserves natural features such as wetlands and wooded areas. It provides new housing options while maintaining neighborhood character and leveraging existing infrastructure along a designated growth corridor (Racine Ave, Comp Plan Chapter 2: Housing p. 18). Below are the key reasons it fits Muskego's vision according to the 2035 Comprehensive Plan and the April 14, 2026 Rental Housing Demand/Needs Assessment prepared by Tracy Cross & Associates, Inc. 1. Advances the City's Housing Goal of providing a diverse housing supply that meets the needs of residents of all ages, incomes, and life stages. The 2035 Comprehensive Plan's Housing Goal states: "Muskego, its residents, and its landowners will strive to provide a diverse housing supply that meets the City's future population requirements. This includes homes for new residents without prejudice as well as for long-time residents whose housing requirements might have changed because of age, ability, or economic situation." (Chapter 2: Housing, p. 18 and p. 142). Housing Objectives further emphasize maintaining existing neighborhood qualities while developing "new neighborhoods or individual developments that increase the diversity of housing options in the city, consistent with the City's Land Use objectives" (p. 142). Willow Estates directly supports this by offering a mix of 2- and 3-bedroom rental units (20 two-bed/1-bath, 36 two-bed/2-bath, and 20 three-bed/2-bath) in a combination of 12-unit flat -over -flat buildings and 4-unit townhome-style buildings. The design includes first -floor 3-bedroom units with 2-car attached garages and single -level, accessible living options ideal for empty -nesters and retirees seeking to downsize without sacrificing quality or space. It also expands rental tenure options in a community that is currently 88.7% owner -occupied (Chapter 2, Table 2.1 and p. 37), addressing the Plan's recognition of changing household Willow Estates - Project Description I Page 8 of 13 186 needs and the desire for more condominium -style and senior -appropriate housing identified in community input (p. 27). According to Chapter 2, Table 2.1 on p. 37, since 2000 the percentage of renter occupied units in Muskego has decreased 6%. That same table also shows that there are 177 fewer renter occupied units now than there were over 25 years ago. According to p. 7 of the Tracy Cross Muskego Market Demand Analysis, "in the City of Muskego only three rental housing communities have been introduced in the past 10 years, totaling just 186 market rate units." This same page discusses the Muskego Market Area as having a vacancy rate of only 1.6%, demonstrating the demand and need for new rental housing in the market. The same paragraph of the report goes on to say that "with 1,615 renter households currently represented in the City of Muskego, and with just 186 new rental housing units introduced in the last 10 years, current renter households have limited new product offerings to choose from." The proposed development seeks to address this need. 2. Supports higher -density residential development in appropriate locations, particularly along key corridors such as Racine Avenue. The Comprehensive Plan notes that multi -family residential uses are "found in distinct pockets throughout the community" with concentrations "along the City's main roadways of Racine Avenue and Janesville Road" (Chapter 8: Land Use, p. 122). It recommends encouraging opportunities for higher density residential uses and mixed -use developments, especially along those corridors. The project is proposed for RM-1 Multiple -Family Residence District zoning on a site immediately east of existing Willow Glen Apartments and set back from Racine Avenue, and nearby many other orange "high -density" land use parcels. The Preliminary Concept Plan shows approximately 6.2 units per acre overall (including the 32 existing units), aligning with the Plan's allowance for multi -family densities of 4-8 units per acre in appropriate zoning districts (p. 122). The development's high -quality architectural design, landscaping, and natural buffering preserve the "look and feel" of surrounding neighborhoods while contributing to the corridor's vitality (Density Fact Sheet and FAQs, pp. 41-43). 3. Addresses projected housing needs and promotes efficient use of land and infrastructure. Willow Estates - Project Description I Page 9 of 13 187 The Comprehensive Plan projects the need for approximately 1,755 new housing units by 2050 to accommodate population growth, declining household sizes, and a 5% vacancy rate (Chapter 2, Table 2.2 and p. 33). It highlights the benefits of denser housing, including more preserved agricultural and conservation land, efficient infrastructure use, and support for amenities (Density Fact Sheet, p. 41). Willow Estates adds 76 market -rate units on a relatively small, infill site with existing access to Racine Avenue (a well -traveled roadway with over 10,000 daily vehicles) and proximity to 1-43. The design incorporates conservation elements, preserving wetlands, wooded areas, and integrating stormwater ponds, while providing unmatched privacy through natural barriers to adjacent neighborhoods (as detailed in the Preliminary Concept Plans). This approach aligns with recommendations to promote conservation subdivisions and Planned Developments that increase open space (p. 142). Page 7 of the Tracy Cross Rental Housing Demand Analysis goes on to state "giving full consideration to current rental housing conditions in the entire Muskego Market Area and factoring expected household growth, construction requirements (demand), for new rental housing will average at least 375 units annually over the next five years, or 1,875 units through 2031." "According to estimates by Environics Analytics, through its review of the Census Bureau's annual community surveys, the Muskego Market Area (defined on page 6) is expected to witness over 2,100 new households over the next five years, or 420+/- annually. Of these households, at least 35% will be renters". If, according to the 2035 comprehensive plan (p. 20), only 11.3% of housing in Muskego is rental housing, but 35% of new households will be renters, how can Muskego address this discrepancy without adding new rental housing to the market? 