Plan Commission - Regular Meeting

really high ceilings. Like we put ladders on top of scaffolding. It's okay. It's okay. It's fine. All right. Let's call this meeting of the planning commission to order. Roll call. Dan Kelly here. Thompson Brussi is out. Ben, myself, Greg, Mike, and Tom. Item two, public comments. Any of you guys public comments, please stand up, state your name and address, and try to keep it to two or three minutes. There are no public comments. We'll move along. Item three, consideration and approval of minutes. [Applause] But I don't have a copy of it, so I'll second it. Any further discussion? All in favor? Oppos? Motion carries. [Applause] Did you have the supplement in here? sign.

But I think they're electronically agenda. Let's see. We got Tech Joy. That's got to be right. No, I thought I sent her an updated agenda. That's the point. She printed off the old one. Well, I'm sure we could borrow their printer if we want to make sure we got the right one. Oh, yeah. And then you throw the other minutes on there real quick, too. We'll just do it. Yeah. 343 [Applause]

[Applause] [Applause] I'll make a motion to approve the planning commission minutes for April 24, 2025. Any further discussion? All in favor? I opposed. Motion carries. Moving along. Item four, discussion and action items. Item A, review discussion and possible action on of site plan of operations for the Techjoy LLC information technology consulting services out of existing office building at West 229 South 8672 Big Ben Drive. Brandon Garaveet, applicant, tax key BBV 2067953. Owner Edgewood Plaza Property LLC. Doug Grungy property is zone B1 downtown business district. Yeah, thank you. Um, so you have here the applicants. Uh, are they here tonight? Are you okay? There we go. Um, so the applicant and owner are here. Um,

so they they're seeking recommendation uh on moving in actually approval to move in into this combination office uh building. I understand there's existing uses in there that are currently occupying the other uses that are using some of the parking stalls that are there. Looks like there's about 19 parking stalls. Um and so the plan commission will consider that uh in their consideration for tonight um to see if there's any issues or concerns with that. Um it looks like they have three employees that would report to work and anticipated one customer at a time generally consultant only. what it sounds like. Um, with the hours listed, um, Monday through Friday, 8 to 5:00, um, the applicant indicates no company vehicles will be kept on site. Um, there's no real exterior uh, proposed uh, as part of this project. Um, so any future signage would have to conform to Big Ben standards and you have to come forward for that change out. Um so depending on how the plan commission uh finds the request, I have provided um staff language here uh recommended um you know language if you decide to approve it with conditions of approval and the conditions would lock into hours of operation. Again, any new signage uh would have to require review and approval by the village zoning administrator uh prior to any required building permit approvals. Uh plans approved by the plan commission tonight are approved for up to 12 months or until a building permit for occupancy is pulled. In other words, if you don't move in in 12 months, you'd have to come back. Um so submit plans, the petitioner shall submit plans and receive approvals from the building inspector and the fire department uh prior to formal occupancy. Um and the petitioner and the owner shall satisfy comments and concerns of the village uh Big Ben zoning administrator, the fire department, and the building inspector prior to

occupancy. In other words, if they see something that needs to be corrected prior to occupancy, I can take care of that. Um and then the final condition is the standard language talking about um the time spent to review, process, and attend the meeting tonight shall be reimburseable uh to the petitioner and not the village. So they would be on the hook for that cost for uh petitioner um review and approvals. Are there any questions of staff on this review or the applicant or the owner on the property? I have just the one if you don't mind. Um have you guys also signed an agreement with the neighboring property regarding um using their parking space or was that just for the photography business? This is a different location. Oh my gosh. I Yep. So, this one is here and all that jazz. Thank you. I'm so sorry. Good question. This This spot is currently vac. Yeah, that was the photo studio prior. She moved out last month. That's probably why my statement was even more. Yeah, it was kind of sort of but not good. I also went in there inspection, but they doing some interior work and so forth and everything else. When it's completed, I will be back in here again. Make it feel stretching.

I'll make a motion to approve with the staff notes. Second that. Any further discussion? All in favor? I post motion carries. Thank you. Uh item 4B, review, discussion, and possible action of site plan of operations for Broke Motorsports vehicle storage out of an existing industrial building at West 224 South 8535 Industrial Drive, building a unit 2. Bred Ethan Zilka, applicant, tax key BBV 2068033. Owner EI Construction, Jamie Peterson. property is known as I1 light industrial district. So, this one might look familiar. Last month, we had an applicant on here as well. That was for a photography studio. We ended up approving that one. This one's for one, I think it's next door, maybe. Um, this is for, and I understand with the the applicant is here tonight to explain his usage, but it sounds like he's going to be renting out vehicles, storing them for rent. Um, and if you have questions or concerns about that, he's here to address those. Um, so the existing structure obviously is set up with leasable industrial garage space, each with individual access from the exterior via service door and overhead garage door. It looks like they're going to paint the parking stalls in front of the service door in front of the garage stall as well. looks like. Um, and the proposed vehicle storage use is a permitted use request in the I1 industrial district uh following review and approval by the planning commission tonight. Um, should you decide to uh approve of that. Um, so it looks like the prop uh proposed employees office hours, days, and times operation are

