PCR2006097
./PCR2006097_files/filelist.xml RESOLUTION #PC 097-2006
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RESOLUTION #P.C. 097-2006
APPROVAL OF A CONCEPTUAL BUILDING SITE AND OPERATION PLAN FOR THE BASSE FAMILY RESIDENTIAL COMMUNITY IN THE NE ¼ OF SECTION 10
(JANESVILLE ROAD / TAX KEY NOS. 2198.160 & 2198.161)
WHEREAS, Conceptual Plans were submitted on July 3, 2006 by TDI Associates, Inc. for the Basse Family requesting approval of a Conceptual Building Site and Operation Plan for the
Basse Family Residential Community (A multi-family development) located in the NE ¼ of Section 10 (Janesville Road / Tax Key Nos. 2198.160 & 2198.161), and
WHEREAS, The submittal included a narrative, site plan, building/room layouts, and building elevations for a future owner occupied condominium development, and
WHEREAS, 96 units, consisting of three 8-unit structures, three 4-unit structures, a 24-unit structure, and a 36-unit structure is proposed along Janesville Road between Martin Drive
and Bay Lane Place, and
WHEREAS, The structures are proposed on the site to take advantage of the views to the internal wetlands while giving an identity toward Janesville Road, and
WHEREAS, The property is split zoned with RSA/OPD Attached Single-Family with a Planned Development Overlay District along the west portions of the parcel and RSM/OPD Multiple Family
Residence with a Planned Development Overlay District along the eastern portions of the parcel , and
WHEREAS, The Planned Development for this area was approved in 2003 based upon a land division sketch approved by Planning Commission under Resolution #P.C. 009-2006 and the OPD
allowed 32 townhouse dwelling units in the RSA/OPD area (To be contained in four structures with eight units each) and 64 multi-family units in the RSM/OPD area (To be contained
in four structures with sixteen units each), and
WHEREAS, The proposed uses meet the RSA and RSM zoning requirements as RSA zoned land allows up to 8 units in any one structure and at least 10,000 square feet of land area is required
per unit and the RSM zoning allows up to 16 units in any one structure and at least 5,000 square feet of land area is required per unit, and
WHEREAS, The current proposal shows 20 units within the currently zoned RSA/OPD area and all structures are 8 units or less and 76 units in the RSM/OPD zoned portion of the development
with two buildings exceeding the originally approved 16 unit structures (One structure is shown as 24 units and another at 36 units) and future OPD amendments may be required, and
WHEREAS, The property is subject to the provisions of the Muskego Design Guide, which has been duly adopted as a component of the 2010 Comprehensive Plan, and the provisions of said
Guide include but are not limited to the requirement for four sided architecture, and
WHEREAS, The narrative notes that the units will be designed with living spaces located on one level ranging from 1,500 sq. ft. to 1,950 sq. ft. in the four and eight-unit style buildings
and 1,100 sq. ft. to 1,300 sq. ft. in the 24 and 36 unit style buildings, and
WHEREAS, The 4–unit structures are about 21 feet in height as measured by code and approximately 28 feet to the peak with building materials including aluminum cedar wrapped trim,
fiber cement siding and trim, cultured stone, cultured stone louvers, and dimensional asphalt shingles.
WHEREAS, The 4–unit structures show the front and rear elevations having approximately 29% masonry while the right side elevation shows approximately 11.5% masonry and left side elevation
shows approximately 3.6% masonry, and
WHEREAS, The 8–unit structures are about 21 feet in height as measured by code and approximately 28 feet to the peak with building materials including aluminum cedar wrapped trim,
fiber cement siding and trim, cultured stone, cultured stone louvers, and dimensional asphalt shingles, and
WHEREAS, The 8–unit structures show that the south and north elevations show approximately 29% masonry while the east and west elevations show approximately 11.5% masonry.
WHEREAS, The 24–unit structure is displayed by the front elevation only at this time and shows the structure is about 36 feet in height as measured by code and approximately 44.5 feet
to the peak, and
WHEREAS, The 24–unit structure shows building materials including aluminum wrapped trim, fiber cement siding and trim, EIFS, composite trim board, brick veneer, and dimensional asphalt
shingles.
