Plan Commission - Regular Meeting

It's funny like it was trying to like make changes to this in pretty good This is more just some than some bullet points. It's kind of question like what the process should be. So we might have to see record.

All right. Call us meeting of planning commission to order. Start off roll call. Dan here is excused. Kelly here. Mark me. Bridget here. Jamie. Yes. Welcome back. Tom and Tom here. And Bill. Open the floor up for public comments. If anybody has any public comments, now's the time to uh let them fly. There are no public comments. We move along. Item three, consideration and approval of minutes from A, Thursday, September 22nd, 2025 and B, Thursday, October 23rd, 2025.

Make a motion to dispense. Second. Any further discussion? All in favor?

I opposed. Motion carries. Um, issue one correction to the September minutes. Yours truly copy and pasted an extra on page three at the bottom. Seconded by Commissioner Kennedy. All voted. I carried as a Make a motion to approve them as amended for September. I'll second that. Any further discussion? All in favor? I opposed

motion carries on the October 23rd minutes. Village staff present here.

I saw that. We got to fix that one. Along with these minutes from the meeting on the 23rd, we also have uh draft minutes minutes from a joint public hearing that will approve with us. Please consider those as well.

That would suggest a correction on item one on the public hearing. You attendance. Okay. Now I'm reading this wrong, but page four A says county of 18. Should that be county of should that be county of

that was actually in the ers report. So I get a cut in the face for what it's worth. Found something in the minutes. I never thought it would happen. See, this was a test. It finally happened. See if anyone's paying attention.

Yeah. No, it's actually happened a couple times, but it's usually caught before it gets in the minutes. But I think this was just a cut and past promotional approval. Second.

Any further discussion? All in favor? Opposed? No. Motion carries.

We need to make a motion for the hearing too. Both item 4 a review discussion and possible action of site plan of operations for new knowhow adventures LLC for general office usage storage and light manufacturing space out of an existing industrial building at West 224 South 8460 Industrial Drive unit one. Sarah Farah, applicant tax key BBV206844, owner Miner Investments LLC. Dan Miner Property Zone is I1 Light Industrial. Mark,

thank you, Mr. Chair. Uh, so another uh unit in that same kind of complex we've talked about a couple times in the past and we actually have more coming up in the coming meetings as well. It's kind of that flexindustrial/off building. Uh, this user is looking at a kind of rooftop tent rental company and they do something kind of vehicle outfitting which matches well with the industrial side of the building. It's an appointmentbased only business. So although they do talk about Monday through Saturday with occasional Sunday appointments, it's really all only pre-arranged one-on-one appointments. Shouldn't really generate a lot of traffic. Um the parking should be ample for what that site has been provided. It's about a 4,000 foot leasable area. Um at least our parking calc they talk about maybe up to two full-time employees with only again those appointmentbased meetings. So not generating a lot of lot of traffic or vehicle traffic. uh kind of typical recommendations for you within the recommendation for approval including the hours of operation, the number of employees, the appointment based clients. Um should be a good fit as that building really starts to fill up pretty quickly. I don't think you had it. I took a look at the parking. Sent you a thumbs up.

This one looks pretty straightforward. I'm assuming this would be considered minor minor repair or minor operating. No, no fluid. No. You know, reading their documentation, it's mainly like installing equipment on the back of trucks and trucks. Just just in building you would use that so that you're not doing any hazardous.

It's pretty straightforward. Make a motion to approve based on the planner recommendations. Second. Any further discussion? Just one thing that they need to get taken care of and I know Phil's been working on too. Fire department's been there five times within the past couple of months in regards to their getting their fire department's been there five times due to false alarms. They need to get that rectified. So, do we know what that tripping what is what's tripping it? Supposedly something in one of the units is tripping it. So Dan is aware of it. We've talked about it. But it's just something I think we should at least on our end here know it. Yeah.

And not to stop it, but just to Yeah. Keep pushing Dan the building owner to sort that out. Any further discussion? All in favor? I post. Motion carries. 4B. review discussion and recommendation of final reduction of credit for Ripple Brook East. Okay.

