PC TB Minutes 4-1-26 approved

TOWN OF MUKWONAGO JOINT PLAN COMMISSION AND TOWN BOARD MINUTES Wednesday April 1, 2026 Chairman Topczewski called the meeting to order at 6:30 p.m. and stated the meeting had been appropriately noticed. Plan Commission: Commissioners Moulas, Schuett, Usarek and Supervisor Clabault, Chairman Topczewski were present. Commissioner Bell, Bratz, were absent. Town Board: Chairman Topczewski, Supervisors Boucher, Clabault, Wrasman, and Yerke were present. Also present: John Macy, Town Attorney; Kelly Mueller, Deputy Clerk-Treasurer; Ben Greenberg, Town Planner. Meeting minutes of March 4, 2026 Plan Commission Action: Motion by Commissioner Usarek to approve the minutes of March 4, 2026 as presented, second by Commissioner Schuett, all in favor; motion passed. Town Board Action: Motion by Supervisor Wrasman to approve the minutes of March 4, 2026 as presented, second by Supervisor Boucher; all in favor; motion passed. Chairman Topczewski asked the Plan Commission and the Town Board if anyone objects to having both of the following Public Hearings together. There was no objection. 6:31 p.m. – JOINT PUBLIC HEARING BY PLAN COMMISSION AND TOWN BOARD Chairman read items 5 & 6 as follows: 5. Review and consideration of a request to amend the Town's Official Map by revising the location of the future road reservations for Meyer Drive, Valley Drive and Casper Drive on 54.23 acres of land, located at W310S8471 CTH I (MUKT1936999003). The request is associated with a seventeen (17)-lot single-family Planned Unit Development. Applicant/Owner: Ronald Lambert, Jr. Agent: Ryan Janssen. Application No. 2026-06 and 6. Review and consideration of a request for approval of a General Development Plan to establish a Planned Development District for a proposed 17-lot residential Planned Unit Development with three (3) outlots on approximately 54.23 acres, located at W310S8471 CTH I (Tax Key No. MUKT1936999003). Applicant/Owner: Ronald Lambert, Jr. Agent: Ryan Janssen. Application No. 2026-05. Ben Greenberg, Town Planner gave an overview of both items. Questions were asked by some board members. Chairman Topczewski asked if anyone wished to speak to come up to the microphone, state their name and address. Joint Plan Comm/Town Board Minutes April 1, 2026 Page | 2 J.P. Boucher, W310S8655 County Road I stated that the applicant addressed all the previous concerns and wants the proposal to be granted and Casper Dr to be a cul-de-sac, and asked how much time he has to move his driveway. John Cesar, S83W31105 Section Rd concerned that the trees that line his lot would stay. He questioned what will be in the common areas such as walking paths. Sue Cesar, S83W31105 Section Rd asked questions about the time of construction that was allowed, what happens to construction debris and trees that are being removed. Richard Gureski, S86W31371 Meyer Dr thanked the developer and likes the new plan, and wants them to preserve the rural feel of their subdivision. Ryan Janssen, the Agent, spoke and answered the questions asked. Trees on the lot off of Section will remain, there are no plans for open space, maybe a mowed path in the future, very little trees with be cleared, and buildings will be demolished and dumped trucks will remove debris daily, with tracking pads for trucks. They will chip trees and not burn them. Construction will likely begin in June/July, and paving in October/November. Planning commission spoke about removing Valley Drive from the official map. John Cesar, who spoke previously asked about landscaping changes and grading. Paul Jenswold, 4659 N. 125th St., Butler, is the engineer for the project, spoke about drainage swells, and leaving as much of the area as is, and having an area for septic wells. Chairman closed public hearing at 7:14PM The planner summarized the actions to be taken. The Chairman read the Implementation Considerations If the Official Map amendment is approved, the following should be addressed: 1. Meyer Drive shall be improved to a permanent cul-de-sac configuration meeting Town standards, subject to review and approval by the Town Engineer; 2. Any existing temporary turnaround shall be removed or reconstructed as necessary to meet current design standards; and 3. The Official Map shall be updated to remove the future connection and reflect the revised street layout. 4. The Town Board may also wish to consider a future evaluation of whether the unimproved Valley Drive right-of- way continues to serve a public purpose or should be vacated if the official map terminates the future connection to the Meyer Drive neighborhood. Possible conditions of approval 1. Official Map Amendment. The Town Board shall approve an amendment to the Official Map removing the future road reservation extending Meyer Drive through the subject property and connecting to Valley Drive and establishing Casper Drive and Meyer Drive as permanent cul-de-sacs. 2. The Town Board’s approval of the Official Map amendment shall include the removal of the small remnant road reservation area (approximately 135 square feet) located adjacent to Meyer Drive on Tax Parcel MUKT1936998 from the official map. Said area shall no longer be reserved for future public street purposes and shall be incorporated into the adjoining lands through the subsequent land division or platting process, subject to Town review and approval. Joint Plan Comm/Town Board Minutes April 1, 2026 Page | 3 3. Cul-de-Sac Length Waiver. The Town Board shall grant a waiver from the maximum cul-de-sac length requirement of the Town Land Division Ordinance for Meyer Drive, based on the existing condition and the improvements proposed as part of the development. 