1. Is strongly supported by independent market analysis demonstrating ample demand for new Class A rental housing in Muskego. The Tracy Cross & Associates Rental Housing Demand/Needs Assessment concludes that "the subject property is extremely well suited for new construction rental housing development" and that "there is ample demand/need for new rental housing to be introduced within Muskego (and the Willow Estates site in particular)" (Executive Summary, p. 1; Overall Market Potential section). Key supporting factors include: Willow Estates -Project Description I Pagel 0 of 13 188 • Muskego's affluent, growing profile (2026 median household income of $118,766, 42% above the MSA average; household growth of 34% since 2000). • Tight regional rental market conditions (3.9% vacancy overall, dropping to 3.5% for stabilized properties in Milwaukee and Waukesha counties, dropping to only 1.6% in the Muskego Market Area). • Strong historical and projected absorption (averaging 1,475+ units annually since 2010 regionally, with 1,585 units per year needed in the two core counties through 2031). • The site's unique advantages: a secluded, private, wooded setting that cannot be readily duplicated, combined with marketing exposure along Racine Avenue (p. 1 of the Assessment). The 76-unit luxury product (with attached garages, private entries, and high -end finishes akin to ownership -style townhomes) fits the "Class A market rate" segment and helps address the limited recent supply of new rental housing in Muskego specifically. • Limited new rental housing supply in Muskego with only 186 market rate units being built in the last 10 years. • A need for at least 375 units of new rental housing in the Muskego Market Area annually over the next 5 years (p. 7) 2. Enhances community character, economic vitality, and quality of life while mitigating common concerns about density. The Comprehensive Plan's Density Fact Sheet and FAQs directly address resident concerns, confirming that well -designed denser housing does not decrease property values, can reduce traffic through walkability and fewer cars per household, and supports vibrant amenities (pp. 41-43). Willow Estates' high -quality buildings, integrated landscaping, and separation from adjacent single-family areas (no through -road connection to Country Brook Estates) ensure compatibility. By providing rental options for young professionals, families, and downsizing seniors, it helps retain Muskego's multi -generational appeal and supports the broader goals of economic development along Racine Avenue. In summary, Willow Estates fulfills the 2035 Comprehensive Plan's explicit calls for housing diversity (need for both rental and owner -occupied housing), corridor -focused higher -density development, and land -use efficiency while responding directly to the robust rental demand documented in the independent market study. Its thoughtful design respects Muskego's rural -to -urban character and natural assets, positioning it as a model project that will benefit current and future residents. This development represents a proactive step toward implementing the Plan's vision for a vibrant, and sustainable community. Willow Estates- Project Description I Page 11 of 13 189 SECTION C: SUMMARY OF PUBLIC ENGAGEMENT SESSION Dear Muskego City Plan Commission Members, On Tuesday, April 14, 2026, Brew City Capital Group hosted a public informational session at the Muskego Public Library from 5:30 PM to 7:30 PM regarding our proposed Willow Estates development. Prior to the meeting, we mailed invitations to more than 60 nearby residences, including homes in Country Brook Estates and along Racine Avenue. Approximately 40-50 people attended the session. Brew City Capital Group opened the meeting with a 15-20 minute presentation covering our company background and the details of the proposed development. Attendees received informational flyers summarizing the project. We also displayed a PowerPoint presentation and large site boards featuring the proposed site plans, floor plans, stormwater management plans, architectural renderings, apartment amenities, and unit mix. Following the presentation, we held an open question -and -answer session to address concerns raised by attendees. Below is a summary of the primary concerns expressed and Brew City's responses: Concern: Will a public roadway be built connecting the proposed development to Clearbrook Drive in Country Brook Estates using the existing public right-of-way? Response: Brew City has no intention of connecting Clearbrook Drive to the proposed development. We are willing to vacate the existing right-of-way if the project is approved. Concern: Will Willow Estates be a low-income housing development? Response: No. Willow Estates will be a market -rate luxury housing development with no income restrictions, voucher programs, or low-income housing requirements. Brew City Capital Group does not develop or operate low-income housing; all of our properties are market -rate. Concern: Will stormwater runoff from Willow Estates cause flooding on neighboring