Plan Commission - Regular Meeting

Will here. Uh, Kirsty Sonnenberg is excused. Commissioner Kennedy here. Commissioner Zurki present. All right. Going to open up public comments. Public comments are for agenda items only for state statutes. So if anybody's here to talk about the Breck athletic complex, that will be next month on the 19th 7 o'clock. Otherwise, we will entertain public comments.

[clears throat] Yeah, I just wasn't sure. I missed my supper tonight. But this is something. Excuse me. Go ahead. Name an address, please.

My name is Larry. Larry Worth. I live at uh I live on Chateau South 85165 been here for 50 plus shares and anyways this is something that you wrote. It says public comment. This is an opportunity for the public to share their comments, questions, opinions with the commission members on any topic they choose. However, due to the opening meeting laws, the commission may not be able to answer the questions. I'm okay with that. But I can't even talk about anything other than what you want me to talk about tonight. Well, according to what the clerk posted today, um, where is that on here?

It's not on the agenda, but why isn't it? Cuz I guess she didn't want to make the agenda two pages long citing the whole state statute. I don't know. I didn't ask the clerk. I just got this in an email at Okay. Uh, can I have to make a motion? Can I do that? No, you're not on the planning commission. You have to be on the planning commission to make a motion. Yeah.

We're always looking for volunteers. [laughter] Looks like a great job. I've got one. I don't know. We signed up. I guess nobody's calling names. No. Don't just state your name and address, please.

Hi, I'm Bruce Ralph W243 S1650 Drive uh Village of WA. Um I just want to comment on your 4A request for fireworks seasonal or whatever. Um that property has no access from 164 at all. There is a small apron on town line about 80 ft from the intersection of town line and 164. And I guess I would call it a veer path going into it. It's not a road. I don't know how people are going to get in there. I don't know what kind of people they're expecting. Um, not sure what your village ordinance is on fireworks, but looking up the state ordinance, uh, and anything larger than sprink sparklers or whatever you need a permit to buy. Uh, are they going to issue permits at that site for people to buy their fireworks? Otherwise, people are buying fireworks illegally. Um, I mean, I'm not for or against this thing. I just have a lot of questions about what the plan is. There's no sight plan of where they're going to put this thing, what their approach is going to be, how many people they expect, what's their time frame. They only going to be open the weekend of July 4th or whatever. We already have a fireworks place on National Avenue. You want fireworks, go there and buy them. So, but other than that, that was my Oops. Those were my concerns. Thank you.

Michelle W2376830 forwood drive and yes I'm not indigent but it doesn't matter. Um, so as the first gentleman had asked is why I know that you say that the clerk put it in and posted it, but unfortunately some of us don't go on there all the time because we're busy. We have labs of our own and for someone to come in because the wonderful recreck center um that the village of Big Ben wants to propose

um you know it's going to directly impact my family as I said at the last meeting and the other question I had it so it's just discerning that you the [clears throat] um and this one this agenda according to this very top line says agenda amended. So you've already amended it and then you're putting another amendment saying that we can't talk about the Brexit. Fine. We can't talk about Brexit. But I want to know about the well station and where exactly is all that water coming from? Um because we're all going to drain all our wells. Um, but the tax key on discussion 4B, um, that is being brought up, I want to know, and I'm sure a lot of people here want to know, is that where you're going to break it off into three sections, and one of that sections is going to end up being um the proposed water tower. And if that's the case, um I believe that that was also brought up in 201 12 and it basically was saying in that proposal um that no, we won't have people hooking up to it only if they really want to. But can you actually honestly tell the people [clears throat] of V or the village of Big Ben that they will not have to hook up to water and sewer? How is one business and probably Kelly's bleachers because they'll probably be affected by it. Um, how is it that one business, the big complex, is going to fund that water tower and maintaining that water tower and the pumping station

and whatever else. So, the multi-million dollar water pump that, you know, Big Ben wants to magically just put in, um, where is the water coming from? Where is it going to be located? because that was never disclosed and it still isn't disclosed. Mhm. And where is the money coming from to even erect that and to maintain it? Thank you. Thank you,

Heather Seagull. West 228 South Enter West 228 South 78 Enterprise Drive Bend. I'm the founder and owner of American Fireworks here in Big Bend and we've been a part of your business community for over about 20 years now. and I'm here to speak on agenda item um 4A fireworks application which I feel should be denied on the basis that the applicant is asking to sell fireworks from a tent which is illegal per village ordinance chapter 10 4D-7 this is the code and I quote location of sales sales of fireworks may only occur from a permanent building that has been inspected and given approval by the building the village building inspector and the village fire chief. All permanent buildings which hold for the intent and later selling or utilized in the sale of fireworks shall be equipped with a fire sprinkler system, fire alarm, and any other fire safety equipment required by the village fire chief and village board. Any additions to or changes of location must be approved by the village board. So that is the code. I it it's so clear. I don't know how it got this far, honestly. It seems like the cart is before the horse. Is that the proper way to say it? Um whether intended or not, this plan clearly indicates the intention to sell fireworks in an

illegal manner that would violate village ordinance. And most certainly as we are have been in the community operating for many years. If this was available, we most definitely would have been doing this. We So that's all I have. I'll leave it with that. Thank you. And oh, one more thing. And other vendors will definitely be wanting to do that as well. [clears throat] Thank you. [clears throat]

Public comments. [snorts]

There are no more public comments. We'll move the agenda along. three. Does anybody have H3 or three? Does one two3? I don't have three or three. Does anybody have three or three? No. Three. Page 303 being the uh blank page at the end. Okay. Yes. Item 11 is uh item 3 A, consideration and approval of minutes. And item 3B, uh, Thursday, January 29th, 2026, public hearing first and then public planning commission.

We got two first simultaneous Any further discussion? All in favor? I opposed.

This actually already went through the board approval. Oh, it did? Yeah. Because the meeting was so and there were no edits. So, I'll make a motion to Okay, fair enough. Second. Have a motion and a second. Any further discussion? All in favor I opposed. Motion [snorts] carries.

Move on to the planning commission meeting minutes. I make a motion to dispense the reading. I'll second.

Any further discussion? All in favor? I. opposion carries. Motion approve second motion in a second. Any further discussion? All in favor?

I opposed. Motion carries. Item 4 A, discussion and possible action under request by Freedom Fireworks LLC for approval of a site plan and plan of operations to allow for the seasonal retail sale of consumer fireworks with incidental sale of local products at the property located at South 63 West 2415 Townline Road, Tax Key PBV 2025990, Applicant Freedom Fireworks LLC. The subject is approximately 1.26 acres in size and is zone B4, Highway Business District. Ben,

all right, just give a quick summary of the staff report that you guys have in your uh packet. So again, the site is located right at the southwest corner of 164 Townline Road. Uh it's about a acre and a quarter zone D4 highway business district. The lot is surrounded by a larger farm parcel that is also zoned similarly and the farm across 164, the site of the proposed BRE project uh is also zoned B4 across the street. Uh the application uh proposes seasonal fireworks sales. Um it's mainly fireworks. note some I guess I'll call them incidental local products that they are proposing to also sell but primarily it would be the sale of fireworks. Uh they are noting two phases in the application. However, phase two is really just conceptual and is not a part of this discussion and consideration. Uh so really all that's in front of you guys is phase one. So I just wanted to point that out. Um phase one uh would be served by uh uh really the primary structure would be a temporary structure that being a tent about 5,000 or 5,000 square ft. Application noted uh storage would be uh occurring in two storage containers. Uh the applicant submitted a a supplemental email that noted [snorts] it'll only be one storage container. Um the general seasonality would be and this was again uh clarified with supplemental information from the applicant but uh the the the retail sales would occur basically Memorial Day to the 4th of July, but they're proposing a couple weeks of time to set up prior to uh Memorial Day and then a couple weeks after the 4th for cleanup uh cleanup activities. They've noted this would be three years relative to when phase two would occur, but again phase two is conceptual only. And so, um, it's probably worth a discussion if if this is specifically a three-year proposal or

