PCR2007106
./PCR2007106_files/filelist.xml RESOLUTION #PC 106-2007
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AMENDED
RESOLUTION #P.C.106-2007
APPROVAL OF BUILDING SITE AND OPERATION PLAN, CONDITIONAL USE GRANT, AND TWO CERTIFIED SURVEY MAPS FOR GE HEALTHCARE AS SUBMITTED BY ACE INDUSTRIAL PROPERTIES LOCATED IN THE NE ¼ AND
SE ¼ OF SECTION 3 (MOORLAND ROAD / TAX KEY NOs. 2169.993 & 2172.851)
WHEREAS, On October 25, 2007 plans were submitted by Ace Industrial Properties for a Building, Site and Operation Plan, Conditional Use Grant, and two Certified Survey Maps for GE
Healthcare located in the NE ¼ and SE ¼ of Section 3 (Moorland Road), and
WHEREAS, On November 6, 2007 updated building elevations were submitted, and
WHEREAS, The proposal is to construct a new multi-modal global distribution facility for GE Healthcare on a 35 acre portion of approximately 55 acres of currently vacant land on the
west side of Moorland Rd, just south of College Ave. in the City of Muskego, and
WHEREAS, GE Healthcare is a global organization with a substantial base of facilities and a growing base of employees throughout southeastern Wisconsin, and
WHEREAS, The proposed distribution facility encompasses approximately 486,161 square feet (7,500 square feet of office space and 477,150 square feet of distribution and warehousing
space) and is mandated by its use and laid out to coordinate with and complement the existing site features, and
WHEREAS, An additional 134,000 square feet of building is shown on the site plan as potential future building addition, and
WHEREAS, GE Healthcare’s initial operations will employ 90 – 100 people with future growth adding to that number, and
WHEREAS, General hours of operation are 6:00am to 9:00pm Monday through Friday, and
WHEREAS, The average daily semi tractor trailer operations will be 20 -25 trucks per day, and
WHEREAS, The 2010 Plan depicts the area for business park use and the proposal is consistent with this goal, and
WHEREAS, Said property is predominantly zoned BP-3 Business Park District with an area to the north of BP-2 Office Park District and the structures conform to the bulk and dimension
requirements of the districts, and
WHEREAS, The BP-3 Business Park District requires minimum lot size of 80,000 square feet and an average minimum width of 150 feet and all parcels meet said minimum zoning requirements,
and
WHEREAS, All of the basic regulations of the BP-3 Zoning are met, and in the case of open space, exceeded by an additional 125,000 square feet even after any potential building additions
occur in the future, and
WHEREAS, A conditional use grant is required for any structure greater than 50,000 square feet in size, and
WHEREAS, Regarding a conditional use grant, the zoning ordinance states that Plan Commission
[if supportFields]><span style='mso-element:field-begin'></span>xe "Plan Commission"<![endif]
[if supportFields]><span style='mso-element:field-end'></span><![endif] shall base their determination on general considerations as to the effect of such grant on the health, general
welfare, safety and economic prosperity of the City and specifically of the immediate neighborhood in which such use would be located, including such considerations as the effect
on the established character and quality of the area, its physical attractiveness, the movement of traffic, the demand for related services, the possible hazardous, harmful, noxious,
offensive or nuisance effect as a result of noise, dust, smoke or odor and such other factors as would be appropriate to carrying out the intent of conditional grants, and
WHEREAS, All existing streets are dedicated to their ultimate widths and all new streets will be dedicated appropriately and built to City standards as per future approval of construction
plans by the Public Works Committee, and
WHEREAS, Public sanitary sewer will serve the property and surrounding upon future approval of infrastructure construction plans by the Public Utilities Committee, and
WHEREAS, Public water will serve the property and surrounding upon future approval of infrastructure construction plans by the Public Utilities Committee, and
WHEREAS, A future water storage site will serve the area upon future development of the Moorland Corridor and one of the CSMs shows the location of the future water storage site, and
WHEREAS, Stormwater will be handled in retention ponds shown on the GE site and the ponds will be sufficient for all the parcels shown on the CSM, and
WHEREAS, The Parks and Conservation Plan shows environmental areas of high importance throughout the proposed area and these environmental areas are where the wetlands have been delineated
around the southern half of the site and where a cluster of trees exists along College Avenue to the north of the site. These areas will be predominantly preserved with the minor
exception of a future water storage facility site needed along College Avenue in the future.
