PCR2019062 Presbyterian Homes BSO Rezoning CUG
RESOLUTION #P.C.062-2019
RECOMMENDATION TO COUNCIL TO REZONE THE PROPERTY FROM I-1 GOVERNMENT AND
INSTITUTIONAL DISTRICT TO A PLANNED DEVELOPMENT DISTRICT, APPROVAL OF A BUILDING,
SITE AND OPERATION PLAN AND APPROVAL OF A CONDITIONAL USE GRANT
FOR PRESBYTERIAN HOMES WISCONSIN/SENIOR HOUSING PARTNERS
LOCATED IN THE SE ¼ OF SECTION 2
(W147 S6800 DURHAM PLACE / TAX KEY NO. 2168.961)
WHEREAS, A petition was submitted by Presbyterian Homes Wisconsin/Senior Housing Partners to
rezone property from I-1 Government and Institutional District to a Planned Development (PD) District for
the property located in the SE ¼ of Section 2 (Tax Key No. 2168.961 / W147 S6800 Durham Place), and
WHEREAS, Plans were submitted by Presbyterian Homes Wisconsin/Senior Housing Partners for a
Building, Site and Operation Plan (BSO) and Conditional Use Grant (CUG) for the senior housing
development, and
WHEREAS, A Public Hearing for the rezoning was heard before the Common Council on October 22,
2019, and
WHEREAS, A Public Hearing for the Conditional Use Grant (CUG) was heard before the Plan
Commission on November 5, 2019, and
WHEREAS, The submittal includes plans for a senior housing complex to include 80 independent living
units, 20 memory care units, 20 assisted living units and a Town Center all located within one common
building, and
WHEREAS, Based on the total size of the development (9.22 acres), 80 independent living units are
allowed under this PD zoning (with a base zoning of RM-1, which allows 5,000 SF of land per unit), and
WHEREAS, The CUG is needed for the memory care and assisted living units as they fall under the code
identification of “Nursing homes, rest homes, and homes for all aged, including day cares”, and
WHEREAS, The 2020 Land Use designation of Institutional Uses will remain due to the makeup of this
multi-facet senior living complex, and
WHEREAS, There are two access points, one from Janesville Road and one from Durham Place that
must remain disconnected pursuant to Waukesha County approval of access from Janesville Road, and
WHEREAS, The northern driveway and parking areas will have vertical-face curb and gutter along with
the southern parking area and driveway up to the underground parking entrance, and
WHEREAS, Parking on the site is provided with underground parking (87 stalls) and two separate surface
parking lots (55 stalls) which equates to 1.78 stalls per unit, and
WHEREAS, The Zoning Code typically requires 2 enclosed stalls per unit plus additional visitor parking
and this proposal does not currently meet the typical requirement, and
WHEREAS, The applicant explained that in their other senior developments a ratio of one space per unit
has been sufficient, and
WHEREAS, The senior housing complex is designed to be two stories on the northern portion of the
property and three stories with underground parking on the southern portion of the property, but due to
the topography of the site the ridge of the roof of the entire complex is consistent throughout, and
WHEREAS, The height of the building on the north side facing Janesville Road has a height of about 27
feet (as measured per code from grade at the base of the building to the mid-point of the pitched roof)
and the height on the south side of the building located along Durham Place is proposed at a height of
about 37 feet (as measured per code from grade at the base of the building to the mid-point of the pitched
roof) and the height to mid-point above the Durham Place roadway elevations is between 39 feet and 45
feet, and
WHEREAS, The exterior of the proposed building includes varying stone bays and bands, cement board
siding in multiple colors, architectural reveal asphalt shingles, vinyl double glazed windows and wood
framed decks with picket railings, and
WHEREAS, The submitted renderings show the colors that are being proposed on the buildings and the
color palette including blues and greys work will with the grey colored masonry, and
WHEREAS, The total average masonry calculation on all provided elevations of the building is 51.3%
(varying between 10% and 66%), and
WHEREAS, The City’s design guides typically look for about 50% masonry, but the overall quality of the
design and material usage is just as important, and
WHEREAS, A photometric plan with lighting specifics has been submitted and the light levels meet the
current code requirements, and
WHEREAS, Trash and recycling storage will be indoors with containers moved outside only on pick-up
days, and
WHEREAS, No specific details have been provided relating to any mechanical (HVAC, transformer, etc.)
units either on the ground or the roofs other than basic notes of some ground mounted features and
recessed rooftop units, and
WHEREAS, A Landscape Plan is included as part of the submittal and there is a mixture of trees, shrubs
and perennials on portions of the site, and
WHEREAS, The property will be serviced with municipal sewer and municipal water, and
WHEREAS, Stormwater management is proposed on the southern portion of the site and engineering
review will be needed to ensure the facilities are sized properly for this full development and to ensure
that existing drainage concerns on site are addressed.