properties? Response: No. Kapur & Associates, our civil engineers, are designing the stormwater pond and site drainage system to properly manage all water on site. Detailed stormwater management plans have been submitted to the Plan Commission for review. Concern: Will this development create traffic issues on Racine Avenue? Response: This is unlikely since Racine Avenue is a County Highway designed to accommodate higher traffic volumes. We are currently working with the Wisconsin Department Willow Estates - Project Description I Page 12 of 13 190 of Transportation (DOT) to better understand the impact this development would have on traffic. We will fully comply with all recommendations received. Concern: Will the fire and police departments have proper access to the site? Response: Yes. We will work closely with the City to ensure adequate emergency vehicle access from Racine Avenue, including appropriate turnarounds and maneuvering space within the development. Concern: Will this development cause noise and light pollution in the area? Response: Construction noise will be limited to daytime hours in accordance with City regulations. Site lighting will be strategically placed and shielded to minimize impact on neighboring properties. Upon completion, all tenants will be subject to the same noise ordinances that apply to other Muskego residents. Concern: Will this development ruin the privacy of the Country Brook Estates neighborhood? Response: No. As shown on the submitted site plan, we intend to install a landscaped buffer with trees along the property line to maintain privacy and separation between Willow Estates and Country Brook Estates. We appreciate the opportunity to engage directly with the community and remain committed to addressing any additional concerns. Thank you, Noah Jacobson, Jonathan Schumann, Brew City Capital Group Willow Estates -Project Description I Page 13 of 13 191 f TRACY CROSS & ASSOCIATES, INC. REAL ESTATE MARKET ANALYSIS RENTAL HOUSING DEMAND/NEEDS ASSESSMENT. AN EXECUTIVE SUMMARY -- WILLOW ESTATES -- MUSKEGO, WISCONSIN TO: Mr. Noah Jacobson / Brew City Capital Group FROM: Mr. Erik A. Doersching / Tracy Cross & Associates, Inc. DATE: April 14, 2026 At the request of Brew City Capital Group, Tracy Cross & Associates, Inc. evaluated the market potential for new construction rental housing development in Muskego, Waukesha County, Wisconsin. Specifically focusing on the introduction of 76 Class A market rate rental units within Brew City's Willow Estates property, this executive summary memorandum provides an assessment of the proposed community's viability based upon the demand/need for new rental housing units within south/southwest suburban Milwaukee, the city of Muskego, and Willow Estates property in particular. THE SUBJECT PROPERTY The subject property is located just southeast of the Racine Avenue/Pioneer Drive intersection in the city of Muskego — a southwest suburb of Milwaukee. Set back some 700 feet from Racine Avenue, the site is removed from major arterial traffic, while being surrounded by mature tree growth on virtually all sides. As such, a generally secluded, quiet and private residential environment will be achievable, a condition that cannot not readily duplicated competitively. At the same time, with the likely ability to place directional signage and establish a marketing presence along Racine Avenue, the future development will have indirect exposure to heavy traffic volumes along this well -travelled roadway. According to the Wisconsin Department of Transportation, over 10,000 vehicles pass the site's location daily, thus providing a natural (and significant) marketing window. 1375 E. WOODFIELD ROAD, SUITE 520 SCHAUMBURG, IL 60173 847.925.5400 / info@tcrossinc.com www.tcrossinc.com M M T Rental Housing Demand Analysis Brew City Capital Group Willow Estates Muskego, WI THE PROPOSED DEVELOPMENT As conceptualized by Brew City Capital Group, the Willow Estates community will consist of 76 Class A market rate rental housing units distributed between 36 private -entry flat -over -flat offerings in three 12-unit buildings and 40 private -entry flats in 10 four -unit buildings. Each home will have an attached, direct access one- or two -car garage. Unit distributions (among both product lines) will consist of 56 two -bedroom designs and 20 three -bedroom configurations. The proposed development will feature a very appealing architectural design aesthetic including tasteful and inviting elevations, cohesive color palettes, etc. Overall, the look and feel of the community will be much akin to a luxury for sale/ownership (townhome-type) neighborhood, but targeting those households desirous of renting versus home ownership. grit ygaa1r ggJIi uncap 9R1 i�f Wins i ��-- � n � �� uiiii :: ii .�. ■ :G .�. :::: iiiiu e � n � ■ miiui°uii ■ ■ ■ ■ ■ ■ ■ ■ I iini iiiii`e ■ II + gas Page 2 TRACY CROSS & ASSOCIATES, INC. Rental Housing Demand Analysis Brew City Capital Group Willow Estates Muskego, WI OVERALL MARKET POTENTIAL Based upon an analysis of the subject property and its surrounding environment; an evaluation of the conceptualized product lines; and a detailed evaluation of relevant economic, demographic and competitive market conditions in and around Muskego, it is our contention that the subject property is extremely well suited for new construction rental housing development. In other words, there is ample demand/need for new rental housing to be introduced within Muskego (and the Willow Estates site in particular). This conclusion is based upon the following key factors: ❑ First and foremost, the city of Muskego can be characterized as a popular and affluent southwest Milwaukee suburb. The