very limited. Um, it looks like the applicant, they're anticipating majority of the in-person business would be conducted offsite and this location be used as mainly storage uh for the vehicles offered for lease or rental. Um, the hours he had listed here are Thursdays and Fridays from 3:00 p.m. to 8:00 p.m. and Saturdays and Sundays from 8:00 to 4:00. Um, it sounds like there'll be a little flexibility there too as needed. Um, the only proposed exterior change uh includes a business sticker on the door window is what it sounds like. Um, so therefore, um, based on this, and I know the engineer might have a may had a comment on that. If you want to go ahead. I bet you can't guess. Um, it's sounds like less of concern to me, but the photography studio next door had an agreement with the neighboring property to be able to park on their facilities if necessary. But if you are only using it for temporary storage, then I don't think that agreement is necessary. So, I'm going to I'm going to redact that one if it's just him. Um so following that uh from Thank you. Um so I am offering uh six conditions of approval. Um the one would just be locking in the hours and days of the week. Um as we said before uh number two, no auto repair shall be permitted to be conducted out of the premises. I know the plan commission had said before they don't want auto repair you know servicing in that kind of you know function u based on what they advised earlier uh the plans are approved for up to 12 months. So if you don't move in for whatever reason for 12 months and you have to come back start the process again. Um and number four uh the plans should be submitted to the village building inspector the fire department too for your usage prior receiving any occupancy. Um, number five, uh, you shall satisfy all comments and concerns of the zoning administrator, fire department, and the inspector. Uh, you just, not only do you submit the plans,

you have to receive their final blessing, basically final approvals before you'll get the permits. And number six is all costs are reimbursible for professional services and the review of your application. So, those are the six conditions I'm offering up for consideration tonight. Fire inspector has been completed. You need to put an exit sign and also fire extinguishers in there as we'll discuss with you and follow. What were the hours of operation? Um, it will probably end up being more by appointment only. Okay. Um but definitely limited to probably Thursday and Friday, mostly the weekend. I would anticipate the cars being rented more on weekends than during the weekday. Okay. Uh but might end up being ultimately like by appointment only. Okay. Yeah, I just I saw the plan of operation had the Thursday, Friday, Saturday, Sunday, and then the occupancy application had Monday through Friday and then Saturday, Sunday. So I'm trying to figure out which one it was. So yeah, it'll it'll be more towards the weekend and by appointment only but very limited. I don't expect a lot of customers to be at that location. And you're thinking a max of three to five cars? Yeah. At a given time. Yeah. Hopefully not. So they'll be rented, but [Applause] yeah. I'll make a motion to move the U site plan of operations for boat motors boats vehicle storage with the planner's recommendation recommendation.

Motion to second. Any further discussion? All in favor? I opposed motion carries. Thank you. Thank you. Good luck. Thank you. Uh item 4 C review discussion and possible action on site plan of operations request for a commercial office building with a dentist office as main tenant and other leable spaces on northwest corner of Highway 164 and National Avenue on currently vacant property. Tax key BBV 202399005 owner Big Ben Venture LLC. property is zone B3, general business district. The lot size is 7.65 acres. Okay. All right. So, this looks familiar. Um, and maybe not for our new plan commission member, but this came forward as a concept review. Um and so they gave some feedback and they're back here tonight for the formal approvals uh for the site plan, plan of operations as well as you know a lot of the um construction documents including uh um architecture plans, landscaping plans, storm water management plans. Um and I know the engineer has has provided tonight a list of items for consideration as well. Did you get a copy of those? Uh I can give you one. Maybe I resolve one. Yeah, for sure. You got a little checklist of things I need. Sure. Thank you. So, I'm reviewing this. I understand 8,500 square ft uh for retail um and 3500 for dental office space um is shown. Uh they're connected. Uh the village are positioned running along the western side of Highway 164 as in the concept plan. Uh with the parking going to be on the other side uh furthest from the road or behind the building between

Um so it would be out of sight. Um so it's single story uh off streetet parking stalls are provided for 71 uh including three handicap accessible uh and the southern end of the property is is undisturbed. Um the plan of operations um they specify um I just for reference they they advised me today that they're actually referring to the January uh plan of operations. cuz they did supply a fresh set, but I printed those off for memory. Um, so it looks like uh the standard business hours for the dental office, you know, 7:00 a.m. 7:00 p.m. uh for consideration. Deliveries are expected to be minimal, standard office type, you know, UPS, US mail, etc. Um, they're expected to be contained on the premise on the west side of the building. uh trash collection. They are providing for dumpster location which does show like a dumpster corral or a screen view in the southwest side of the property in the parking area there. Um and fire protection, human safety. It looks like it's not anticipated to be fire sprinkled. Um and I don't know, have you had a chance to look at this? No. It's okay. Uh it's brand new basically construction. Um so the parking lot access and configurations allows for a fire truck and medical uh vehicle access. It looks like they did like a wheel path tracking. Correct. It looks like a longer vehicle should be able to navigate the parking lot. Um you are providing for landscape highlands in the middle it looks like. Right. And so they would have to go around those you know during time of emergency. Um so building um signed design package is going to be you know uh they haven't submitted that yet. So that'll be determined later. Um as long as it meets our standards I can sign off on the building inspector. there's questions about signage, it'll come back to you for the plan commission review. Um construction schedule, it looks like you're still anticipating

summer 2025 if everything goes according to plan. Yeah, the uh um our client is hoping to be moved in in February. So, as soon as he can break ground, he's ready to go. Good. Very good. Um so, as far as walking it through the code, I think you have my staff review there in front of you, unless you want me to go through it. Um the the main points I wanted to point out again were the building. I think everybody was okay with the building style, right? Everything on the facade. It didn't contain any brick, but sounds like you were okay with that then. Still okay with that. Now plan of operations. We just got that. I'm just walking through my staff. Let me hear the highlights. Parking access. I talked about that. Um we'll need um looks like Wisconsin DOT to sign off on any entrance and any improvements. Um I don't know where you're at in that process. Have you started anything yet? unless you wait for tonight and then moving forward. There's just consideration for the possible um need for an additional turn when you're coming off 164. Sometimes they're coming in kind of hot. Yes. So you and I believe the DOT is is recommending that. We have had some initial discussions with them. Wonderful. So we just like to have a copy of those plans on hand because those could affect your calculations as the rest of your site down. Um so I think parking I'm not concerned with that. It looks like um unless planning commission has concerns, it looks like they're meeting the benchmarks for that. Um landscaping screening um landscaping, it looks like it does the job in terms of screening the views, but I understand in talking with the village engineer, there might be some some questions about the the landscaping on top of some of the design burming or grading. Sure. Do we want I can just jump to that real quick while we're talking about it. Um, basically when you are having a bio retention pond like you do on the south southeast corner of your lot, we don't want to put any trees on that the woody uh woody