Yeah. So, uh nothing too exciting here. This is just the end of a uh subdivision's letter of credit. So, it's been over a year and all of the punch list items have been completed. So, what we do is we release that last 10% back to the developer. uh which in this case looks like it's $26,35.79. Kind of straightforward, but did anyone have any questions? Once this letter of credits taken care of, then you can accept the roadway.

Um yes. So it looks like that we made a motion to approve the roadway over a year ago at plan commission. So we are able to put that on the next board meeting. Um I've already recommended you guys already agreed with uh accepting the roads. So it looks like um west ripple west was accepted a while ago and east still needs to be although I kind of think that it's been on your um radar. It's no not radar. I think that um I don't know how it was not officially accepted but also counted in the mileage of the village. Yeah.

But um something for Eric maybe to check into since he does the ratings every other year. Any other questions or comments?

Make a motion to approve the final reduction of credit for Ripple Brookies. Second. I. Any further discussion? All in favor? I opposed. Motion carries. Thank you. I'm going to leave you close to it. Enjoy. 4C presentation of athletic complex. Thank you.

Enjoy your presentation. like that. I'm going to put this one away. It doesn't have the red box this time. Oh,

yes. Please make sure you get much nicer box. We've added numbers to the legend. There's more than one thing different. Except

you're testing, aren't you? Yeah, there's a quiz after this of all the Well, some of you have seen this, some of you have not. Um, there's been a few tweaks for those who have seen it before. Um, so my name is Eric. Uh, I'm the owner of the project. Uh this is our design and construction team. Uh so

Steve Sanppo, I'm a business development for Carl Anderson. John Guth, I'll be the project manager on the construction team. I'm Chelsea Davis, project manager at ISG on the design side.

So to give you all kind of a sense of where this is, uh I'll describe it as the Ball Property, which most people seem to know what that is. It's essentially 164 Town Line, Big Bend Road, and Skyline. Uh right now it's just a soybean field. Um and so what we're proposing is we would like to do a youth sports complex. Um we're going to have essentially three sports uh represented here. Baseball uh and softball, so to speak. Uh we'll have soccer and we'll have lacrosse. um layout. You can see we've got kind of a sixplex here towards the bottom. Um those are going to be used uh for like tournaments, um out of state tournaments, people coming in from out of state. There's going to be some travel ball. There's going to be um you know, opportunities for local clubs and local teams, school districts if they want to come in and rent space on there. Uh we've got an operator uh called PBR. They're a national uh tournament operator. They operate complexes all over the country. Um so they're moving into the area and they're going to be leasing the space from us and they'll be operating the tournaments and the fields. So they'll be maintaining them and bringing in the teams and and all of that. Um the these are going to be long-term leases that they're going to enter into. So 25 and 30 year deals. So, they're going to be here quite a long time. Um, they're going to be all turf fields. Um, we'd like to do lighting on them, um, because of how the tournaments go. Um, you'll kind of see there's parking and roadways. There's going to be a little concession area in there. Um, and, you know, kind of some some pathways through there. The area where it's kind of says 16, 6, and 15, um,

that is going to be, uh, a club, uh, just a local club. Uh, so right now Stixs GRB, which they're essentially just up the road from here, if you're familiar with that, um, they they're going to want to move in there and it's going to be the same type of deal where it would be a long-term lease deal. So, they'll be operating out of there. So, they want to have a field for themselves for operating, you know, doing their training and things like that. Um, same thing, turf field, and then they'd also are looking to do like an indoor turf building for so they can run their training and so forth all year round. So, similar to the one they have now, but probably a little bit bigger and maybe a few more amenities inside of it. Um, and then you'll see there's, you know, parking and roadways associated with that. If we go north of there, so this would be the, uh, northeast quadrant. You'll see there's kind of fields outlined. That would be the lacrosse area. So, there's a couple of lac lacrosse clubs that are, you know, kind of spooling up around here. They've been around a while. I don't know much about lacrosse. My kid plays baseball when I played soccer, but apparently it's the newest thing. So, um, it's really popular, you know, kind of on the east coast and down south. Um, but there are quite a number of kids that are playing it now. Um, and so what they're looking for is, uh, space so they could run their programs and their tournaments and and training and things like that. So, again, we'd have four, uh, altered fields there, lighting, fencing, all of that. so they can operate out of there. Uh 14 up towards the top is kind of like facilities maintenance. Um I've got a a company landscape construction company and you know we we'll kind of have our shop set up there. So we have kind of like a you know big barn uh type of a building and then some outdoor storage for you know some of our you know pallets of brick and things like that. but it's going to primarily serve as the

