CHAPTER 12:
NEIGHBORHOOD B
WEST LINCOLN AVENUE & WESTERN AREA
Revisions approved by Council on 7/28/2015 via Ordinance #2545 and
on 6/14/16 via Ordinance #2568.
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PLANNING CONTEXT
Neighborhood B consists of three concept areas as outlined in the 2001
Growth and Development Master Plan (GDMP): West Lincoln Avenue,
West Side Open Space, and The Quarries. The neighborhood is
bounded by the Union Pacific rail line to the north, the City limits to the
west, Calhoun Road to the east, and National Avenue to the south
(Figure 12.1).
Neighborhood B is unique to the city in terms of land use and
development character. The area currently includes conservation
subdivisions, agricultural land, and undeveloped land not served by
sewers. Current zoning regulations permit a maximum of one dwelling
unit per five acres. The neighborhood is not served by sewers, and only
a small portion is anticipated to be served by sewers through the New
Berlin Urban Service Area Boundary. The occasional large lot
subdivision is served by either septic or mound systems.
Environmentally sensitive areas are distributed throughout the
neighborhood, and are valuable to both the City and the region as an
aquifer recharge area.
There is a desire to balance the preservation of the rural and
environmental character with the need to maintain adequate property
values for area landowners. In addition, access and mobility to and
through the area (trails and pathways) will require careful planning in
conjunction with area property owners.
There are several sand and gravel quarries located in the western half
of New Berlin that vary in condition and operational cycle. Some are
near “completion” while others may have several decades or more of
useful life remaining. Planning issues for the quarries include land use,
nuisance and environmental impact, jurisdiction of the monitoring and
enforcement of restoration plans, and the long-term reuse of the
property once the quarry operations are complete. Refer to
New Berlin 2020 Comprehensive Plan
Figure 12.1. Neighborhood B Context Map.
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Neighborhood J for additional quarry operations not located within
Neighborhood B.
The West Lincoln Avenue area offers a unique set of challenges for
balancing development with preservation. Considered to be an
industrial zone, this area is a mix of industrial, conservation, residential,
and agricultural zoning. It is not served by public utilities, and some
sites may have restrictions for septic systems due to the years of soils
disturbance from sod farms, peat mining and fill operations. Much of
the area is in a floodplain, and the railroad is currently a barrier to the
north. Water for fire protection will need to be addressed as public water
is not available in this area.
While there are various barriers to development, the Lincoln Avenue
corridor is designated for future industrial developments and has the
potential to accommodate some of the forecasted job demand for the
City. The area is near the interstate and adjacent to existing industrial
parks. The rail line could be an asset for new businesses that locate in
the corridor. The City recognizes that major changes in this area will
involve overcoming substantial barriers, ensuring due diligence on the
part of property owners, and requiring detailed planning so that proper
land uses are established.
PUBLIC INPUT
Initial Neighborhood Meeting
On September 10, 2008, residents and property owners in
Neighborhood B met to learn about the comprehensive planning
process and to complete an image preference survey. For the survey,
attendees were instructed to rate individual images based on two
factors: 1) whether or not the use was desirable for their neighborhood,
and 2) whether or not they liked the overall image. Prompts were
provided with each image, e.g. “setback”, “building character”, etc., that
helped to focus the rating for each image. Fifty-four attendees
completed the image preference survey. Additional information
regarding these surveys is provided in Figure 12.2.
Attendees were to rate the images only for their neighborhood, not the
entire city. After the survey, attendees had an opportunity to discuss
what uses they would like to see in New Berlin as a whole. The
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New Berlin 2020 Comprehensive Plan
Figure 12.2. Background Information Summary for Neighborhood B Listening Session Survey Respondents.
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highest-rated images for each of the following two categories are shown
throughout this chapter: These are the categories where the average
score was positive, indicating support for these land uses.
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Road Design -- Preferred images were rural roads with no curbs,
two-way traffic, and no paths and trails within the right-of-way.
Open Space -- Desired characteristics included the agricultural and
natural views, preserved open spaces, local trails and paths, and
active recreation.
Attendees also rated images for the following five categories. The
average scores were negative, indicating limited support for these land
uses.
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Commercial Retail
Business Office / Light Industrial
Multi-family Housing
Parking
Commercial Signage
Subsequent discussion at the neighborhood meeting supported that
these uses were not desirable in the neighborhood. Appendix K
provides the full summary of highest-rated and lowest-rated images for
Neighborhood B.