growth is what they call it. So like large bushes also count. We're looking to not put any of that on a burm of a retention pond because it can cause some structural issues as far as soil compaction goes. So we just need to scoop those off of the burm. If they're on top, I'm absolutely fine with that. But based on what I could tell, they were coming coming down the slope a little bit. So, if you if you resubmit that um that landscaping plan and can show the pond on there, that way I can approve you really quickly. Yep. Sorry, I interrupted your comments. It's a good point to that. Um the one thing about landscaping too is I mean kind of like we discussed with the other we had a bigger site plan uh approval uh last month as well I think it was and so there is a a clause in the ordinance here talks about um street trees the applicant developer shall provide for the planning retention of street trees on both sides. It says new roadways and it says and where deemed appropriate by the plan commission for aesthetic purposes along roadways adjacent to the development. So, in other words, they're providing it looks like four bigger deciduous trees, two maples and two elm trees over what's that? That sounds correct. Yeah. Over the stretch of about a thousand ft. So, they're a little deficient in that area, unless you're okay with their proposal of aligning it with shrubs as well in addition to these four trees that they want to put in, not in the rightway, but on the private side of the rightway. So, it's up to plan commission to chime in. If you're not concerned about that, I mean, that's your prerogative. How you feel about, you know, envisioning your community going forward. Um, if you want, well, maybe you're thinking about that. I can keep going or um I don't have much else. I mean, they're hitting the benchmarks on a lot of stuff. Um, lighting, it looks like um

they had um I had asked for a lighting plan showing uh uh light intensity. 0.5 foot candles is our standard at the property lines and light to be shielded. I didn't have the initial um document. It was submitted at a different time previously I guess and I didn't catch it. Um so but what they're saying is that all the light the pole heights are going to be at 20 ft tall under the 28 ft we require. All lights look like they should be shielded. Um they are providing for some ballards it looks like maybe along like some of the sidewalk areas. They just emit a little bit of a glow. I don't know if it's going to be super bright, you know, space shuttle light. Yeah, they shouldn't be super bright. It's just typically just for ambiance. Okay. In the evenings. Okay. And those are all on the back side of the building. So, it won't be on the parking side then. Correct. Yeah. Um, so I I don't have any real concerns with that. Um, and then the engineer's comments. Yeah, I can give you a similar rundown. So, um I am seeing a lot of things I like, but uh basically what I'm looking at is some explanation is how your engineer got there. So, um the number one thing that I noticed is that we're still waiting on that wetland delineation. I know it's hard to get one of those guys out there. But, um given that looks like your bio retention pond is discharging into that existing wetland, that's extremely crucial for me to recommend approval. We do have that. Uh we've just got uh the fieldwork completed and we saw the line. It's very similar to what the previous line. Yeah, I I did not expect too much movement there. So that sounds good to me. Uh okay, so we can get that submitted. Um there's a few other small comments about things that will have to happen in the future. Kind of my front half here as a heads up. You know, obviously you're not submitting as built at this point, but I like to keep you in the know. Um another thing that I'd like to see is the USLE soil loss spreadsheet. All of your soil retention plans seem to look good. I think I requested that maybe we put some uh

erosion protection bales on the s on the soil on the west side as well. You have them listed on the east side and there's a little tiny one that runs along the west side of the property. Sure. That's part of the NOI. So, yeah, we certainly have Yeah. And then one of my comments in here is send us the NOMI. Um because the village in uh does some inspection on those. they they do um especially after it rains we like to do after the half inch we like that inspection um to make sure that the village is all of their projects are um meeting their NOI as well. So the USLE will help with that and then some uh connection details as far as well and septic goes. I see your well placement and I see your um mound placement as well, but we just like to see how those connect into the building um to make sure that we got um everything looking forward there. And then um as far as the storm water management goes, I'm looking for some calculations mostly. I can see from or either you an engineer, I'm sorry. I Yeah, I'm a race. You're you're Okay, great. Okay, so I see within your wind slam um that you have a lot of of the slopes and sizes and all that entered in correctly and it looks really good. It looks like you used all the right numbers. You're going to see three and I'm happy with that. We're good with three or four. So the only things I'm looking for is kind the calculations for your sizing your spread on your inlets, the emergency spillway and the outlet structure are not pictured on the plans currently. So while it all looks good in your hydroad and it looks like things are flowing and you're barely using any infiltration, I would just like to see where they're posted. Sure. Um so that we can make sure that the emergency spillway is doing things right. Um the one other notable thing that I'll give us a highlight is it looks like you probably need to split your P1 drainage area as there is um drainage that is some that's going to the swale and that will then be uh let into the wetland as it typically was before the site was

