PCR2005136aAMENDED
RESOLUTION #P.C. 136-2005
APPROVAL OF AN AMENDMENT TO A BUILDING, SITE AND OPERATION
PLAN FOR THE CROSSINGS AT TUDOR OAKS LOCATED IN THE SE ¼ AND SW ¼ OF
SECTION 12 (TAX KEY NOS. 2207.999 & 2207.999.002 / MCSHANE DRIVE).
WHEREAS, On October 25, 2005 plans were submitted by Greystone Developers for an
amended Building, Site and Operation Plan for The Crossings at Tudor Oaks located in the SE
¼ and SW ¼ of Section 12 (Tax Key No. 2207.999 & 2207.999.002 / McShane Drive), and
WHEREAS, Tudor Oaks Health Center has undertaken a large renovation/redevelopment study
to determine the future needs of the site and determined future redevelopment of the site is
necessary, and
WHEREAS, The Plans submitted include building elevations, surveys, site plans, grading plans,
utility plans, a colored rendering, a colored perspective, and an executive summary that
includes a market analysis, redevelopment strategy, and details of the design, development,
and construction process, and
WHEREAS, The property is zoned RS-2/OPD, Suburban Residence District with a Planned
Development Overlay, and the existing operation conforms to all the requirements of said
zoning district, and
WHEREAS, Tudor Oaks received conceptual approval from Planning Commission for
development/redevelopment of the facilities as per Resolution #P.C. 001-2005 in January of
2005, and
WHEREAS, The now proposed development closely resembles the conceptual approvals given
earlier this year, however modifications may be required by Planning Commission as per their
last approvals, and
WHEREAS, The petitioner requests approval to:
• Demolish three existing wings of the independent living (Wings A, C, and E),
• Demolish 6 enclosed garage structures on the west end of the site totaling 28 enclosed
parking stalls,
• Demolish various parking and access ways
• Maintain the health center, central commons area, and three wings of existing
independent living (Wings D, F, and G),
• Develop new independent living apartments and cottages,
• Develop new assisted living,
• Develop new memory support assisted living and renovate existing (Wing B),
• Develop new commons and renovate the existing commons,
• Add new parking (and garages), stormwater, utilities, and landscaping throughout the
site, and
WHEREAS, The 2010 Comprehensive Plan depicts the property to be utilized for medium
density residential purposes, and the proposal is consistent with the Plan, and
WHEREAS, The proposal sits on 110.79 acres of land and proposed building floor area will
consume 9.70 acres of land resulting in a floor area ratio of 8.76%, and
WHEREAS, The parcels show 96.16 acres of open space resulting in an open space ratio of
86.8%, and
WHEREAS, The existing OPD district was adopted in April 1973 and amended for the Health
Center in June 1974, and new changes to the OPD may require a substantial change hearing in
front of the Common Council to determine the new OPD regulations, and
WHEREAS, The original Planned Development District has a Subdivider’s Agreement
(Recorded at Waukesha County Register’s Office on December 9, 1975) that details the
provisions of the development and the City shall use this agreement in determination of a
substantial change, and
WHEREAS, The area titled “DEVELOPMENT” in the original Subdivider’s Agreement details
that the Tudor Oaks Planned Development District shall show:
• No more than 50 single-family home sites south of McShane Road,
• No more than 300 apartments and a 60 bed health care facility,
• A par 3 golf course (8 hole),
• Approximately 80 acres of open space, including the golf course, and
WHEREAS, The proposed amendment is to demolish and reconstruct certain wings of the
facility and to renovate certain wings of the facility resulting in the following:
• A total of 8 single-family cottages south of McShane Road,
• A total of 267 apartments (86 Existing remodeled Independent Living Units, 137 New
Independent Living Units, 36 New Assisted Living Units, and 16 New Memory Care
units),
• Maintaining the existing health care facility beds,
• Maintain the golf course as need be,
• Maintain approximately 96.57 acres of open space (86.8% of the total parcels), and
WHEREAS, This proposal represents a non-substantial change to the existing OPD as it is
within the density restraints of the original Developer’s Agreement, and