Neighborhood Review Meeting
The neighborhood reconvened on March 4, 2009 to review the results
of the survey and future land use recommendations. Attendees
supported continued low-density residential for the majority of
Neighborhood B. Lincoln Avenue was discussed in terms of potential
business park or light industrial uses with the site constraints of no
sewer or water. There was support for low intensity light industrial if the
soils could support such development. There was continued support to
not continue Johnson Road south to Lincoln Avenue, a decision that
was made previously by the Common Council. Discussions also
focused on the long-term future land use category of agriculture. The
attendees were split on this issue between: a) encouraging continued
agricultural uses but not limiting current A-1 zoned parcels to only be
agriculture in the future and b) requiring A-1 zoned parcels to be
agriculture on the Future Land Use map.
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New Berlin 2020 Comprehensive Plan
VISION
The area of New Berlin generally west of Calhoun Road should be a
regional model of rural development. Any development shall occur as a
mix of conservation development, farms, large areas of preserved open
spaces, rural trails and facilities, and small-scale neighborhood-oriented
retail. Development in this area will incorporate environmental
protection as a basic value, including its importance as an aquifer
recharge area.
The quarries will continue to operate as economically productive uses
providing a valuable resource to the regional economy. The land use
and environmental impacts of the quarries will be mitigated through
continued monitoring of their operations, compliance with applicable
laws, and the use of techniques such as landscaping, setbacks, and
berms. Plans have been approved for the eventual restoration of the
property when the mining operations are complete. Over the next
several years, these areas should begin their restoration phases.
The preliminary plat for Kohler Ridge Subdivision was approved by the
Common Council on January 12, 2016. The subdivision will encompass
a portion of the Kohler Sand & Gravel Mine and will result in the
complete restoration of approximately 65 acres of formerly mined land.
The vision for the West Lincoln Avenue area is to develop it into a
unique business park environment with campus settings designed
around environmentally sensitive areas. Clean, environmentally
sensitive light industrial and office parks will be encouraged. Private onsite wastewater treatment systems will need to be evaluated on a siteby-site basis. Larger assemblages of environmentally sensitive or
floodplain areas will be preserved as either publicly or privately owned
open space. The farthest western portion of Lincoln Avenue is
designated for country residential developments. Potential uses along
this corridor could include corporate headquarters, business offices, or
uses needing railroad access.
DEVELOPMENT POLICIES
Figure 12.3. Neighborhood B Sub-Areas.
The development policies are divided into three general areas to
respond to the diversity of character within the West Side neighborhood:
West Lincoln Avenue, West Side Open Space, and The Quarries
(Figure 12.3).
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West Lincoln Avenue
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4.
5.
Given the substantial barriers to planning and development, a
separate plan should be established for the West Lincoln
Avenue corridor that recognizes the long-term commitment on
the part of the City.
Public sanitary sewer service shall not be extended into this
area, with the exception of parcels designated to be within the
Urban Service Area Boundary as amended by the City.
Development along Lincoln Avenue shall not occur until the
following conditions are met: any proposed development shall
dedicate the proper road right of way; shall adhere to the Rural
Design Cross sections identified in the Developer’s Handbook
for any necessary roadway improvements and shall provide field
delineations when required to do so by Code. In addition,
stormwater drainage and floodplain issues are to be
accommodated; a reclamation plan needs to be on file by an
Engineer certifying the bearing capacity; utilities are available
(adequate plan for sewer and water); and groundwater,
floodwater, and stormwater have been adequately
accommodated.
If sewer and water are not provided,
businesses that have a low intensity and do not require sewer
should be targeted. Alternative techniques for water will need to
be explored to provide for fire safety and building code
requirements.
Larger assemblages of properties should be the priority for this
corridor. Pull land together in larger components rather than in a
piecemeal fashion. Agreements should be sought among
landowners to come together when projects arise.
Any future development requiring coordinated access in this
area may require the applicants to submit a surety instrument to
the City to cover future public improvements and cost
contributions.
West Side Open Space
1.
2.
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Public sanitary sewer service shall not be extended into this
area, with the exception of parcels designated to be within the
Urban Service Area Boundary as amended by the City.