you know facilities maintenance for the whole for the whole uh property. um number 12 where it say is kind of 12 and 16, you know, that's kind of depicted as as fields, but that's what we're thinking of doing uh a larger indoor turf facility building. Um and that will be used by both the lacrosse and the soccer area which is on the uh northwest side there. Um so they would kind of have each their own space within the building. um they could run their programs. So um the soccer area uh we've got an agreement right now with SC Wave. So they're pretty much the biggest soccer club in the area. Uh they're affiliated with Milwaukee Wave. Um so they uh would be taking the four, you know, turf fields that you see in the uh upper left there on the on the northwest side. And then there's another uh field just next to that and then some smaller fields. So that would kind of be their space there. Again, long-term, you know, 25 year deal where they would be operating there all the time. They'd be running their programs and then they would also be doing um, you know, tournaments that be attracting, you know, n national tournaments to come in. Um, in the center you'll see, you know, another field and the number five kind of a little building. That's something we're calling championship field. So it'll be a little bit more elevated field than you know the sixplex that you see down there which would be more like you know you know high school size you know turf fields. This would be maybe not quite on the level as like a doounds or a milkman stadium but a little bit more elevated nicer seating more amenities you know more concessions things like that. Number five is what we're planning is kind of a craft bar restaurant kind of a thing. um again to service you know when you're bringing in these national tournaments there's lots of time between games and so there

everyone's looking for something to do so that would be something that we would have for them but then we can also utilize that for you know just general dayto-day but also um you know that could serve as championship field for something like you know corporate events or you know college teams that maybe want to have a game there uh things like that high school games that kind of thing um everything along along kind of the the stretch of road there on the south side of the property along 164 are kind of right now it's kind of planned to be sort of out lots where we could have sort of food options uh for the park uh maybe a small hotel um you know restaurants things like that maybe a little bit of retail things that would essentially service the complex so that when you have these teams coming in from all all over the country and out of states sometimes out of the out of the country as well um they've got options and they've got things to do while they're there cuz essentially the way these things go, if you're not familiar, you know, these teams and these, you know, kids and parents, you know, they're going to come in here, be be here all weekend. So, they're going to be staying locally. They're going to be playing all weekend. They're going to be looking for things to do. So, we're looking to provide that there. Um everything else, you can kind of see we've got sort of the layout of the parking lots, access ways, things like that. Uh we try to take into consideration the terrain, you know, the tree. You know, there's kind of a big wooded area in the center. We tried to kind of work around that so we wouldn't be disrupting that. Um there's a high tension line that runs through there. Um so we kind of, you know, worked ourselves around that so we're not impeding on that. Um but yeah, like I said, this is um it's going to be the first really of its kind in the area. Um it's going to be the biggest in the area. uh probably almost the state I would think. Um and we're going to be

attracting not only the local clubs and teams, but we're going to be bringing in a lot of out of state clubs and teams that are going to be coming here all summer long every weekend for the next couple decades. The other boards that we have here are kind of speaking to the design and the style that we want this to look like. Um I'm just going to come out and say it. I don't want it to be The Rock. I'm not interested in having it. I don't want it to look like that. And we're not having tequila taco nights and rock bands. This is a youth sports complex. It's centered around bringing in kids and bringing in the teams and the youth sports into the area and giving them a place to play cuz right now there's a a real big demand for that. But we also want to make it aesthetically pleasing so that when these teams are coming in from out of state, they're impressed and then they want to come back again next year. That helps the clubs and the and the operators keep bringing in more uh more teams and bringing in tournaments. So, this is kind of the look and the style that we're going for. Um, obviously we have we don't have it all designed up yet um in that level of detail, but we wanted to at least show you what we're looking for. This is meant to be a higherend premium looking facility. We're not just going to do an ocean of concrete. Um, throw up a cheap little building for concessions and, you know, have the whole thing kind of look, you know, real subpar. We really want to go for a nicer elevated feel for the space. So,

would it be worth talking about the phasing plan too of how that how that goes? S first.