WHEREAS, The property is subject to the provisions of the General 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, This development is under the auspices of the General Design Guide as to site
planning and architectural control, however certain design characteristics found in the guide
may not apply as the proposed amendments are for institutional purposes, and
WHEREAS, Said structures are proposed to be built according to the General Design Guide
which promotes structures to utilize materials of a residential character and to be harmonious
with the natural and built surroundings while avoiding repetition and monotony, and
WHEREAS, Said structures are proposed to be constructed with exterior materials closely
matching the existing structures including cast stone, utility sized face brick, brick rowlock,
textured cement board panel, mixture of 3” and 5” vinyl siding, various vinyl trims, single-hung
vinyl windows, and composite and vinyl shingles, and
WHEREAS, Said structures include a variety of architectural elements such as alternating roof
lines, large breakups in the building elevations, diversity of materials, defined entryways,
chimneys, soldier courses and stone accents, and
WHEREAS, Colors of the proposed structures are shown on the building elevations as all earth
tones matching the existing structures, consisting of tans, beiges, and light and dark tones of
brown, and
WHEREAS, The new structures are one to three stories with heights measuring from
16’ – 40’ as measured by code and the area Fire Department’s have preliminarily
reviewed and approved the plans, and
WHEREAS, The General 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, The expected occupancy rate is 95%, which would result in a projected number of
residents of 404 and a projected number of employees to be 126, with 80 employees working at
any given time, and
WHEREAS, Access is shown throughout the site and is appropriately marked, and
WHEREAS, Parking is found throughout the site and stalls are shown reasonably close to the
intended buildings, and
WHEREAS, Parking will consist of a total of 286 stalls consisting of 182 outdoor parking spaces
meeting the City’s 10’ x 20’ design guidelines and 104 covered garage stalls, and
WHEREAS, Parking for the independent living cottages will consist of an enclosed garage with
1-2 parking stalls subject to the owner and the approaches to the cottages shall have room for
additional guest parking, and
WHEREAS, Said parking is more than sufficient as parking requirements needed by code would
be 1 stall for every 3 rooms (275 units / 3 = At least 92 needed) and 1 stall for every employee
(80 employees at any given time = At least 80 stalls needed), and
WHEREAS, The existing site consists of vehicular access ways without curbing and the
renovations will mimic this along with curbing around the walkways and landscaping islands,
and
WHEREAS, Two areas for monument signs are depicted on the site plan at both the
entrances/exits along McShane Drive, although signage details are not part of the submittal,
and
WHEREAS, A lighting plan and light specifics are not noted on the plans and further approvals
for lighting may be required, and
WHEREAS, A landscaping plan for the entire development has been submitted, and the
plan has been reviewed by the City Forester and revisions are necessary, and
WHEREAS, The development will be serviced by public sewer and water facilities, and
WHEREAS, Stormwater Management will be facilitated by a new stormwater pond on the
western portion of the development and a Developer’s Agreement may be required for the
future maintenance of the pond.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of an amended building,
site and operation plan for The Crossings at Tudor Oaks as shown on the plans submitted
(Dated October 25, 2005) for the property located in the SE ¼ and SW ¼ of Section 12 (Tax
Key No. 2207.999 & 2207.999.002 / McShane Drive).
BE IT FURTHER RESOLVED, That the Plan Commission recommends to the Common Council
that the proposed addition does not constitute a substantial change to the existing Planned Unit
Development of Tudor Oaks since the proposed amendment to the Building, Site and Operation
Plan is within the constraints of the originally approved OPD and further recommends that the
requirement for a public hearing be waived.