if they just think this will be 3 years, uh, but are really seeking, uh, permanent use until they move on to, um, phase 4. Uh, hours of operation would be 8:00 a.m. to 10:00 p.m. on a 7-day a week basis, I believe. Um, the site would be served uh, by portaotties, gravel driveway. uh they're shown about 41 parking spaces with some ADA spaces um would would seem based on village ordinance to to generally meet the uh spacing space number requirements of the code. Um I want to speak about the temporary tent. Uh the ordinance gives a little bit of guidance but not a lot about temporary structures. It defines them basically saying what they are and what they're not. It really speaks to just the engineering of them that they're not anchored permanently by the ground. says they can be up by n for nine months unless further extended by plan commission and that's about all it says. So we know we have a temporary structure. We know plan commission can authorize um it to be put up where it's there's not a lot of clarity in the ordinances. Is it subject to building setback requirements? Um can it be placed anywhere? Um so that's just something for the plan commission to consider. And it's worth noting for the applicant for his phase future phase two plans is that the tent wouldn't meet building setbacks, um the building setback is 35 feet from the ride ofway. I believe the tent's 10 or 15 ft. So again, there's nothing that I read in the ordinance that says the plant commission can't consider a temporary structure that doesn't meet the zoning requirements of a permanent structure. I'm thinking a a roadside farm stand is a good example of of something temporary that's located well within a road setback. But worth noting that um and certainly the applicant should take note that um no no building could be authorized in that same location that the site isn't quite as accommodative for uh for permanent structures per the code. Um I noted that portaotties would be provided in in uh this phase. Um, no

lighting was noted in the application, but the supplemental piece noted it would be um temporary commercial lighting. Um, that's what the applicant noted. Uh, we have not been provided any signage details, but a sign location freestanding is noted towards the intersection. That would need to um that would require a separate permit where uh the village can review the the sign for all the uh sign stand. So, um that is the general summary of the request. I would imagine that the actual Kent who's here will want to [snorts] provide some additional detail. Um just a few things sort of generally to I I think about as I kind of went through this. Um this is a situation where the plan commission is the authority to approve or or deny site plans, plan of operation. The code is rich with several design considerations that obviously uh ties a lot to to building standards. You're not getting a building, right? You're getting a tent. Uh we understand this is temporary in nature. um and it doesn't fall within the architectural design standards, but I I think there's a broader question of um is the broader purpose and intent of your site plan standards intended to include these temporary structures that could be on a on a seasonal but permanent basis. I guess it's temporary in its seasonality, but but this could be um you know, if if it's proposed to be up for more than one year or two years or three years. So, I think that's just something to think about. Um they're they aren't proposing any landscaping. They are proposing to remove some some trees. Um the plant commission has clear authority to require landscaping. Um I I don't know if they're if they're proposing the landscaping and I I I don't recall if this would be a future phase, but that's something to think about if any landscaping would be appropriate to require as as any type as a an approval condition. I mentioned term. Again, they're proposing three years. It's not clear if it's we think three or if it's three and then this use would terminate, but I think that's worth worth

discussion. Um and then the last thing is an issue that was brought up by um one of the public comment and that's the licensing issues and the ordinance issues. So fireworks plan commission is addressing the zoning code and this is where it gets a little bit complicated. Um, we're here to look at site plan, plan of operation, plan of operation request and whether it meets the zoning code requirements. Fireworks sales touch on other village ordinances. Um, there is a village ordinance in licensing that sets a per capita limit on the number of licenses that can be sold per 1500 residents. Uh and I think more significantly perhaps are the within the nuisance or the orderly conduct um chapter are several standards that were mentioned tonight about the appropriateness of um tents for firework sales, the need for fire suppression and and brick and mortar. And so um I have spoken to the applicants. They're well aware that um even a plan commission approval tonight would be subject to um licensing and licensing cannot be obtained until they can convince the board to change those policies. So again um those are things that are not um primary to this request but but again the commission is to address health safety and general welfare and so I do think uh in terms of if you have concerns about you know standards with respect to fire safety I do think that is a legitimate thing to be discussed tonight. Um but ultimately we're not here to affect those policy decisions. Those will occur at at the board level if they're pursued by the by the applicant or the village. I am happy to answer any questions at the appropriate time, but that's all I have for.

Thank you. Question for Bill, our fire inspector. Yes, sir. No, no, no, not at all. It's okay. 5,000 [clears throat] question. 5,000 square ft. I know that's not required to sprinkle. No, but let's look at what the load is inside,

right? And I do believe years back we had said that you know nothing with tents anymore. We want bought for masonary buildings and we want it to be strict so it can handle the situation that you would have with the French [clears throat] and for the safety of the people. Yeah. So if we date back to former [clears throat] police chief Harter, Michael Harter,

he was one that kind of championed that. um we didn't want the freeway or the interchange to be littered with a bunch of tents uh for safety reasons. So that I believe is what led to this code change. It is kind of weird that it's under the orderly conduct. Um so you got to dig for it, but ultimately that's what drove the requirements for brick and mortar from a safety standpoint and a sprinkler system. Yeah, I spent hours helping develop that glass. It's explosives and that's near and dear to my heart. Believe me, I I fireworks. But um thank you. There's a reason that at least somebody respects me as a foot. There's a reason that there's extra safety around something like that, right?

Anything else, sir? No, thank you. I appreciate your input. Not a problem. I'll send you the bill. Checks in the mail. Ben, I have a I have a zoning question. You went through the zoning code change for [clears throat] portable containers. and currently and limited use of portable storage containers on any building. And if I recall, I'm trying to find it. I'm searching for it. You can't use a portable container as a primary structure. And in this case, the the tent and the storage container, neither one of them are primary structure on the property. Right. Good.

So, no accessory structures are permitted until you have a primary structure. Am I correct on that? I think that's a good point in terms of I'd have to look at the code if it says a principal use or a principal building. I mean, they are establishing a principle of use with the tent. Um,

but we're I mean my my concerns from a building code standpoint is ADA accessibility, you know, portable portable toilets are not always maintained as ADA compliant. And you know, I completely understand if you have an event at a a you know, a public business that you want to have a grand opening, put up a tent, great. Love it. Uh protect people from the weather. But as a primary structure, I'm questioning the use. And then I thought we had a limitation also on the portable container size. I thought that is quite honestly is it's possible. I didn't detail. There was there was discussion when we were going through it

that they were stacking 40 foot containers in lie of a permanent accessory building and we put it in the zoning or we I thought we talked about language and zoning about limiting the size of the container and the length duration of the container construction was construction activities were different like if you're building construction you're permitted a container for construction purposes but for storage purposes you're limited in use and I want to say it's 30 I don't see I did just a word search on containers in the zoning code and I'm only seeing stuff about trash receptacles not about [snorts] like pods or that's I'm doing the same thing

and I guess in my head I'm think I was thinking everything was temporary and so it wasn't like they were building an accessory building prior to the construction of the principal building everything was just uh temporary but I don't know and if there uh I may have missed something about containers specifically I remember you approved that I Okay. I was going to say we had quite a bit of containers. I know there there was a limit on quantity of containers, size of containers, and duration. Duration and permitting required to have a container, right?