While agricultural uses are encouraged to remain, it is
recognized that the area may develop for residential
conservation subdivisions. Residential uses shall be permitted
and accommodated pursuant to these policies. As agricultural
lands transition to residential developments, the subdivision
New Berlin 2020 Comprehensive Plan
3.
4.
5.
6.
design should incorporate farming and agriculture uses as viable
open space options.
Where development may occur, encourage rural open space
subdivisions that preserve the rural character and sensitive
natural areas. Regulations have been developed that require
open spaces to be incorporated into these subdivisions, while
allowing smaller lots to be clustered on lands most suited for
development. Areas that are environmentally sensitive such as
wetlands and recharge areas shall be established as priority
areas for open space preservation.
The allowable base density, before incentives or bonuses, is one
dwelling unit per five acres for new developments, with a
requirement that an applicant demonstrate the capability of
providing private on-site wastewater treatments systems that
satisfy County and State regulations. Applicants should refer to
the City Zoning and Development Code for regulations relating
to this standard.
While it is recognized that State regulations for private on-site
sewage treatment systems may evolve over time, it is the policy
of the City of New Berlin that these possible changes do not
affect this maximum allowable density.
Explore and implement amenities that are consistent with a rural
theme, such as equestrian facilities, trails, bed and breakfasts,
nature preserves, parks, community gardens, agricultural
businesses, and others.
The Quarries
1.
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4.
5.
Continue to monitor the land use related operations and impacts
associated with the quarries, including visual impact, noise, truck
traffic, off–site dust migration, storm water runoff and others.
Encourage the retrofitting of the mining facilities with features
that mitigate land use impacts where appropriate, such as
landscaping and berms, truck washing facilities, dust reduction
measures and others.
Expansion and/or changes in land use in the quarry areas
should be discouraged unless it can be demonstrated that
expansion and/or changes can occur in a compatible way with
existing residential uses, and without interference with proposed
policies.
Work with mine operators and the DNR to accelerate the
restoration and final use plans for the quarries.
Encourage the reuse of quarry land for uses such as parks with
limited other uses as defined in an approved reclamation plan.
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6.
The quarry located in the northwest corner of Lawnsdale Road
and Racine Avenue is a potential site for rural commercial land
uses with an emphasis on outdoor recreation.
AGRICULTURAL AND CULTURAL
RESOURCES
Figure 12.4. Highest-Rated Image for Open Space.
Agricultural lands exist in the western half of the City and contribute to
the rural and natural character of the community. Agricultural lands are
encouraged to continue as a permitted use. All existing agricultural
lands are considered transitional and should provide area landowners
with unique farming opportunities. Local food production, artisan
farming, and hobby farming are encouraged as ways to maintain
farmland in the city.
Survey Results: Open Space
Figures 12.4 through 12.6 illustrate the three highest-rated images for
open space in Neighborhood B. Desired characteristics included the
agricultural and natural views, preserved open spaces, local trails and
paths, and active recreation.
Recommendations
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Figure 12.5. Second Highest-Rated Image for Open Space.
A-1 zoned lands should be identified as a transitional use.
Open space within conservation subdivisions should be permitted
to be farmed.
The New Berlin Landmarks Commission and the City jointly identified
and mapped a series of cultural landmarks, many of which are located
in Neighborhood B. The city-wide New Berlin Landmarks map is
provided in Chapter 4. Several designated landmarks are located in
Neighborhood B:
Figure 12.6. Third Highest-Rated Image for Open Space.
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Andrew L. McWhorter House, c. 1850
Calhoun Mounds
Clark-Pitman-Milham House & Barn, c. 1855
Coffee Street
Early 1900s Knife Found (near Poplar Creek)
Graser Homestead, c. 1867
Lindsey-Murphy-Heinz-Sisson Farmstead, c. 1840
MAS Observatory, c. 1936
New Berlin 2020 Comprehensive Plan
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Native American Encampment Village (consisted of 200-500
people along Poplar Creek)
Native American Remains and Burial Location Found in the Pitzka
Barn (500-1,000 late Woodland and Hopewell Indians)
Nicolaus Victorian Farmhouse, c. 1900
The neighborhood also houses two cemeteries that are designated
landmarks:
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1st German Reform Church Cemetery
Sittle Cemetery
New Berlin Center Cemetery – designated November 21, 2013
Neighborhood B also includes five historic districts as identified by the
City:
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Coffee Street / Cornfalfa Farms, located along Coffee Road from
Racine Avenue on the west past Calhoun Road to the east,
Lincoln Avenue Log Road, located along Lincoln Avenue from just
west of Johnson Road to Calhoun Road,
Observatory & Woelfel Roads, running east-west and north-south
along both roads and generally bounded by Racine Avenue, Coffee
Road, and Calhoun Road.