developed. But there's also some that's going towards I6 or I 64 uh 164 that I want to make sure that we're not overloading their existing soil. Especially if we're putting in a new turn lane, I want to see how we are rebuilding that soil or how we're conveying that water underneath the turn lane just to make sure that we're not overloading their system by doing construction on our Sure. And that intersection will change slightly based on what happens with that uh turn. So yeah, absolutely. So once we kind of have to um get a few more things in a row in wrote I think to get that answer. Um but I can see that you guys are are reading the ordinance and following what I need to see. I just want to see a little bit more of the detail of how we got there so I can confirm, you know, why we're making things certain sizes and putting them in certain places. That be a little Yep. Yep. Not a problem. Cool. Um any questions from the commission on that? I know I just whipped through that kind of fast. I want to see their man. [Applause] I guess I do have a big a general question. So on the southern part, you're not touching right now. Is it going to be offered for sale later, do you think, or what can you do with that? Um I don't the owner does not have a solid plan. I I think that he would like to see some sort of development there at some point in the future. Whether he does that or whether he tries to sell off that portion, I I don't he doesn't have a Do you know where access would come in? Um we've had initial discussions with um Jason over at the county on potentially trying to get a curb cut um on on national there across from the other and it sound like there's some potential there, but there's some details that have to be worked out. But I think they would hope. There's obviously there's quite a big grade change. So trying to figure out if we can get a drive to run down. And I bring that up because I didn't know if you're

thinking cross access agreement kind of situation where if you had to use that, you know, the one drive. Yeah. There's a possibility of that, but with the wetlands there that gets real messy. So I think our hope would be that we could get the second cut over on MDS. But yeah, especially if you flip your entrance, like you have your entrance all the way on one side for one property and then do the other for the opposite side. that you can give, you know, a little bit more spacing between those two if you have to do another similar turn length. And yeah, I could see it. Um, rather than the cut through because wetlands, I mean, the DNR won't let you. We're going have to build a bridge over. No, good. Get that get that thought process started. Yeah, I think he's got some ideas, but it's it's you know, he's thinking probably a couple years down the road, but once he gets this settled and I didn't want him to have hope that he could do something like that, you know, I just wanted to hear what your thoughts were. Yep. We've had some detailed discussions about what could and couldn't happen over there. So, um the only other thing I'll mention, it's a minor issue, but it comes up more often than not is mechanicals. I didn't know ground mechanicals looks like is what we're going to do. Um it just those would have to be screened in some fashion. I don't know if those are they're not depicted yet cuz we probably don't know the locations yet, but yeah, we've got and uh obviously we've done some work since the submitt was made, but okay. Um there's um the building is kind of split into the two masses and there's that this lower portion here. Um this lower portion in the middle we have a raised parapit so any equipment should be going there and that should be screened by the parapit wall in the center there and then that that should feed into both sides of the building. Good idea. No sense. Um, so I guess as part of my review, um, you know, if you're inclined after what you heard as far as, you know, the trees fronting on to 164, you don't have any issues with that. you're okay with what they've advised what the engineer and I are advising you I'm offering 12 conditions of approval and a couple of those basically will go away because one

of them was regarding submitting a a light plan that I I got today this afternoon later that I'm generally okay with but I'll still keep it in there as a condition just so I can double check but otherwise it's just a conversation between myself and the applicant then at that point to get everything squared away with the type of light but otherwise it doesn't like a big deal. Um so yeah the the first condition uh it's standard you know should not be full force effect until such time you obtain the approval uh um and satisfy the comments conditions and concerns of the fire department um regarding turnaround access to the build you know any kind stuff like that the engineer uh public works um I don't know if we've had conversations at village hall here with someone from public works or not uh as far as Not that I'm but because the other thing too I think we had briefly talked about sidewalks. You know with any new development I always bring this up as a planner but I know at this location I don't think the plan commission has any interest in providing for any sidewalks cuz where do they go? You know nobody wants to be the first. So I'm a planner. I have to say that. Uh so number two the site plan uh shall follow the plans presented tonight. Um and then any uh changes will come to staff for review and finalization. Uh number three, uh the site plan, landscaping plan, architecture plans, parking, layout, surface areas containing 71 spaces including 388 stalls are approved by the plan commission uh with the other conditions indicated if you guys have anything and us as staff will be expected to be corrected. Um number four um the conditions of the village engineer in a review letter submitted which would be this uh to the applica uh regarding the site plan storm water management plan associated documents and grading plans shall be satisfied prior to going to a building permit. Um, number four, the conditions of the

highway department and/or Wisconsin DOT and all associated construction requirements for right-of-way improvements shall be satisfied per instructions from the village engineer and completed prior to final engineer inspection. Um, number six, building construction plan shall be submitted to and approved by the building inspector and the fire chief prior to building occupancy. Um, number seven, a detailed lighting plan shall be submitted and approved by the village planner. The course was 1623G. Uh, all parking stall, this is number eight, all parking stalls shall be of dimensions and striped to clearly marked and any accessible signage shall be indicated and installed in accordance with section 16.16. Number nine, applicant shall submit a signed permit application um and landscaping plan associated with the sign, meaning section 16.18.13 and secure signed permit prior to locating that and prior to occupancy. Uh, number 10, any HVAC and mechanical units shall be screened from the surrounding view. There's some other language in there. Number 11, the approval is valid for 12 months. Again, you don't start construction for whatever reason for 12 months, you have to come back. Uh and um the standard condition number 12 is any uh fees incurred for the professional service staff on behalf of the village badge review and you know uh answer questions and so forth to see this to completion uh shall be reimburseable to the village big bad a couple things. Uh would you guys consider knockboxes for one and the other thing alarm system in there? Would that be would you do alarm system to dispatch which walkish county dispatch that let us know if there's something wrong in there or would you want to do an alarm system to your own personal phones which you can do today and let us know that there's a problem in there? I would like to see that in there

because I know the other buildings have not but so far they got that going there. Y and uh a few other newer buildings but uh I would like to see that in there. Um and I'll ask the architect maybe like is there is there something with code on something like that? Are you familiar with what he's asking for? Vaguely. Okay. Um as far as an alarm system, I mean I think we can certainly look into that. I believe that um with our occupant type I mean we're not required to be sprinklered you know right yeah construction type but the square footage with the construction fire alarm I don't know the delineation but there is one yeah I'm not sure I know there is typically the fire alarm um I'd have to double check the code I mean obviously we'll we'll comply with whatever requirements are in there seems like it could fall under Ben's must comply with the fire inspectors. So, we do have a kind of a catchall condition bill that kind of says as long as you're happy with it prior to Jason Cromy issuing occupancy, that's the discussion that'll happen at that time if the plan commission's okay with that. Yeah. Building inspector review for the permit should catch that too. Well, not necessarily. And typically theire fire alarm plans are going to come in from the design build contractor and we don't get into the details of the specifics of it, but um I mean we're happy to start pushing that discussion with them. So it sounds like you're generally, you know, agreeable to exploring that talking about it. It's not a big expense relatively speaking in the great No, absolutely. Absolutely. Yeah. Yeah, we can we can obviously work with whatever we need to do. And that only adds for your safety too or your your safety built your safetiness of your building. Sure. Common sense, I guess.