Yeah. So, obviously this is a very big project and there's a lot going on. And so, the idea that we're we're starting with is that as far as construction goes, we're going to phase it out based on when the different clubs and tournament operators need to get in there, want to get in there, but also what we can expedite, you know, quickly. So the plan is to start with the soccer area um because it's just flat turf pretty easy. Um they can bring in their goals and they can be operating, you know, within a couple of months once we get it all in. So we'll kind of focus on that um you know that northwest corner there, get the rolling parking and get those turf fields going so they can start playing. While that's happening, then we'll be working on the baseball component. So, those six fields there, um, those would be next on the agenda. Parking and infrastructure around it, uh, with the concession building that we'd like to open spring of 2027. Um, cuz obviously we need time to build it, but then they start advertising their tournaments usually 6 months or more, you know, the the fall before late summer before they start advertising for next year. So, um, that's kind of our thought there. Um, lacrosse will kind of be in the in between. Um, but probably right after that. Um, and then, you know, sometime in 27, the later latter part of that would be the sticks area there in the bottom, you know, in the southeast corner there. So, um, so we'd be kind of staging it around the the use case, uh, when these teams and these clubs want to get in there, um, and when they're going to be ready for it. Um the outlots, we kind of need to figure out what we're going to do with that yet. We got to, you know, see who wants to get in there. So that's kind of, you know, a year or two down the road.

So as far as your first phase, the the um soccer fields, what was your target on the timing for that one? You were talking the other ones are pretty much staggered throughout 27, but you wanted 26 on the soccer fields. Yeah, I mean, we would if we can break ground, you know, next spring, this coming spring. Um, you know, the timeline to build those is not nearly as much as the baseball fields. So, you know, I'm anticipating that we could have those working for them, even if it's just the fields and the parking lot so they can, you know, if they, you know, they they put some Porter John's and a food truck or something.

Um, but at least they can start operating. They're pretty anxious to get in there. So, I've had many conversations with SCAVE. They rent places, you know, space from all over the place and they really want to consolidate and they're actually pretty anxious to announce to their club like, "Hey everybody, we're going to have a a permanent home going to be lighted or Mhm. Yes.

All the fields will be lit. I'm I'm asking because obviously you've got a little bit of residential on your east side of That's why I asked that question. Yeah. No, I get it. Yep. Absolutely. Um certainly the soccer and baseball um you know on the east side of that power line I mean the one field is is sticks. It's a club. You know is it extremely important to them? I'm not sure. The same thing with lacrosse. I mean if we can do it that would be great. Um, so

and that's the only I I love this. I mean the only concern I have is I've you know you've seen these complexes in other parts of the country and it looks like there's a spaceship taking off pretty that's that's what I feel is going to be the community feedback is you know that we're watching out for the residential district. I mean there's not a ton of residential around here. Um, so I don't think it's going to be a major issue, but it is something I just figured I would ask the question because it's

Well, and one thing too, and this is when we'll get into sort of the details, but like again, not to bring it up again, but like the rock, if you go out there, those lights that they have are old and cheap, and that's what it is. You get a lot of light pollution, you get a lot of wash, whereas the ones that we would use are very, very direct. Yeah. Like if you go I think like my like at BC Brookfield Central I mean those are pretty subdued. I mean you barely see them from you know the surrounding area. So it would be online. It would just I think my concern would be yeah if you're putting up 100 foot poles and flooding them with you know high pressure that flood the area with the light versus

right something that's you know we we can control the neighbors I I rate things because of the well and again you know we're not there's not going to be leagues out here and stuff like that right so these are kids I mean tournaments are typically over by 10 11 you know so this is not something that's going to be going on all night. For those poles too, there's a variance out here of 45 ft. Does that apply to light poles as well as you talk about the structure height? Yeah,

that's a good question. It is. You trying to dig that up right away? Let's see if I can if I can find it quickly now. Yeah. No, that's okay. I've got other questions. I don't know while he's researching that one. Well, um, so Kelly, last time we met, we talked a lot about or a little bit about the PUD out here. Is there a PUB overlay on this particular site or is there nothing there right now? There's nothing there. There's nothing. Nothing. So, we would Yeah. We would create and submit one.