current (2026) median household income stands at $118,766 per year, a full 42 percent higher than the median income noted for the entire Milwaukee -Waukesha -West Allis Metropolitan Statistical Area (MSA), which includes the four counties of Milwaukee, Waukesha, Washington and Ozaukee. Additionally, since 2000, Muskego has grown from 7,531 households to 10,090 households today, up 34 percent during the period. Moreover, this well -established municipality has "already in -place" the necessary ancillary support mechanisms for current (and future) residents, i.e., concentrations of localized employment, shopping and recreation, along with easy access to regional transportation, namely Interstate 43. ❑ As a backdrop to rental housing demand in and around Muskego, it is first important to point out that current rental conditions in the greater Milwaukee region can be considered healthy. According to Moody's Analytics, among all asset classifications of apartments in complexes of 20 units or more throughout the two core counties of the region, i.e., Milwaukee and Waukesha, a vacancy rate of 3.9 percent was reported at the close of the 4th Quarter 2025, reflecting tight market conditions. In a normal (or balanced) market, vacancies of 5.0 to 6.0 percent are typically required for filtering, or movement between developments. In addition, the overall 3.9 percent vacancy rate includes new "un-leased" units among those developments still undergoing their initial absorption periods. When these communities are excluded, the vacancy rate in Milwaukee and Waukesha counties drops to an even tighter 3.5 percent among stabilized developments. ❑ At the same time, net rental absorption has averaged 1,475+ units annually since 2010 — reaching or exceeding the 2,000-unit mark in three of the last eight years including 2,500 units in 2021. For perspective, during the 11-year period from 1990 through 2000, the MSA saw its occupied apartment stock, among all asset classifications, RENTAL APARTMENT ABSORPTION TRENDS: 1991-2025 increase by a total of -- MILWAUKEE-WAUKESHA-WEST ALLIS, WI MSA -- 19 191 units or an annual Net Absorption (in Units) average of 1,745. 3,500 3,000 Following this period of positive absorption, the 2,101) 2001-2009 timeframe saw 2,000 net absorption drop into 1,500 negative territory for four of the eight years during the ',000 period due to recessionary 500 overtones during the first 0 part of the decade, a dramatic increase in home -S00 ownership at the time, and -t.000 a fair amount of rental -to- -1500 condominium conversion activity. Source: Moody's Analytics Page 3 TRACY CROSS & ASSOCIATES, INC. L0 T Rental Housing Demand Analysis Brew City Capital Group Willow Estates Muskego, WI ❑ Similar trends are seen in the multi -family permit sector. After witnessing the addition of 884 multi- family building permits annually during the ten-year period from 2005 through 2014, permit activity in the two core counties of the Milwaukee region increased dramatically during the last ten years. In Milwaukee and Waukesha counties, a total of 13,862 multi -family permits, mostly apartments, were authorized during the 2015-2024 period, equal to an average yearly volume of 1,386 units. This reflects an increase of 56.8 percent compared to the annual average recorded during the ten prior years (see Exhibit 1). Note: preliminary year-end figures for 2025, while not expected to be finalized until May 2026, indicate another 1,000+ multifamily building permit issuances in the two core counties of the Milwaukee region. ❑ Helping to bolster the recent increase in both rental apartment absorption and multi -family permit activity in the Milwaukee/Waukesha County area has been Milwaukee's generally positive economic environment. While one cannot discount the effect that the Great Recession had on regional employment, not to mention the coronavirus pandemic, job growth throughout the four - county Milwaukee -Waukesha -West Allis, WI MSA had been on the positive side for nine years in a row through 2019. For example, after losing 6.1 percent of its total nonagricultural wage and salary employed workforce from 2007 through 2010 (during the heart of the Great Recession), the metropolitan area saw its job rosters grow by 66,600 workers during the subsequent 2011-2019 period, averaging 7,400 annually, and equal to a growth rate of approximately 1.1 percent. ❑ More recently, and due entirely to the global/national pandemic and its impact on the economy, the MSA witnessed job losses YEAR -OVER -YEAR CHANGE IN NONFARM EMPLOYMENT of 54,500 in 2020 — - MILWAUKEE-WAUKESHA-WEST ALLIS, WI MSAAND THE U.S. -- erasing roughly 80 percent of the net witnessed 6,000.0 gains during the 2011-2019 5,000.0 period. However, this 4,000.0 3,000.0 severe loss of jobs was 2,0000 temporary, and primarily ,,000.o 0.0 affected those sectors of -2,0001'0000 .0 the economy most 3,000.0 impacted by the -4.000.0 -5,000.0 pandemic. Moreover, the ,000.0 Covid-related downturn -8.000.0 reversed course quickly — -9.000.0 -10,000.0 bolstering the economy. -11,0000 -12,000.0 35.0 30.0 25.0 20.0 15.0 10.0 5.0 0.0 -5.0 -10.0 -15.0 -20.0 -25.0 -30.0 -35.0 -40.0 -45.0 -50.0 -55.0 -60.0 As illustrated in the z0 "0 �0 �0 �0 �0 �0 z0 �0 z0 �0 20 �0 �0 1,0 10 1,0 1,0 1,0 20 1,0 10 1" 1,0 �J �a� ��7 �Y �S �6` �� �B �9 JO JJ J2 Jam' J4 JS JS JJ J9 J9 �O �J 22 �ii 14 adjacent graph, -*-U.S. Milwaukee -Waukesha -West Allis, WI MSA employment losses have Source: U.S. Department of Labor, Bureau of Labor Statistics been replenished. ❑ On a less positive note, employment figures in 2024 revealed minimal job growth in the Milwaukee region as layoffs among certain companies offset gains by