WHEREAS, Said property is subject to the design standards outlined in the City of Muskego’s General Design Guide and the Business Park Design Guide, and
WHEREAS, The Business Park Design Guidelines emphasize the importance of quality design in preserving the community’s distinctive natural setting and high quality of life, the need
to accent the natural features that help contribute to the community’s rural feel while still allowing competitiveness within area real estate markets, and
WHEREAS, The site is proposed to be developed in a way to not overpower the natural amenities, and
WHEREAS, The facility is shown to be built into the hillside and is kept as far from the natural wetlands as possible, and
WHEREAS, Placement of the structure into the hillside is shown to have wide ranging benefits including energy savings that stem from protecting the building from cold northwest winds,
the ability to assemble smaller portions of open space into a larger coherent area along the wetlands, and allowing balanced grading that will minimize the need to import or export
fill material, and
WHEREAS, The narrative states that the building being lowered also helps to dramatically reduce the impact to neighboring residential properties to the north, west, and south, and
WHEREAS, Existing ridges and tree lines will be kept at the perimeter, and further augmented with additional coniferous plantings to soften the visual impact of the structure, and
WHEREAS, The narrative states that the impact of the building size is believed to be reduced as seen from Moorland Road, with the existing tree lines serving as foreground, middle
ground, and background, and
WHEREAS, The building’s architecture, layout, and materials are stated to accomplish the desires of the design standards as the building has been shaped into an L – form that places
truck docks away from view on Moorland Road and, by being set into the hillside, the docks are not seen from adjacent residential properties, and
WHEREAS, The GE structure is proposed to be constructed of insulated exposed aggregate precast architectural concrete wall panels, with aluminum and insulated glass window and storefront
units, and
WHEREAS, Clerestory windows are shown to help with internal day lighting and exterior appearance and glazing on the windows will be a light green tint and provide high energy performance,
and
WHEREAS, The primary wall material on the building is exposed aggregate architectural precast concrete panels, and
WHEREAS, Further details are shown to be added through numerous reveals and areas of smooth texture to break down the building height and to create base, middle, and top conditions,
and
WHEREAS, The panel color will be a warm, earthy buff color that is proposed to blend well with the natural site, and
WHEREAS, Clear anodized metal detailing will occur within the main entry zone, including sun screens and canopies, and
WHEREAS, The height of the structure is 38 feet with the pilaster areas reaching 40 feet and this is within code requirements of the BP-3 district, and
WHEREAS, Exact dimensions and layouts of signage are not proposed, but the narrative states that limited signage will occur, including a façade mounted sign and a monument sign, and
will be complimentary to the building architecture, and
WHEREAS, The building and the parking areas are expandable for future growth, and
WHEREAS, 138 parking stalls are provided in the front of the structure for employee and consumer use separated by landscaped islands approximately every ten stalls and 15 parking stalls
are found in the rear of the building for more employee use, and
WHEREAS, All parking stalls meet the 10’x20’ requirement, and
WHEREAS, Truck docks are found on the north and west facades of the structure, and
WHEREAS, The northern truck docks will be screened from the Moorland Road right-of-way via landscaping, and
WHEREAS, The truck docks will be mostly screened from the surrounding parcels via a large retaining wall meeting heights of 25 feet due to the grades being extremely lower than the
surrounding area here, and
WHEREAS, Truck operations will amount to 20-25 trucks a day entering and exiting the site via Moorland Road and pulling through the site in a counter clockwise fashion, and
WHEREAS, All truck traffic will enter and exit Muskego at Moorland Road creating no increased truck traffic within the City itself, and
WHEREAS, Access to the proposed site and Commerce Center is restricted to this property by Waukesha County to the point on Moorland Road shown on the CSM and the intersection along
with Moorland Road must be constructed to Waukesha County standards before occupancy of the structure, and
WHEREAS, Site lighting is proposed to serve to accent the building, but not over-light it and Site lighting is helped by the fact that the building is set into the hill to lower its
