PCR2018024 Casey's CollegeRESOLUTION #P.C. 024-2018
APPROVAL OF A BUILDING, SITE, AND OPERATION PLAN AND CONDITIONAL USE GRANT
FOR CASEY’S GENERAL STORE LOCATED IN THE NW ¼ OF SECTION 1
(TAX KEY NO. 2162.999.002 / S63 W13510 JANESVILLE ROAD – COLLEGE AVENUE)
WHEREAS, A submittal was received from Casey’s Marketing Company for Casey’s General
Store for a new gas station/convenience store located at Janesville Road and College Avenue
(Tax Key No. 2162.999.002 / S63 W13510 Janesville Road), and
WHEREAS, The property is zoned B-2 Local Service Center District and that district allows gas
stations via a conditional use grant (CUG), and
WHEREAS, A Public Hearing for the conditional use grant (CUG) was heard before the Plan
Commission on April 9, 2018 and
WHEREAS, The 2020 Comprehensive Plan shows this property as commercial uses and the
proposal is consistent with the plan, and
WHEREAS, This property currently contains a building that was formerly used as a bank and will
be removed as part this project, and
WHEREAS, The proposal is to build a new convenience store/gas station totaling about 4,686
square feet with a separate canopy area to cover 5 multi-product fuel dispensers (10 total fueling
stations), and
WHEREAS, Hours of the business are proposed as 5:00 AM to 12:00 AM, and
WHEREAS, The business will have a total of 15-20 employees with 10 of those being full-time
employees, and
WHEREAS, This property is governed by the General Design Guide and the Historic Crossroads
Design Guide, and
WHEREAS, The proposed building is clad with a lower 1 ½ foot band of rustic brown cultured
stone with the upper portion of the walls being painted lap siding on all four elevations, along with
rustic brown cultured stone column features at the corners, and
WHEREAS, The front of the building includes some windows in the central part of the facade but
the remainder of the elevation and the side and rear elevations do not include any other windows
or architectural features, and
WHEREAS, The building contains a weathered wood shingled hip roof, with a section removed in
the rear to house the roof top mechanical units, and
WHEREAS, Said rooftop units are proposed to be screened with an aluminum screening
wall/feature, and
WHEREAS, No exact details on the gas canopy design have been provided at this point, and
WHEREAS, The narrative mentions a 28’ x 20’ proposed trash enclosure, but detailed drawings
have not been submitted at this time, and
WHEREAS, The site plan currently shows 20 parking stalls by the building and 10 additional
parking locations by the pumps and based on the code requirement at least 17 stall are required,
and
WHEREAS, All parking stalls are shown to be 9’ x 20’ in size, with the exception of one handicap
stall, and all stalls are supposed to be 10’ x 20’ in size, and
WHEREAS, Access to the site is proposed via two existing driveway, each one off a separate
roadway and via an existing cross access with the site to the west, and
WHEREAS, Waukesha County has all control over the Janesville Road and College Avenue
access points since those are county highways, and
WHEREAS, A landscape plan has been provided that shows various landscaping throughout the
site, and
WHEREAS, A photometric plan has been included along with specs of proposed lighting fixtures,
and
WHEREAS, The photometric plan indicates that the lighting will all be building mounted, soffit
mounted, and pole mounted, and
WHEREAS, The photometric plan shows that the lighting levels do not exceed 0.5 foot-candles at
the lot lines, and
WHEREAS, Signage has been proposed as follows: one Casey’s wall sign is proposed on the
front of the building, three Casey’s signs on the canopy, and a freestanding monument sign, and
WHEREAS, Casey’s is seeking approval of two changeable advertising signs on the front
elevation, along with four changeable advertising signs on the canopy supports, and
WHEREAS, The development will be served by municipal sewer, and
WHEREAS, The development is not currently served by municipal water, but since water is
located less than 700 feet away, preliminary discussions have indicated that the municipal water
main may need to be extended to this site as part of its redevelopment, and
WHEREAS, No existing stormwater management facilities exist on site and as part of this
redevelopment, stormwater management will need to be accounted for on site, and
WHEREAS, The site plans currently shows curb and gutter on the site, with the exception of
along the front of the building.
THEREFORE BE IT RESOLVED, That the Plan Commission approves of a Building, Site and
Operation Plan and a Conditional Use Grant for Casey’s General Store located at Janesville
Road and College Avenue (Tax Key No. 2162.999.002 / S63 W13510 Janesville Road)
BE IT FURTHER RESOLVED, The proposal has some good design elements but, there are
changes that should occur to further enhance the design and to bring it into compliance with the
design guides:
1. Overall Building – Since this property is at one of the main gateway entries into the City,
some building enhancements should be added to show the character that the Historic
Crossroads Design Guide is looking for.
2. All Elevations – Add additional window elements to help further the four-sided
architecture goal and to help add some design features to the flat wall space on the
facades.