I like the way you think. I [Applause] like it. Always follow me. You guys, you said something about about trees out out front. Yeah. So, yeah, if everybody could pull up the landscaping plan. Yeah. Let me go to this section here. The comment I want to make about that is actually it's a nice looking building. I don't think they have to put a lot of trees up front in my view anyway. No, four four trees I think is sufficient of that size. And you can see they've got There's tons of planting going on the corridor there. Sorry. You want to see the building? Yeah, it's you know, it looks like they're making making a real effort to have, you know, something that really catch the eye is it's not trash. That's for sure. So, yep. Well, so close to the swale, too. Why could you repeat that? Just just the way the trees would have to fit between the building and that swale, right? So, I mean, they do have the option of moving it backwards a little bit. I mean, they've got a little bit more room or you can reshape that bio retention pond if you really wanted trees at that location. However, you know, that there's just a there's a part where they're trying to squeak them in there between the parking lot and the uh pond. So, I mean, it there's there's options if you feel strongly about the trees being in that exact location. Um, but also there's like perennials or different plant things you can do in in that location. And then, you know, you satisfy your other tree requirements elsewhere. I'm not great at approving plants, but Ben's nodding at me, so it looks like we're I'm nodding because truly this is something for the plant commission to consider what you're hearing. So, I mean I mean if you like the ideas, what she's saying is it sounds like you can shift them a little

bit. Yeah. But if you like them, otherwise, you know, if you feel like, hey, they probably they can be removed and you're okay with that, it's really up to you [Applause] guys. My job is to point it out that that's generally best practice, but if plant commission feels strongly another way, you have the option to do that. It's kind of open. So, just want to make sure that pond lives a long healthy life. Maybe they could keep four trees on the property, but maybe move them around somewhere else. Yeah, I I know it's tough when you when two different firms, you know, want two different things or I'm not sure who did the landscaping state. Yeah. Third firm. The third firm. Oh my goodness. Yeah. Um Yeah. So, if the landscaper could just get a shape of your pond on there just so they know. Yeah. Yeah. Yeah. And he like he may have to make some adjustments and shift things a little bit. Yeah. We can work with that. even by the septic area too. There's a tree that could impose on that long term. You got to be careful. Agreed. Agreed. I think as long as there's some acknowledgement of that being safe for those two outliers, meaning the septic and the pond, I think, you know, there's some wiggle room in there. Agreed. Yeah. If we wanted to keep them, just shift them over. We got some space over by the driveway there. Yeah. So you can still keep the same numbers, push them in the same spots, you know. Although I like I mean there's a lot of landscaping so it looks it looks great. Mhm. It's going to dress up really nice. Mhm.

Well, with that being said, I'll make a motion to approve with conditions. um plan for the building. I'll second that. Any further discussion? All in favor? I opposed. Motion carries. Thank you guys. Be a nice project. Thank you. I'm going to pass a card to you. If you want to give me a call, I'm out tomorrow, but anytime next week or after that, we could chat and work through these. Yep. Perfect. Good. Thank you. Moving on to item 4 D, discussion, consideration, and feedback on concept plan request for proposed new residential subdivision resulting in 15 lots at.70 plus acres in size each. 30 30,000 ft. I think he's enjoying sitting over there for some reason. On the north side, I did it for months. On the north side of Henbury Avenue, approximately 500 ft west of Oakidge. I'm currently vacant property tax key BBV 2112998004, owner Elvin Bordo. The lot size is approximately 13.1 acres and a property is zoned R3 single family residential. So I'll introduce it, kind of walk you through it. I know Dan here is here tonight to kind of walk us through what his thoughts are on this. Um and I know the engineers had a chance to review this. And have you seen her comments yet or not? Yes. Okay. She you have them in hand? Okay. So, um, I did have conversations with Bridget and Willilhine as well before tonight's

meeting. Um, so start off with the basics here. So, it looks like, and correct me if I'm wrong, so it looks like there's going to be 14 additional resulting lots out of out of the blank areas. Right. Correct. So, we have an existing rideway that was established, it looks like, on a previous document in 1977, thereabouts. And the back history is it seems like the owner uh and the family were trying to set themselves up with multiple home sites years ago. Uh but the family for whatever reason decided not to live next to one another as all the families do. Uh and so you have a rideway that is actually platted and recorded so it's existed. So you have village rideway that's non-t taxable land. However, um in theory somebody could place a public roadway in this area. Granted, they meet certain standards um that the village has. So, jumping into it a little bit here. So, uh just zoning wise, um it's looking like 14 lots each having approximately 120 ft of frontage. Um they vary a little bit. Um again, this is concept, but it looks like the various depths ranging from or excuse me, the the acreages from about just under 3/4 of an acre to just over an acre size lots. That's what it looks like. sort of for well separate considerations. Um, one lot actually looks like it would utilize an existing 20 foot wide access point on the western edge. This one's kind of a where the existing driveway is today on the west side of the three existing homes that front on ahead of avenue. There's a long meandering driveway that accesses about three homes, four. Um, and so that's that's interesting in its own right because I couldn't find any real documentation of how that was approved in that fashion. The realtor sent it to me, so I forward it to you guys. And I think I talked to the realtor about this before you you were interested in this and I had a few conversations. He sent me a pencil loop.

