PCR2006054
./PCR2006054_files/filelist.xml RESOLUTION #P.C. 054-2006
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RESOLUTION #P.C. 054-2006
APPROVAL OF CONCEPTUAL SUBDIVISION PLAT FOR A FUTURE SUBDIVISION KNOWN AS STAGECOACH TRAIL LOCATED IN THE NW ¼ AND NE ¼ OF SECTION 18 (TAX KEY NOS. 2230.995, 2230.999, 2230.999.001,
2230.999.002, 2229.997, 2229.998, 2229.996, 2229.995.001, 2229.995, 2229.989, & 2229.992.004 / CROWBAR DRIVE AND HILLENDALE DRIVE)
WHEREAS, On March 24, 2006 a sketch preliminary plat was submitted by NFI Muskego LLC for properties located in the NW ¼ and NE ¼ of Section 18 (Tax Key Nos. 2230.995, 2230.999, 2230.999.001,
2230.999.002, 2229.997, 2229.998, 2229.996, 2229.995.001, 2229.995, 2229.989, & 2229.992.004 / Crowbar Drive & Hillendale Drive), and
WHEREAS, The plan consists of approximately 135 acres, proposes 84 single-family parcels and a variety of outlots for open space preservation, trail ways, forest preservation, utility
easement purposes, and stormwater purposes, and
WHEREAS, The land was reserved for future landfill expansion purposes and sits as open spaces with forests and rolling hills, and
WHEREAS, A portion of the land was used for a now defunct landfill by Waste Management and none of the development proposed would be within the old used area of the past landfill,
and
WHEREAS, The properties are currently owned by Waste Management and are unneeded at this time as the landfill has been closed for many years and will not be expanded and the developers
are proposing an extensive trail system, lookout tower, and reforestation areas as part of the development, and
WHEREAS, Monies are reinvested to return the landfill to usable conditions for open space preservation and passive recreational uses including the relocation of fencing, burying existing
test wells, and reforesting areas, and
WHEREAS, 79 acres, or 58.5% of the Subdivision, will remain green space and will contain an extensive off road trail system for pedestrian and/equestrian use with a small parking lot
with hitching posts as a trailhead, several small outdoor picnic areas with park bench seating, and an observation platform with wooden flooring and park bench seating at the top
of the closed landfill, and
WHEREAS, The development is not part of the Superfund site located just south of the proposal, and
WHEREAS, Said properties are zoned RS-1 Suburban Residence District, requiring lot sizes of 30,000 square feet and 120 feet in width and I-2 General Industrial District, require lot
sizes of 40,000 square feet and 150 feet in width (Sections of the OWP Wellhead Protection Overlay District exist in the area as well) and the developer’s request a conceptual rezoning
to RS-2/OPD Suburban Residence District with a Planned Development Overlay District (Keeping the areas of OWP as needed) which would allow lot sizes of a minimum of 18,000 square
feet in size, 100 feet in width, and allows variations in the height, open space, or setbacks/offsets of the development, and
WHEREAS, The developers propose to keep all parcels at 18,000 square feet or greater (41 out of the 84 parcels are above 20,000 square feet), increase the widths of the proposed lots
to be all 120 feet in width (Consistent with the RS-1 zoning district), and increase the required offsets of the development to be 20 feet (Consistent with the RS-1 zoning district),
and
WHEREAS, The increased width of the lots and the increased offsets are proposed to make the lots look more widespread in nature complying with lots that are more consistent with the
RS-1 zoning district, which is found around the area, and
WHEREAS, The 2010 Comprehensive Plan shows these properties for Medium Density Residential use along Hillendale Drive consistent with RS-2 or RS-3 zoning district densities (Where
the parcels are zoned RS-1 currently) and also depicts the rest of the area to be within the Landfill and Extractive classification, as it was believed that these areas wouldn’t
be developed until the distant future, and
WHEREAS, A Comprehensive Plan amendment would be required to have the area be medium density residential with some areas of Public Recreational upon final zoning approvals, and
WHEREAS, 79 acres, or 58.5% of the Subdivision, will remain green space and will contain an extensive off road trail system for pedestrian and/equestrian use with a small parking lot
with hitching posts as a trailhead, several small outdoor picnic areas with park bench seating, and an observation platform with wooden flooring and park bench seating at the top
of the closed landfill, and
WHEREAS, As part of the development, over 2 miles of six foot wide off road trails made of wood chips or gravel are to be installed that would be multi-use for walking and some for
equestrian use, and
WHEREAS, The trail system would connect throughout the proposed subdivision stemming up to the top of the old landfill site and then south to the existing Janesville Road ATC trail
that bisects the City from west to east, and
WHEREAS, The trail system would connect to picnic areas, a lookout platform at the top of the old landfill, and to a parking and trailhead area at the southwest portion of the platted