I mean certainly if it's considered a temporary structure, it's clear that the commission has the authority to allow those things as it sees fit. Um, now does it I think it would fall under the definition of temporary structure, but if there's more specific code in here somewhat. Yeah, I know the state building code also addresses temporary buildings, but I'm not 100% sure on

Yeah, and that's the reality. It could be sitting in another code and you guys may authorize it and they may be stuck dealing with building code like they're stuck working through some other codes even if it gets um advances here here tonight. So, because I know I know on like a temporary electrical standpoint 90 days is the limit for temporary electrical installations. So you know if they start today and they go through July we're looking at the limits on the temporary I want to say that that follows the legal we want to hear from the applicant on this

be sure thank you I

want to thank you all for your time tonight. Number one, I appreciate it. My name is Dustin Hine from Freedom Fireworks and Best of Wisconsin. Just a couple clarifications. We are under contract to purchase that uh piece of property and mentioned we do have the two-phaseed uh plan that uh uh Ben mentioned where we would build a building after uh year three. Basically, our plan is to operate seasonally for three years, fourth year, build a permanent structure to house both buildings. Um, we are looking tonight for approval on just our first uh phase of basically from the planning commission with hopes of having a discussion with the village board about allowing a second fireworks company to operate within their village. We're looking to become land owners with the village and grow my business. We have obtained an alter survey, initial site plan are aerials and plans to update the property right away, including some landscaping uh grass and so forth to meet the code of the green space requirements. Um, Freedom Fireworks has been operating in the surrounding areas for over four decades. I've had over 20 seasonal locations in 2025. 20 tents, 20 portable containers, 20 municipalities that accept and approve and are not scared of fireworks. Um, best of Wisconsin is a unique marketplace where we feature state fair award-winning products from Wisconsin small businesses. Items like beer, mustard, barbecue sauce, pickled veggies, cherry products, cranberry products, local honey. I can go on and on. We feature over 50 products from over 25 small Wisconsin businesses. We would love the opportunity to bring the best Wisconsin and freedom fireworks to your village of Big Bend. Um, I have to apologize to Ben and the commission on how all this work. I have

no idea how all this works. I thought we'd bring it up to the commission and then we go in front of the board with all the insanity of the previous uh uh month's uh planning commission agenda. the new planner. Uh I just we understand that things got uh overlooked a little bit. Um we completely recognize the complexity of all of this and we recognize that it's going to take special considerations. Um we could have had a discussion with the board first, but uh those are just words. This shows a serious plan. This shows a motivation, not just talk. Um um we we have a serious plan to become land owners in the village. Um we're hoping for the commission would either approve tonight with multiple uh uh contingencies [snorts] or table tonight for cons uh consideration from the town of our speak with the town of our village board about approving a second firework stand. Um I'm here to answer any questions you guys have about me. We're hoping to basically get the same opportunity that Mrs. Seagull was given. Um, firework stands have been operated out of tents in this village for a long time. They were given a little opportunity to operate out of a tent and then build. We were hoping for a little bit of an opportunity to operate out of a tent and then build. That wasn't very

We're looking for some serious uh um uh seriousness on us. We'd be willing to put in the parking stalls to make it official to show how serious we are. Not just put in gravel. We'd be willing to landscape green space, parking lot, and obviously just leave the space for the tent. We do recognize that the tent would not suffice for where the building would go. We're hoping to put in a 6,000 foot building with all the requirements of sprinkler system and knockbox and alarm systems and all that. Um

3 years seems like a little excessive for for starting the build. U is there a particular reason why it would be three years? I guess [sighs] with the excessive or not the excessive the extra expense of the sprinkler system um almost 100 grand of it we just went needed some extra funds or financing to grow the business and make the plan come possible basically I don't know if one year would do it especially with the construction I don't know if two years would do it especially with the construction that potentially 60 what if this wouldn't pan out quite the way [clears throat] you planned it to pan out and three years from now we're stuck with a gravel parking lot over there.

That's I guess my risk and I would be the proper we do have some other options or plans for the property if this fell through. You know what I'm saying? Um there's always another option, but uh I don't know if that's going to come true or not. So, but just to show my seriousness that we aren't just going to be here for 3 years and ask you to come back and approve us again. We'd be willing to spend some money to make this first phase happen and we'll move on to the third phase or second phase. Sorry. How many buildings do you currently own and operate? I don't own any buildings right now. I own a strip mall. I rent a strip mall 2500T strip mall and then the rest are seasonal location. Seasonal tent. Yes sir.

And have you where you've had seasonal tents up anywhere else? Have you do you own that land? And have you approached any of those municipalities about putting up a building anywhere else? Yes, actually. Yes, some of them I do. I own two other pieces of property, Bloomfield and uh the town of Gilberg. Okay. And the rest are the N branches there. Are they on the same kind of timeline what you're looking like? How long have you operated tents on those properties or that you own potentially to build a building there?

I've owned the one in Dober for 5 years, Bloomfield for two. don't have any plans to build anything in Bloomfield. There was some plans to go in dober uh uh but that just fell through. Um but again there really is no other plans to build the sides together. And so the one you've had up for 5 years there's no plan of build putting building up there. Correct. Okay.

It just wouldn't work for a fireworks store at that particular location. We were trying for the best of Wisconsin only but that fell through. You guys are the trustees. I mean, do we does it should it go to the board first? You know, if we're going to if we're going to approve a plan, but it's not meeting the conditions of selling out of a tent, I think the board should get on board with it first. The impact on chapter 10, I think that has to be addressed, you know, because otherwise it's a non-starter, right? It kind of is correct. Yeah. I mean, if you completely understand that. Yeah. Those are those were the

Kelly I think would should probably see if it's even feasible to do with a second fireworks license or not. Yeah. Well, two things. A the restriction on the population as well as the chapter 10 the way that it's written don't technically allow for it. So modification I could have came in front of you guys with just words. This is something serious that you can consider. You know what I'm saying? And hopefully we can have a further discussion about it. But if you come to the board with a conceptual plan and and that kind of stuff, at least we could figure if this thing is even going to fly. Sure. Before you put a lot of time and money, effort into this part of it.

Do you know what would I be able to get on next board meeting or is that too late? Is there a drill plan deadline possibly or? No, I think you'd be able to hit that. Pretty quick. Could we maybe maybe tape this [clears throat] tonight for future discussion at the board meeting to come back at a later date for approval on this? The only thing I just and not to put anybody on the spot, but does anyone on the commission or or commission have concerns outside of that? Because it's, you know, I think it's if you do and and and if you if you don't and that's okay, but if you do, I think it'd be worthwhile sharing it just so the the applicant knows there's a there's a village board issue, but the commission has some site plan concerns.

Yeah, I I definitely have some some building code 88 code. I mean, just looking at your parking layout, the turn there's no turnaround radius for a firet truck even in your parking lot. So, if you if you had an event and you need to get equipment in there to take care of that event, there's no there's no egress. One parking lot, one driveway entrance. Sure. Sure. I do have some serious building folks and that was the civil engineers initial layout. We told them to get as many parking as we can and we do seem like we have excessive parking spaces. We can change that to where fire trucks can access that. No problem.

I would think that the board would also want to talk to fire bill because this property is on the exact opposite almost end of town, is it not? Yeah. So, I'm just just saying if if you you don't have sprinklers, you know, like we're and you do have an incident, it's the farthest we have to go across the whole village. So, I think there should just be some talk and consideration that they're linked up and on the same page. I mean, and yeah, you don't you show only three fire extinguishers on your

Mhm. And you know like I know Bill just basically said the fire load you have in that building is extremely three fire extinguishers is not sufficient enough. Absolutely was just a standard. So was whatever is required one per 35 ft probably be five in the tent one in each container. all the things that the board, right? And that's I think that's that's trust me. I I've got a lot of I've got a lot of red flags. I read this when I first got email.

