Plan Commission — Muskego, WI
Date: 2026-06-26

CITY OF MUSKEGO
PLAN COMMISSION AGENDA
06/02/2026
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 of the April 8, 2026 and May 5, 2026 Plan Commission meetings.
 Plan Commission Minutes 20260408.pdf
 Plan Commission Minutes 20260505.pdf

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.
 PH20260602_Bass Bay CUG.pdf

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.
 PC 034-2026 SUPPLEMENT.pdf
 PC 034-2026 MAP.pdf
 PC 034-2026 RESOLUTION.pdf
 PC 034-2026 SUBMITTAL.pdf

 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.
 PC 035-2026 SUPPLEMENT.pdf
 PC 035-2026 MAP.pdf
 PC 035-2026 RESOLUTION.pdf
 PC 035-2026 SUBMITTAL.pdf

 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.

 1
2217.999.002.
PC 036-2026 SUPPLEMENT.pdf
PC 036-2026 MAP.pdf
PC 036-2026 RESOLUTION.pdf
PC 036-2026 SUBMITTAL.pdf

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.
PC 037-2026 SUPPLEMENT.pdf
PC 037-2026 MAP.pdf
PC 037-2026 RESOLUTION.pdf
PC 037-2026 SUBMITTAL.pdf

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.
PC 038-2026 SUPPLEMENT.pdf
PC 038-2026 MAP.pdf
PC 038-2026 RESOLUTION.pdf
PC 038-2026 SUBMITTAL.pdf

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.
PC 039-2026 SUPPLEMENT.pdf
PC 039-2026 MAP.pdf
PC 039-2026 RESOLUTION.pdf
PC 039-2026 SUBMITTAL.pdf

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.
PC 040-2026 SUPPLEMENT.pdf
PC 040-2026 MAP.pdf
PC 040-2026 RESOLUTION.pdf
PC 040-2026 SUBMITTAL.pdf

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.
PC 041-2026 SUPPLEMENT.pdf
PC 041-2026 MAP.pdf
PC 041-2026 RESOLUTION.pdf
PC 041-2026 SUBMITTAL.pdf

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.
PC 042-2026 SUPPLEMENT.pdf
PC 042-2026 MAP.pdf
PC 042-2026 RESOLUTION.pdf
PC 042-2026 SUBMITTAL.pdf

RESOLUTION PC 043-2026 Approval of a Building, Site and Operation Plan Amendment for Texx
 2
 Team USA, LLC. at Pick N Save located at S74 W17005 Janesville Road / Tax Key No.
 2199.999.065.
 PC 043-2026 SUPPLEMENT.pdf
 PC 043-2026 MAP.pdf
 PC 043-2026 RESOLUTION.pdf
 PC 043-2026 SUBMITTAL.pdf

 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.
 PC 044-2026 SUPPLEMENT.pdf
 PC 044-2026 MAP.pdf
 PC 044-2026 RESOLUTION.pdf
 PC 044-2026 SUBMITTAL.pdf

 PC 045-2026 Conceptual Plan Review for Willow Estates located at W182 S8450 Racine Avenue /
 Tax Key No. 2223.998.007.
 PC 045-2026 SUPPLEMENT.pdf
 PC 045-2026 MAP.pdf
 PC 045-2026 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.




 3

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