impact on neighboring properties, and
WHEREAS, Lighting details have been provided in the plan set in the form of a photometric plan and lighting specifics and the photometric plan shows conformance to the City’s guideline
of 0.5 foot-candles at the property lines, and
WHEREAS, The lighting for the site is consistent in design, and
WHEREAS, The lighting is discussed to be the following:
· 7 250W HPS Type II Luminaires with a house side shield mounted on a 15-foot pole on a ground level base
· 41 Single 250W HPS Type II Luminaires with a house side shield mounted on a 15-foot pole on a ground level base
· 29 250W HPS Forward throw Luminaire building mounted
· 28 150W HPS Forward throw Luminaire building mounted
· 100W HPS 3 foot round bollard lights with flat top and external louver, and
WHEREAS, A detailed landscaping plan has been submitted and preliminarily reviewed by the City Forester, and
WHEREAS, The landscape plan shows ample trees and shrubs throughout the internal streets of the Commerce Center and along the front foundations of the main structure, and
WHEREAS, The landscape plan also provides substantial coniferous trees in areas requiring increased screening such as the surrounding residential areas to the south, west, and east,
and
WHEREAS, Landscaping is provided in the future expansion area as well to enhance the site, and
WHEREAS, The main retention ponds are shown to have upland prairie seed mixes surrounding the ponds, and
WHEREAS, The landscape plan displays a well landscaped main intersection in the Commerce Center along with an area for flagpoles and signage, and
WHEREAS, A large water feature is found at the main entrance to the structure, and
WHEREAS, A bicycle path connecting to the bicycle path that exists along Moorland Road is shown on the site plan, and
WHEREAS, The narrative states that major rooftop equipment will be screened where it occurs, and
WHEREAS, Site walls are shown on the site plan and building elevations along the west facade for screening electrical/gas service panels and compacter locations, and
WHEREAS, Utilities will be screened, where they exist, and
WHEREAS, Dumpsters, electrical services and employee patio areas are screened from view and all truck dock operations are screened from view as well, and
WHEREAS, General refuse dumpsters are to be rolled out on collection day and GE will have two compactors located in the truck dock area which will be used as required, and
WHEREAS, It is noted that most of the noise from the dumpster and compactor units will be minimal since the units will be located in the interior of the building, and
WHEREAS, The Fire Department has reviewed the plans and recommended a fire street change, and
WHEREAS, The other building layouts and groupings have not yet been developed for the other sites found on the CSMs, but as those occur, they will be looked at in a manner that allows
for distinct buildings that work in a coordinated manner with the large building to give the impression of an organized campus, and
WHEREAS, The CSM depicts land dedications for rights-of-way in conformity with the 2010 Street System Plan.
THEREFORE BE IT RESOLVED, That the Plan Commission approves the Building, Site and Operation Plan, Conditional Use Grant, and two Certified Survey Maps for GE Healthcare as submitted
by Ace Industrial Properties located in the NE ¼ and SE ¼ of Section 3 (Moorland Road).
BE IT FURTHER RESOLVED, That the October 25, 2007 plans are approved per this resolution along with the updated building elevations/renderings submitted on November 6, 2007.
BE IT FURTHER RESOLVED, That CSM #2 is to have the water storage site dedicated to the City of Muskego from Lot 1 of CSM #1. This resolution is subject to CSM #2 meeting the City
of Muskego ordinances, Plan Department approvals, and showing this dedicated lot to the City before Council approvals.
BE IT FURTHER RESOLVED, That the landscape plan must be approved by the City Forester before the issuance of building permits.
BE IT FURTHER RESOLVED, That more landscaping may be required by the City Forester at the time of occupancy in areas determined to need increased screening from surrounding residential
properties. Any areas requiring increased landscaping must be installed within a reasonable time of the City Forester determination.
BE IT FURTHER RESOLVED, That 50 conifer trees will be added to the landscape plan and site plan along the Oak Ridge Glen cul-de-sac.
BE IT FURTHER RESOLVED, That the retaining wall will be moved in from the property line along lot 3 of the CSM and a 25 foot planting strip with 8-foot high conifer trees will be added.
BE IT FURTHER RESOLVED, That the light poles along the south side of the development will be turned off when not needed.