Prospect Hill Settlement, located north of Interstate 43 and west of
Racine Avenue,
Stigler Nature Preserve, located west of Calhoun Road and south
of Lincoln Avenue,
NATURAL RESOURCES
Neighborhood B is primarily Country Residential and Suburban
Residential land use with some Business Park/Industrial along Lincoln
Avenue, and quarry and park along Racine Avenue. ShorelandWetland Conservancy Zoning is scattered throughout the neighborhood
Sensitive features include streams, wetlands and
corridors located throughout the neighborhood.
environmental
In addition, potential soil limitations exist that should be considered
when reviewing plans for development in the neighborhood. Hydric
soils, poorly drained soils, and areas with slopes greater than 12% are
all considerations in Neighborhood B.
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Refer to Chapter 5 – Agricultural & Natural Resources and the
applicable regulating agencies for natural resources maps and
additional information.
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New Berlin 2020 Comprehensive Plan
Figure 12.9. Best Management Practices Map for Neighborhood B.
Source: Applied Ecological Services, Inc.
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Recommendations
There is a great deal of space for implementing large scale Best
Management Practices (BMPs). See Figure 12.9 for a diagram of
recommended BMP locations.
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1.
Vegetated swales are also effective in filtering pollutants and
reducing storm water runoff velocity, in direct contrast to piped
storm sewer conveyances. They can be implemented in narrow
locations typically found between buildings and parking lots
found throughout business and industrial complexes. Vegetated
swales can be flatter than typical turf grass swales to increase
residence time and to promote infiltration and
evapotranspiration. This increases the spacing of catch basins
or can eliminate the need for piped storm sewer conveyance in
new construction.
2.
Bio-filter infiltration basins can be provided as an alternative to
detention basins in the central and southwest portion of the
neighborhood to promote infiltration and groundwater recharge.
3.
Recessed parking lot islands can be incorporated into the many
parking lots that are required for the business and industrial
buildings planned along Lincoln Avenue. Parking lots can be
pitched toward recessed islands containing native vegetation
that filters pollutants from stormwater runoff. This also reduces
the amount of curb and storm sewer required for drainage.
Furthermore, native vegetation withstands pollutants such as
hydrocarbons and road salts more effectively than turf grass.
4.
Stream banks along Mill Creek and Poplar Creek should be
inspected for areas that need to be stabilized to prevent further
soil erosion. In conjunction with the above-mentioned BMPs,
stream bank stabilization will improve aquatic wildlife, improve
water quality, and reduce flooding.
5.
To reduce the velocity and quantity of stormwater runoff from
small business to industrial building roofs, rain barrels, cisterns,
and rain gardens can be implemented. Rain barrels collect
downspout drainage rather than allowing it to drain across
parking lots and into storm sewer systems. Rain collected in
rain barrels can be re-used to irrigate landscape areas.
Rainwater collected in cisterns can be used for irrigation as well
as for building lavatory facilities. Rain gardens are localized
New Berlin 2020 Comprehensive Plan
infiltration basins that provide a means for stormwater runoff to
cool, infiltrate and recharge the groundwater.
6.
Throughout the parks and the undeveloped areas planned for
Country Residential, there are opportunities to implement
prairies to serve as a filter of surface water runoff as well as
reduce maintenance in common areas. There may also be the
opportunities to provide infiltration basins to encourage
infiltration in areas tributary to Mill Creek and Poplar Creek,
particularly in areas with pervious soils.
EXISTING TRANSPORTATION SYSTEM
The existing transportation system in Neighborhood B is comprised of a
roadway network, bicycle/pedestrian facilities, public transit and rail
service.
Roadway Network
New Berlin classifies its roads under the following functional
classification: principal arterials, primary arterial, standard arterials,
collectors and local streets. The roadways in Neighborhood B are
comprised of primary arterials, standard arterials, collectors and local
streets as listed below:
Primary Arterials accommodate inter-community and intra-community
trips and traffic. Design speeds tend to be between 35 and 55 miles per
hour. Access is not limited as in principal arterials. The primary
arterials in Neighborhood B are summarized below.