4. Cul-de-Sac Design. Meyer Drive shall be improved to a permanent cul-de-sac configuration meeting all applicable Town design standards, subject to review and approval by the Town Engineer. 5. Removal of Temporary Improvements. Any existing temporary turnaround or substandard street termination shall be removed or reconstructed as necessary to accommodate the approved cul-de-sac design. 6. Consistency with Development Plan. The Official Map amendment shall be implemented in conjunction with a General Development Plan that reflects the approved street layout and eliminates the Meyer Drive connection. 7. Effective Upon Plat Recording. This Official Map amendment is expressly conditioned upon, and shall not become effective unless and until, a final subdivision plat for the subject property, consistent with the approved General Development Plan, is approved and recorded. In the event the final plat is not recorded, this amendment shall be null and void. 8. Staff and Governmental Approvals. The applicant shall comply with all requirements of the Town Engineer, Town Planner, and all other applicable local, county, and state agencies. Plan Commission action: Motion by Commissioner Schuett to recommend to the Town Board the approval of a request to amend the Town's Official Map by revising the location of the future road reservations for Meyer Drive, Valley Drive and Casper Drive on 54.23 acres of land, located at W310S8471 CTH I. Second by Commissioner Moulas. All in favor, motion passed. Town Board Action: Motion by Supervisor Wrasman to accept the recommendation of the Planning Commission of a request to amend the Town's Official Map by revising the location of the future road reservations for Meyer Drive, Valley Drive and Casper Drive on 54.23 acres of land, located at W310S8471 CTH I. Second by Supervisor Clabault. All in favor, motion passed. The Chairman read the review criteria As set forth in Article 8, Division 2 and Article 5, Division 3, of the Town of Mukwonago Zoning Code, the following criteria must be considered: 1. Whether development in the proposed project is in keeping with the spirit and intent of this chapter. 2. Whether development in the proposed project is consistent with the Town’s comprehensive plan. 3. The effects of development in the proposed project on traffic safety and efficiency, both within and outside of the district. 4. Whether the proposed plan for development in the proposed project is properly planned and is properly coordinated with the existing and anticipated land uses on properties in the immediate and surrounding area. 5. The extent to which the natural features, open space, and/or farmland on the site are preserved. 6. The extent to which the rural character of the area is preserved. 7. Whether development in the proposed project complies with provisions of this chapter and other land development regulations of the Town that may apply. 8. The effects of development in the proposed project on public services and facilities. 9. Whether adequate water and sanitary sewer facilities (private onsite wastewater treatment systems – POWTS) can be provided to development in the proposed project. 10. The proposed means of maintaining any undeveloped areas of the proposed project for the purpose for which it was set aside. 11. Effects of the proposed use on surrounding properties, including operational considerations relating to hours of operation and creation of potential nuisances. 12. Effects of the proposed use on the normal and orderly development and improvement of the surrounding properties for uses permitted in the zoning district and adjoining districts. 13. Whether the proposed open space in the project, in terms of quality, size, location, and aesthetic value, justify the approval of the project. 14. Whether the size, quality, and architectural design of all buildings in the project will have an adverse effect upon the general character of the Town and surrounding neighborhood. 15. Whether the proposed development is consistent with the general character of the Town and the immediate neighborhood. 