Plan Commission

UNAPPROVED CITY OF MUSKEGO PLAN COMMISSION MINUTES 06/02/2026 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER Mayor Petfalski called the meeting to order at 6:01 PM. PLEDGE OF ALLEGIANCE Those present recited the Pledge of Allegiance. ROLL CALL Present: Mayor Petfalski, Alderman Bryce and Commissioners Bartlett (arrived during public hearing), Cieslak, and Graf and Planner Trzebiatowski. Absent: Commissioners Buckmaster and Kubacki STATEMENT OF PUBLIC NOTICE The meeting was noticed in accordance with the open meeting laws. APPROVAL OF THE MINUTES Approval of the Minutes of the April 8, 2026 and May 5, 2026 Plan Commission meetings. Alderman Bryce made a motion to approve the minutes engross. Commissioner Graf seconded. Motion to approve the April 8, 2026 and May 5, 2026 Plan Commission minutes passed unanimously. PUBLIC HEARING Public Hearing for a Conditional Use Grant (CUG) in accordance with the Muskego Zoning Ordinance for the purpose of allowing a residential unit within a commercial building and for the allowance of boat rentals and/or sightseeing cruises, along with an amendment to the existing CUG (CUG #013) to be allowed the continued allowance of restaurant/bar (including event space) within a new structure. Planner Trzebiatowski provided a brief overview of the project. This is the start for Bass Bay Brewhouse to rebuild. The uses will include an apartment, kayak rentals, pontoon rides, and the bar/restaurant all existed previously. The new proposal is one-story, just under 13,000 square feet in size. Improvements to the site will be the building and parking lot. Perry Picord, S79 W15820 Aud Mar Drive, said his main concern is the parking and traffic. Also concerned with deliveries at all times of the day. He is not trying to stop the business but they need to have enough parking. The traffic is dangerous. Maybe a size limit on delivery trucks with a set time for deliveries. Paul Lewandowski, S79 W15683 Aud Mar Drive, said his concern is the boat rentals. The discussion was kayak rentals but the Resolution says boat rental. If this were to be just kayaks or non-motorized boats that is fine but Bass Bay is too small of a water body for speed boats. He would propose to modify the resolution to just kayaks, other non-motorized boats or small fishing boats with a limited number. As for the boat cruises,  right now there is just one pontoon going out. Will there be a limit as far as size and number for the boat cruises. Mayor Petfalski closed the Public Hearing at 6:09 pm. NEW BUSINESS FOR CONSIDERATION RESOLUTION PC 034-2026 Approval of a Building, Site and Operation Plan Amendment for Tractor Supply Company located at S68 W15440 Janesville Road / Tax Key No. 2167.995.130. Planner Trzebiatowski explained that the to the right of the store was originally approved as an outdoor storage area and on the right side of the outdoor area there was to be a taller section of fence to the gate. Moving left toward the building the fence was going to be lower with a garden center feature behind and the idea of the lower fence was to not hide the garden center. During permitting, the garden center structure was removed from the plans. During the final occupancy inspections staff found out that the structure was no longer being built but the fencing was still left low at that point. Staff questioned this as the fence was low because of the garden center feature and if it wasn’t going to be installed then the fence should be consistent across the front. This was brought up to the applicant and they would prefer the lower fence without the garden center feature. The Resolution is drafted to replace the fence with the taller fence. Commissioner Graf asked what was behind the 8-foot fence. Planner Trzebiatowski said it was just general product. Commissioner Graf asked if it was taller than eight feet. Planner Trzebiatowski said he didn’t think anything taller now, but there could be as there are no restrictions as to what is in the area. Additionally, the fence is open so its not like anything is being hidden. Commissioner Graf asked if the same product was behind the 16-foot fence. Planner Trzebiatowski said there was general product and some racking off on the side that is a little taller. Commissioner Graf said he is not hung up on 16 feet but if there were racking and product he would think 16 feet would be good, but if they can guarantee it won’t be that tall it would be OK. Commissioner Cieslak said he didn’t mind the lower fence. It gives a pedestrian entrance to the center. It would have been nice to have the garden center behind, but he gets what happened and doesn’t mind the lower fence. The higher fence where the racking is makes sense but the lower fence is more inviting so it is not a concern to him. Commissioner Graf made a motion to approve Resolution PC 034-2026. Alderman Bryce seconded. Commissioner Graf made a motion to amend Resolution PC 034-2026 to allow the eight-foot fence. Commissioner Cieslak seconded. Motion to amend Resolution PC 034-2026 passed unanimously. Motion to approve Amended Resolution PC 034-2026 passed unanimously. RESOLUTION PC 035-2026 Approval of a Building, Site and Operation Plan and Conditional Use Grant for David Raschka of Thrive Architects, LLC. on behalf of Bass Bay Brewhouse located at S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002. Planner Trzebiatowski provided an explanation of the project. The project is in the BL-2 zoning district, which is a commercial district on the water. The bar/restaurant already has a conditional use grant so it