Plan Commission — Muskego, WI
Date: 2026-03-19

CITY OF MUSKEGO
PLAN COMMISSION AGENDA
03/03/2026
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue


CALL TO ORDER

PLEDGE OF ALLEGIANCE

ROLL CALL

STATEMENT OF PUBLIC NOTICE

APPROVAL OF THE MINUTES

 Approval of the Minutes from the February 3, 2026 meeting.
 Plan Commission Minutes 20260203.pdf

CONSENT BUSINESS

 RESOLUTION PC 009-2026 Approval of a Two-Lot Certified Survey Map for the Muskego-Norway
 School District located at W191 S6445 Hillendale Drive / Tax Key No. 2177.931.
 PC 009-2026 SUPPLEMENT.pdf
 PC 009-2026 MAP.pdf
 PC 009-2026 RESOLUTION.pdf
 PC 009-2026 SUBMITTAL.pdf

NEW BUSINESS FOR CONSIDERATION

 RESOLUTION PC 005-2026 Approval of a Metal Accessory Structure for Emily Lecus located at
 S93 W19721 Henneberry Drive / Tax Key No. 2239.996.008.
 PC 005-2026 SUPPLEMENT.pdf
 PC 005-2026 MAP.pdf
 PC 005-2026 RESOLUTION.pdf
 PC 005-2026 SUBMITTAL.pdf

 RESOLUTION PC 006-2026 Recommendation to Common Council to amend the Zoning Map and
 2020 Comprehensive Plan for the City of Muskego for a vacant property located along the north
 side of Ryan Drive / Tax Key No. 2255.979.002.
 PC 006-2026 SUPPLEMENT.pdf
 PC 006-2026 MAP.pdf
 PC 006-2026 RESOLUTION.pdf
 PC 006-2026 SUBMITTAL.pdf

 RESOLUTION PC 007-2026 Approval of a Building, Site and Operation Plan Amendment for
 Muskego Commerce Center East LLC. (Caliber Collision) and Elliott's Ace Hardware located along
 Commerce Center Drive / Tax Key Nos. 2169.994.003 & 2169.999.007.
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 PC 007-2026 SUPPLEMENT.pdf
 PC 007-2026 MAP.pdf
 PC 007-2026 RESOLUTION.pdf
 PC 007-2026 SUBMITTAL.pdf

 RESOLUTION PC 008-2026 Approval of a Two-Lot Certified Survey Map for Judy Smukowski
 located at W151 S7960 Mystic Drive / Tax Key No. 2214.993.001.
 PC 008-2026 SUPPLEMENT.pdf
 PC 008-2026 MAP.pdf
 PC 008-2026 RESOLUTION.pdf
 PC 008-2026 SUBMITTAL.pdf

MISCELLANEOUS BUSINESS

ADJOURNMENT
 NOTICE

IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF THE
MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION WILL BE TAKEN
BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL BODY SPECIFICALLY
REFERRED TO ABOVE IN THIS NOTICE.

ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED INDIVIDUALS
THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS SERVICE, CONTACT
MUSKEGO CITY HALL, (262) 679-4100.




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APPROVED
CITY OF MUSKEGO
PLAN COMMISSION MINUTES
03/03/2026
6:00 PM
Muskego City Hall, W182 S8200 Racine Avenue


CALL TO ORDER

  Mayor Petfalski called the meeting to order at 6:00 PM.

PLEDGE OF ALLEGIANCE

  Those present recited the Pledge of Allegiance.

ROLL CALL

  Present:, Mayor Petfalski and Commissioners Bartlett, Cieslak, Graf and Planner Trzebiatowski.
  Absent: Alderman Madden and 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 from the February 3, 2026 meeting.

  Commissioner Graf made a motion to approve the February 3, 2026 meeting minutes. Commissioner Bartlett
  seconded. Motion to approve passed unanimously.

CONSENT BUSINESS

 RESOLUTION PC 009-2026 Approval of a Two-Lot Certified Survey Map for the Muskego-
 Norway School District located at W191 S6445 Hillendale Drive / Tax Key No. 2177.931.

  Commissioner Bartlett made a motion to approve consent business. Commissioner Graf seconded. Motion to
  approve consent business passed unanimously.

NEW BUSINESS FOR CONSIDERATION

 RESOLUTION PC 005-2026 Approval of a Metal Accessory Structure for Emily Lecus located
 at S93 W19721 Henneberry Drive / Tax Key No. 2239.996.008.

  Planner Trzebiatowski explained the project being a new metal accessory structure to replace a detached
  garage that would be removed. The building is totaling 2,354 square feet including a smaller overhang area.
  The building would be used for personal storage. There will be siding and a steel roof with wainscoting and a
  cupula along with windows and overhangs that will match the house. The building will be approximately 170
  from the front property line and 45 feet from the nearest side property line. A concrete floor is required and
  there cannot be any business operations or storage in the building.