3. All Elevations – There is currently too much area of lap siding and not enough other
material usage, especially not enough masonry/stone usage or other upgrades materials.
The design guides usually aim to see at closer to 50% masonry/stone.
4. Front Elevation – The gable roof end feature above the main entry to the building shows
different materials on the drawings versus the renderings. This gable wall feature should
utilize the shake material, rather than the siding to help further the desired design
aesthetic for this property.
5. Rear Roof – Alter the design of the rear rooftop mechanical area so that either the units
are completely screened by the hip roof itself or possibly consider relocating the rooftop
units to grade and screen them with some fencing and landscaping. The Historic
Crossroads Design Guide specifically states that the mechanical screening should match
or compliment the overall theme of the building.
BE IT FURTHER RESOLVED, Details of the overall gas canopy design must be submitted and
should include the following design features:
1. Add a hip or gable roof feature to complement the main building in style/design and
materials/colors.
2. Add brick or stone to the support columns with a possible cap on top with exposed post
above, as this can enhance the design of the canopy.
3. The canopy should not contain as much red. Red can be an allowable color if it is used
in a more subtle fashion.
BE IT FURTHER RESOLVED, All deliveries (products, fuel, etc.) and trash pick-up hours are
limited to between 7:00 AM and 9:00 PM.
BE IT FURTHER RESOLVED, Final color selections must be provided before Building Permits
can be issued.
BE IT FURTHER RESOLVED, All parking stalls must be at 10’ x 20’ in size.
BE IT FURTHER RESOLVED, Per the code/design guide recommendation, there should be a 10’
x 20’ landscape island installed within the front parking area since there are 20 stalls provided.
BE IT FURTHER RESOLVED, The access points off of Janesville Road and College Avenue will
need to be reviewed by the County to ensure no a dditional roadway/entry concerns are present.
BE IT FURTHER RESOLVED, Since there is a sidewalk provided in front of this business along
Janesville Road, a pedestrian connection to this sidewalk should be provided.
BE IT FURTHER RESOLVED, The applicant will need to request that the Public Works
Committee make a determination as to if the water main will need to be extended to this property
as part this redevelopment.
BE IT FURTHER RESOLVED, The cost of any water main extensions are the responsibly of the
developer/applicant.
BE IT FURTHER RESOLVED, Details of the dumpster enclosure design will need to be provided
before building permits can be issued and said design should be similar to the building design.
BE IT FURTHER RESOLVED, A separate sign permit will be required before any signage
(temporary or permanent) can be installed and this includes any signage on the building or
freestanding.
BE IT FURTHER RESOLVED, The changeable advertising signs are allowable, as long as they
are within the allowed 5% for wall signage.
BE IT FURTHER RESOLVED, No outdoor storage or display of products (including but not
limited to ice, salt, firewood, propane, etc.) is allowed at any time on site.
BE IT FURTHER RESOLVED, All lighting must be zero degree tilt and full cut-off and the
concrete bases for any pole lights cannot exceed 6 inches in height above grade.
BE IT FURTHER RESOLVED, The height of any light poles cannot exceed the greater of either
15 feet or the average eve height of the building.
BE IT FURTHER RESOLVED, The site plan is subject to Fire Department approvals before
Building Permits can be issued and possible changes to the site plan may be required based
upon the final Fire Department review.
BE IT FURTHER RESOLVED, The final landscape plan must be submitted for formal review
before building permits can be issued.
BE IT FURTHER RESOLVED, Per the Historic Crossroads Design Guide there needs to be a 15
foot landscape buffer abutting Janesville Road with additional landscaping in this area.
BE IT FURTHER RESOLVED, The final landscape plan must include additional plantings along
the back of the loading area, around the parking/driveway areas, and around the trash enclosure,
along with 6’ evergreen type screening around any transformers and/or wall mounted mechanical
equipment.
BE IT FURTHER RESOLVED, All landscaping must be located com pleted on private property
and not within the right-of-way.
BE IT FURTHER RESOLVED, Formal approvals from the Engineering Division will be required
before the issuance of any permits as it relates to overall site design.
BE IT FURTHER RESOLVED, That any bollards, railings, ladders, etc. must be painted to match
the colors of the principal structure.
BE IT FURTHER RESOLVED, That any new handicap signs be permanently mounted in the
ground or mounted to the building so they are not moveable.
BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC
devices, electrical transformers, etc.) must be screened from view and/or incorporated into the
design of the site/structure (screening, etc.) and should be approved by the Planning Division
before the issuance of building permits.
BE IT FURTHER RESOLVED, An annual review will occur on this property for the first year after
the building has been in operation and if no problems are found, the annual review could be
reconsidered by the Plan Commission.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building
Department and that all aspects of this plan 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:
Denied:
Deferred: April 9, 2018, May 1, 2018
Introduced: April 9, 2018
ATTEST: Kellie McMullen, Recording Secretary