is allowed to be there, but there was never approvals for the residential use, kayak rentals and pontoon rides. The new conditional use grant will include everything from the past as well as the new uses. The new building will be a single-story structure with one half being the bar/restaurant with some indoor and some outdoor space. The other portion will be the banquet facility and the northeast corner will be the single unit owner-occupied apartment. The northwest corner of the building is a small utility space for freezers and dumpsters to keep them out of view. The building will be connected to city sewer and private well as water is not available. Storm water management is being reviewed by engineering. The new building is just under 13,000 square feet with approximately 3,000 sq. ft. of banquet space, 1,600 sq. ft. of restaurant space, 1,700 sq. ft. of new patio space and the existing patio is about 2,800 sq. ft. The building will be located in approximately the same location as the last building and there are no issues with building location, size, height or floor area ratio. The restaurant will be open Tuesday through Thursday and Sundays from 10:00 am to 9:00 pm and Fridays and Saturdays from 10:00 am to 10:00 pm with Mondays typically closed unless there is an event or holiday. The outdoor dining and bar areas will follow the allowed legal times per the Common Council approval and liquor license and any outdoor music would end by 10:00 pm. The banquet hours will follow the hours approved by the Common Council. Deliveries are typically between 9:00 am to 3:00 pm. Typically the City hasn’t regulated the size of delivery trucks. As for the residential unit, it will be owner occupied and is shown just under 1,100 sq. ft. but it must be increased to at least 1,100 per the zoning. There is a 620 sq. ft. outdoor area for the occupant enclosed with a fence. The Resolution states that the unit cannot be a short-term rental and only a long-term rental of at least 30 days. As for the kayak rentals, it will be only kayaks so no speedboats, no jet skis or anything else. The sightseeing boat rides will be just the single pontoon boat driving people around the lake. If the petitioner wanted to change anything it would need to come back to Plan Commission. Kayaks are stored along the property line. The existing patio area west of the outdoor bar area that wasn’t part of any past approval is now included. The outdoor bar area that was approved with a smaller roof feature was expanded and they will be sure to get all proper permitting wrapped up with inspections for the covered feature. As for building design, the general design guide requires four-sided architecture and suggests 50- percent masonry. The building will be a white brick veneer and white LP smart siding. A nickel gap siding will be used to give a little more of an elevated feel. The masonry varies between 36-percent and 73 percent for an average of 55 percent, meeting the design guide recommendations. The petitioners tried to create a more modern aesthetic while still having a supper club vibe. The building will be black and white with warm wood accents. The lake side of the building is where the restaurant and event space is located and will be predominately glass. There will be an elevated porch feature between the building and existing patios. The roof will be asphalt shingles with standing seam accents on the dormers. The dormers on the parking lot side of the building will serve as a location for the rooftop mechanicals. As for the two existing storage buildings onsite, they are both white now and the roofs don’t exactly match the proposed building and they would like to keep the existing roofs until the time they need to be replaced. As for parking, the existing will be used as well as the gravel being replaced with paving. Any new areas of parking will have concrete curb and gutter, but the petitioner is asking to be able to leave the existing lot without curb and gutter. The code says they should have two stalls for every 100 square feet of customer area so with the dining spaces, event space, new patio and existing patio there will be 9,120 square feet for 183 parking stalls. There are 189 proposed parking stalls. The petitioner is requesting a waiver for the landscaping islands every ten stalls based on the larger landscaped areas. All of the drive aisles and parking stalls meet the minimum requirements. The area that is one-way will need to be properly marked on the pavement and signed. The mechanicals and dumpsters will be within the enclosed utility space on the northwest side of the building. All of the light fixtures meet the code standards with a note that the concrete pole bases cannot exceed six inches in height. Seating is only allowed in the identified areas. Commissioner Bartlett is working with the petitioner and recused himself. Commissioner Graf asked about the parking ratio of the old structure verses the new structure. Planner Trzebiatowski said that the old structure was added on many times before the parking regulations were in place, but there will be more parking now than there was previously. The petitioner noted that there was around 19,000 square feet and the building will be reduced by about 5,000 square feet and the gravel area will be paved for parking. Commissioner Cieslak said regarding the landscaping islands since this is an area where parking is a big concern, he is OK without them because they are not there and the goal is to park as many people on-site that can to alleviate some of the traffic that is happening on