Is there something? Kelly and I were talking about this earlier. Is there something there already? We're not seeing reference to it anymore. So, I think there might have been something a long time ago, but um I was on even the registered site and all that trying to dig in and research. I don't see anything low that still exists anyways. Sure. Yeah, we've dug more this week in particular and I don't know where that's where I was going last time and I don't think we can find evidence of it of an overlay. So, it would be a I mean the property has been in the village now for 15 years.

Um there's nothing unless there was something prior through Walkshaw County, but there's nothing at least on our end. And again, the conversation went down the path of because of a change of ownership over the land that that prior PUB, if there is one, would be null and void. Okay. So, long story short, I think we're in the clear because this is a transaction. Okay. Um that even if there is one that happens to be there, it's either expired or it becomes null when the transaction of purchasing the land goes through. Okay.

So, I think we're good on the PUB. We still have to cover the CUG, right? the conditional use grant for the use of the land the way you guys want to use it. Uh but even then that's covered. It's not a big deal. We just have to go through the that change. Okay. Is that forgive me? Is CG the same as CU? Yes. Yes. Sorry, I'm using old terminology. I think just making sure. Yeah. Conditional use. How about we drop the third letter? Whatever it may be, permit or grants. But Kelly, if you think about it, would it be better for us to go if we're interested in doing something like this, wouldn't it be better to do it as a planned unit development?

It could be could be in looking at doing this as something in phases and everything else. Yeah, could be could be a better fit. Might be. It might be. And with it being presently split zone, residential east of the lines and commercial west, that's you're somehow going to have to marry up effectively residential and the PD might just be a cleaner mechanism for doing it, right? I mean, granted, you know, we can still go through reszone over there. I mean, that's

reszone it put a plan of overlay gives some of that flexibility that negotiation that zoning through negotiation where you figure out the best way to do it. mitigate lights, mitigate parking lights next to resident, you can kind of use that PD to to facilitate the best product possible. Yeah. Better better than I think better than a conditional use. Could be because conditional use would be a blanket. Correct.

Okay. Would we if we with a PUD though would we be required to also so it sounds like the conditional use wouldn't be needed but would we need to reszone that or does the PUD take that and create the site with the intentional the intentional use and it reszones it in effect at the same time. So putting a plan of overlay is a zoning anyways. So you have to reszone it whether it's to put on the overlay district. In this case we would I would probably recommend reszoning out of the residential and the PD over at the same time but at minimum it is a zoning change to put the PD overlay on it.

Okay. So those things can happen at the same time and they happen at the same time as a site plan review for phase one of soccer. I mean ultimately the the PD overlay is going to include that that site plan approval. You could we could you could structure the PD where you only do the specific site plan approval for phase one and then you would have to come back for future phases. Yeah. Yeah. If it's a time expedite your timeline for you guys, right? So I think that would be okay as long as you're willing to continue to come back to the phases, right? To get into the detail because you're not going to have all that detail up front, right?

A lot of times for PVDs like this, we see it kind of broken into almost two pieces of a PD. the the general concept layout, what you have here for the whole thing, and then your specific site layout, plan of operations for the piece, you know, you're ready to go with,

right? That's exactly what we're thinking right now. Yeah. Okay. Okay. And then, um, in terms of level of detail for the PUD and the site plan, um, we have some general language for how PUDs need to be structured and requirements. Is there any need to I mean can we follow this? I know you don't have this but um do we need to meet do we need to do anything to lay out what those requirements would be for the village of Big Ben so that we make sure when we're in a position to be approved for that PUD that we haven't left anything out and we I so section 16.455 of the of the village code does outline the village's PUD process. So I'll say that one more time. 16.45.5. So it would be a matter of kind of looking at the maybe the template you have if that meets the requirements within the village code for the PD creation and then just modifying it to make sure it all works out.

That's the document I have right here. Okay. Yep. Should start with item F. Procedure. How about item A? Item F. sorry is the process side of things. Yeah. A yeah a a talks about like the uh authority control density requirements and then item F is where it gets into the procedural portion of of how you go about it. Okay. Okay. And I the one thing I will point to with item and in item F is starting with that basically the bead. Yeah. To to go through, okay, how's how we're going to structure this thing?