BE IT FURTHER RESOLVED, The conceptual review by Planning Commission required that
“All new structures should include at least 50% masonry product and that hardi-plank siding and
dimensional shingling is recommended,” and that the Planning Commission believes that the
materials and design now presented does not need to meet the 50% masonry requirement
throughout as the design meets and exceeds the requirements of the General Design Guide for
an institutional use which promotes structures to utilize materials of a residential character and
to be harmonious with the natural and built surroundings while avoiding repetition and
monotony.
BE IT FURTHER RESOLVED, That the Planning Commission further believes that the designs
of the structures utilize a good diversity of materials and architectural details that mimic the
existing site and structures.
BE IT FURTHER RESOLVED, That the proposed garages for enclosed parking found on the
site plan are to match the principal dwellings in materials and colors. And that the building
elevations must be submitted and approved by the Planning Department before the release of
building permits.
BE IT FURTHER RESOLVED, That details of the monument signs be delivered to the Planning
Department for approval before the construction and that the signs incorporate materials found
on the principal structure and that they are amply landscaped as per the General Design Guide.
BE IT FURTHER RESOLVED, That any new miscellaneous signage on the site shall maintain a
consistent look in regards to materials and colors in order to maintain site cohesiveness.
BE IT FURTHER RESOLVED, A Developer’s Agreement will be required for the stormwater
maintenance of the project and this must be recorded before building permits are released, and
BE IT FURTHER RESOLVED, That the Fire Department has given approval to the plans for
the Tudor Oaks Development as submitted seeing that current facilities are in place to
adequately fire service the site will need to give final approvals to the plans before building
permits are issued.
BE IT FURTHER RESOLVED, Upon recommendation from the Utility Superintendent, a sewer
study shall be completed by the City’s Engineering consultants to make sure no negative effects
will be incurred by surrounding parcels due to sewer upgrades.
BE IT FURTHER RESOLVED, That a revised landscape plan shall be submitted and approved
by the City Forester before the issuance of building permits. Further, the landscape plan shall
illustrate appropriate screening and plantings around all disturbed areas of the site.
BE IT FURTHER RESOLVED, That lighting elevation specifics and a photometric plan shall be
delivered to the Planning Department for approvals before the issuance of building permits.
BE IT FURTHER RESOLVED, That photometric plans shall not exceed 0.5 foot candles at the
property lines.
BE IT FURTHER RESOLVED, That all lighting shall consist of high-pressure sodium lights and
zero degree fixtures shall be used wherever possible.
BE IT FURTHER RESOLVED, That all pole lights shall not exceed a height greater than the
structures nearest to them and that the concrete base of any pole light shall not exceed a height
of 6 inches from grade.
BE IT FURTHER RESOLVED, That all mechanicals serving the site and / or structure shall be
screened from public view.
BE IT FURTHER RESOLVED, All necessary easement documents must be recorded and proof
of the recordation of these documents be delivered to the Planning Department before the
release of building permits.
BE IT FURTHER RESOLVED, Planning Commission has required two enclosed parking stalls
and at least 2 outside parking stalls for guests in the case of multi-family buildings, although due
to the nature of the institutional use, Plan Commission allows the one-car garages as there is
ample room for outdoor guests parking on the approaches to the cottages and the surrounding
parking lots for the facility.
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. Further if new separate
enclosures are intended, the location and type of these structures must be delivered to the
Planning Department for approval.
BE IT FURTHER RESOLVED, The site layout is subject to change for according to the review
of the Fire Department.
BE IT FURTHER RESOLVED, That a Payment in Lieu of Taxes (PILOT) Agreement should
be approved by the Common Council before the issuance of building permits.
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 and/or asphalting, a bond, or cashiers check equal to twice the value of said costs
must be submitted to the Planning Department.
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 Department
City of Muskego
Adopted: January 17, 2006
Defeated:
Deferred: November 15, 2005; December 6, 2005
Introduced: November 15, 2005
ATTEST: Sandi Asti, Recording Secretary