the city streets. Mayor Petfalski asked if there is anything that landscaping islands provide other than aesthetics. Planner Trzebiatowski said just to avoid the sea of asphalt. Typically Mayor Petfalski would agree with it, but being able to squeeze a couple more stalls out of not having the islands would be better. Commissioner Graf agreed and mentioned that the islands help control the flow path of egress. Planner Trzebiatowski said that during permitting if the petitioner can get another stall or two without changing the geometry of the space with Plan Commission approval we could review at staff level. Mayor Petfalski agreed. Commissioner Graf agreed. Commissioner Cieslak asked about accessibility of the paths on both the east and west sides of the building. He is not seeing the connection of the gathering space. The petitioner said that paths are both accessible to get back down to the lower patios. Commissioner Cieslak questioned the colors as the dark bronze was used instead of black to match. The petitioner said that the stock materials are essentially black and you can’t tell visually the difference. The black is a special order with a substantial cost increase. Commissioner Graf made a motion to approve Resolution PC 035-2026. Alderman Bryce seconded. Motion to approve Amended Resolution PC 035-2026 passed unanimously with Commissioner Bartlett abstaining. RESOLUTION PC 036-2026 Approval of a Building, Site and Operation Plan Amendment for the Bass Bay Brewhouse Beer Garden located at S79 W15851 Aud Mar Drive / Tax Key No. 2217.999.002. Planner Trzebiatowski explained that the original beer garden was approved at the April Plan Commission meeting. There are two separate requests. The first being a temporary framed tent structure. This will be a rigid framed structure is 39’ x 59’ in order to cover the patio during the beer garden season. This would expire at the same time as the beer garden. The second request is related to beer stations. Originally there were going to be rolling coolers. Now there are beer trailers on-site during the summer/fall beer garden. The mobile beer trailers will be located toward the western lot line and one centrally located. One caveat would be to add a stipulation that if there would become any neighbor concerns that they would need to work with staff to address the concerns. Commissioner Cieslak asked if the temporary tent could become a hazard if there is a storm. Planner Trzebiatowski said that they hired a firm for the tent and this is a framed structure properly anchored and the building inspectors were there and had no issues with it. Mayor Petfalski added that this is temporary so it will not need to last through a winter or any freeze/thaw cycle. Commissioner Graf asked if there were any concerns about fire protection under the temporary structure. Planner Trzebiatowski said most tents are made with fire retardant materials and the fire department is notified of these approvals and if there they have concerns they would need to be addressed. Mayor Petfalski asked Planner Trzebiatowski for an update on the parking situation for the temporary beer garden. Planner Trzebiatowski said that a good portion of the parking lot will be used for the beer garden. Additionally, the gravel area will be striped for parking stalls. As for the off-site parking the previous discussion for satellite parking at Mill Valley Elementary was realized to be too far but the petitioner has worked out an agreement with Inpro for use of two of their lots totaling 150 – 200 stalls. Mayor Petfalski added that the City has installed temporary no parking on one side of the street in the neighborhood to address on-street parking. Alderman Bryce made a motion to approve Resolution PC 036-2026. Commissioner Graf seconded. Alderman Bryce made a motion to amend Resolution PC 036-2026 to the two mobile vending units. Commissioner Graf seconded. Motion to amend Resolution PC 036-2026 passed unanimously. Motion to approve Amended Resolution PC 036-2026 passed unanimously with Commissioner Bartlett abstaining. RESOLUTION PC 037-2026 Approval of a Preliminary Plat for Golf View Estates subdivision located along the north side of Ryan Drive / Tax Key Nos. 2255.979.002 and 2255.998.001. Planner Trzebiatowski explained the most recent visit to the Plan Commission was for a rezoning that was recommended for approval to Common Council for a subdivision with 19 single-family lots with four outlots. This is for Preliminary Plat approval. The lots meet the minimum size and width without any waivers. There are road stubs to properties toward the west, north and east which are all lots with division potential. The developer will be extending municipal sewer and water at their expense. The City would still need to approve construction plans and sign a developer’s agreement, which would allow them to begin full construction on the site. Commissioner Graf made a motion to approve Resolution PC 037-2026. Commissioner Bartlett seconded. Motion to approve Resolution PC 037-2026 passed unanimously. RESOLUTION PC 038-2026 Approval of a Building, Site and Operation Plan Amendment for Nic's Place located at S63 W18603 Martin Drive / Tax Key No. 2174.991. Planner Trzebiatowski reviewed the upgrades and improvements to the building including replacing the remainder of the windows and residing the building. The siding and window trim will include all four sides of the building with a dark grey and black color scheme replacing the grey and white color scheme. Commissioner Bartlett made a motion to approve Resolution PC 038-2026. Alderman