Yeah. Is the pre-etition conference tonight or is that a specific meeting? I would recommend that once you're done with this body, you still sit down with the plan planning staff to go through just a quick outline of timeline, what to include to go through the the nuts and bolts of it. Okay. A little bit more detail. Yeah. Okay. So, that's kind of exactly Yeah. what I was asking. make sure that we're all on the same page so when we give it to you it's y ready for approval. Okay.

Um now some of we talked about this before on it might be on your website or it might be our typical experience but when we submit documents for plan commission approval um 30 days is what we're used to but it sounds like you guys are a little more flexible and two weeks would be sufficient. Is that true? This is something big. I'm just going to be plain to blank. Don't brush it. Yeah, I realize you guys want to get everything in, but we need if we're going to do something like this, we need to make sure that we have our eyes dotted and our tees crossed.

At least from a municipal standpoint, you being business owners and everything else, I think you guys can understand that. Yeah. The only reason for the urgency is that we're under our due diligence period with the property. So, we got 180 days. That puts us somewhere in March. So, I want to, you know, I don't want to have to go past that and try to, you know, modify that. So, we're just looking to get through the process or at least enough of it that we know. Do you feel you're going to have problems with Dave end up extending that or do I need to make a phone call? No, we Dave's been great. I figured you would,

but it's it's the the contract is still the contract. It's it's two 45day extensions, but then you're you're out your cash. So, given the complexity of doing a PD overlay, two weeks is probably not going to be sufficient. Probably going to need the 30 days to make sure it is adequate time to review it and go through it for the first part of it. Yeah. Once you get into like phasing and stuff, it's a little Yeah. Once you're PUD is pretty important. How I mean, it takes writing of an ordinance and there's there's some time that goes into that that needs to be be accounted for. That was 16.45. Uh 1645.5. Yeah.

Yeah. And again, for you know, for what it's worth, like the the next plan commission meeting we have is 4 weeks out. So 30 days is right about there. So this the I think the key message is the sooner you could the better. Two weeks is probably a little too aggressive for the PV side. Um especially with holidays in between here and there. Yeah. as far as staff reviewing time due to the holiday. No. Are you guys intending on doing a traffic study? Yeah, they already had you already had conversation with DOT, right? Or open that conversation. Yeah, we have. Um, so the there is a left turn lane right in the center of the west side. Yeah, there's a medium break there.

Um, and so that so none of those roads are through roads. They're not meant for a local person to drive through to get to the subdivision back there. that are just for users of this site. Um, so really that would be a pretty simple driveway type permit through the through WIST. So, and it's a 2 to four week review time. So, and you don't think the volume of traffic would justify any kind of like a controlled intersection there of any sort? Um, we haven't we haven't looked to see if this is for sure, but because of that left turn lane, we're we're thinking that there might have already been a traffic study done. There's a reason for it being for that break. Yeah. Yeah.

If not, that's something we perform in house anyway. Okay. What about Skyline? We just town line just got redone and we're gonna have to do some any type of upgrades to skyline because there is an entrance on Skyline. Sure. But again, that's not going to be the main entrance. That's just a Right. Yeah. But is there going to have to be some upgrades down in that area?

That's something we'll have to talk about and consider. Would a traffic study be required for this initial PUB or first say the site plan review? I wouldn't think so. I mean it's something that I think is important just so that we understand the impact on the area based on the volume and again to get DOT to sign off saying hey there should be a controlled intersection or not there is ask for a widen. Yeah. Right. just because that that's that was a concern with across across the street there from D.

Yeah, I think the key is that again that's a highlight the speeds are what they offer, right? Times where turn lanes are maybe required for things, but yeah, not for the PV side of things. It's just more for the long term. There's been some talk about roundabouts too after they had the fatality up there on Lawndale. There's talks about roundabout there in the future and there's talks about a roundabout where the fleet farm is over there on rine because of all the traffic. So that's interesting cuz that fleet I mean they got a controlled intersection right there. It's just that's why they're leaving it temporary because their plan is to put another roundabout.