  Commissioner Graf made a motion to approve Resolution PC 005-2026. Commissioner Bartlett seconded.
  Motion to approve Resolution PC 005-2026 passed unanimously.
 RESOLUTION PC 006-2026 Recommendation to Common Council to amend the Zoning Map
 and 2020 Comprehensive Plan for the City of Muskego for a vacant property located along the
 north side of Ryan Drive / Tax Key No. 2255.979.002.

Planner Trzebiatowski explained that the request is to change the zoning from RSE Suburban Estate District
to RS-2 Suburban Residence District and adjust the land use from low-density residential to medium density
residential. In 2006 the property was rezoned to RSE Suburban Estate District due to the sanitary sewer
system availability and the plan was for about 16 lots with a minimum size of 40,000 square feet. Then in
2022 the petitioner obtained approval for a Conservation Planned Development for 19 lots subject to final plat
approval, which has not occurred. For the rezoning to RS-2, the southern side of Ryan Drive is either RS-2,
RS-3 or planned development, which is comparable to what is being petitioned for now. As for the
Comprehensive Plan amendment to medium density residential, all of the lands south of Ryan are medium
density and the land north is low density. There was a public hearing with three speakers including storm
water, future walking path, connections to other roadways.

Commissioner Graf asked what zoning is further north. Planner Trzebiatowski said that that RC-3 is mainly to
the north.

Commissioner Bartlett made a motion to approve Resolution PC 006-2026. Commissioner Graf seconded.
Motion to approve Resolution PC 006-2026 passed unanimously.

 RESOLUTION PC 007-2026 Approval of a Building, Site and Operation Plan Amendment for
 Muskego Commerce Center East LLC. (Caliber Collision) and Elliott's Ace Hardware located
 along Commerce Center Drive / Tax Key Nos. 2169.994.003 & 2169.999.007.

Planner Trzebiatowski said this is a joint request for the recently approved Caliber Collision and Elliott’s Ace
Hardware dealing with the cross access between the two sites. When the Commerce Center area was
developed and the General Design Guide promote cross access where possible and feasible. All of the units
west of these sites have cross access. As part of the approval for Caliber Collision staff recommended the
cross access and when Ace was approved the cross access was to be installed when the property to the west
was developed. There were notes at the time that some grading work would be needed. When the current
Caliber Collision team reviewed the cross access it creates a steep slope scenario. Current grades would
result in a 22% slope where City engineers don’t want anything over 10% slope. When reviewing their
options, they thought it would be best to not impact the Ace site and the existing parking. Another option
would be to lower the Caliber site. Caliber is still proposing cross access to the west of that site.

Commissioner Cieslak said that his concern is that this has been required on the other properties and he gets
that they don’t see an overlap in customers but we don’t know what the future holds or what is going on the
vacant site. He believes the cross access is needed to promote that use of the area and keep the traffic off of
the street. He understands the grade change. His question about the storm water would be is the street to
high? Planner Trzebiatowski said that there were plateaus for each building pad so it isn’t necessarily that the
road is too high.

Commissioner Cieslak said that part of this building is the due diligence and knowing that the cross access
had to be put in and that seemed to not be planned for. He believes they should be required to put the cross
access in. Planner Trzebiatowski noted that they are proposing the cross access to the west just not toward
the east to Ace. Commissioner Cieslak said that it is only fair to the other property owners that had to
incorporate the cross access into their plans.

Commissioner Graf asked that relative to the topography of the land, is the cross access less practical in this
case? The logic of a global cross access is fantastic but is it impractical on these two lots as compared to the
others that were required to install the cross access. A 22% grade is challenging for the winter months.
Commissioner Cieslak said that he didn’t disagree and that there are probably ways to overcome the grade
change, but this is your site and you should know about these rules and what was approved as far as cross
access. Even the Ace was approved knowing that if a development comes you need to connect to it. So
either someone missed this detail or wasn’t thinking about it and that’s part of being in development and doing
that research.

Commissioner Graf asked if engineering was able to suggest any alternatives. Planner Trzebiatowski
explained the easiest alternative would be to lower the entire pad. Another option would be to add fill from one
site and removing from the other, which could impact parking stalls.
Mayor Petfalski added that they would like to see cross access but then there is reality with the topography of
the sites. Anything close to 22% will be a magnet for kids with skateboards and bikes which could cause other
problems on the site. The benefits may be outweighed by the issues of the site.

Commissioner Bartlett said that to the east there are no cross access locations. Should we have done that
with those approvals as well? Planner Trzebiatowski explained that there was a very specific dividing line with
uses from the eastern and western locations. The eastern side was more business park and the western side
was more of the retail nature. Commissioner Bartlett likes to apply the same rules and regulations to each
project but the Plan Commission is here to make such decisions and looking at the grades and the cross
access ends one property over. The cross access in this development to him are not that big of a deal in this
location opposed to other locations like Blue Mound Road where there are massive parking lots. He would be
OK foregoing this cross access, but to be fair moving to the west the cross access should remain especially
with the level lots.