Okay. Very good. There's only three homes on that back there. There's four lots, but there's four. Three homes. Yes. Parta. Yeah. And it looks like the the village standards do call out like if you have four or more that triggers a need for kind of establishing uh a better beefed up road. My hunch is maybe that's why it was never built. Um so what he's what he's proposing to do is put these new lots off the existing rideway um and allow that lot to just go by itself and be one lot. Um, and so the other issue with this, uh, I wanted to point out to everybody, it's affected by wetland areas, hydric soils, very wet in this area. So, uh, any kind of, um, considerations, you would have to do some due diligence before that, before it gets to preliminary flat phase. Um, so the big bend has a requirement, section 16.32 talks about a setback of 10 ft from wetlands, which is interesting, but in the village that's really reduced. Um but they do have that in the ordinance here. So staff would note there's a high water table. Uh basements would be very limited or possibly not possible due to this fact as well. Very hydrate soils. Um the applicant's encouraged to perform any necessary tests in consultation with the village engineer ensures the proper storm water management measures are accommodated. Um and again this is conceptual. So going into this you would have to investigate this a little more. Um, and I gave you kind of a bulleted list here um, of some items to consider. I don't know if you want me to. The one thing I did mention too, we would require a culdeac uh, pursuant to section 9.11 would need to be established as at the terminus to provide for emergency vehicle turnaround. Um, and also large truck and general traffic turnaround area.

Trash trash trucks. Yep. Um, so I think that's really all I had I wanted to point out. There's a few other items in here I'm not mentioning, but if you want me to go through it, I can. The engineer has provided uh some information as well. Yeah, I just tried to dig up what I could. Um, seems like a very interesting interesting history site. So, Will Hine, I talked to him again to get a little more advice. He said he worked with this property before um for the owner. So I was like hoping that he could provide some insight. But what he wanted me to reiterate is that the hydra the hydraulic soils um the only concern that we have with those is the possibility of septic systems requiring a little bit more effort. Um it's not necessarily saying that you can't build on them. It's that there would be some additional challenges. So, we would like to highly recommend some soil drawings to see what you're actually working with. Um, and delineation, um, I don't know, like our one of our earlier applicants today, the delineations don't move a lot, but technically it's not valid anymore. Um, so that's that's my warning for that. Um, let's see. Let me go back to my list. Soil to stack. Um and we have experienced some uh higher groundwater elevation in the area as well as when we had Ripple Brookke East um and west just below Henbury um just south of Henberry. We also had a um flood analysis done uh on all for that like location to provide some extra assurance if you were selling these homes off being so low. That's something that some developers do. Um I don't we couldn't find anywhere where the big

bend required it, but we just wanted to let you know that your neighbors were looking into that. Um anything else? Yeah. And then I I go through some of the the typical things that we'd expect from an applicant moving forward. You know, we I I I really want to help you and give you more advice. Um, I the the best I can do at this point is the lot sizes look great and I can really see your vision. However, I have some concerns with just looking up and finding what I could on the internet for this. I I recommend getting some more information. Yeah, I have a wetland delineation company that I'm talking to and they're booked out four weeks. I closed June 9th. So I will be scheduled on it right after that. I'm talking to my survey company, surveying engineer company on it right now because plan on putting in the road, putting in the ah detention pond, retention pond, whichever you two decide on that one. And I did the uh uh the concentric circles on the land and it all flows downhill towards Henbury. So, uh, Russell Book Northwest to the south of it is actually even lower than this land and they don't have ponds in there. So, I guess I'm a little bit confused about that because I've definitely approved ponds down there and I've been out there and maybe we're not understanding. I looked at GIS and then yeah, there's nothing there. Um, the ponds can be a part of somebody's lot. Um, yeah, we've been looking on maps on overlays, everything. I can show you a little bit what it looks like. Um, but what they have is those um the two culdesacs kind of come together and then in between those two they have a swale that leads back into a pond. Um, but

something that um I've seen before is especially since you have wetlands on your site, I kind of already know without looking too much what a low point is. So, there are retention uh opportunities for like engineered bior retention ponds, which just means scoop out a little bit more dirt, put um put some rock and some engineered soil on top and that way that it drains a little bit better and then as long as you hitting your removal marks and it was already discharging towards the wetland, you could kind of do your thing and let it keep going where it was. Cool. Yeah, cuz I already had that in the plane saving that to have over half acre pond on there. So that that seems like a reasonable size for your situation. I mean without without knowing too much, it looks reasonable. Yeah, it's.58 acres that I've plotted out on here. So good. And and I I will add I I just noticed this, but um when I'm looking at the southern end where it first comes in off Henipin area on the west, it's the second and the third lot in I'm not sure those meet um you know the 120 ft plot width standards. I mean, you know, if you that'd be something to consider, too. Like if it doesn't meet that, you might have to consider maybe merging them together or something. Everything's everything that I redrew to even down to the 14th uh plots is at least 120. Is it okay? And I just see the 100.77 dimension. That's what I'm looking at. And then you got the driveway right next to it. And on the back part of the property is 126 ft. It's when I'm looking at the one that's um that fronts on the the the new ride ofway. It's the second lot in on the west side. It looks like.77. might not seem wrong.