others. Nevertheless, the four -county MSA is still expected to witness the addition of at least 34,800 new jobs by 2030, based upon interpretive forecasts offered by the Wisconsin Department of Revenue, the Job Center of Wisconsin, and the Wisconsin Department of Workforce Development. This level of employment growth can be considered more than adequate to support the continued development of new rental housing throughout the region. Note: while not yet finalized, preliminary employment figures for year-end 2025 show limited (if any) net job additions throughout the MSA, yet this is expected to change in the near term. Page 4 TRACY CROSS & ASSOCIATES, INC. RESIDENTIAL BUILDING PERMIT TRENDS MILWAUKEE-WAUKESHA-WEST ALLIS, WI METROPOLITAN STATISTICAL AREA (MSA) 2000 - 2024 Single Multi- Milwaukee Single Multi- Ozaukee Single Multi- Washington Single Waukesha Multi- Single Multi - Year Total Famil Famil Total Family Family Total Family Family Total Family Family Total Family Famil 2000 5,631 3,581 2,050 1,750 736 1,014 502 360 142 931 637 294 2,448 1,848 600 2001 5,879 3,564 2,315 1,524 671 853 737 335 402 890 736 154 2,728 1,822 906 2002 5,936 3,456 2,480 2,061 645 1,416 502 353 149 1,006 682 324 2,367 1,776 591 2003 6,467 3,939 2,528 2,138 742 1,396 596 406 190 1,226 929 297 2,507 1,862 645 2004 5,902 3,840 2,062 2,117 773 1,344 380 302 78 1,205 921 284 2,200 1,844 356 2005 5,444 3,361 2,083 1,697 785 912 406 277 129 1,371 850 521 1,970 1,449 521 2006 4,290 2,624 1,666 1,436 550 886 304 256 48 995 609 386 1,555 1,209 346 2007 3,266 2,082 1,184 1,230 378 852 252 232 20 661 501 160 1,123 971 152 2008 2,444 1,234 1,210 1,032 247 785 166 142 24 356 270 86 890 575 315 2009 1,443 891 552 584 160 424 163 107 56 263 233 30 433 391 42 2010 1,941 967 974 1,006 178 828 121 105 16 328 242 86 486 442 44 2011 1,593 915 678 802 231 571 132 110 22 202 133 69 457 441 16 2012 1,793 1,064 729 654 164 490 123 113 10 242 206 36 774 581 193 2013 2,000 1,326 674 411 154 257 279 181 98 383 309 74 927 682 245 2014 2,416 1,318 1,098 795 138 657 264 176 88 337 291 46 1,020 713 307 2015 3,048 1,416 1,632 1,269 128 1,141 170 170 0 444 315 129 1,165 803 362 2016 4,055 1,671 2,384 1,721 146 1,575 443 213 230 585 356 229 1,306 956 350 2017 3,693 1,588 2,105 1,579 101 1,478 376 230 146 504 360 144 1,234 897 337 2018 3,791 1,734 2,057 1,535 127 1,408 260 221 39 416 344 72 1,580 1,042 538 2019 2,440 1,509 931 548 170 378 452 234 218 460 294 166 980 811 169 2020 2,753 1,586 1,167 749 218 531 396 219 177 407 345 62 1,201 804 397 2021 2,981 1,811 1,170 371 145 226 298 247 51 520 410 110 1,792 1,009 783 2022 3,127 1,603 1,524 882 167 715 345 293 52 461 232 229 1,439 911 528 2023 2,864 1,426 1,438 1,221 173 1,048 273 205 68 283 244 39 1,087 804 283 2024 3,930 1,706 2,224 1,017 184 833 575 233 342 453 286 167 1,885 1,003 882 Averages 2000-2024 3,565 2,008 1,557 1,205 324 881 341 229 112 597 429 168 1,422 1,026 396 Source: U.S. Department of Commerce, Bureau of the Census: C-40 Construction Reports 196 ti T ❑ During the Milwaukee region's economic pandemic), the area's unemployment rate adjacent graphic illustration, the Milwaukee area unemployment rate d df ecrease rom 8.8 percent In 2010 tojust 3.5 in 2019. During this entire 9.° timeframe, the four -county MSA's unemployment rate remained at or 80 below the nation as a whole. In addition, while unemployment in 60 Milwaukee rose to 7.3 percent in 50 2020, i.e., the Covid-19 crisis, it 40 remained lower than the 8.1 percent 30 unemployment rate posted 2.1 nationally. In addition, by 2022, 10 Milwaukee's unemployment rate -- Rental Housing Demand Analysis Brew City Capital Group Willow Estates Muskego, WI growth period of 2011 through 2019 (prior to the had been dropping steadily. As highlighted in the UNEMPLOYMENT RATES BY YEAR -- MILWAUKEE-WAUKESHA-WESTALLIS, WI MSA AND THE U.S. -- U.S. (Rate) Milwaukee -Waukesha -West Allis, W I MSA (Rate) had already retreated to a level just —U.S.Milwaukee-Waukesha-West Allis, WI M5A above 3.0 percent and has remained that low ever since. Source: U.S.Department °Labor, Bureau of Labor Statistics III M Note: the MSA's preliminary unemployment rate for 2025 averaged roughly 3.5 percent. ❑ Based upon the employment outlook for the MSA over the next five years, and considering recent rental apartment absorption and multi -family building permit trends (yet still factoring the somewhat stagnant economy during the past 18-24 months), construction requirements for new rental housing in the two core counties of the Milwaukee region will average 1,585 units annually over the next five years (7,925 total through 2031) — an overall base of demand viewed as more than adequate to support additional rental housing in Muskego. As outlined in the following table, this demand forecast can be reconciled using accepted methodologies of expected renter household growth, coupled with market stabilization factors and replacement requisites for units lost through demolition or abandonment. ANNUAL RENTAL CONSTRUCTION REQUIREMENTS (DEMAND) MILWAUKEE AND WAUKESHA COUNTIES, WISCONSIN 2026 - 2031 Attribute Number Expected Annual Renter Household Growth(') 478 Annual Vacancy Requirement to Maintain Balance in the Market(2) 25 Annual Vacancy Requirement to Restore Balance in the Market13j 498 Annual Replacement Demand @ 0.25 Percent of 2026's Renter Inventory(") 584 Derived Annual Demand 1,585 Determined by applying the percentage of expected renter households near term (40 percent) to the anticipated number of new annual household additions between 2026 and 2031 (i.e., 1.195 per year). (2) Represents the number of additional units annually (beyond those needed to satisfy renter household growth) to allow for a