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Cleveland Avenue (CTH D) – two travel lanes
Lawnsdale Road (CTH I) – two travel lanes
Racine Avenue (CTH Y):
North of W. Pinewood Drive – two travel lanes
South of W. Pinewood Drive – four travel lanes
Standard Arterials accommodate inter-community and intracommunity traffic. They operate at slightly lower speeds than principal
and primary arterials. Standard arterials provide more connections with
individual parcels of land comprised of residential and commercial uses.
The standard arterials in Neighborhood B are summarized below.
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Lincoln Avenue – two travel lanes
Calhoun Road – two travel lanes
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Coffee Road – two travel lanes
Collectors provide the connection between arterials and local streets
and serve both local and through traffic in residential neighborhoods,
commercial areas and industrial areas. They distribute trips from the
primary and standard arterials to the local streets and they collect traffic
from the local streets and channel it onto the arterial system. Collectors
should be designed to accommodate a balance of through traffic and
access to adjacent residences, businesses and industry. The collectors
in Neighborhood B are summarized below.
Figure 12.10. Highest-Rated Image for Road Design.
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Springdale Road – two travel lanes
Observatory Road – two travel lanes
Johnson Road – two travel lanes
Wehr Road – two travel lanes
Woelfel Road – two travel lanes
Barton Road – two travel lanes
Glengarry Road – two travel lanes
Local Streets comprise all land access streets designed to serve local
traffic that is not part of the higher classified street network. In New
Berlin, this includes streets serving residential, commercial and
industrial areas. Local streets operate at the lowest posted speed limits
and provide the most direct access to individual parcels of land.
Figure 12.11. Second Highest-Rated Image for Road Design.
Bicycle & Pedestrian Facilities
The following facilities are provided in Neighborhood B.
On-Road Facilities:
 Cleveland Avenue
 Calhoun Road (Cleveland Avenue to National Avenue)
 Coffee Road
Figure 12.12. Third Highest-Rated Image for Road Design.
Off-Road Facilities:
 New Berlin Recreational Trail
Public Transit
Currently, the local transit systems (MCTS, WMT and WCTS) do not
provide bus service within Neighborhood B.
School busing is provided for the public, private and parochial schools.
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New Berlin 2020 Comprehensive Plan
Rail Service
The Union Pacific freight rail line runs through the northern portion of
the City of New Berlin between, and parallel to, Lincoln Avenue and
Greenfield Avenue. Spurs from this line serve the New Berlin Industrial
Park.
FUTURE TRANSPORTATION SYSTEM
Survey Results: Road Design
Figures 12.10 through 12.12 illustrate the three highest-rated images for
road design in Neighborhood B. Preferred images were rural roads with
no curbs, two-way traffic, and no paths and trails within the right-of-way.
Roadway Network
Calhoun Road (Greenfield Avenue to Cleveland Avenue): In 2010, the
City rehabilitated the section of Calhoun Road between Greenfield
Avenue and Cleveland Avenue. The planned rehabilitation included
intersection improvements as part of the project. The SEWRPC Year
2035 Recommended Regional Transportation System Plan identifies
widening Calhoun Road to a four-lane County facility between
Greenfield Avenue and National Avenue. The SEWRPC Vision 2050
continues to recommend the widening of Calhoun Road to a four-lane
County facility; however, now proposes to widen the road only to Coffee
Road and suggests looking at options to reserve right-of-way from
Coffee Road south to National Avenue for any future widening projects.
It should be noted that the SEWRPC plans are advisory only.
Coffee Road (National Avenue to Racine Avenue): In 2013 and 2014,
the City reconstructed Coffee Road from National Avenue to Racine
Avenue. The project was completed in two phases. The first phase,
Calhoun Road to Racine Avenue, consisted of widening the pavement
to a rural cross-section with two 12-foot wide driving lanes, a 5-ft wide
paved shoulder and 3-foot wide crushed aggregate shoulder on both
sides of the roadway. The second phase, Calhoun Road to National
Avenue consisted of a rural cross section that transitioned into an urban
cross section at St. Francis Drive. The urban cross section from St.
Francis Drive to National Avenue includes curb and gutter, off-road side
paths, on-road bike lanes and decorative street lighting. Storm water
management improvements were also incorporated into this project.
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Calhoun Road Project (Cleveland Avenue to Beloit Road): In 2019, the
City plans to repair 200 feet South of Cleveland Avenue to Beloit Road.