16. Whether the plan for development is superior to development that is permitted based on the design and development standards of the underlying zoning district. Joint Plan Comm/Town Board Minutes April 1, 2026 Page | 4 17. Any other factor that relates to the purposes of this chapter as set forth in §36- 5 or as allowed by state law. Plan Commission action: Motion by Commissioner Schuett to recommend to the Town Board the approval of a request for approval of a General Development Plan to establish a Planned Development District for a proposed 17-lot residential Planned Unit Development with three (3) outlots on approximately 54.23 acres, located at W310S8471 CTH I. Second by Commissioner Moulas. Commissioner Schuett stated to amend the motion to include the conditions of approval: 1. General Development Plan Approval. Approval of the General Development Plan establishes the general layout and development framework for the subject property and does not authorize construction. Any substantial modification to the approved GDP shall require additional Plan Commission and Town Board review and approval. 2. Precise Implementation Plan required. Prior to issuance of any zoning permits or commencement of site construction, the applicant shall submit and obtain approval of a Precise Implementation Plan (PIP) in accordance with Division 3 of the Zoning Code. 3. Consistency with Official Map. The General Development Plan shall be consistent with the approved Official Map amendment eliminating the Meyer Drive and Casper Drive connections to Meqwanego Hills and establishing cul - de-sac terminations. 4. Residential Development Permit. The applicant shall obtain approval of a Residential Development Permit in accordance with the Town’s Land Division Ordinance prior to submission of a preliminary plat. 5. Subdivision Plat Approval Required. The applicant shall obtain approval of a subdivision plat consistent with the approved General Development Plan prior to any land disturbance or construction activity. 6. Access and circulation. Direct driveway access to CTH I shall be prohibited. All lots shall take access from the internal public street system unless otherwise approved by the Town and Waukesha County. 7. Cul-de-Sac Design. All cul-de-sacs shall be designed and constructed in accordance with applicable Town standards, subject to review and approval by the Town Engineer. 8. Improvements to all proposed roads including the construction of permanent cul-de-sacs on Meyer Drive and Casper Drive, shall be in accordance with the Official Map amendment and subject to review and approval by the Town Engineer. 9. Staff and Governmental Approvals. The applicant shall comply with all requirements of the Town Engineer, Town Planner, Building Inspector, and all other applicable local, county, and state agencies. 10. Compliance with Applicable Ordinances. The development shall comply with all applicable provisions of the Town of Mukwonago Municipal Code unless otherwise modified by approved plans or actions of the Town. Second by Commissioner Moulas. All in favor, motion passed. Town Board Action: Motion by Supervisor Wrasman to accept the recommendation of the Planning Commission of a request for approval of a General Development Plan. Second by Supervisor Clabault. All ayes, motion passed. Special exception pursuant to Sec. 36-726 for relief from the Separation from Environmental Corridor (EC) Overlay District requirements for the construction of a new single family residence, at property located on Red Oak Cir. (no assigned address); Tax Key No. MUKT1912016; Garrett Freiburger and Kelsey Gelden, owners (application 2026- 04) The planner gave a summary. The applicant spoke. Discussion followed. Applicant was made aware that he cannot put an accessory building on the property in the future due to the placement of the house located on the rear of the property. Plan Commission action: Motion by Commissioner Clabault to recommend to the Town Board the approval of a special exception from the EC District separation requirements to allow the Joint Plan Comm/Town Board Minutes April 1, 2026 Page | 5 proposed single-family residence and attached deck as shown on the submitted plans, subject to the conditions listed below. Second by Chairman Topczewski. All ayes, motion passed. Required Conditions of Approval: 1. Prior to the issuance of the Special Exception, the property owner must sign the decision notice to acknowledge the terms of the approval and return the same to the zoning administrator within six (6) months of the decision. Prior to the expiration of the previously specified time period, the property owner may submit a petition to the town clerk requesting an extension and the town board may, with cause, extend the period within which the decision notice must be signed. If the signed decision notice is not returned within the initial or extended time period, if any, the decision shall automatically become null and void without any further action by the town at the expiration of such time limit. The decision notice shall only become effective when all required signatures have been obtained and the original signature copy is returned to the town clerk. 