Plan Commission approves Starbucks site and PUD amendment at Brighton Square; neighbors raise traffic, snow and noise concerns

The Waukesha City Plan Commission on Feb. 26 approved a PUD amendment, final site plan and a certified survey map to allow construction of a freestanding Starbucks at 101 West Sunset Drive in the Brighton Square shopping center, subject to engineering, fire and utility comments and conditions on landscaping and site access.

Robin, community development staff, presented the application and noted the proposed drive-through lane would provide approximately 15 to 16 stacking spaces and that the applicant seeks Plan Commission and Common Council approval to widen a driveway area on West Sunset Drive beyond the 35-foot curb width limit in city code (city code section 6.13.4). Staff recommended approval provided engineering, fire and water utility comments are addressed and additional trees be added in the green spaces near Sunset Drive and west of the building.

Neighbors and adjacent property owners raised operational concerns. Tarkas Barsamian, owner of the office building adjacent to the proposed Starbucks, said left-turning traffic on Sunset is already difficult during peak hours and warned that customer queuing or deliveries could hamper access and egress for his tenants. He also expressed concern about snow storage in the southwest corner of the site and suggested moving some landscaping to provide space for plowed snow.

"Making a left-hand turn from President's Plaza to head west on Sunset Drive is difficult and sometimes dangerous," Barsamian said, requesting that the parking and landscape layout not reduce access for deliveries or snow storage.

Another neighbor, Heather Jaswowski of Debbie Drive, said pedestrians and students use a short pedestrian passageway between the shopping center and the residential cul-de-sac and asked whether noise from the drive-through speaker and litter control would be addressed. Staff and the applicant said the drive-through audio system has automatic volume control and the site plan includes a landscaping screen and a robust maintenance plan; staff recommended additional plantings to buffer the adjacent properties.

Commission discussion included suggestions to improve maneuverability into the drive-through by pulling the lane geometry back slightly and to verify vehicle turning movements for larger trucks. Commissioner Keller suggested the applicant consider moving the lane or curbing to make the turn easier for larger vehicles; the applicant indicated the drive-through already exceeds code stacking requirements and that minor adjustments could be considered.

Actions and votes: The commission approved the PUD amendment, final site plan and certified survey map by unanimous vote. The approvals require the applicant to address engineering, fire and water utility comments, to record the PUD amendment and to record the certified survey map with the register of deeds before building permits are issued.

Key details: The certified survey map divides the existing lot into Lot 1 (Starbucks) at 0.7778 acres and Lot 2 (President's Plaza) at 2.3103 acres. The site plan shows a drive-through lane with a pickup lane and a patio area; landscaping plans include evergreen trees and shrubs intended to screen the adjacent office building. The applicant proposed new striping on Sunset Drive and a widened driveway throat to support turning and stacking.

Ending: Staff will require the applicant to address engineering and utility comments, finalize landscaping and submit permits; the council must approve driveway-widening beyond the typical curb width as part of the code exception.