Three of them right on top. Come on. Haven't you driven through Wales? It's the constant No, you're supposed to go around them. The only reason The only reason why I bring that up is because I believe the first time we met you guys, I said like there was a potential to have was it like 800 people there sometimes on the weekends and that. Yeah. I mean, so you're talking probably a good 250 to 300 carsish maybe. And like so like Kelly said it's important but I would definitely check with them based on traffic because like the biggest thing that we're trying to do working with the state is to reduce the accidents and fatalities you know.

Yeah. Just be more of a fan of control versus a roundabout in that one in that situation if the volume takes it just because of the speeds like it's 55 there. Yeah. It just seems crazy for a roundabout. Oh yeah. But yeah, I mean going through TNT, they're going to be the best guidance on that. Um they're your major traffic. It's not straight out. It's not on on town line. Your your major entrances. It's going to be 164. So I mean plus 164 is still for oversized trucking that are major thoroughare and that down to the interstate. So yeah. Well, yeah. The majority of traffic for like the tournaments is going to be coming from the south heading north. You know, they're kind of coming from out of town. So

they're coming off of 43. Yeah. Coming north. Yeah. Makes sense. So you guys have to diverge and diamond. Yeah. Do they do they know about that or no? That's so I mean not that that would I don't know if that would change anything but the The state is planning to do a divergent diamond there and kind of rip that whole area up. Yeah. Once it's Yes. Yeah. Yeah. I heard rumblings about that, but I wasn't sure about the timing or anything. They're let there the bid gets let next month. Okay.

So, that could impact travel and you know what I mean. And just something to consider. Yeah. That's a big project there. They don't have an estimate on on two years if you I think the whole project is listed on the state's website. Yeah, they're doing they're doing one side of 164 one year, one side of the interstate 43 is going to get done between 164 and 83 in Laguano. And so they're they're reconstructing the whole thing, shifting traffic over to one side. Okay. And they're going to be repaving the rest of 43, right? Yeah. Mhm.

Well, like I said, I mean, this is a longterm deal, you know, so yeah, there'll be some traffic pain, you know, for the first year. I mean, if they start running tournaments spring of 27, you know, it's going to be in the thick of it. Um, but you know, they I mean, baseball wants 30 years, so they're they're going to be there a while. Just on the cons. Yeah, absolutely. So, what what is your final assessment looking at? I mean, how much value the entire project are you guys looking at? again. That's what that's that's that's these guys here. Um this Yeah. First couple phases.

No, I'm saying the entire project once it's done.

I want to see when they come cuz then I can hold it to them. We're not going to hold it to it. You may Oh, no. I will. North of 100 million. Let's just say that. Are you serious? I mean in construction cost looking at that site. Yeah. Yeah. Lock 15. And that's not even really considering hotel and build. Yeah. I'm not talking I mean if we were to take out the hotel and and the retail. I'm just I'm just saying as this goes and grows, how much is the community looking at it assessed value coming into the community? Yeah. Is it astroturf? Mhm. Yeah. Yeah. Yeah. It's expensive. You got everybody wants it. Yeah,

you need it and and honestly the maintenance on,

you know, grass versus that you're in a few years you're out of wash anyway. By the time you're fertilizing now, you got to have irrigation. You're mowing every week and then you cut down on your time, you know, so if it rains then all of a sudden they can't play. They're all hacked off. So, um, yeah, it's pretty much ever demanding, you know, hey, we need turf. I mean, with the soccer, I mean, originally this was going to be baseball and we were actually looking at other properties in other areas and all of a sudden it just started taking off and soccer wanted in, lacrosse wanted in, you know, uh, you know, with the soccer they they want to bring in more tournaments, but the problem is they have to have access to so many turf fields because if it rains, they got to be able to play. So there's just not enough to go around. And so they said, you know, I mean, I had one phone call with the president of SC. He's like, I'm in. He's like, what do you need? And I said, well, this is what I need. He's like, great. When can we when can we start? So,

and that 12 that's an in that two fields are enclosed. Yes. Yeah. That would be an indoor turbine. So, yeah, cuz that kind of makes a visual break, too, with the residential area. Yeah. It's kind of set in the middle. We kind of wanted to tuck it in there a little bit so it wasn't so obstructive, but we tried to put it between the two cuz it's going to be soccer and lacrosse that'll be using that primarily. Um, right. That's kind of looking at So that is considering based on the residential fact reszoning if you're putting a a you know building that's going to block noise and light. Oh, I see. Got is what I'm kind of looking at if we have a public hearing on reszoning that it's going to be the consideration.