That one. Yeah, it's 120.62 on this render. Oh, I'm looking at the wrong one. I'm sorry. 12 color one's a little bit newer. Oh, I apologize. Yeah. Okay. I'm looking at the previous one that we talked about seven. I see that. Yeah. Sorry, this is a newer version. Okay. I had the wrong I apologize this all the original 100 ft but that's something when a primary black comes in we'll look at that a little more in depth you know if he proceeds forward and if he's willing to undertake the hydrick soil so I mean as as a plan commission goes I just wanted to point out that for this west lot as it comes off where that existing drive comes off that lot is very questionable whether or not meets today's standards it could be argued that you know if you're okay with that little sliver that little trunk to provide for access for another single family lot. You know, I mean, the code basically gives the commission some ability, some leeway on that, if that makes sense. If there's one particular lot, and again, he's creating a new lot that technically wasn't there, even though it's an existing drive, you know, serving the three properties and the vacant fourth lot, you know. So that's kind of the question mark in my in my brain as I'm kind of just that was really my only real issue. But and that's you know when that comes through as a preliminary reply I just wanted to point that out that as as staff I'm looking for the plan commission a little bit on any like do you like it? Do you not think it's appropriate? Like cuz he'd be back behind you know the other three homes that are fronting onto there you know. So, I mean, this is subdivide. My plan on this is to subdivide, put in the road, put in the pond, and do all the surveying and all the work, but sell

off the individual 14 plots and not actually build the houses. So, well, you would have the road in Yeah. prior to selling lots. No, at least gravel then because when you're going to build new houses, you're not going to want them driving on a brand new road anyway. Yeah. So, what we do for that is we typically require that you put down the first layer of asphalt and that so you do your binder course because then you can have the road built and the trucks can get in and out easily. But when the majority of the houses are built, then we require you to pave the surface. Um, we've had developers that do both. the binder and the surface, both layers of asphalt. We require five inches thick in the village of Big Ben. So, you do like your first three inches. Um, we've had people do both and then um have homeowners sign agreements saying if their builders damage the roadway, I would like to advise against that and recommend do the binder, put in your road as is, um, and pave the surface once most of the homes have been built. Um, it's it's saves money a lot in the long run, but I don't know I I can't think of an example of where we've allowed a gravel road. I mean, I've only seen a few I've only seen a few developments in the village of Big Ben, so I might call on some of your knowledge, but I I can't think of an example. No, I don't think we've allowed any The last gravel road you had was the extension on industrial drive. that was graveled for about two or three years and then they finally asked for it for construction while they were building the edge of that. Okay. I'm not sure about that. Dan, can I look into that and get back to you? Yes, please. Cuz that road alone is 600,000 plus. I I believe without 50% of the homes are built. We can do the final do the to the top layer which not which will be fine at that

point. But are you going to get rid of that road on the west side then going up to Yes. I told the realtor and the homeowner that I'm not going to put the uh westmost plot on so they can still access that private drive until I get at least gravel in that then it can be on the new public road. Um I know the Bordal family so I've talked with them about I'm actually gifting 07 acres cuz there's a garage built onto the land and then I did an additional 10 ft of uh easement for it. So, I don't think this letter gifting to them and trying to appease everybody that's existing back there, but um I don't know about um you can set up a call sometime next week if you'd like. I can I can tell you some numbers I've seen recently. Well, the survey come just kind of two and a half times my numbers and on asphalt road uh being 18 in deep gravel and asphalt. Yeah, I was going based off of kind of an asphalt driveway being like $7 a square foot. He said it's like $300 to $400 a linear foot. So for a 22 22 24T wrote Yeah. Um, I I get bids in from my projects and my co-workers projects where I can see asphalt numbers change and fluctuate. So, if we want to talk, maybe I can give you some advice. But, um, you said 600,000. I'd say, "Wow, what a deal." Yeah. Well, this is a 1640 foot full length road going to the property line. And even if I pull the culde-sac back couple to the edge of maybe like 150 ft. Um I mean

regardless. Yeah. 600,000 for 1640t road. We can talk more. I'll pull up some numbers. Appreciate it. For sure. My biggest concern is that just that soil in that area just knowing the area and it's been around for years and seeing the water sit and you know again whether or not basement would be feasible or not. you know, you can do it on grade. Obviously, that's a a lot of people building a house nowadays around here still like to have a basement, but hey, you know, it's one of those things if that's if that's the limitation based on the soil test, then that's that's what you have to operate in. But that's why those tests are going to be very important to understand that soil and Waua County is pretty graceful with they allow you to um you know do the the higher end of the groundwater and implement a a drain system where you just put about a four to 6 in PVC so that as long as it's running underneath uh your house to from the high groundwater point so it can get to the low groundwater point guaranteeing that your basement you if it was a split level or a walk out or something like that. There's options, but I don't know where it's at up there. So, it's hard for me to say you could definitely do that, but I've seen that happen in situations like yours, choosing my words very carefully. I talked to the survey company and that's where he had me reach out to the wet line delineation company and then he told me to contact a uh septic company directly to do all the perk tests. Yeah, I'll do that for all the plots anyway to kind of find out so I can then sell it as like, hey, this has had been done for you already. So, he's going to close it. It's not

so again tonight this is purely conceptual offering feedback to to Dan here, Mr. so that he can um understand you know the if this comes back to the deliberate platform from you know from the commission and the village board too I mean that's where it goes so for final approvals with the construction documents so and he's talking about possibly phasing that that's really kind of a discussion with the board but you know planning commission can also chime in on that so Too good. My plan mainly is is that somebody buying a plot of land, they're not building a house day one. Like it's still going to take them a year and a couple years to get their all their plans in. So that's where I kind of want to sell off a couple plots to recoup some money to then build the road and pond and everything in there to Yeah, that makes sense. I'm trying to think if there's some way that we could do something like Oh, well, you know, you wouldn't be authorized to build. You could sell the lot, but you wouldn't be authorized to build anything. Is that something that's ever happened? And I'm the licensed realtor. Like, I'm the one that's going to be selling these lots. So, I can put anything into the verbiage of the sale of the lots. I don't know. That's something I definitely want to research before I can give you an answer. Um, sounds good. Yeah. It'll be interesting if the developers agreement with that. Yeah. I I just I doubt that I'm going to open up the, you know, the Big Bend ordinance and say, "Well, don't you worry, Bridget. That happened to Yeah, we spelled that out completely. It might be something that we have to I'm going to attempt to interpret from the ordinance and then we'll have to discuss as a commission. Well, once I own the