2. If the zoning administrator determines that substantial work as authorized by a special exception approval did not commence within twelve (12) months of the date of approval or if substantial work did commence within twelve (12) months of the date of approval but has not continued in good faith to completion, he or she shall initiate the process to terminate the approval pursuant to division 8 of this article. Upon written petition and with cause, the zoning administrator may grant a one-time extension not to exceed six (6) months. Town Board action: Motion by Supervisor Wrasman to accept the recommendation of the Planning Commission to approve a special exception from the EC District separation requirements to allow the proposed single-family residence and attached deck as shown on the submitted plans. Second by supervisor Boucher. All ayes, motion passed. Special exceptions pursuant to Sec. 36-719 and Appendix C, Footnotes 13 & 14, to exceed the maximum allowable floor area and maximum height for a proposed detached accessory structure as well as a height exemption for a cupola, at property located at S79W29059 Frog Alley Road; Dave Mersfelder, owner; Sam Santkuyl, agent (Application 2026-07). The planner gave a summary of his report. Plan Commission action: Motion by Chairman Topczewski to recommend to the Town Board approval of the special exception requests to exceed the maximum allowable accessory building floor area and maximum allowable accessory building height, and approval of the exemption for the decorative cupola, based on the findings and conditions listed below. Second by Commissioner Usarek. All ayes, motion passed. Required Findings: 1. The architecture of the proposed detached accessory building is compatible with the dwelling unit; 2. The proposed detached accessory building will not be adverse to the public health, safety or welfare; 3. The proposed detached accessory building will not be in conflict with the spirit or intent of this chapter; and 4. The proposed detached accessory building will not otherwise be detrimental to the town or the immediate neighborhood where the structure would be located. Required Conditions of Approval: 1. The property owner shall file a deed restriction, in a form approved by the town attorney, with the Waukesha County register of deeds office, prior to issuance of the building permit indicating that special exception approval has been granted for the detached accessory building and recording any conditions of approval, including a statement that the accessory building may only be used for personal use and cannot be used for any type of commercial or industrial purpose unless otherwise permitted by this chapter. 2. Prior to the issuance of the Special Exception, the property owner must sign the decision notice to acknowledge the terms of the approval and return the same to the zoning administrator within six (6) months of the decision. Prior to the expiration of the previously specified time period, the property owner may submit a petition Joint Plan Comm/Town Board Minutes April 1, 2026 Page | 6 to the town clerk requesting an extension and the town board may, with cause, extend the period within which the decision notice must be signed. If the signed decision notice is not returned within the initial or extended time period, if any, the decision shall automatically become null and void without any further action by the town at the expiration of such time limit. The decision notice shall only become effective when all required signatures have been obtained and the original signature copy is returned to the town clerk. 3. If the zoning administrator determines that substantial work as authorized by a special exception approval did not commence within twelve (12) months of the date of approval or if substantial work did commence within twelve (12) months of the date of approval but has not continued in good faith to completion, he or she shall initiate the process to terminate the approval pursuant to division 8 of this article. Upon written petition and with cause, the zoning administrator may grant a one-time extension not to exceed six (6) months. Town Board action: Motion by Supervisor Boucher to accept the recommendation of the Planning Commission to approve the special exception. Second by Chairman Topczewski. All ayes, motion passed. Appeal of Invoices #7584, #7585, #7586, by Maureen Aliota, Clydesdale Farms South HOA. Town Board action: moving item to next meeting to include all the invoices. Next meeting is May 6th, 2026 PC-TB Resolution Amending the 2026 General Fund to Designate Donated Funds from the Surplus to the Police Department Supervisor Boucher spoke and gave a summary. Town Board action: Motion by Chairmen Topczewski to approve the resolution to amend the 2026 General Fund, second by Supervisor Boucher. All ayes. The motion passed unanimously. Report by Building Inspector regarding any alleged or outstanding violation(s) NONE Town Planner report (no packet materials) Planner made mention of alert of scams for billing in many communities Recommendations for future agendas Miscellaneous updates A. Phantom Lake Management District -none B. Fox River Commission -none Adjournment Plan Commission action: Motion by Chairman Topczewski to adjourn at 8:35 p.m., second by Commissioner Usarek. All ayes, motion passed. Adjournment Town Board action: Motion by Chairman Topczewski to adjourn at 8:35 p.m., second by Supervisor Boucher. All ayes, motion passed. Joint Plan Comm/Town Board Minutes April 1, 2026 Page | 7 Respectfully submitted, Kelly Mueller, Deputy/Clerk-Treasurer Approved