THEREFORE BE IT RESOLVED, That the Plan Commission approves the Building, Site and Operation
Plan and Conditional Use Grant for the senior housing project submitted by Presbyterian Homes
Wisconsin/Senior Housing Partners located in the SE ¼ of Section 2 (W147 S6800 Durham Place / Tax
Key No. 2168.961).
BE IT FURTHER RESOLVED, The Plan Commission is providing a positive recommendation to the
Common Council for rezoning the property from I-1 (Government and Institutional District) to PD (Planned
Development District).
BE IT FURTHER RESOLVED, Before Building Permits can be issued, formal approval from Waukesha
County for access to Janesville Road needs to be submitted to the City.
BE IT FURTHER RESOLVED, The landscape plans are subject to formal review by the City Forester
before building permits can be issued and some additional landscaping and/or modifications will likely be
required.
BE IT FURTHER RESOLVED, Sign permits are required for any/all signage (temporary or permanent).
BE IT FURTHER RESOLVED, A final photometric plan and final lighting/pole details will be required
before any building permits can be issued.
BE IT FURTHER RESOLVED, All lighting/poles needs to meet the code requirements, including, but not
limited to, all fixtures being full cut-off and zero degree tilt, with lighting levels not exceeding 0.5 foot-
candles at the lot lines.
BE IT FURTHER RESOLVED, Any freestanding lights cannot have a concrete base that exceeds 6
inches above grade.
BE IT FURTHER RESOLVED, Since there are not formal details provided relating to
exterior/site/building/rooftop mechanical/devices (HVAC units, transformers, generators, etc.), full details
will need to be provided relating to the location and size of all exterior mechanical (HVAC units,
transformers, etc.) and all such units will need to be fully screened from all surrounding views.
BE IT FURTHER RESOLVED, All screening of exterior/site/building/rooftop mechanical/devices (HVAC
units, transformers, generator, etc. will need to be approved by the City before any building permits can
be issued and the screening should be incorporated into the design building buildings and/or site where
possible.
BE IT FURTHER RESOLVED, That no outdoor overnight storage/parking, other than daily driven
vehicles, is allowed on the property (including but not limited to dumpsters, recycle bins, equipment,
supplies, boats, trailers, campers, junk/wrecked vehicles, etc.).
BE IT FURTHER RESOLVED, That all bollards must be colored to match the colors of the principal
structure.
BE IT FURTHER RESOLVED, All parking stall sizes must meet the current code requirements of 10’ x 20’
per parking stall.
BE IT FURTHER RESOLVED, The entire site needs to contain concrete curb and gutter, with the
exception of the “fire access lanes” provided east of the underground parking entry.
BE IT FURTHER RESOLVED, If the “fire access lanes” east of the parking garage entry are used as
typical driveways, rather than just for emergency purposes, then said “fire access lanes” will need to also
contain curb and gutter.
BE IT FURTHER RESOLVED, That any new handicap signs be placed permanently in the ground or
mounted to the building.
BE IT FURTHER RESOLVED, Any retaining walls that exceed six (6) feet in height are required to have a
fence or rail on the high side of them for safety.
BE IT FURTHER RESOLVED, All hydrants and water lines servicing said hydrants on site must me
publicly dedicated and located within easements.
BE IT FURTHER RESOLVED, Full engineering/utility review of the site design and utilities will need to
occur as this project proceeds.
BE IT FURTHER RESOLVED, Special attention will need to be paid to trying to resolve any existing or
new drainage concern as it relates to adjacent properties.
BE IT FURTHER RESOLVED, The final site layout is subject to Fire Department review and approval.
BE IT FURTHER RESOLVED, The exterior masonry on the eastern elevation between the memory
care/assisted living units and the independent living units needs be increased to match the height of the
adjacent elevation toward the north.
BE IT FURTHER RESOLVED, Prior to building permits being issued, the overall percentage of masonry
on the entire building must be provided and be at least 50 percent.
BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the City 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 for each day that a violation occurs, the initiation of legal action, or both.
Plan Commission
City of Muskego
Adopted: November 5, 2019
Defeated:
Deferred:
Introduced: November 5, 2019
ATTEST: Adam Trzebiatowski, Planning Manager