Mayor Petfalski added that the comparison to Blue Mound Road is germane because if you are pulling out
onto a road like Blue Mound Road you want to encourage the cross access as much as possible.

Commissioner Graf made a motion to approve Resolution PC 007-2026. Commissioner Bartlett seconded.
Motion to approve Resolution PC 007-2026 passed unanimously on a roll call vote.

 RESOLUTION PC 008-2026 Approval of a Two-Lot Certified Survey Map for Judy Smukowski
 located at W151 S7960 Mystic Drive / Tax Key No. 2214.993.001.

Planner Trzebiatowski explained the two-lot land division with the lots being around 46,000 sq. ft. and 96,000
sq. ft. adjacent to a road reservation, which is an older platting tool to set aside land for future roads. In order
to complete the land division that road reservation must be changed to be dedicated to the City. That process
to change the reservation to a dedication is in the works. If the dedication wouldn’t happen this land division
couldn’t proceed. The driveway for the existing house is in the reservation and the new lot would access
Mystic Road. Typically when roads are dedicated to the City they are built out to City specifications but there
are numerous locations where the City has approved a dedication when there is no physical changes
occurring. So staff is recommending approval of the land division subject to the reservation becoming a
dedication and not requiring any improvement to the dedicated road/driveway as there will be a road to
nowhere. The CSM will have notes that there will be no additional access to Mystic Court until the road is
improved at their expense. So the burden would be on whoever was going to benefit from the road. The lot
on the front would be restricted to accessing Mystic Road.

Mayor Petfalski asked what is to the east of this subject property. Planner Trzebiatowski said that it is a
vacant lot owned by the same person proposing the CSM.

Commissioner Graf asked then there would be a cul-de-sac for a single home. Planner Trzebiatowski said that
if there was a single house built to the east, they would likely not have to improve the road as it is an existing
lot of record, which typically would not require the street improvements, but may need to consult the City
Attorney. If they were to split the lot for multiple homes then yes, they would need to improve the roadway. If
the Plan Commission would rather the road be improved if anything was built or split that could be a condition
added to the Resolution.

Mayor Petfalski asked that once the land is dedicated then the City assumes ownership. Planner
Trzebiatowski said that technically it is, but there are normally notes on the CSM that the City will not take any
maintenance responsibility until it is improved to City standards. Mayor Petfalski asked about liability. Planner
Trzebiatowski said that this is no different than the other scenarios in the City. Planner Trzebiatowski said that
in the state statues a reservation is essentially a dedication, kind of like a pre-dedication. Mayor Petfalski
asked if the City would have the same liability with a reservation or dedication and Planner Trzebiatowski said
that without being a lawyer, he believed so.

Commissioner Cieslak asked if this was different owners. Planner Trzebiatowski noted that the property to the
north is a separate owner and the properties to the east and south are the same owner.

Commissioner Bartlett asked if the Plan Commission allowed to put any stipulations regarding the costs
incurred in the future. Planner Trzebiatowski said that the City does not just extend roads so it would be a
developer or whoever wanted to develop the property would be responsible for extending the road. Thinking
things through, now if someone wanted to build a house on the lot to the east, they would likely need to
improve the road as that would be the catalyst for the road improvement. So you would be increasing the
density of the area.
 Mayor Petfalski asked if they would be required to access Mystic Drive. Planner Trzebiatowski said there
 would be notes on the CSM that they would not be able to access Mystic Court without the road being fully
 improved.

 Commissioner Bartlett mentioned that there would be a high incurred cost if anyone wanted to build or split
 that lot at the end of the road reservation. He just doesn’t want the City to be forced to put in a road for a
 single house in the future. Planner Trzebiatowski said that the City has never put in a road in a scenario like
 this.

 Mayor Petfalski asked if the owner could put in a private road. Planner Trzebiatowski said that the code used
 to allow a private driveway for up to three separate lots, but that is no longer in the code.

 Commissioner Graf asked to clarify the ownership of the lot to the east. Planner Trzebiatowski confirmed the
 owner of the lot being split via CSM also owns the lot to the east at the end of the road reservation.
 Commissioner Graf then noted that the owner now knows that development on the lot to the east will require
 the liability of the improvement of the road.

 Commissioner Bartlett made a motion to approve Resolution PC 008-2026. Commissioner Graf seconded.
 Motion to approve Resolution PC 008-2026 passed unanimously.

MISCELLANEOUS BUSINESS

ADJOURNMENT
 Commissioner Graf made a motion to adjourn. Commissioner Bartlett seconded. Motion to adjourn passed
 unanimously.


Respectfully Submitted,

Aaron Fahl, AICP
Planner