Again, sir, this is not our first rodeo with this. We do this 20 different places, 20 different concerns. Just like you, sir. Absolutely. I did not just because I didn't put down six fire extinguishers does not mean I don't know what to expect. I would expect, you know, if we're going to approve something, I would expect the entire plan here, not we're going to we're going to approve something. It doesn't get done back. And I do agree with Greg that 3 years is that's long. Yeah. Okay. you know, temporary use temporary use structures to me is 90 to 180 days

and that's you know short term for like I said grand openings special events remodeling if you're remodeling a portion of a building because you need the time to maintain detail space [clears throat] I understand that but using that as a primary structure I from a building code standpoint I don't agree with that because I've worked on buildings and where the the temporary facilities just give neglected. You have a safety issue. It's a motion to table. Did that come with any special stipulations or we just make a motion to table with consideration by the board at the next board meeting?

Just so I'm clear, the purpose of the motion is to simply let the board uh work through the the other related policy issues before bringing this back [clears throat] to the table. I mean, I that's what I'm hearing. And I think it's just as advantageous for him as it is for us to have this table because you know we could go through a lot of discussion that's not going to be nothing if

let's also discuss with the applicants clear. Um I mean you guys know why you're tableabling it. You you'll bring it they'll submit an application to get on your your agenda. Um but it sounds like you're also looking for some more information for him to bring back to the table before you guys want to see this again as well. provided the board up makes policy change. So maybe be good to just I think I kind of heard it. I didn't I didn't grab it in the motion, but just I don't know if you wanted to. I would I would get with Jason, the building inspector, and Bill and get any concerns that they may have.

And just just so you know how we'd lay out that big tent. It's not like a store where it's lined with the walls and up to 5 in. We have table 8 foot space, table 8 foot space. They're basically laid out. So, I know it's a large space, but the fire load is less than a normal 5,000 ft block building cuz I can't go up to the ceiling. I go flat and and and and I need a lot of room for aisles and such. So, but yes, we would definitely be willing to work around any requirements to do that if you'd like. Absolutely. I think I heard a a a site plan that provided better circulation for emergency vehicles and I definitely heard you guys say you had landscaping that you're offering. So I think we we should see the landscaping.

Absolutely. Otherwise we can't assume absolutely we're going to see anything right away. So typically typically with a building construction plan we have an 88 compliance facility just to say I do rent 88. I would like to see that. Yes, sir. Yes, sir. Yep. Completely understand properties in excess of an acre. I guess I'd like to see some information on your on your drainage. So, you're going to win some ground in order to make that happen. So, you're looking at site grade control drainage. Even for phase one, sir, for just the gravel and parking lot especially. I just want to know where it's going. Absolutely.

Yep. It seems [clears throat] to me as though the high point for the drainage for that curve is right at the intersection of town line and 164. It goes south of 164 and then west down line. We just have to make sure we're not sending water where it wasn't going previously. I'll work with Jason at something. Sending water where it wasn't going previously. Yeah. Okay. I'll second the motion. I believe so. Yes, sir. Motion in a second. Any further discussion? All in favor?

I post the table.

Thank you. We're along item 4B, discussion, consideration, and feedback on a concept plan request for a proposed commercial land division resulting in three lots ranging in size from approximately 2.7 to 9.43 acres with a conceptual site plan illustrating potential future development. This property is located along State Highway 164 on currently vacant land tax key BBB 206999005. Applicant Rick Rivera, Ideal Core Holdings. The subject property is approximately 17.6 acres in size and is zone B4 Highway business district. Ben,

all right, give a quick summary. I know Bryce is here and we'll uh and and the applicants here as well and they can uh speak speak to their concepts. Um high level overview. Uh this is the property on 164 just uh a little bit south of the park and ride again zone B4 highway commercial. Um they are proposing a three lot land division. Uh will probably be done through CSM. They're proposing there's two concepts. Um they're they're very similar. Uh there's a slight a slight change in in acreage between a couple of the lots, but it's it's generally the the same layout. Lots range between the two concepts. Lot sizes between 2.7 and 9.43 acres. They note that the uses generally would be flexible commercial contractor type uses. One of the the the applicant is the owner of ideal holdings, if I'm getting that right, which is the existing business on site. uh he he had discussed possibly utilizing the a smaller adjacent lot for future expansion of his business. Um they note a potential self- storage use there. I I believe that's all just sort of conceptual showing you guys how things could could fit on the site. Um but they can certainly speak to that stuff. Um access is currently shared. That arrangement would remain the same. So the access point to 164 wouldn't change and all the lots would be served there. They they have engaged uh Wisot. Um it sounds like a traffic impact analysis. It's not going to be required, but uh they were they were um asked to just basically scope it out. Uh provide that information, the application information to WIS dot and they would um provide that verification. Uh but they don't believe they'll need to do a traffic study. Uh but we'll likely need to do some type of intersection improvements there. Um there's also a question and this is uh that the applicant wasn't uh necessarily uh proposing one or the other but a discussion of whether the

the road should become a public road or a private road built to public road standards or something altogether different. So that's uh something that's probably um an important thing to cover tonight. Um other than that I'll I'll maybe just leave it to Bryce to

All right. Thank you. So, I'm going to pass out uh I'm going to pass out some examples of uh and I'll kind of talk about um some similar projects that uh they're they're fighting to base this project off of. Uh so, Ben's staff report provides uh a great amount of information. Um so I don't want to go too far into detail but yeah generally there would be uh three proposed parcels with a for a CSM. Um lot one would is expected to be reserved for probably a larger development. This is expected to be the largest parcel of the three. Um the property is zoned B4. So we anticipate that any proposed use would you know fit within the B4 district or we'd have to come back for a future resoning. Uh right now there's really no proposed use uh for lot one at this time. Uh lot two uh features some uh storage units on the north end. Currently we show 36 units. Uh these would be roughly 25 by 50 um you know your typical storage units. And then uh on the south end of lot 2 would be uh roughly 15 units of business contractor storage uses. Uh so this would be um in the packet that we just handed out the first two pages that would be an example of a different project that um we kind of would take the same elements. Basically there would be a customer uh front uh entrance and then there would be uh overhead doors in the rear. Uh so that would be able to be you know accessed from the the business owners and and one of the concepts uh that we're considering here is like a business condominium uh project. So basically uh small business contractors uh such as HVAC contractors you know

electricians um etc. they can uh basically, you know, buy this as a condo, use this for their their storage as well as a small office space. Um, this is generally kind of targeted for more of your smaller businesses that may have two to 10 employees. Uh, could be larger, could be smaller. Uh, but it kind of gives you an idea of kind of that target audience. Um, and then on personal three, [crying] there are uh three potential buildings that are shown. These would be, you know, probably approximately 5,000 square ft each. Um, these would be, uh, obviously larger than the storage units, but, uh, pages three and four of your packet show some examples, uh, similar to a barn. I just struggle with this word, a barnium. Um, so these would probably be, you know, for a singular comp, a single company. Uh, one other option that, uh, has been kind of discussed is maybe a clubhouse that would be able to serve, um, you know, owners and and users of lot two and lot three. Uh, so, for example, Black Tai out of Burlington, Wisconsin, those are the first two pages. They have a clubhouse area, a meeting room area, uh, that anyone that owns a storage unit within, you know, lot two, um, can can access. And so, that's just one thing that, uh, has been kind of floated as an idea. And then uh the ideal windows and doors uh property would remain as is. Um but as Ben mentioned, you know, currently we we show it as a a private road that would be, you know, brought up to public standards. Um we show a private roundabout that we think would be efficient for kind of moving traffic within the site. Um and then storm water. Obviously, at this point, it's a little too difficult to determine exactly uh where the storm water, you know, ponds would have to be, but right now, we're assuming it would be on the west side uh in the southeast side of lot 3 and potentially in the northeast corner

of lot one. We didn't include it in this last concept. Um but that's another area we're looking at. Um so, at this point, you know, it is conceptual. We are aware that uh this would require a certified survey map uh you know site plan approval with operation you know uh approval and then also uh conditional use permit for uh the storage unit. So at this point we're just here to kind of get some feedback, answer some questions and if there's anything that we can bring back uh moving forward for more information we'd be happy to. I guess before that Rick did you have anything that you want to cover or