Bryce seconded. Motion to approve Resolution PC 038-2026 passed unanimously. RESOLUTION PC 039-2026 Approval of a Building, Site and Operation Plan Amendment for BioSource Cultures & Flavors, Inc. located at S66 W14328 Janesville Road / Tax Key No. 2165.978. Planner Trzebiatowski noted that this project includes removing a portion of the western brick exterior wall and replace the brick with an overhead roll-up door in order to move equipment in and out of the building. The roll- up door would be painted to match the brick color. Commissioner Graf made a motion to approve Resolution PC 039-2026. Commissioner Bartlett seconded. Motion to approve Resolution PC 039-2026 passed unanimously. RESOLUTION PC 040-2026 Approval of the sale of Fireworks for TNT Fireworks at Pick-n- Save located at S74 W17005 Janesville Road / Tax Key No. 2199.999.065. Planner Trzebiatowski provided an overview of the project for the temporary fireworks stand. This site has had fireworks sales in the past but the difference is that this year they will be selling out of a shipping container rather than a tent. Sales would begin June 23rd through July 5th. Setup and takedown would be after June 15th and by July 10th. As noted for the past petitions that there will be random inspections and if fireworks are being sold that are not allowed to be sold here, the stand will be closed. Alderman Bryce made a motion to approve Resolution PC 040-2026. Commissioner Bartlett seconded. Motion to approve Resolution PC 040-2026 passed unanimously. RESOLUTION PC 041-2026 Approval of the sale of Fireworks for TNT Fireworks at Wal- Mart located at W159 S6530 Moorland Road / Tax Key No. 2169.999.003. Planner Trzebiatowski explained that this site has had fireworks sales in the past and will be using a 20’ x 40’ tent with an 8’ x 20’ container for storage. Similar operations and setup dates as the last petition as well as concerns for selling the proper fireworks. Commissioner Graf made a motion to approve Resolution PC 041-2026. Commissioner Bartlett seconded. Motion to approve Resolution PC 041-2026 passed unanimously. RESOLUTION PC 042-2026 Approval of a Building, Site and Operation Plan Amendment for Firewise Barbecue Company at Piggly Wiggly located at W189 S7847 Racine Avenue / Tax Key No. 2192.973. Planner Trzebiatowski explained this petition is for a food truck in the northern portion of the Piggly Wiggly parking lot area covering the parking stalls not the main drive aisle. The petition is for Wednesdays until October 31st from 11:00 am to 6:00 pm. The setup will be a 30-foot trailer pulled by a cargo van without any seating. The property owner has granted permission for them to be on-site and for customers to use the restrooms. There is another temporary vendor with flowers that has already been approved in this parking lot on the southern side of this site in case there is concern. Alderman Bryce mentioned that Firewise has come to Lake Denoon for a staff appreciation with good food and treated staff well. They would be a great addition to the City. Commissioner Bartlett agreed that they have good product. Mayor Petfalski said they have great product but noted that one of the most requested things in this community is restaurants. It doesn’t help existing restaurants by allowing someone to come in on a wheeled trailer hundreds of feet away from businesses that are trying to make a living and have paid taxes and support the community by having an investment in it. He would rather they find another location that is not in front of someone they are competing against that pays taxes in this community. Commissioner Cieslak agreed with the Mayor. Great product, but need to look after the brick and mortar stores. Commissioner Graf said it’s tough in that the City is short on restaurant space and the commitment to brick and mortar is a fairly high entry barrier. He explains that the food trucks may potentially be looking to build and grow. He understands that you may be making it difficult on the tax base but is of the opinion that the Plan Commission serve the public and see where it goes. If this turns into the corral of food trucks, then he agrees because you are then promoting the food truck business and he doesn’t see the Plan Commission promoting the food truck business here. Alderman Bryce agreed that the brick and mortar should be supported but this food truck will be here for one day per week for eight hours. It is not like it is there every day. Residents are saying they would like more options and this one day per week is another option. She would not support the food truck corral. Not a bad idea and it is one day per week until October. Commissioner Cieslak said this may be opening the door for other mobile-type things that the Plan Commission has discouraged. Mayor Petfalski said this may not impact another business coming but it sure may impact a business leaving. The City has already lost one restaurant in the last six months from that location and is afraid of losing another one. Owning a small business is hard and losing a significant amount of sales in one day could be a make or break a small business and does threaten their livelihood in his opinion. He likes the idea if this was some sort of business incubator that they would progress into a brick and mortar. This business hasn’t done that and they have been in strip malls in New Berlin for 10 years until New Berlin came up with a policy similar to what he discussed. If they are going to be here, the Mayor would rather find a place that doesn’t have five competitors within 800 