Based on pavement condition and storm water management issues, the
reconstruction of Calhoun Road between Cleveland Avenue and Beloit
Road is warranted. The alignment is proposed to remain as a rural
cross-section with two 12-foot wide driving lanes, with a 5-foot wide
paved shoulder and 3-foot wide crushed aggregate shoulder on both
sides of the roadway. Line of sight improvements and significant storm
water management improvements will be needed. The overall Project
approach will be similar to the City’s approach on Coffee Road and
Grange Avenue. It is recommended that a frost barrier be incorporated
into the design. The City is considering phasing construction over
several years.
Future IH-94 Interchange at Calhoun Road: The SEWRPC Year 2035
Recommended Regional Transportation System Plan identifies a future
interchange on IH-94 at Calhoun Road.
Cleveland Avenue: The SEWRPC Year 2035 Recommended Regional
Transportation System Plan identifies widening Cleveland Avenue to a
four-lane facility through the City limits. The City of New Berlin does not
support this expansion in the vision of the 2020 Comprehensive Plan.
Waukesha County’s reconstruction project for Cleveland Avenue is
currently on hold.
SEWRPC staff is currently preparing a major review and update of the
regional land use and transportation plans for Southeastern Wisconsin.
This effort, called VISION 2050, is expected to be completed in 2016.
Vision 2050 will replace the current year 2035 plans, extending the
design year of the plans to 2050. It should be noted that the SEWRPC
plans are advisory only. Refer to the SEWRPC VISION 2050 plan for
the most updated information related to their regional planning efforts
and recommendations.
Bicycle & Pedestrian Facilities
As shown on Figure 6.16, the following facilities are currently proposed
in Neighborhood B.
Proposed On-Road Facilities:
 Racine Avenue
 Lawnsdale Road
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New Berlin 2020 Comprehensive Plan
On-road bike paths should include striping and signage to identify the
lane. Where topography and road width permit, signage should
encourage drivers to change lanes when passing bicyclists.
Future Possible Connections:
 Observatory Road
 Lawnsdale Road
Public Transit
The City should work with the local transit systems to maintain the
existing routes within the City and look for opportunities to expand and
improve the transit system.
Rail Service
The existing freight rail line is an asset to Neighborhood B. The City
should work with Union Pacific to maintain rail service through New
Berlin.
ECONOMIC DEVELOPMENT
Economic development for Neighborhood B focuses primarily on
business park / light industrial opportunities along Lincoln Avenue,
housing development, and limited commercial development that has an
agrarian or natural emphasis.
In addition to the Lincoln Avenue area, the Barrett Landfill provides an
opportunity for development other than housing in Neighborhood B.
The former landfill is located at the southwest corner of Coffee Road
and Swartz Road. Suggested uses include storage facilities and similar
uses having a minimal impact on the site and surrounding community.
According to 2009 estimated tax levies, the West Lincoln Avenue and
Western Area comprises 10.8% of the total tax levy for the City.
Neighborhood B has an estimated assessment value of approximately
$510 million, with a tax levy of approximately $2,697,000.
The Rural Commercial Design Guide (“Guide”), adopted by the City in
2001, serves as a contributor to economic development conditions in
Neighborhood B. The Guide provides design standards for areas west
of Calhoun Road with the southern border at IH-43/College Avenue and
the northern border at Cleveland Avenue (Figure 12.12-1). The
boundaries are further defined as both sides of Cleveland Avenue and
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Calhoun Road with the exception of the properties located within the
New Berlin Industrial Park SPO and the B-2 and O-2 zoned parcels
near the intersection of Cleveland Avenue and Calhoun Road (Tax
Keys: 1188-994, 1188-999, 1188-992001, 1188-993 and 1188-020).
The West Lincoln Avenue corridor is not included. The intent of the
Design Guide is to retain and encourage small business and office
developments, provide safe and convenient pedestrian access, and
ensure quality visual appearances. The Rural Commercial Design Area
also includes land within Neighborhood I (National Avenue & West
Neighborhood) and a small portion of Neighborhood J (I-43 & Racine
Quarries).
The design standards affecting recommendations for economic
development in Neighborhood B include provisions for cross access
between neighboring parcels where feasible, and the requirement that
new buildings correspond proportionally and stylistically to existing
buildings in rural commercial areas.