Yeah, I think we're just gonna try to build a community of small businesses. We're a small business oursel and I think there's a disparity between um people actually needing a building and not needing a building that's 10,000 square ft. So, there's a lot of options that we've been throwing around. We have uh people that are friends that possibly want to have a 24-hour fitness there. So, it's going to be more warehouse um high-end contractor unit is there will be some contractors there, but it's going to be more just your everyday business. [snorts] [clears throat]

So, this is going to not just storage units your attention. I mean, right now, this clothing we have on here is for the land division, correct? Again, just discussion only. Um, so I think there's nothing nothing binding tonight. It's Yeah, there's no action tonight. It's just consultation.

I just I looking at your looking at your plan, there's definitely I see some parking situations. If you're going to have anybody bringing customers in, I don't think there's adequate parking. Um, just looking at your your layout. So I look at that parking there's going to be public access or requirements for EDA handicap spots for each each retail business may require that that added parking that um those are some of the are these all going to be separate addresses or this um like a common common address with suites these I know you're just putting together as a common address with squeeze.

Okay. So, would every tenants have their own utility or would they be under a common facility because you use the word condominium? It would have to be separate. So, you have separate utilities for each one. Okay. That's a pretty common No, that's that's why I asked the question because I've seen this where they put it under one common address and next thing you know you have separate businesses doing business as but there is one electric on the building that's [clears throat]

and if I could just speak to the parking um yeah we we did do a couple highle um sketches we think we can meet the parking obviously that would be shown as we move forward especially for the conditional use permit request. So uh we'll we'll certainly show uh you know the parking spaces in a little bit more detail but at this phase in the conceptual we thought uh this at least gives you guys a good idea as to what we're looking at at a high level [clears throat] question for you. Yes. 45 foot roundabout big enough to get a fire truck through. How many? 45 45 probably would be.

The other concern I do have is there's only one way in, one way out. And any of these other complexes that we built or had built has one way in and another way out. Even the one over on National Avenue, even though that one is gated and locked, but I can open that gate and I can run the engine from one way or the other. And that concerns me [clears throat] and

the CIAC would be the same thing as what the uh is there. So there's what is that what you're saying? There's only one way in all the way through this maze. I don't know if you can. Yeah. No, I understand Bill's point of view because if you got apparat there and you needed to get water trucks in and out another direction, you don't have that. Well, I think uh long-term process parcel one gets developed there will be in the second there. Well, you also could be trapped in there too if you you know doing one building all of a sudden she spreads to another building and now I can't get out. The only way to get out is building and other places are two ways out

with these big type of complexes. And are you referring to within this area or access to 164? Yes, sir. Okay. Yeah, we could certainly look into creating uh another way out off that off the off the north end or northeast end. Yeah. And then eventually we would be connecting um you know once again kind of at a conceptual level we'll be connecting over here. We didn't want to add another one where there's five different, right? But then down below here where you've got the uh this section here, you could probably put, you know, some sort of turn around for us. Yeah, absolutely.

And that has got another oneway out too, but the volume there is not quite as much as the volume on two. Lot two scar.

Yeah. Yeah, I'm taking consideration too for your conditional your thoughts on the conditional use is that is there going to be a limit to the type of business that's there conversations facilities that additional use grant says this and we argue well is this business is clear you said 24hour fitness or something like that so we do uh crossfit in that building that That's clearly spelled out on condition. So that was a was that a permitted use talking about the the the incubator units if you will.

Correct. Yes. So that that they just you have that on your plan so that there's not an argument of what are they actually doing. Yeah. We had we had someone to come in and they wanted to do diesel repair at one time. Yeah. And then there was there was some concern that that didn't didn't match auto repair didn't match with the just so they like get that all out ahead of time if that if that is there's additional building code requirements for any kind of auto repair body body part retail at all retail retail makes it

we went through that If you decide to make parts that fly, right? That's why I said if you guys are planning on doing something like that, make sure you put that all on your commission. The types of uses, right? Clearly spell it out so that there's no question.

We have to make sure we consider each one. And there's the farominium, condos, whatever you want to call it, right? Out 164 there talking about those aren't designed for a retail customer front. Those are more so they take their truck there at the end of the day, you know, park it, maybe work in the shop, but they don't have customers coming front to the front door. So, this would be a little bit different type of use and that's why we want further scrutiny on what those expectations are so that we make sure we're covering our bases.

Yeah. I mean, example I could talk to someone I know is they do all their cutting, all their prep work, but it's not a shame when you pick the granite slab in another location. So that's kind of why I just want to give you that heads up that your condition for distort. It's clearly spelled out and that you're all of a sudden not coming back a year later going, "Hey, can I get an amendment for this?"

Yeah, we're uh you know, part of the reason for purchasing that parcel around there is cuz we kind of wanted to control what was built around our building that's there currently. And so we have a lot of personal pride in our building. We keep everything tight and orderly. So, um, this is a huge investment and we're a small company, so we're not going to we're going to thoroughly bet the people that would possibly come in there and be a tenant or want to buy one of these units. Uh, diesel shops are dirty. So, no, it's just it's just it's because it changes. I mean, when you're talking about minor repair, major repair, automotive, that just changes your your entire,

you know, use of that facility. you have HVAC requirements, fire requirements that we should, you know, look at what you want there that's not going to be a nuisance or a problem. What I like to see is uh occupancy permits for each of the con buildings. Get an occupancy permit. That way I know what's going in there. We all know what's going in there and comes to this meeting here on planning commission meeting. That's similar again to what we did with the Lake Park condos, right? where well we did with some of the Lake Park condos but not everybody in the lake park I think those things work best when they the tenant the

that's why that's why I asked if it's separate addresses or separate you know it could be one address for the facility and suite numbers but then because there's separate addresses every suite would be considered use

it'll enumerate the broad uses that for allows or the things that the commission doesn't want to see in those things and then we'll have to come in for some kind of zoning review. That'll involve a talk with the building inspector, with the fire chief. What are you storing in there? Do you are you is your water usage unusually high for the use? Uh because I have I I work in a few communities where those things exist. You get all kinds of requests. Um car dealers that are auctioning a few cars at a time, you know, um the the limo or the sherpa riser, they take you around to the the you know, the store van there for the golf tours that they do. one guy's brewing coffee, roasting coffee in one of So, you do wind up with a lot of things that may need the other piece is like some of those buildings are they're commercially approved for storage. Uh, but that doesn't mean you can roast coffee in it. It's going to need to go back through DSPS approval for for commercial. And then we get into fire suppression maybe needed based on what they're doing. And so, this can work. It's just a matter of nobody likes surprises, especially uh the fire department. Well, it's after the fact it always gets a lot more expensive.