BE IT FURTHER RESOLVED, That all necessary approvals for roads and infrastructure serving the GE site and surrounding parcels and Moorland Road are received from the City’s Public
Works and Utilities Committees and Waukesha County where need be. Further, the Common Council if required shall approve the necessary Developer’s Agreements for the proper infrastructure.
BE IT FURTHER RESOLVED, That all infrastructure, roads, grading, and landscaping shown on the plans for the Muskego Commerce Center, be installed as shown on the plans before the issuance
of occupancy for the GE facility.
BE IT FURTHER RESOLVED, That all signage and associated landscaping must be approved by the Planning Department and installed before issuance of occupancy.
BE IT FURTHER RESOLVED, That all rooftop and ground mechanicals shall be screened from view before issuance of any occupancy permits.
BE IT FURTHER RESOLVED, All handicap signage shall be bored into the curb and any bollards supporting the signs shall be painted to match the structure.
BE IT FURTHER RESOLVED, That all bollards or other miscellaneous equipment on the site shall be painted to match the structure.
BE IT FURTHER RESOLVED, That no outdoor storage is allowed on the site except what is approved herein.
BE IT FURTHER RESOLVED, That all road areas on the site plan will be curbed as per the approved plans.
BE IT FURTHER RESOLVED, All pole lights will be required to only have a 6-inch bollard base exposure as per the design guides.
BE IT FURTHER RESOLVED, That the compactors and refuse containers are noted to be operated and kept in the interior.
BE IT FURTHER RESOLVED, That the proper fire street must be found on the approved site plans.
BE IT FURTHER RESOLVED, That plans for the guard houses shall be delivered to the Planning Department before the issuance of building permits and the houses should mimic the architectural
qualities of the main structure.
BE IT FURTHER RESOLVED, That a fence approved by the Planning Department must be found on the plans and installed before occupancy of the structure along any retaining wall greater
than 4 feet in height. The fence may be chain link where mixed in with the landscaping of the GE structure along the west and north property lines. However, the fence should be
of a more residential quality (Wood or ornamental wrought iron) along the retaining wall of Lot 4 of the CSM.
BE IT FURTHER RESOLVED, That the proposal complies with concepts promoted in the Business Park Design Guide in relation to signage, landscaping, utilities, lighting, parking, loading/storage
areas, and architecture. However, the large structure does not promote the overall campus style business park and the reduced site disturbance the guide promotes by itself. The
Planning Commission approves the GE site and layout on the premise that the future buildings on the three other lots platted on the CSM will be held to a high standard. These future
structures will have to blend with the GE site and architecture to provide the “campus style” design that the guide attempts to accomplish.
BE IT FURTHER RESOLVED, That after review of the proposed BSO, Planning Commission does not have issue with allowing the conditional use grant for a structure greater than 50,000
square feet in size as the proposed site plan displays good use of roads, landscaping, grading, and overall business operations so as allowing the use not to hamper the surrounding
parcels.
BE IT FURTHER RESOLVED, That any future additions will require an amended Building, Site, and Operation Plan and Conditional Use Grant approvals in front of the Planning Commission.
BE IT FURTHER RESOLVED, That the CSMs are subject to resolution of technical discrepancies as identified by the City Planning Department and City Engineers, and payment of all applicable
fees in Section 18.14(3) of the Land Division Ordinance and outstanding assessments if applicable.
BE IT FURTHER RESOLVED, That all technical corrections from the City of Muskego and Waukesha County will need to be addressed before the CSMs can be signed and recorded.
BE IT FURTHER RESOLVED, That a digital file of this CSMs shall be submitted to the City in accordance with Common Council Ordinance No. 1118 and Resolution 196-2002. BE IT FURTHER
RESOLVED, That all car wash operations shall occur with all doors closed during wash and blower operatio
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building Department and that all aspect of this plan as they relate to landscape areas and drainage shall be
maintained in perpetuity unless otherwise authorized by the Plan Commission.
BE IT FURTHER RESOLVED, That if occupancy is requested prior to the completion of landscaping, asphalting, or other items allowed to be waived; a bond, letter of credit or cashiers
check equal to the value of said costs must be submitted to the Planning Department and the fees can be used to have the installation of the items take place if the developer defaults.
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
Adopted: November 6, 2007
Defeated:
Deferred:
Introduced: November 6, 2007
ATTEST: Kellie Renk, Recording Secretary