Details of the Rural Commercial Design Standards are below:
 Building designs shall utilize materials that reflect a rural character.
Cedar or clapboard siding, stone and brickwork, or other
comparable materials that achieve the same quality in appearance
are acceptable. Aluminum and vinyl siding shall be prohibited. New
buildings shall correspond in height, width, proportion, relationship
to street, roof forms, composition, rhythm, proportion of openings,
materials and color to the other buildings in the district.
 Four sided architecture that utilizes similar building materials and
design for all sides of a proposed structure is required.
 Mansards, pents (lean-to), gambrels or other roof shapes not
characteristic of the architectural area shall not be allowed. Rolled
roofing, tar and gravel and other similar roofing materials are
prohibited except that such materials may be used on flat or slightly
sloped roofs which are not visible from the ground.
 Earth tones such as grays, browns, greens, and tans are
encouraged.
 To the maximum extent practicable, parking Areas shall be located
to the side or behind buildings. The perimeter of the parking lot
shall provide for a lawn area in which trees and shrubs will be
planted so as to allow ample snow storage capacity yet avoid
damage to plantings from same.
 Existing tree lines should be preserved. If removal of existing tree
lines is required due to its undesirable nature, new planting that
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New Berlin 2020 Comprehensive Plan
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results in no less of a screening effect shall be required when
adjacent to residential uses.
Signage shall be designed in unity with the building design through
the use of the same or similar materials and colors. Ground,
monument signs, or wall mounted signs made of wood, hanging
from a wooden or wrought iron mount are acceptable. Signs that
suit the architectural features of the building are acceptable. Neon
tubed exterior accent light, external neon tubed signs and internally
illuminated signs are not permitted.
Lighting shall be down cast, zero degree tilt, cutoff fixtures not
exceeding 25 feet in height (including the light pole base and/or
pedestal). Lighting shall be positioned so as not to cause glare on
adjacent properties and streets. At a minimum, site lighting marking
the entrance to businesses shall match or complement that which
may be chosen by the City as standard decorative street lighting.
Site lighting shall meet the requirements of § 275-60I in its entirety.
Cross Access to and between neighboring properties shall be
implemented wherever possible. The goal in this requirement is to
remove as much incidental site to site traffic thus reducing the
possibility of traffic conflicts and accidents. Cross access drives
may be either the interconnection of parking lots or the construction
of a separate drive.
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Figure 12.12-1. Rural Commercial Design Area.
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New Berlin 2020 Comprehensive Plan
Brownfields
Five brownfields are located in Neighborhood B, one of which is
considered a high petroleum risk (Figure 12.13). Petroleum risk applies
only to petroleum discharges from underground and aboveground tank
systems, and is used to determine agency jurisdiction. The Wisconsin
Department of Natural Resources (DNR) has jurisdiction for review of
high-risk sites and sites also contaminated with non-petroleum
substances. The Wisconsin Department of Commerce has jurisdiction
for all other sites with discharges from petroleum tanks. High risk
factors are:
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confirmed contamination in a water supply well above a Chapter
NR 140 preventive action limit,
confirmed free petroleum product with a thickness of .01 feet or
more,
groundwater contamination above an NR 140 enforcement
standard within 1,000 feet of a well operated by a public utility,
groundwater contamination above an NR 140 enforcement
standard within 100 feet of any other water supply well, and
groundwater contamination above an NR 140 enforcement
standard in fractured bedrock.
The high petroleum risk brownfield in Neighborhood B is located at
21350 W. Coffee Road, and is a Leaking Underground Storage Tank
(LUST). This site is considered “conditionally closed” by the DNR,
meaning that cleanup actions were approved, but site closure will not
be approved pending receipt of documentation of abandonment of wells
or disposal of soil.
Four brownfields are considered to have an unknown petroleum risk
Figure 12.13. Neighborhood B Brownfields Map.
level. Those listed as “ERP” are Environmental Repair Program efforts. Source: WI DNR Bureau for Remediation and Redevelopment
The DNR classifies ERP sites as sites other than LUST sites that have
contaminated soil and/or groundwater. Examples include industrial
spills or dumping needing long term investigation, buried containers of
hazardous substances, and closed landfills that have caused
contamination. ERP sites include petroleum contamination from aboveground (not underground) storage tanks.