Well, not to mention not to mention I don't see any place for it. A septic field. I mean, if there's going to be businesses here, you'd have to have some room for a septic field. Yeah. Well, that's will I don't want to assume I think but is Yeah. Well,

they will have to do storm water. They've already spoken with the DOT. The DOT is going to regulate anything that runs out to 164. village will regulate anything that goes in any other direction. Um, septic is a good point, drag. That's one of the things that I kind of had on my laundry list. Um, graded graded storm water traffic. You have four or five depressional areas on this property. I think if I were you, I'd investigate those wetlands at least on a preliminary basis. and the septic. If you have a lot of these buildings, you're going to have to have a separate holding tank just for the drain water that if you put drains in the in the units, right?

So, you'd have to have a holder tank as well as a septic. So, there's got to be room for this for that stuff. Yeah. No, absolutely. And I know um with uh you know the know the the topography out there um we're going the topography out there um we're going to have to you know look into the storm to have to you know look into the storm water and like I said it at this stage water and like I said it at this stage is still early enough to where we didn't is still early enough to where we didn't go all the way into the details but go all the way into the details but those are kind of things that we've been those are kind of things that we've been looking at behind the scenes. looking at behind the scenes. No I I completely understand. I mean No I I completely understand. I mean we're not at plan review but we're not at plan review but yeah that's yeah that's something to keep in mind. something to keep in mind. Good to do your homework ahead. Good to do your homework ahead. Absolutely. And I know um with uh you

Absolutely. If you have four or five depressional areas out there and you lose an acre of ground, it may not be feasible, particular if it's in four or five different locations. Yeah. And the address could be one address, but the building could be 1, two, three, four. And when building one, okay, you may have three tenants in there. So that'll be A, B, and C. Then go down the next one, and then on and on and on. That way you could find it. Each tenant could be an occupancy that could be controlled through building and fire. Right. Right. Not one giant tenant.

Does the commission have an opinion on private versus public streets? It's currently in the 72 foot uh shared access easement. [clears throat] Do we even know if it meets the requirements for a public room? We have no idea how it was constructed. I believe it does not when is looking at that property. I think they were going to be required to redo it to make the public the road itself.

Yeah. Yeah, I mean if you're looking at that, my personal opinion, if you're looking at that kind of concentration of use, you know, back there, I would be a bigger fan of it being a public road, right? Making sure that it's held up to that standard, we maintain it. Obviously, there's a there's a cost to improve it to bring it up to that standard. Uh, but then we maintain it, it's our road. Um, as long as that fault/col roundabout, whatever you want to call it, can meet the fire department needs. Um those would be the big concerns from my perspective and again if you don't if you don't necessarily have weight on caring whether it's public or private you know I would say we air on the side of public personal opinion

but it sounds like there's no question that it's going to be to public standards anyway cost them the same

but then they become dedicated to the village Bryce, is that tree line? I know the orthopo is kind of mislead you. Is that tree line completely on the the farm property or is there I'm just you know because someday that's I mean I know it's platted as a as a subdivision. it may someday. Um, and all of a sudden we got a self- storage use with no no green buffer or anything. I just didn't know if that was part of your property and it's just the way the lot lines show. It's just that might be something to think about as some kind of landscaping between what will be probably non-commercial.

So, we we haven't quite done survey yet. We will be doing that soon. Um, so we can take a look. Well, only because if it's not your tree line to maintain, then it could get ripped down and they probably will keep it. Um I guess but if it's scrubby stuff or whatever there was some contention with that with the other buffer landscaping was one property versus the other. Yeah the property [cough] property [clears throat] so that it was going on that property of trespassing the trees that and there's going to be [clears throat] landscaping requirements and so I would think on the perimeter is probably good on this to not get in the flow of traffic throughout the site. So just just something

it's good due diligence. Uh that's the homes by town plan residential. Yeah. I mean their their plans are to vacate that. That's been their plan for years is to not put a subdivision there and ask for res. Um so I wouldn't expect it to be a residential. But regardless, it's just good planning to make sure that you got that on your property where you can. Yeah. Like I said, it's been planned for years and they're just going to vacate that abandon and resone, but it's just waiting for something. Would we have to have something marked for a easement on that north north [clears throat] side for for a second?

Once it gets into detail for like an out, you're saying? Yeah. For future phases. Yeah. If that's the concept, the drive access you're saying? Yeah. Yeah. Yeah. We would have to

like coming through one This is I guess just to clarify. So public standard or public road standards sounds like the preference would be to dedicate to the public

helps with maintaining for sure. Um yeah, just uh we'll have to go back a little bit to the drawing board in terms of the setbacks for the uh the contractor storage. We'll have to work on that, but that should be done. Have you seen any preliminary work on this property? I'm curious if the allow access to 164 up. Yeah, they weren't I don't remember. They weren't against it. They didn't require it, but they weren't against it. But there's nothing that precludes them from that. That was my recollection. I just wasn't sure.

Which plan? There's an initial DOT call when they reached out to WITA to determine if a traffic study was going to be needed based on their concept conceptual plan. There was a staff meeting that um a few people were on to get that initial conversation. [clears throat]

action questions. Appreciate your time. Thank you very much. Have a good night. Thanks. Moving along. Item 4 C. Discussion, consideration, feedback on a concept plan request for a proposed land division 381 new single family residential lot on an existing farm parcel. This property is located at South 82 West 23480 Artisian Avenue on the west side of the village of Big Ben. Tax E BBB 2069997006. Applicants Matthew and Maline Strickler. The subject property is approximately 56 acres in size and is zoned R2 residential district with an agricultural overlay. Ben.

All right. I will be brief here, but the the parcel is 56 acres. uh families here can uh speak to what they're trying to do, but just general summary they're proposing. Um and and they did correct my concept plan shows about 1.45 acres being proposed. Um that's going to be closer to to an acre. Won't run quite as far far north. So again, this is just conceptual, but I wanted to to correct correct the record there. So they're proposing to carve off a single lot for single family purposes. Um they would like that lot to be served without direct public road access. That is uh something that the village can approve. That was done similarly in 2019 for the lot on the sub lot to the south uh where they created a single family lot. It is served by uh private access easement uh through the farm to the south, but um part of the deal and and I wasn't in the room when it happened, but there may be a few of you that that were a few years ago. Um it sounds like part of that approval um required that they submit and this would be exhibit B. what I would call a remnant parcel plan. Basically showing um once we carve off this piece, how are you going to um what's the what does the orderly development of this land look like just to make sure that this follows some kind of uh plan? Um and so with this uh they also required a road reservation get created. Um so that road reservation um would allow for future road dedication should these lands get substantially developed that would extend the the road stub from the subdivision uh west of this uh remnant parcel. And so um the family seems agreeable to that type of arrangement. Similar to the last time they're not ready to sounds like do full development [clears throat] plans but are trying to create one additional lot for a family member. um but also understand and they have a lot at stake um and are

interested in orderly development and so um are looking for some feedback about the ability to do this this second one um without having to address some of these uh you know actually bring in roads so on and so forth. So, one thing I always like to mention, and I uh had a nice chat with the property owner before the meeting, is that um when we're talking about one or two lots, it's typically not a long-term concern about disorderly development. But one thing that I've seen happen in some communities is you have a continual oneoff, oneoff, be it flag lots, strange arrangements because you don't you're never extending a road, you're never extending a road. And eventually [clears throat] you run into this issue where the economics no longer work because you have land that's you have substantial land that's nowhere with very limited road frontage. And so the only way to develop these lots now because you've done little incremental development is to do a long road extension to a limited number of lots. And now the economics between the cost of that road extension and the few remaining lots that you get out of it don't work and all of a sudden people get a little bit stuck because all the folks that did the one-offs, they're not going to be paying for this road. Those costs got to be borne by the folks buying those lots. So that's really a concern about the for the developer for the for the property owner, but it is it is a relevant concern. I have seen that play out when when folks aren't at some point when they're limiting their their public road frontage. Um, and I don't know that this is a case. Uh, but it's just something to think about as as you guys discuss that. So, I will maybe the Stricklanders could could present here. They're they're here. And I'm sure you guys have a bunch of questions.