feet. Commissioner Graf asked if the location is the concern or the theory of bringing in food trucks. Mayor Petfalski said the location is the biggest one and doesn’t like them in general because he would like to get more restaurants but if they are going to be allowed he doesn’t like them in front of another place. Commissioner Graf said that was a reasonable consideration. Commissioner Bartlett said that this is pretty minor as the City hasn’t had a lot of requests for food trucks. Milk Can was a food truck that became a restaurant here. He would still support it and in time the Plan Commission will need to address this differently. Planner Trzebiatowski noted that this approval is just for this calendar year so if they want to operate again next year they will need to come back to Plan Commission and as was eluded to, there are a handful of vendors that are not following the rules now and they will be notified so there may be a bunch coming to Plan Commission. Firewise is trying for approval before opening. Commissioner Bartlett made a motion to approve Resolution PC 042-2026. Alderman Bryce seconded. Motion to approve Resolution PC 042-2026 passed 3 to 2 on a roll call vote with Alderman Bryce and Commissioners Graf and Bartlett voting aye and Mayor Petfalski and Commissioner Cieslak voting no. RESOLUTION PC 043-2026 Approval of a Building, Site and Operation Plan Amendment for Texx Team USA, LLC. at Pick N Save located at S74 W17005 Janesville Road / Tax Key No. 2199.999.065. Planner Trzebiatowski described the submittal. The Plan Commission discussed how these bins become problematic and oftentimes have piles of donations around them. There was a request denied for a handful of concerns. This company had a bin and removed it when notified and now they are seeking approval to locate two bins in the southwest portion of the Pick-n-Save parking lot. They would be located within a parking stall. One thing that differentiates them is that there are cameras to monitor vandalism and also if items are outside of the bins. They are planning pickups every other day. Questions from the last petition that may be addressed right away is where the trucks would be when picking up the donations, is the middle of the parking lot a preferred location, the aesthetics of the bin and the property owner being a co-applicant. If approved this is set up for an annual review and everything completely concealed inside. Commissioner Cieslak said the main issue he has is this is a collection spot for things that don’t fit inside the bin. Additionally, this opens the door for someone who wants to do something else like vending machines or something else. Doesn’t like the fact that buildings go through for aesthetics and the bins are unsightly and circumvents the approval process. Commissioner Graf asked what happened to the last petition for donation bins. Planner Trzebiatowski noted that it was denied. Commissioner Graf asked if Pick-n-Save was a co-applicant. Planner Trzebiatowski said they’ve signed a letter acknowledging the petition. Commissioner Graf said that without guidelines it would be a stretch to approve this petition and not approve the last one. Mayor Petfalski noted that he does not like these and does not see any benefit they bring to the community. The Plan Commission wouldn’t allow a bright green shed attached to any of the buildings. There is no community investment. Very little upside and a lot of possible downside that could come from these. Commissioner Bartlett said that precedence and consistency is most important for him. This is a transition that the Plan Commission is making. He has struggled with this as the Plan Commission is approving LP tanks in front of buildings and storage bins that sell wood and so consistency has to be there and this is where is struggled last time. This is a stand-alone request that may be different if it were to come in as part of a business. Commissioner Graf made a motion to approve Resolution PC 043-2026. Commissioner Bartlett seconded. Motion to approve Resolution PC 043-2026 failed unanimously. RESOLUTION PC 044-2026 Approval of a Building, Site and Operation Plan for P.E.A. Properties, LLC. located at W176 S7640 Kristin Drive / Tax Key No. 2196.996.002. Planner Trzebiatowski provided an overview of the new building. This will be the company office for PEA Builders and another space for a future tenant and an attached garage at the back. This project is subject to the Downtown Design Guide and General Design Guide. The building will be just over 3,700 sq. ft. which includes 919 sq. ft. for the PEA Builders office, 721 sq. ft. for the small event or future office user space, 587 sq. ft. of shared space and 1,550 sq. ft. of garage. The main use is the PEA Builders office which would operate Monday through Friday from 8:00 am to 4:30 pm. The event space would be weekends from 4:30 pm to 10:00 pm or potentially 8:00 am to 10:00 pm for a future office tenant. The garage would be for PEA Builders to store nonhazardous construction materials, lumber and company vehicles. The user of the tenant space would need a separate Business Registration. If they use this as an event space, staff questions the amount of parking. As for the architecture, the single-story structure has a prairie style building with residential character using a variety of stacked stone, cedar plank siding, rigid staked siding and some paneling. The design guide recommending 50 percent masonry is met as an average of all four sides. The site access is off of Kristin Drive with five stalls toward the front of the