PCR2004106RESOLUTION #P.C.106-2004
APPROVAL OF A BUILDING SITE AND OPERATION PLAN AND A SUBSTANTIAL
CHANGE TO THE APPROVED MUSKEGO CENTRE PLANNED DEVELOPMENT
DISTRICT FOR MOUNTAIN MUDD ESPRESSO IN
THE NE ¼ OF SECTION 17 (TAX KEY NO. 2192.970/ RACINE AVENUE)
WHEREAS, On October 12, 2004 plans were submitted by Tony Gazzana for an a
Building, Site and Operation Plan for Mountain Mudd Espresso located in the NE ¼ of
Section 17 (Tax Key No. 2192.970 / Racine Avenue), and
WHEREAS, Said property is zoned B-2/OPD Local Service Center District with a Planned
Development Overlay District, and said use is a permitted use by right subject to Building
Site and Operation Plan approvals, and
WHEREAS, The OPD Planned Development Overlay District was previously approved
and the addition of a new structure constitutes a substantial change to the district which
may require enhancements to the underlying previously approved property, and
WHEREAS, Petitioner proposes to alter the current site by adding a new 64 square-foot
prefabricated structure along the east edge of the property along Racine Avenue, and
WHEREAS, The new structure will be utilized as a single-lane drive-thru coffee shop that
will have a maximum of two employees per shift, and
WHEREAS, The site currently consists of a parking lot and has room to accommodate the
proposed use with slight alterations and removal to some existing parking stalls, and
WHEREAS, Building materials used on the new structure consist of thin brick that will
match the brick color of the existing retail center and the roof structure will be made of a
green Cooley-Brite material and this material does not match the materials used on the
existing retail center, and
WHEREAS, The building meets the 50% masonry requirement for a commercial structure
in the City’s General Design Guide as all facades will utilize the thin mortared brick
material that will match the existing retail center brick, and
WHEREAS, Parking is currently sufficient for employees of the facility although
enhancements to the lot itself are needed, and
WHEREAS, No new lighting is shown on the plans although additional lighting may be
needed, and
WHEREAS, Refuse is to be picked up daily and handled off-site, and
WHEREAS, Signage is shown to adorn the four sides of the roof measuring approximately
3.8 square feet per elevation this meets the zoning code allowance of 5% per elevation,
and
WHEREAS, A menu board will be attached on the east portion of the structure, and
WHEREAS, The text of the signage will be white on the green background of the roof, and
WHEREAS, A landscape plan is depicted within the submittal and some updates are
needed as per the City Forester, and
WHEREAS, The landscape plan depicts landscaping as four planters with shrubs and
these may have to be changed to be shrubs within the ground, and
WHEREAS, Access is provided to the site with one drive-thru entrance along the Racine
Avenue right-of-way and continues with the same traffic pattern of the parking lot, although
enhancements may be needed for the entrances and exits to the lane for added safety,
and
WHEREAS, Stormwater management is already accounted for on the site, although some
drainage issues may exist.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site
and Operation Plan and a substantial change to the approved Muskego Centre Planned
Development District for Mountain Mudd Espresso located in the NE ¼ of Section 17 (Tax
Key No. 2192.970 / Racine Avenue).
BE IT FURTHER RESOLVED, That the site plan be shifted away from the Racine Avenue
right-of-way to allow more room for serviced vehicles to turn back into the traffic lane at
more of a ninety degree angle, as long as a 30-foot driving lane is maintained for the main
parking lot it appears that this should be able to be accommodated.
BE IT FURTHER RESOLVED, That the entrance to the drive-thru lane should be widened
to at least 17 feet in width like the exit.
BE IT FURTHER RESOLVED, That a landscape island abut the end of the exit lane
instead of having a parking stall directly attached and this landscape berm should be
reflected on the landscape plan submittal with the building permit application materials.
BE IT FURTHER RESOLVED, That the parking lot be curbed along the backs of the
existing parking stalls along Racine Avenue as none exists now and this will keep cars
from driving into the drainage way.
BE IT FURTHER RESOLVED, That the drive-thru lane be curbed along the Racine
Avenue side of the lane as it currently does not at this time and this will keep cars from
driving into the drainage way.
BE IT FURTHER RESOLVED, That the retail center lot intended for Phase II of the
Muskego Centre Development be restriped as the striping currently is almost non-existent
and could be a safety hazard for the Mountain Mudd.
BE IT FURTHER RESOLVED, That the petitioner must match the brick color to the
existing retail center brick and the green roof must also match the green color of the
existing retail structure.
BE IT FURTHER RESOLVED, That the Engineering Department must review if additional
stormwater drainage facilities will need to be added as it appears water drains to the
Racine Avenue drainage channel where the new structure is proposed and this shall be
done at the time of building permits.
BE IT FURTHER RESOLVED, That Plan Commission finds that the addition of a new
development and structure to an existing OPD constitutes a substantial change.
BE IT FURTHER RESOLVED, That as part of the substantial change to the OPD, a cross-
access easement and paving to the property line for a new driving lane must be
established with the adjoining retail center property to the north as a cross-access
easement currently exists and the Plan Commission is to promote cross-access whenever
possible according to the City’s General Design Guide in order to promote safety and
cohesiveness between developments.
BE IT FURTHER RESOLVED, That light poles should be added along the drive-thru lane
and near the exit to the drive-thru that matches the lighting fixtures for the rest of the site
as there is no light in this area at night.
BE IT FURTHER RESOLVED, That no mechanicals are shown to adorn the roof and if
any are required they must be screened from view and colored to match the principal
structure.
BE IT FURTHER RESOLVED, That Public Utilities Committee will have to review to see if
sewer and water hookups are necessary before the issuance of building permits.
BE IT FURTHER RESOLVED, That the landscape plan shall be enhanced according to
the comments from the City Forester and submitted for approvals prior to the release of
building permits and that the landscape plan must show all plantings in the ground and no
planters will be allowed.
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 drainage 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
Adopted: October 19, 2004 (4-2 Vote)
Defeated:
Deferred:
Introduced: October 19, 2004
ATTEST: Sandi Asti, Recording Secretary