Good evening. Thank you.

I am Strickler, South 82 W23310 Avenue. That's actually just down the street. Yep. [laughter] Greg is pretty well aware where we live, but I have been asked by my mother, Maxine, who's the actual owner of the property to speak. Mom has a very difficult hearing problem and so communication is somewhat of a challenge, but uh I guess our only intent here is to provide an opportunity for our son Matt and his wife Meline and their little one. They'd like to build a house. Obviously, they need some property to do that. Um, we did do it in 2019 with your help. Thank you. Uh, we'd like to do the same thing. This is not a chronic problem. The only other land division was in 1958 when my mom and dad built a house. [laughter] So uh I think um we have given this a lot of consideration. My father was involved in the planning commission for a number of years here in Big Ben and before that in burn and uh we've tried to be aware that there's only so much land in the world and you got to use it efficiently. So through a lot of discussion and family compromise, this is the plan that came up uh trying to be fair to everybody and who's involved for future development because you know we rather somewhere and uh that's about it and if there's any questions please feel free. We have allowed a number of three houses to go on one side of the road in the

past. So, I don't know if that that's an issue or not. Um, yes, there is the one entrance, but if you look kind of closely at the larger technically the road or the driveway for the farmhouse, which is behind the barn there, there's another driveway that goes up past the barn that is serviceable. And um, when we did this last time, Bill actually did, Mr. Brock, excuse me. uh did come look around has you know put forth some requirements in the driveways. We understand how they need to be constructed here.

So kind of just continue up and then serve the the lot. Is that right? The driveway ement this lot is here. Would this one just come up and is that how this would the driveway just continue that way or how how does how does this No, it it comes up this I'm sorry. What are we looking at here? This is the Yeah, it it comes right up this way. But how would it get I guess how would it get? We're going to go across it again. Okay, got it. What's this done? Future road dedication for that.

Yeah, this is actually seen drive that comes into here. Um and it actually is like like this. This is the dedicated road. It comes like this over like this. So that is another corner here at some but it comes off scenic and goes over by Jason's house which is not here in in the picture but that is the idea that they have road to that was dedicated as a road. So that's good to know for that reason. Yeah, we we want to I mean we understand that eventually you're not going to go corn. That's a one in a lifetime lot right there.

It is on top of that hill like that. You see everywhere? No. Oh my god. Well, we we'd like to share with our family. We've been fortunate to own the property since 1930 and have an opportunity. I'd like to be able to pass that.

Is there a thought about it coming off of Scenic Drive with that driveway access um for this additional lot? That way you have, you know, not as a confusing access for fire, rescue, paramedics, that type of thing. I guess for for practical purposes, you know, addresses and things like that, we thought it would be easier. And I I just think for the temporary development right now, something to think about though, eventually it would be on scenic and then they would have to do an address switch, which could lead to more confusion than

Yeah, that that's that's a possibility. But as of right now, the thought of developing making scenic a public road onto our property. Well, I'm not saying I'm not saying a public road. I'm saying the driveway access the temporary easement trying to get the driveway access for this additional lot off of scenic versus offis. It just makes it a shorter trip for the fire, you know, fire department. Well, I think we need fire department comments to approve that easement before, so it may get way.

Yeah. I mean, technically they cut off artisian. If they go up scenic, they got to turn into the subdivision and make wind their way around to the dead end. Um, I think either way it's going to be it would be quicker for us to come up off of Artisian Avenue, climb this hill, and then go up on top and we can lay the 5 in whatever we need for either house. And then we can put a tank there and then that driveway has like a Y come back out onto our art teach. We get and we have like a turn around there. So that works very quick for us.

Yeah, I I I actually think about that. I'm I have a fire department background myself. So um you know it is something that is obviously a concern but I I I think at this time first just the simple fact that we could keep everything in one area might be a little bit less confusing. So Bill does that mean you didn't have concerns to extend the private access up to another lot? I have no it should work. Not a problem. The joint driveway easement will have to be looked at by attorney showber. Yes.

Yeah. I'm I'm sure there would be something that would need to be drawn up that probably just an amendment the agreement an agreement that says we're going to share this and you know you hate to think it that family members don't always get along perfect but sometimes family members don't always get along perfect and I can understand you know that you maybe would need something written but a shared drive at this time has worked out well so I I I I'm hoping he listens. [laughter]

So, um, you're helping with the land. You sure hope you [laughter] The other thing they do is that lower section of third drive from the original is all built quite well because the milk trucks had to go up there and get the milk all the time. So for us to go up there with a tender that holds 3,000 gallons of water, it should be okay.

At this time, we'd like to keep as much farmland farming as possible, but we always have the idea that it's not always going to be farmland. That's just [snorts] people need to live somewhere. I think conceptually with with the condition, you know, with the conditions, I think I don't see a big problem with it. I think the only thing I would just like to see is just to have you guys update the remnant parcel plan. Sure. Just things have changed like the the the first lot didn't quite the spirit of it, not quite. And so I think we just want to make sure all the puzzle pieces continue to follow the your plan. Yeah. Yeah.

Um that that would be my ask is that we get an updated resident parcel plan and just kind of look at it and just again I I think your assumptions are sound in terms of connecting back through to the maybe some of these roads are a little bit maybe this was a little bit beyond what what was realistic cuz you're down in the water the drainage area, right? I mean over the years we've kind of thought about this

but it's just a concept. I was saying that we have had offers to purchase land in the past and and we we've stayed away from them simply because when you start getting a lot of patchwork that's very hard but some people it's hard to refuse. [laughter] Are you okay like we draw the parcel plan or would you like that? I can't require anything. I just know that my recommendation would anytime somebody's creating a lot not a budding and it's just a typically good planning practice if you're leaving the remnant to show how you're going to and I think it's important here because you guys have sort of these future reservations and then the current easements and [snorts] everything is predicated on it all

kind of coming together at some point in time in the future. Doesn't have to be drawn by just a scale. Oh, that does not just something that's to scale. It's not just like this. Little better than cran some better than what will put together last. [laughter] Perfect. Thank you. We will do that. I'm glad to meet [laughter] you. Some of that some of that was a little larger than Ben. Some of that was a result of my father's vision. Um, so yeah, there's probably some room to

And again, I think more important. Yeah, just just something to think about. Um, was there any thought in terms of roads connecting through all the way or I was trying to look at the um the land to the east here? I was just sort of curious. Well, they show

Yeah, we we kind of have given some thought to that also. Um, when you come around, we have some woods in the back. And then you come around the bottom of what would be the hill between my house and the farm buildings. There would be room for a exit there because I I I we also understand that a whole lot of dead ends aren't always the most feasible either. So there is room for that for future, you know, movement. Just something to think about though, it's owned by the Waua County Land Conservies.