building and 18 toward the rear and in front of the overhead doors for a total of 23 parking stalls. Drive aisle and parking stall size appear to meet the Code and will be double checked during permitting review. Regarding the users and the parking, if the PEA builders are onsite that would account up to 8 people leaving 12 additional stalls for the future office user. If the user was an event space with a capacity of 50 people, the code would require between 15 and 25 parking stalls so there cannot be any overlap of parking with PEA Builders. There are no commercial vehicles allowed outside on- site overnight. The petitioner is not showing curb and gutter on the property and is asking for a waiver. Being one property off of Janesville Road concrete curb and gutter is recommended. Staff is also suggesting adding screening from the parking area to the residential areas to ensure headlights are not shining on the houses. There is a dumpster enclosure onsite. Any mechanical units will need to be screened. Commissioner Cieslak asked for a reason for the curb and gutter that they don’t want to have it. Planner Trzebiatowski said there was a note that the drainage would work better, but he doesn’t agree with that. It is also for an aesthetic purpose and keeps people where they should be. Mayor Petfalski said he has been more willing to waive that on existing properties that have had a bad driveway or something similar but on new properties we should hold to that. Commissioner Cieslak said he is assuming they don’t need a detention pond based on the small site. Planner Trzebiatowski said the analysis we received is that the DNR requirements are met, but nothing from MMSD at this point. If they do need stormwater, there are areas in the southwest and southeast corners that may work. Commissioner Cieslak asked if there are any additional requirements with a commercial zone against a residential zone like a buffer. Planner Trzebiatowski said that it depends on the user. Commissioner Cieslak said it is a nice transition from Janesville to the residential properties. Planner Trzebiatowski said that is why staff is recommending landscaping on the southern edge of the back parking area. Commissioner Cieslak also mentioned that we need to be consistent and require a curb and gutter. The petitioner said that the plan doesn’t really show it, but what would be the southeast corner would stay natural and the flow is split and so the water that flows to the east and west and without gutters there would be better flow. Regarding MMSD they don’t submit until the plan is approved. Commissioner Cieslak asked if the event space could be future expansion area. Planner Trzebiatowski said that could be possible. This is the reason a Business Registration would be required. Commissioner Graf asked if it would be a totally different business. Planner Trzebiatowski said that is possible. Commissioner Graf found it interesting that the event space is labeled as such as it is so vague. The petitioner explained that if it was event space it would be run by PEA Properties and they were thinking baby showers, bridal showers, birthday parties, or other small gatherings. Commissioner Graf clarified that it would be run by the petitioner and he confirmed. Mayor Petfalski said his concerns with the event space is the parking. There are other businesses without enough parking and adding more to this area is packing a lot into a residential area. Everything about the application he likes, except the concern with parking. Planner Trzebiatowski asked if it was the use altogether or the 50-person capacity. Commissioner Graf said he is much more comfortable with them managing the space. Planner Trzebiatowski said looking at event space parking it is safer to use two people per stall. So if capacity is 50 there are not enough stalls, so if the number was 40 then there is enough. Commissioner Bartlett suggested that the capacity change to a lower number. Commissioner Cieslak also mentioned starting at a certain capacity and then evaluate events with the possibility of changing the capacity. Commissioner Cieslak suggested starting at 25 for the capacity. Commissioner Graf said 25 is too small but in order to give them an opportunity to be successful maybe 30 stalls. Alderman Bryce also said 25 is too small and they may not be able to have the business to evaluate. She suggested 40. Commissioner Graf made a motion to approve Resolution PC 044-2026. Commissioner Bartlett seconded. Commissioner Bartlett made a motion to amend Resolution 044-2026 to a capacity of 40. Commissioner Graf seconded. Motion to amend Resolution PC 044-2026 passed unanimously. Commissioner Graf made a motion to further amend Resolution 044-2026 have a nine-month review after occupancy for the capacity limits. Commissioner Bartlett seconded. Motion to further amend Resolution PC 044-2026 passed unanimously. Motion to approve Amended Resolution PC 044-2026 passed unanimously. PC 045-2026 Conceptual Plan Review for Willow Estates located at W182 S8450 Racine Avenue / Tax Key No. 2223.998.007. Planner Trzebiatowski explained the conceptual review. Willow Glen apartments currently has 32 apartments total in four buildings of eight units each. There was an approval in 2011 to change the Zoning to a Planned Development District based on RM-1 and RM-2. That approval still stands today for 44 additional apartment units for a total of 76 units. That plan was eleven four-unit buildings. The new proposal is for 76 additional units with ten two-story townhomes with four units each for 40 units. Each building