typical 5.0 percent vacancy rate, i.e. to maintain balance in the market. (3) Represents the difference (in units) between a normal 5.0 percent vacancy rate and the current "tight" vacancy factor of 3.5 percent among stabilized apartment developments in Milwaukee and Waukesha counties, then applied to all market rate renter households in the two counties over the five-year forecast period- (4) Represents a typical replacement percentage for generally mature residential areas with older urban cores. Sources: U.S. Census Bureau; Environics Analytics; and Tracy Cross & Associates, Inc. Page 5 TRACY CROSS & ASSOCIATES, INC. 00 Rental Housing Demand Analysis Brew City Capital Group Willow Estates Muskego, WI ❑ The 1,585-unit annual demand forecast can be further supported by the fact that Milwaukee and Waukesha counties absorbed an average of 1,600+ new apartments annually during the last 10 years, and 1,700+ units per annum during the last five years. Also, an average of nearly 1,400 multi -family building permits were authorized annually during the last 10 years in Milwaukee and Waukesha counties, virtually all of which represented rental apartments. ❑ Again, rental housing potentials of 7,925 new units in Milwaukee and Waukesha counties over the next five years represents a notable demand base from which Muskego is expected to draw, i.e., an ample base of demand from which to capture its fair share of the new construction rental housing market. ❑ Not only are vacancies in the two core counties of the Milwaukee region in a tight condition at 3.9 percent overall (3.5 percent excluding new/unabsorbed units), but vacancies are much tighter in the more immediate south/southwest suburban area of Milwaukee based upon a recent survey by our firm. For example, in the southern/southwestern suburbs, which includes the principal municipalities of Muskego itself, along with New Berlin, Franklin, Greendale, Greenfield, Hales Corners, Oak Creek, St. Francis and Cudahy (defined hereinafter as the Muskego Market Area and depicted below), the overall vacancy rate stands at just 2.4 percent among 24 stabilized market rate apartment developments constructed in the last 10 years, i.e. since 2015 (see Exhibit 2). n i ,eale'; Ncrth Pralde Eagle GEOGRAPHIC ORIENTATION: MUSKEGO MARKET AREA - r, r,, East Troy - I P�ukee Brookfield Waukesha n ila�G`:a Milwaukee If.�1---------------------- �T^r-------I 1 New Berlin 1 ' _ St Ranci ; Cuda1 jI I I 1 Hales Comcis 1 � 1 1 _ 1 1 q South�l Vernon 1 Milwauk,,k Muskegr* 1 -i' Big Bqd Ranla:n Oak Creel 1 � ------------------------------------- Wind Lake Tichigan Caledonia Source: Google Maps and Tracy Cross & Associates, Inc. Wind Ponn Page 6 TRACY CROSS & ASSOCIATES, INC. 2 Development Scoot Grandeur(') Seasons at Franklin Statesman Velo Village Greenbelt Forte at 84 South Greenfield Highlands -Ph 1 Greenfield Highlands -Ph 2-6 Loomis Crossing The View at Towne Center Will Rose -Ph 1 Will Rose -Ph 2 Central Pointe The Broadacre-Flats Coast at Lakeshore Commons Drexel Ridge Emerald Row Forge & Flare HUB13 The Oaks at 8100-Flats Parterre at Emeral Row Prado Seasons at Orchard Hills 42 Hundred on the Lake The Mariner Total/Weighted Avg. COMPOSITE RENTAL SUMMARY: MARKET RATE APARTMENT COMMUNITIES CONSTRUCTED IN 2015 OR LATER MUSKEGO MARKET AREA: MARCH 2O25 Percent • , Vacant Average Year Total Number (Absorption Unit Size Municipality Built Units Vacant Rate in Units) (Sq. Ft.) $ $/Sq. Ft. Cudahy 2025 78 30 38.5 (6.5/Mo.) 933 $1,907 $2.04 Franklin 2023 252 3 1.2 1,052 2,062 1.96 Franklin 2019 180 3 1.7 1,067 1,903 1.78 Franklin 2020 265 4 1.5 944 1,904 2.02 Greendale 2018 160 2 1.3 1,128 1,907 1.69 Greenfield 2018 268 8 3.0 868 1,740 2.00 Greenfield 2015 30 1 3.3 1,306 2,100 1.61 Greenfield 2016 150 2 1.3 1,353 2,229 1.65 Greenfield 2024 153 3 2.0 983 1,833 1.86 Muskego 2019 90 1 1.1 1,368 2,221 1.62 Muskego 2020 51 1 2.0 1,177 2,119 1.80 Muskego 2022 45 1 2.2 898 1,786 1.99 New Berlin 2015 75 3 4.0 997 1,818 1.82 Oak Creek 2023 110 3 2.7 1,041 2,094 2.01 Oak Creek 2023 199 6 3.0 957 1,899 1.98 Oak Creek 2017 285 6 2.1 1,116 2,031 1.82 Oak Creek 2015 167 5 3.0 1,048 1,898 1.81 Oak Creek 2016 62 1 1.6 1,161 2,040 1.76 Oak Creek 2021 300 8 2.7 959 1,859 1.94 Oak Creek 2024 120 4 3.3 1,128 2,035 1.80 Oak Creek 2020 240 9 3.8 862 1,850 2.15 Oak Creek 2023 142 5 3.5 880 1,865 2.12 Oak Creek 2019 225 7 3.1 998 1,857 1.86 St. Francis 2021 236 9 3.8 754 1,899 2.52 St. Francis 2019 221 0 0.0 991 2,162 2.18 --- --- 4,104 / 125 / 3.0 / 1,006 $1,943 $1.93 4,026 (2) 95 (2) 2.4 (2) (1) Reflects community still undergoing its initial absorption/occupancy period. (2) Excludes community still undergoing its initial absorption/occupancy period. Source: Tracy Cross & Associates, Inc. 199 0 0 N Rental Housing Demand Analysis Brew City Capital Group Willow Estates Muskego, WI ❑ Just one multifamily apartment development in the entire Muskego Market Area was still undergoing its initial absorption at the time period of our recent survey. This development, the smaller -scale 78-unit Scoot Grandeur community in Cudahy (well east of Muskego), has absorbed 48 units in its first seven months of leasing/occupancies at a--':C'::., pace of 6.5 monthly. ❑ In addition to the apartment communities introduced in the Muskego Market Area since 2015, another four (4) lower -density, build -for -rent communities have also been constructed, all of which are located in the city of Oak Creek, again east of Muskego. These include: 1) the 8-unit townhome program at The Broadacre; 2) Ivy Townhomes (28 units) at Lakeshore Commons; 3) The Residences at Oak View single family rentals (83 homes); and the130-unit Heyday Oak Creek ranch villas. These lower -density developments, all of which have been built in the last five (5) years, have been well received and are, together, reporting a current vacancy rate of just 3.1 percent. ❑ Despite the introduction of nearly 30 new apartment communities and lower -density rental housing developments over the last 10 years, which contain 4,300+ units, vacancies among stabilized developments have remained low. In other words, the amount of new development activity over the past 10 years has not been sufficient enough to restore balance in the rental sector. This is likely a result of lingering levels of pent-up demand given the limited amount of rental housing development in the market prior to 2015 and the continual growth among renter households. ❑ Focusing solely on the western portion of the Muskego Market Area, which includes Muskego itself, along with New Berlin and Franklin, vacancies are even tighter as these areas have not kept up (proportionately) with new rental housing development in other areas of south/southwest suburban Milwaukee. For example, during the last 10 years, these three municipalities, which cover a broad area geographically on the west side of the market area, have accounted for just 21 percent of new rental units in the overall Muskego Market Area. As such, the overall vacancy rate among rental housing communities built in the last 10 years in Muskego, New Berlin and Franklin stand at just 1.7 percent. Moreover, there have been no new rental housing communities constructed in these three municipalities since 2023. Important note: in the city of Muskego, only three rental housing communities have been introduced in the past 10 years, totaling just 186 market rate units. These three communities, which include The View at Town Center (90 units built in 2019); Will Rose - Phase 1 (51 units constructed in 2020); and Will Rose -Phase 2 (built in 2022) are reporting an overall vacancy rate even tighter than the Muskego Market Area at just 1.6 percent collectively. Most importantly, with 1,615 renter households currently represented in the city of Muskego, and with just 186 new rental housing units introduced in the last 10 years, current renter households have limited new product offering to choose from. ❑ Giving full consideration to current rental housing conditions in the entire Muskego Market Area, and factoring expected household growth in this south/southwest suburban area, construction requirements (demand) for new rental housing will average at least 375 units annually over the next five years, or 1,875 units through 2031. As outlined in the following text table, this demand forecast is substantiated using accepted methodologies of expected renter household growth, coupled with market stabilization factors and replacement requisites for units lost through demolition/abandonment. Note: according to estimates by Environics Analytics, through its review of the Census Bureau's annual community surveys, the Muskego Market Area is expected to witness over 2,100 new households over the next five years, or 420+/- annually. Of these households, at least 35 percent will be renters. Page 7 TRACY CROSS & ASSOCIATES, INC. T N Rental Housing Demand Analysis Brew City Capital Group Willow Estates Muskego, WI ANNUAL RENTAL CONSTRUCTION REQUIREMENTS (DEMAND) MUSKEGO MARKET AREA 2026 - 2031 Attribute I Number Expected Annual Renter Household Growth(') 147 Annual Vacancy Requirement to Maintain Balance in the Market(Z) 8 Annual Vacancy Requirement to Restore Balance in the Market(3) 157 Annual Replacement Demand @ 0.20 Percent of 2026's Rental Inventory(4) 63 Derived Annual Demand 375 (1) Determined by applying the percentage of expected renter households near term (35 percent) to the anticipated number of new annual household additions between 2026 and 2031 (i.e., 420 per year). (2) Represents the number of additional units annually (beyond those needed to satisfy renter household growth) to allow for a typical 5.0 percent vacancy rate, i.e. to maintain balance in the market. (3) Represents the difference (in units) between a normal 5.0 percent vacancy rate and the tight percent vacancy factor among stabilized apartment developments in the Muskego Market Area, then applied to all market rate renter households and annualized over the five-year forecast period. (4) Represents a typical replacement percentage of market rate rental housing for moderately mature residential areas. Sources: U.S. Census Bureau; Environics Analytics; and Tracy Cross & Associates, Inc. Overall, the 375-unit annual demand forecast represents a capture rate of just over 20 percent of demand potentials throughout the two core counties of the Milwaukee region (i.e., Milwaukee and Waukesha). ❑ Considering the tightness of the market among stabilized developments, coupled with the fact that only one smaller -scale development is currently leasing new units marketwide, it is not unreasonable to conclude that the market's derived demand base of 375 rental housing units per year could be higher (possibly double) during any given year where properly positioned supply is made available. Additionally, spillover potentials from the city of Waukesha, which is located to the immediate northwest, could also provide an upside stimulus for the Muskego Market Area, especially in the far western portion of the market, namely Muskego and New Berlin. In other words, because demand in Waukesha has outstripped supply over the last 10+ years, spillover to adjoining areas (if new construction supply is made available) would likely occur. ❑ The tightness of the Muskego Market Area and the underlying demand/need for new rental housing throughout the area has not gone unnoticed