area, and
WHEREAS, As part of the development, many acres of reforestation are to occur consisting of southern mesic hardwood species, two (2) inches in diameter, and
WHEREAS, The plat is to preserve the Isolated Natural Resource Area found as Outlot 4 on the plat, and
WHEREAS, Conservancy easement areas are to be shown in all wooded areas and wooded lots establishing restrictions on the removal of any healthy southern mesic hardwood tree with a
diameter of six (6) inches at three (3) feet above the surface except within twenty (20) feet of and in the actual building lines or three (3) feet on either side of the driveway,
and
WHEREAS, Said parcels will be serviced by City sanitary sewer and water extended from Hillendale Drive, and
WHEREAS, Access is depicted to derive from two points on Hillendale Drive and two points on Crowbar Drive and the subdivision would connect Hillendale and Crowbar creating a safer
environment across the City, and
WHEREAS, The Park and Open Space Plan depicts no recommendations for this piece of property, and
WHEREAS, The Park Board reviewed the concept at their March 13, 2006 meeting and was receptive to the added trails and future open space opportunities in order to connect to equestrian
trails that already exist to the south along Janesville Road, and
WHEREAS, The Conservation Plan depicts High and Medium Management Areas found throughout the entire developed area of the proposed sketch, and
WHEREAS, The Conservation Plan depicts the medium management areas where the developers have delineated the forests, and
WHEREAS, The Conservation Plan depicts high management areas in order to protect the view corridors along Crowbar Drive, and
WHEREAS, The Conservation Commission reviewed the concept at their March 13, 2006 meeting and was receptive to the plans, and the Commission will be looking to review the plat at
Preliminary Plat time in order to make sure proper reforestation and protection measures are being completed including the implementation of tree surveys and conservation easements,
and
WHEREAS, The Plat is required to provide on-site stormwater management as required by Chapter 34, and stormwater is depicted to be handled in detention facilities within the outlots.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a sketch preliminary plat as proposed by NFI Muskego LLC for the a future subdivision known as Stagecoach Trail located
in the NW ¼ and NE ¼ of Section 18 and will be receptive to the submittal of a preliminary plat.
BE IT FURTHER RESOLVED, That a conceptual rezoning from RS-1 Suburban Residence District and I-2 General Industrial to a sewered RS-2/OPD Suburban Residence District with a Planned
Development Overlay District (Keeping the areas of OWP as needed) and a Comp Plan amendment from Landfill and Extractive to Medium Density Residential and Public Recreational is
looked upon fondly at this time, although a future public hearing could bring out further details that the Planning Commission may review.
BE IT FURTHER RESOLVED, That any expansion approvals allowed for the landfill site must be closed and removed before Preliminary Plat time.
BE IT FURTHER RESOLVED, That where the gas and electric large utility easements would cross public right-of-ways, the City will need indemnification agreements acceptable to the City
Engineer and City Attorney completed prior to the City signing the Final Plat and Final Subdivider’s Agreements.
BE IT FURTHER RESOLVED, That written DNR approvals be received by the Planning Department prior to formal Preliminary Plat or rezoning approvals showing that the defunct landfill site
and surroundings are acceptable for development and public recreational uses.
BE IT FURTHER RESOLVED, The Park and Conservation Boards will review the proposal at the time of Preliminary Plat to determine dedication fee needs and preservation plan and easement
needs.
BE IT FURTHER RESOLVED, That an open space management plan may be required for the environmental areas and open spaces on the development.
BE IT FURTHER RESOLVED, That the high acquisition areas found in the Conservation Plan for the proposed site are shown on the Conservation Plan in order to protect the view ways along
Crowbar Drive and the proposed sketch does not go against the objectives of the view corridor.
BE IT FURTHER RESOLVED, All environmental will need to be delineated before Preliminary Plat time including high water marks of navigable streams, any wetlands, floodplains, and forested
areas.
BE IT FURTHER RESOLVED, The Preliminary Plat should show all environmentally delineated areas within Preservation Easements.
BE IT FURTHER RESOLVED, That this approval is granted in concept only and final action is only an indication of the current intent of the Plan Commission; Final submittals are subject
to future review and consideration by the Plan Commission, municipal committees of jurisdiction, and other agencies, and approval of final plans is not guaranteed by this action
of the Plan Commission.
Plan Commission
City of Muskego
Adopted: April 4, 2006
Defeated:
Deferred:
Introduced: April 4, 2006
ATTEST: Sandi Asti, Recording Secretary