would consist of two two- bedroom units and two three-bedroom units. Then there would be thee 12-unit buildings for 36 units. The 2035 Comprehensive Plan has high density residential for approximately 4.08 acres of the property and 13.26 acres as medium density residential. The plan is to amend the 2035 Plan to be 10.28 acres of high density residential and 7.06 acres of medium density residential. The request would be to change the PD zoning to change the amount to change the zoning to match the proposed 2035 Comprehensive Plan. The RM1 district allows anywhere from 2 units per building to 16 units per building with 5,000 sq. ft. of land area per unit.. The RM2 district is for multifamily of between 2 and 8 units per building along with 10,000 square feet of land are per unit. The new units would be connected to sanitary sewer and for any future development staff would recommend the existing units and new units connect to public water as well. The three-bedroom units would be about 1,800 sq. ft. in size and have a monthly rent of just under $3,000 per month while the two-bedroom units would be about 1,100 sq. ft. in size with a monthly rent of about $2,100 per month. The two-bedroom units in the larger building would be about 1,200 sq. ft. with a rent of about $2,400 per month. In total there would be 88 units of high density and 20 units of medium density for a total of 108 units with 32 existing today. The buildings are residential scale with the same height restrictions as all residential units in the City. The general design guide would recommend 4-sided architecture with 50% masonry. Access would be via a driveway from Racine Avenue. The unimproved right-of-way in the neighborhood to the east that was always planned for a future road connection with any single-family development and staff would recommend that right-of-way be vacated. An easement for a water main would likely be needed for that area. The whole development would be private roads with a cul-de-sac at the end of the development. Commissioner Bartlett asked if this was a Planned Development or rezoned. Planner Trzebiatowski said that it currently is a Planned Development and would need to amend that Planned Development zoning and land use. Commissioner Bartlett said that density is a big question and how does this compare to other apartment developments in Muskego. Planner Trzebiatowski said there are more dense and less dense apartment complexes. When looking at the land use map of the area there are other high density land uses in the area. Alderman Bryce noted this is her district and there has been a lot of discussion and there has been a meeting with the developer and residents in the area at the library. The big concerns that came up are the amount of buffer from the existing uses. Neighbors think a 100-foot buffer of nice hearty trees would be sufficient. This would be not only privacy for the existing single-family but also for the new residents in the apartments. Another concern was zoning. What is high density will stay high density but not making a change for more high density and ask the developers to use the zoning that is already there. Another neighbor said that the 2035 Plan was just approved so why change it right away. Another concern was the right-of-way, but there would not be a connection to Clearbrook. Another concern would be the water and possible flooding that may occur in surrounding areas. Mayor Petfalski said that the right-of-way issue is no longer, but there will be an easement for the water. As for the storm water, development actually improves storm water in areas since it is unmanaged now but will be with development. There is some landscaping buffers that were shown in the submittal. The petitioner said that they have a 100 foot buffer from the eastern side and their buildings with trees between. They thought this would be a good fit with Racine Avenue there that would be equipped to handle the traffic and they will address that with the County. There is already multi-family on the site so they thought it would be a good location for some additional multi-family. One of the big inspirations was the need for housing in Muskego with the cost of housing and rents going up. They are looking to attract an aging population looking to downsize and this will be a quality product. Because it is a rental everything is taken care of. The other demographic would be young families looking to get into Muskego and the school district. They see these families move into apartments like this for the schools and it gives them time to find the right house in the district. Specifically for Muskego this would address the need for high-end rentals that hasn’t been addressed here for some time. The newer apartments have just a 1.6% vacancy rate so they know there is demand for this kind of housing. Keith Barnes of KCB Architects said that they went through great efforts to lay out the site plan and designing the buildings to make a nice transition from the higher density apartments to the Clearbrook neighborhood to the east. The townhomes are on the eastern side of the site with a 100-foot buffer. They designed these to integrate well with the single-family neighborhood. Commissioner Cieslak said he is struggling with is it is so orthogonal and very dense with the buildings very close together. Traffic will be busy, but that is a County issue. Typically these class A buildings have 9-foot ceilings and these are 8-foot ceilings. With this size of development there is typically a clubhouse or something with amenities. Can the site be