as there are currently 3,802 new market rate rental housing units in the planning pipeline. However, it is extremely important to point out that 91.2 percent of all units in planning (3,467) are only at concept stage or are approved but not started. As such, it is unclear how many are realistically set to move forward. In other words, only 335 total units in this broad geographic are actually under construction but not yet leasing — all of which are located Oak Creek and St. Francis, well east of Muskego. In fact, among the 3,802 market rate units in the pipeline marketwide, only 361 units (less than 10 percent) are located in the far west portion of the defined market area, all of which are planned for New Berlin, none for Muskego. Page 8 TRACY CROSS & ASSOCIATES, INC. N O N Rental Housing Demand Analysis Brew City Capital Group Willow Estates Muskego, WI CONCLUSION As highlighted in the previous sections, the overall market potential (and the demand/need) for new construction rental housing in Muskego is significant. To summarize, very little new market rate rental offerings have been introduced in the last 10 years within the municipality (nothing in the last three years), yet demand market wide (and locally) is ample and vacancies are tight. As such, the Willow Estates community would be extremely well received by area renter households, especially considering the high - quality product proposed. GENERAL LIMITING CONDITIONS Tracy Cross & Associates, Inc. has made extensive efforts to confirm the accuracy and timeliness of the information contained in this study. Such information was compiled from a variety of sources, including interviews with developers/property managers and their agents, government officials, and other third parties. Although Tracy Cross & Associates, Inc. believes all information in this study is correct, it does not warrant the accuracy of such information and assumes no responsibility for inaccuracies in the information provided by third parties. Conclusions and recommendations established in this analysis represent a professional opinion and are based upon forecasts into the future which could be significantly altered by outside occurrences. These include, among others, the possible interplay of unforeseen social, economic, physical/environmental, and governmental actions. In this regard, Tracy Cross & Associates, Inc., its owners, and its employees shall be held harmless of changes in conditions that may materially result from these occurrences. CERTIFICATION AND SIGNATURE This executive summary memorandum represents our objective and independent opinion regarding the overall market potential (and demand/need) for the proposed Willow Estates rental housing community in Muskego, Wisconsin as certified below: TRACY CROSS & ASSOCIATES, INC. An Illinois or oration By. Erik A. Doersching Its: President & CEO Date: April 14, 2026 Page 9 TRACY CROSS & ASSOCIATES, INC. WAUKESHA COUNTY BUSINESS ALLIANCE ADVOCATE, DEVELOP, ENGAGE, GROW May 17, 2026 Plan Commission City of Muskego W182 S8200 Racine Avenue Muskego, WI 53150 Dear Members of the Plan Commission, On behalf of the Waukesha County Business Alliance, I am writing to express our support for the proposed Willow Estates project in the City of Muskego. The Alliance represents approximately 1,200 businesses and more than 120,000 employees across Waukesha County and southeastern Wisconsin. Our organization exists to serve as the voice of business and to help make Waukesha County the best place to do business and raise a family. Access to housing remains one of the most significant barriers to economic growth in our region. Each year, our member survey consistently identifies the lack of housing as a key challenge in attracting and retaining talent. Projects like Willow Estates help meet the needs of a growing workforce by expanding housing options for individuals and families. This project would add 86 new rental units at a time when housing supply has still not recovered to pre -Great Recession levels, contributing to rising costs and limited availability and making housing unattainable for many. Expanding housing opportunities is also critical as Wisconsin faces long-term demographic challenges. Many school districts across the state and in Waukesha County, including Muskego, have experienced declining enrollment over the past decade, reflecting broader population trends. At the same time, employers, particularly manufacturers, continue to face workforce shortages, especially considering that nearly 30% of the manufacturing workforce is age 55 or older and nearing retirement. Developments like Willow Estates can help attract young families, support school enrollment, and provide options for current residents looking to downsize while remaining in the community. Expanding housing opportunities supports local employers, strengthens the tax base, and helps sustain a vibrant and balanced community. The proposal preserves neighborhood privacy and green space while aligning with existing land use in the area, reflecting a thoughtful and responsible approach to development. This project represents a strong investment in the community and will contribute positively to Muskego's long-term economic and community health. We encourage the Commission to give this project fair consideration and to support efforts that align with the community's long-term planning and economic development goals. Thank you for your time and leadership. Respectfully, Amanda Payne President & CEO Waukesha County Business Alliance Waukesha County Business Alliance, Inc. I YOUR County Chamber 2717 N. Grandview Blvd., Suite 300, Waukesha, WI 53188 p:262.542.4249 1 www.waukesha.org 203