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21350 W. Coffee Road; ERP
3950 S. Racine Avenue; ERP
20300 W. Lawnsdale Road; ERP
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18005 W. Lincoln Avenue; LUST
The City should continue to follow the status of brownfield sites in the
neighborhood as development activities take place on and around each
site.
Recommendations
Economic development policies for the West Lincoln Avenue and
Western Area are largely guided by the 2002 Economic Development
and Revitalization Plan. The Plan process hosted a series of visioning
workshops to discuss desired businesses and industries with the New
Berlin Economic Development Corporation, Focus New Berlin and the
New Berlin Plan Commission. Based on recommendations in the Plan,
any development outside of the West Lincoln Avenue corridor in
Neighborhood B should encourage the following:
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Small arts and crafts studios and antique shops should be
encouraged, including those small enough and adaptable enough
to be “housed” in smaller mixed use buildings. For example, some
small arts and crafts studios and shops could be located on the first
floor of mixed residential/commercial buildings.
Rural oriented cottage businesses, antiques, organic farms, and
horticultural and landscaping firms with experimental gardens and
arboretums.
Farming with an emphasis on local food production, local food sale,
hobby farming, and artisan farming.
Currently, West Lincoln Avenue is considered to be a future mix of light
industrial, office and business park uses in campus-like settings with
significant preservation efforts in areas with environmental corridors and
isolated natural features. Land assemblage should be large scale and
master-planned instead of piecemeal. However, before these uses are
implemented, all infrastructure and access issues need to be resolved.
Desired businesses within the West Lincoln Avenue corridor include the
following:
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Bio technology firms that can capitalize on the Milwaukee area’s
large medical complexes and teaching hospitals
Incubating industries, including start-up high technology firms and
newly formed traditional light manufacturing and light industrial
firms
New Berlin 2020 Comprehensive Plan
HOUSING
Neighborhood B is primarily single family housing on large lots or single
family within a conservation subdivision. No changes are proposed.
LAND USE
Neighborhood B represents a variety of land uses with the majority of
the neighborhood being low density residential. Farming, open space,
and light industrial are also permitted and encouraged to remain.
Among the sand and gravel quarries in Neighborhood B is the Kohler
Pit, located at 20640 W. Kohler Court. The Kohler Pit has a reclamation
plan, approved by the Plan Commission in May 2003, which outlines
what types of land uses should be implemented as the company
reclaims sections of the quarry. The plan discusses aquaculture,
forestry, recreation, retail, and residential as appropriate future uses for
the land.
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Aquaculture (i.e. fish farming) uses intend to provide both a
commercial food product and recreational fishing opportunities
for the public.
Forestry uses, termed as “agriculture” in the plan, would allow
for tree growth on graded slopes for bank stabilization and green
space. These trees could be forested for various markets as
needed.
Recreational uses would include trails, parks, and for-fee
camping areas similar to those provided in Wisconsin state
parks.
Residential uses would be constructed on selected parcels in
order to finance other uses. Profits from land sales to
developers would provide this financial support.
Rural commercial uses along Racine Avenue would offer
services for the immediate neighborhood. Although commercial
uses were not requested by the neighborhood at public
meetings, this corridor would provide an appropriate level of
small-scale retail uses or other low intensity uses not requiring
public utilities, such as indoor self-storage or small-scale office.
The preliminary plat for Kohler Ridge Subdivision was approved by the
Common Council on January 12, 2016. The subdivision will encompass
a portion of the Kohler Sand & Gravel Mine and will result in the
complete restoration of approximately 65 acres of formerly mined land.
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Recommendations
Two parcels in the northwest section of Neighborhood B should change
from Country Residential to Business Park / Industrial to take advantage
of the rail line and be compatible with surrounding conditions, the parcel
in the northeast corner of Johnson Road and Cleveland Avenue is
changed from Institutional to Country Residential to be more compatible
with site issues, and a parcel along Coffee Road is changed from
Suburban Residential to Country Residential These recommendations
were incorporated into the initial Future Land Use Map adopted in 2009.
A large number of farm operations exist in Neighborhood B, and the
protection and preservation of these uses is integral to this land use.
Artisan farming, community-supported agriculture, and similar farming
techniques are encouraged. On-site sales of products are appropriate
in these areas, including small farm markets and similar uses.
While agricultural uses are encouraged to remain as long as the owners
wish to operate farms, the Country Residential designation allows for
property owners to transition to development in a way that maintains the
rural character.
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New Berlin 2020 Comprehensive Plan