more curvilinear to not make it so dense. Kind of looks like row housing. He would encourage them to follow the contour of the land and get some relief from the right angles. As for the architecture, it is very nice but the spacing between the buildings. Commissioner Bartlett asked about the zoning to the south. Planner Trzebiatowski said there is a church zoned institutional, another third is zoned as a planned development for multi-family for the senior living which is clustered to the western side of their property. Then there is a new home being built with single-family  zoning. Commissioner Bartlett agrees with the density where the buildings are close together. Architecturally the 50 percent masonry is there. He does like how the scale of the development was brought down toward the eastern side. He strongly support a larger buffer between the new single-family house that was just mentioned. The County is tough on the drive access so thee may need some improvements there. The architecture is nice. It is not very welcoming when you would drive into the community. Maybe when the site plan evolves that will also. Commissioner Graf agrees about the density of the building over the available property size. It looks like everything is compressed into a corner. It looks like there is land to be used, so use it. May be able to move the buffers and extend them further than they are now. Alderman Bryce likes the modern look. She likes the 100-foot buffer on the east but would also like that on the south by the new house. Maybe if they used more of the land space. The City does need apartments as there are people that can’t find one and move on to the next community. Mayor Petfalski said that the argument that the City needs more housing, everyone outside the community agrees with that except the people that live here. From an aesthetic standpoint this looks good. Because of the price range this most likely wouldn’t be problem tenants. He agrees with using the property that is there. They are asking for two more buildings. Planner Trzebiatowski said there are 32 existing and 44 additional that are approved and they want 76. Planner Trzebiatowski asked for clarification of density. Is it the closeness of the buildings or the unit count. Mayor Petfalski said it was the closeness of the buildings. Commissioner Cieslak said that if they can make it work but meander the site a bit more or maybe two less buildings and make it more park-like. The buildings are so close they almost read as one building. Additionally with the price point have they looked at a pool or clubhouse. The petitioner said they are confident they could rent them out without needing that kind of amenity package and without that cost with the cost of extending the utilities the cost is rather high to develop the land. Commissioner Cieslak asked if there are any trails or anything that would connect them to Racine. Alderman Bryce asked if a single person from the Clearbrook subdivision could speak. OK Troy Vande Yacht, S84W17749 Orchard Court, said that their message to the layout and design is no, but not to development based on many comments already said. They are asking for continued responsible site design, neighborhood compatibility and enforceable conditions. Their three main priorities are the no connection to Country Brook Estates, the land use and zoning should remain compatible with the surrounding neighborhood without an increase in high density. There were a lot of density comments for both the zoning and land use particularly close to the conservation area, wetlands and residential lots. Third, using the precedence of the previous proposal in 2011 that had a 425 foot natural buffer and conservation area. Compared to the last proposal this one is a 42% increase in total units and in those construction units just over a 73% increase with a 152% increase in the high density acreage. The Comprehensive Plan supports a lot of growth. Muskego’s housing stock has outpaced population growth with 6% population growth and 4% housing. Additionally, projected housing units to exceed projected household income so that trend seems to be continuing. From the public input of the Comprehensive Plan, over 90% supported protecting the residential suburban character and 70% opposed higher density development. 64% are not OK with apartments. When asked to prioritize aspects of their neighborhood, quiet neighborhoods scored a 4.66 out of 5. Parks and open space scored a 4.37 out of 5. Recent reports show Muskego residents raised concern about flooding impacts, basement damage, dust, noise and truck traffic. Having a complete vacation of the right-of-way for any and all purposes when that time comes so there is no vehicular traffic of any kind coming from Clearbrook. They request these are binding conditions rather than just meeting notes. They ask for the developer to revisit the site layout before any approvals as there are many ways to design things and they would like that as part of the process before any rezoning or land use amendments. The goal is to keep Willow Estates self-contained and served from Racine Avenue and compatible with the surrounding community and lots separated from Country Brook Estates by a permanent 425-foot buffer using previous precedence as an example. And keep the zoning and land use consistent with the very recently approved 2035 Comprehensive Plan. MISCELLANEOUS BUSINESS ADJOURNMENT Commissioner Graf made a motion to adjourn. Alderman Bryce seconded. Motion to adjourn passed unanimously. Respectfully Submitted, Aaron Fahl, AICP Planner