land, maybe I'll get a better blow on it. Anyway, then that's why Well, and as staff, we're just going to walk it through the zoning ordinance and the subdivision design guidelines and ordinances, too, and say, "These are the standards." And then if there's a a question from the applicant, it usually comes to the plan commission and then ultimately the board. Um so so if there's anything questionable, you might be seeing tonight. Now is probably the time to say it to the applicant versus holding back and then coming up meeting later on. So, and obviously we don't have all the information tonight, but a lot of question marks. Bridget, on the river east, was there anything that was really I don't remember anything that was there was a few things on developers agreements, but I don't think there was anything with the wetland stuff. No, I don't think so. I mean, most of that is handled by the NOI and our developers agreement. It's like says don't break your NOI. Um, but uh the Big Ben ordinance pretty closely follows what DNR requires as well. So I think that we're fairly covered there. I don't think that they had to jump through many hoops though. Right. That's what I don't recall. There was I know there was some stuff with they only didn't like with the road how they were planning certain things with some elevations, but that was about it. I don't recall there was anything like with wetlands. That's a big issue. I don't know what the difference in grade is cuz that's across the street. Mhm. you know what your differences in grade are there. That was my last map. Yeah, you can kind of see it. Um goes downhill cuz Yeah, it goes from 825 at the north part of the property down to 795 which is Heenberry. So then Ripple Brook goes from 795 down to 785. So that's relatively flat and it goes up a little bit hill on Ripple Brook to

8:15. So they're relatively flat to up a little bit, but mine goes all downhill from the north to the south. And they're lower than your Yeah. So I mean, yep. I mean, that's really all there is to this one. You can see the punch list that um that I've created that was kind of based off my preliminary conversations with the engineer, conversations I've had with him of things that typically would come forward. And then Bridget's also provided her input um and a more formal application through a plumeary plat. it's more formal and again we'll do a more detailed analysis on the actual plans but at this point kind of here in you know typically you'd enter the discussions of sidewalk connections and all that but there's none of that in this area so you don't really have to worry about that um you know storm storm water drainage considerations to the neighboring properties to the west I don't think you know if there's any issues you guys have heard about from this property that he might need to address that's typically the stuff you'd want to hear but I don't think that's the case either based on how it sits today. So, yep, that's why you have concept conceptual reviews come forward is to help him out a little bit. Uh, so that way he makes a formal application, he at least kind of knows, you know, what you guys might say as far as like, you know, things like that and beyond the typical review process. So, that's all I got. It'll be a nice nice project if everything comes together, seeing as the burning one fell apart.

Also, the west are a little bit higher, aren't they? There's actually this. Yeah, this way. It doesn't look like much. It doesn't look like that much changed just standing there, but then you see on a map. Oh, I guess that's why you know the residents are here tonight. You guys understand and have heard from a person or two like, oh, I've heard from so and so, you know, about this or that. Yeah, there's a pretty good bill on the first house. Any other questions or comments? Do you have any questions? We'll keep plugging away. Time to close June 9th and then surveys and wetland delineation gets in there and then I'll find out more at that point. Worst case it's agricultural and like $75 a year taxed. So So much better for the out there. Yeah. It'll be much better for the village after that. He's owned the land for 80 years. Yeah. And he's 81. He's tough to get. He's tough when uh that's why Randy Bordo took me onto the land and then I dealt with the realtor mainly. So, but I talked to Elen personally about it first. So good. No action there. No, I don't think it requires action. No, no action. Just consultation.

Thanks, man. Back to this side of the table. All right, we'll move on to What do you think? That's actually my new business son, Castle View. I'll see you. Let's run on your side. Eventually, I'll build a castle. I buy more land. There you go. My name literally item five, planners report for January, April. Oh, that should be Yeah, just April. That'd be a long report. Yeah. Oh, thank you. um public hearing and special joint public special joint public hearing regarding height increases in B4 and I1 districts scheduled for June 5th at 6 p.m. prior village board meeting at 7. So, this goes back to our special meeting we had on May 15 um where the plan commission gave um an informal recommendation on inclusions that yes, B4 should be increased to 45 ft and I1 district should be increased up to 60 ft based on input from I talked with the Bronx Fire Department and other um entities around here and they they agreed that that would be okay. And so, the ordinance has been drafted. the public notice is in the paper, scheduled to be in the paper next week uh before the meeting. Um so notices are out there. The clerk is preparing everything and we're headed towards a special public hearing on that. And this is goes back to helping out the beach board district, the specific site plan we had reviewed back in April. So that's all I have. Awesome. Thank you. Item six, fire inspectors report. I really don't have any except they were doing inspections and everything is going fine. Excellent. Anything from the building inspector? I don't have anything. Okay.

I either I made an engineer's report. Everything I had was on the agenda. So any correspondence? Didn't have any. Uh, next meeting day, Thursday, June 5th, 6 o'clock p.m. for a joint public hearing. Uh, after the joint public hearings, we will convene to recommend the board approval or not of the ordinance and then we'll disperse. The following meeting is June 26 regular meeting at 7 p.m. Make a motion to adjurnn. Second. Any further discussion? All in favor? I opposed. We are ajour. What's that? No. Thank you very much. You can add that to your collection. Does everyone just recycle them? Do you have a folder? What do you do with them? File cabinet. I said I'm going on a kitchen color too