Oh, you meant he conserv That's a separate property and we have I'm thinking maybe those roads don't need to exist. So I think that's a good thing right alert would be in yeah the nature conserancy is what they are that's never going anywhere we have nothing them old girls made that what a great neighbor if you're buying selling a lot that's that's pretty nice pretty quiet yeah when Mary Anderson did that she was very well aware of what she did and she could do it

I mean it really looks like the only way to get road circulation is to connect the two culde-sacs to the west because well like I said you could come down through the woods and come out onto [clears throat] Yeah, that's true. Yeah. Sorry, John. Hard part about that like always conservancy and then you wouldn't have to worry about that. Some of it probably will have to be green space. There's no doubt that you always you're always going to have that in any kind of development and people like parks, right? You get anything else for me? Can I understand that?

Is there any other questions for us or Okay. Well, thank I don't think Thank you very much. Thank you. Anything you

Thank you. Appreciate it. Moving along item 4 D, discussion only and possible direction to staff regarding a planner memorandum on zoning related to fireworks sales within the village. So I brought this up in part because I had a little bit of confusion at the the time when that uh application for freedom came came in as a conditional use. So I um just thought it'd be a good opportunity to just bring it up as a topic for discussion. Um, as the code administrator, I I kind of the my thought process was there's nothing that specifically talks about fireworks use, but we talk about retail sales and it pretty much falls under retail sales is the best bucket or best fit that I can find. Um, my concern is that retail sales uh is available as permitted in B1, which perpetuates all the way through to to B4. Um, we know we have American, that's a permitted uh fireworks business in B3 and we uh just saw a proposal for something in B4, a more intensive district, a commercial district. So, I just I don't know if the intent was to allow my read of it is that somebody with a fireworks proposal could come into a B1 property and propose it. I don't know if that was our intent, but doesn't feel like a local business district kind of use to me. fireworks sales. They definitely feel more highway oriented and and so I just thought I would bring that up because I think there may be uh some vulnerability if the intent wasn't to allow it in those light business districts. Something also to think about is that we have, you know, an industrial district and that seems to be where you would see um fireworks businesses as well as a motor manufacturing business part content context kind of the way American feels even though their zone commercial. It's very much in an industrial park context. So really um just just if if

there's some uh desire to clarify, I'm just looking for some direction or this could be brought up at a future meeting if you guys uh want me to bring forward some clarifying language. Uh but just wanted to point that out that I I think it could use some clarification. I would say yeah, if you're willing to bring through some some language for us to review. I mean it seems like we have B3 that and from like nothing under B3 kind of feels right to me. is my kind of what my gut tells me. Um Okay. Yeah. I wouldn't I guess I wouldn't consider this retail, but I just not called out specific.

Yeah. And I know there was obviously policy discussions in the past with other ordinances about we didn't want to see too a proliferation and so I think this would be a way to um a more appropriate way maybe to address that or to limit limit it. So, I will put something together in the next few months and we don't have a crazy meeting. Moving along, item 4 E, discussion only and possible direction to staff regarding flood plane mapping references and the village flood plane ordinance, including awareness of the updated FEMA flood maps and consideration of next steps. This will be real quick because I um got confirmation from Michelle Hayes at DNR that we did in fact update our flood plane ordinance in 2023 to adopt all the updated flood insurance studies that were done in 2023 on the Fox. Um we just need to publish that in our ordinance that's online or wherever the official code sits. So it's just a matter of just an administrative task that I will that I notified uh Katie and we'll make sure that that gets updated in terms of the code. So that's the good news. We're we're in conformance with the DNR and and um and the National Flood Insurance Program. Um but it is I do want to get some guidance in terms of we don't have our flood plane district mapped anywhere. We're basically relying on the the firms the FEMA maps. Um and that that's okay, but it's a little bit challenging for the public to get information if they're in a flood zone. And so um certainly something that Cedar could provide um would be to just it's not a big exercise but would be to just basically adopt your flood maps in a published form so that somebody could um it might be something that we could get on the GIS but at minimum you have a a map showing your flood plane districts uh because the one thing that you guys adopted was flood storage districts in that last update and that's a state

level thing. So that's not a FEMA thing. And so long story short, those won't show if somebody goes to a firm map, they [snorts] are not going to be made aware that they're in a flood storage district. And um and that can be pretty impactful to a property owner being in a flood storage district. So just probably good to get um if if the commission is willing to get some guidance that we could at least uh put together a proposal. Um I think that'd be good because I think there's some other discussion about other zoning maps that um need some need somebody needs to take some ownership of those things to make sure they're getting maintained moving forward. So, um, if the commission's inclined, we can, um, start looking into that. That's a good idea. Having gone through FEMA match and taking

fun stuff minutes to open. Fun stuff. All right. Thank you. Um, planners report. Um, I think we were going to just mention I'll save it for I'll let Will bring it up. I don't have anything additional, but there was we were going to just mention Act 68 real briefly. So, so if you want me to go there right now, I don't know if you have anything else, but if we're there, we can. Sure. I'll skip ahead to build uh engineers report.

Should have a report that looks similar to this. It's an engineering update. Uh first item on there, 2025 Wisconsin Act 68. Um the act which was adopted in December requires that the village update their land division ordinance by before July 1st. Um, attached to this memo is a memo that our office sent to all our member municipalities and then the act itself. I'm not asking you to read it verbatim right now, but we have a window of about four months right now in order to get this taken care of. Because it's an ordinance update, it's going to require a public hearing in order to adopt. So, that will be a joint public hearing between the plant commission and the village board. Um, I would suggest that we read this, we familiarize ourselves with it so we can discuss it more diligently at at March's plan commission meeting. Um, item two, we've begun working on the 2026 paving program for the village. Uh we've been directed to prepare plans and specifications to reconstruct the streets in Windalker Highland subdivision which would include Robert Way, Rosemary Drive, and Sherman Lane. Um for those of you that aren't aware, that subdivision went in in 2007. Uh it's been operating on the 2 and 12 inch thick binder since it went in because the surface never went down. Needless to say, the roads are in need of some work. So, we intend to pursue the same approach that we did on Edgewood Court and Brock Drive last year, which would be pulverizing overlay. Um, finally, the only other thing I've been working with Eric at DPW about completion of the MS4 annual report. Um, he's going to take a kick at it. We will provide whatever whatever resources we can in order to assist them in preparing that map or report. I'm sorry. It's not

a map. That's it. The only thing I want to just uh piggyback on will's act 68 comment is we have to adopt it in our ordinance by some June date but it is effective law and so bordo fields um that that may change some of the nuance things with respect to um how what we can um require from a developer um before we allow them to record the plat. So, it gets a little It was part of that homeowners bill of rights legislation that's been going through the state legislature and it um I I would say the developers were very um they liked that act 68. So, they they they um it's definitely pro developer and takes a little leverage away from the community to hold up a plat approval before um site improvements are installed, but we'll we'll give you guys more information um since we're going [clears throat] to need to get moving on on that formally in the next few months. I don't think there was any deal breakers relative to fees.

No, you've already been through the preliminary plan. You've been through the concept and a a lot of the language refers to those two items because you need to get through all that before you can get to the final. Okay.

Yes, sir. Thank you. Uh fire inspector's report built. Okay. Uh 2025 inspections have all been completed. We had some violations in the end of 25, but they have been taken care of. There are, I think, two of them that need to have some time to rectify their situation. In 26, we'll be starting them right here shortly again. And u everything is fine. Everybody's happy out there and excellent. Got a fish fry coming up. Well, yeah, I got a fish coming up April 3rd, which will be on my birthday. So, if you guys want to come to the fish fry and give me a present, that's fine.

What do you got by a 40-year-old guy? Thank you. 40-year-old [laughter] girl. I love it. All right, we don't have anything from [clears throat]

Oh, okay. Uh, no additional reports. Sounds good. The next meeting date will be Thursday, March 19th, 7 p.m.

Make a motion to journ. Any further discussion? All in favor? Everybody Yeah.