WHEREAS, The 24–unit structure show that the front elevation shows approximately 68.6% masonry, and
WHEREAS, The 36-unit structure is mentioned to be detailed similar to the other proposed structures, however, a building elevation is not shown at this time, and
WHEREAS, Variations in the facade depths, many variations of materials, large patterned windows, varying rooflines, and wide uses of brick patterns also add additional design to all
the structures proposed, and
WHEREAS, The 2010 Comprehensive Plan depicts the property to be utilized for high density residential purposes, and the proposal is consistent with the Plan, and
WHEREAS, The Muskego Design Guide requires all mechanical installations to be screened from public view, and this submittal does not identify the location or screening mechanisms to
be utilized, and
WHEREAS, Parking is illustrated as having two enclosed stalls per unit along with enough area for two cars parked outside of each garage for the 4 and 8 unit buildings and the 24 and
36 unit buildings will have underground parking and additional parking may be required for guests, and
WHEREAS, The site will be accessed by three areas with one access point, allowed by Waukesha County, via Janesville Road, an access off the existing Forest Glen development to the
west and one off the multi-family development of Lindale Residences to the northeast., and
WHEREAS, A landscaping plan has not been submitted at this time, and said plan is required to be submitted with the final BSO Plan for review by the City Forester for species and planting
size compliance, and
WHEREAS, Lighting specific and photometric plans have not been submitted at this time, and said plans are required to be submitted with the final BSO Plan for review for species compliance,
and
WHEREAS, The proposal is of sufficient scale to require stormwater management pursuant to Chapter 34 of the Municipal Code and stormwater for the development is already accounted for
on Outlot 4 of the Forest Glen development and has been fully improved for this purpose, and
WHEREAS, The 2003-2007 Park and Open Space Plan does not identify the area for City acquisition or development, however, a trail is required along the northern portion of the Janesville
Road ROW, and
WHEREAS, The Conservation Plan shows a high acquisition area on the stormwater outlot. And this was conserved as part of Forest Glen Development, and
WHEREAS, The development will be served by public sewer and water, and
WHEREAS, Janesville Road has been previously dedicated to its ultimate width.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Conceptual Building Site and Operation Plan for the Basse Family Residential Community (A multi-family development)
located in the NE ¼ of Section 10 (Janesville Road / Tax Key Nos. 2198.160 & 2198.161).
BE IT FURTHER RESOLVED, An OPD amendment and substantial change process will need to occur upon petition for the Final BSO of the 24 unit and 36 unit structures, however, the 4 and
8 unit structures are allowed without an OPD amendment.
BE IT FURTHER RESOLVED, A Final Condominium Plat is required upon final approvals.
BE IT FURTHER RESOLVED, A final BSO must show all new structures including at least 50% masonry product per building.
BE IT FURTHER RESOLVED, All mechanical installations are to be screened from public view on any new structure.
BE IT FURTHER RESOLVED, All structures must show at least 50% masonry product upon final approvals to meet the Muskego Design Guide.
BE IT FURTHER RESOLVED, That the left side façade of the 4 unit structures have additional architectural elements added to break up the symmetrical design.
BE IT FURTHER RESOLVED, Full-size color renderings and building elevations will be required with the final BSO Plan submittal for any future structures.
BE IT FURTHER RESOLVED, Further review may be necessary by the Fire Department before adequate approvals can be made for the 24 or 36 unit buildings relating to the height of the structures
and Fire Equipment needs.
BE IT FURTHER RESOLVED, The landscape plan shall illustrate appropriate screening and plantings around all disturbed areas of the site. Extensive landscaping will be required including
a 30 foot wide landscaping buffer all along Janesville Road and all screening must conform to the City’s General Design Guide.
BE IT FURTHER RESOLVED, Further tree mitigation is required from the previously approved Forest Glen Subdivision. The developer will install additional trees in the multi-family development
to compensate the Forest Glen mitigation.
BE IT FURTHER RESOLVED, A trail is to be installed as part of the development along the Janesville Road right-of-way and the appropriate construction plans shall be delivered to Engineering
Department for review and approval before building permits are to be issued.
BE IT FURTHER RESOLVED, That all final floor plans shall show appropriate water meter rooms as per the Engineering Director.
BE IT FURTHER RESOLVED, Code requires 2 stalls per multi-family dwelling unit. The 24 and 36 unit buildings will require additional enclosed structures to meet this code requirement.
Also, additional surface parking for guests of the 24 and 36 unit building will be necessary. At least 3 stalls per unit with at least 2 of the stalls being enclosed are recommended
for final approvals.
BE IT FURTHER RESOLVED, All drives / access ways shall be curbed.
BE IT FURTHER RESOLVED, No lighting specifics or photometric plans are part of the conceptual submittal and a photometric plan should be submitted with the final BSO Plan meeting City
requirements.
BE IT FURTHER RESOLVED, Lighting should be high-pressure sodium and any pole lights must be no more than 15 feet in height, have zero-degree cutoff lenses, and have a cement base of
no more than 6 inches above grade.
BE IT FURTHER RESOLVED, Photometric plans should show that no lighting is above 0.5 foot-candles on adjoining property lines.
BE IT FURTHER RESOLVED, No signage has been proposed at this time and a sign plan should be submitted with the final BSO Plan.
BE IT FURTHER RESOLVED, The plan does not indicate the location of refuse containers, and the location of refuse containers must meet with the intent of the General Design Guide being
screened with building materials matching the principal structure.
BE IT FURTHER RESOLVED, That all mechanicals serving the site and/or structure shall be screened from public view.
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: July 18, 2006
Defeated:
Deferred:
Introduced: July 18, 2006
ATTEST: Sandi S. Asti, Recording Secretary.