Sure. Sure. Well, and I don't there's I mean there's no McBad residents there, right? Those are I think those are in a different Yeah, those three are but we still care about I mean yeah I'm not saying we I'm not saying we can go to the curve, you know, we'll be good neighbors. Just to ask one more time to make sure I'm clear for that reasonzoning. Can that can that happen at the same time as submitting the the PUD documents? Yeah. So, okay. We just have to give the notice, right? Yes.

You have to have a joint public hearing for the PD anyways. So, it's going to be a joint public hearing and just do the zone change and the the PD creation at the same time. Would we be required to be there or make any sort of presentation or you're going to want to be? Yeah. Just in case there's questions. Yeah, you'll definitely Hey, do you do you remember the last public hearing you guys were in attendance for? I do. Let's hope it's not as contested. Let's hope it's not as crazy. The goal is not one like that. How about that? Bodyguard. Yeah. No. So, yeah. I mean, the key is just going to be getting information out to people ahead of time so they're not walking in blind. And um

you're going to have a couple people with some feedback, but I don't expect anything crazy. This is going to be awesome for the area for sure. Huge. I mean, you was talking about the valuation. I mean, we're looking at a village that's two times that value. So, come on. You know, so I mean, well, it I mean, I'm not exaggerating when I say this. It's going to put Big Ben on the national map. I mean, when these people come in from all over the country, like, where are you going? We're going to the BAC in Big Bad. Okay. We were talking what in New Berlin say no. Oh, that's right. Yeah, we didn't we never asked that question. So, let's get that.

It might be that might be an off the record conversation. We can do that. It has nothing to do with liking or disliking or this being, you know, this being a problem for anyone or anything political, isn't it? I I thought that I'm happy to discuss off the record.

Um I have a couple few more just kind of little things. Um we are still Geotech's going to start here imminently, but they've got to get on site, do their work, write their report. Um depending on when the next meet when we're ready for submitting our documents and hopefully being approved. Um, is that an absolute must to provide at that time? Do we have to have a final geotech report for the site? I think I saw that in some of the PUB number 11 in that same section. Number 10, sorry, characteristics of soils related to concentrated specific uses. It does not need to be finalized, but at least having something

something to your question from 20 minutes ago, uh, pole height Um modeling point unless otherwise specified or modified by plane commission is 28 ft. So unless otherwise modified by this group that would be that would be cuz field lighting you can't do 28. You might hit your head but I didn't find any lighting. Okay. My my only concern with the lighting is is some of the fields being in the trade is you put up the 120 footers and you just put a big catwalk up there with a giant rail lights and that's not the

What does your goal What would your goal be for the height? Do you know like the Musco poles now are like 60 foot with the LEDs cuz LEDs don't have the punch that the old lights have. So you have to do more poles, but they're like 60 feet if I recall poles. I don't know what brand that is. This guy right here knows where.

So I I before I came here, I built the MSE uh Meslowski field. So not only did that we have to I was at Milwaukee School of Engineering MSSE. So we also had to work with um the city of well the high school Nicolet and Glendale. And that was a much of a concern. And just the HD the high definition lights that it the neighbors that were right down were it was you couldn't see it. So it wasn't an issue and a lot of the silent stuff with trees that we put up and other things of that nature it killed the sound as well. So I think that's only the only concern that I can see. I think a big part of

the light pollution and you know being you fields you're not going to have you know softball tournament is going to midnight. Yeah. So I don't think that's going to be an issue there. Well as he kind of mentioned to a um technologies advanced right. So as long as you're not going on the cheap which this project is not on the cheap so why would you do it with the lights right? So I think the reality is they're going to be best of breed type of lighting and minimize any disruption to the neighbors. You'll want a phototric plan because there is code requirements for like 5 foot candle light a property line. So make sure you include that to help head off the questions. That's pretty easy. A lot of vendors can do that. Yeah.

And cut sheets. Make sure they're, you know, shielded lights and that kind of stuff. All all helps when those questions come up. generally make sure you have hours operational those it would I guess it would be make sure you list off the planning planning commission additional approvals needed like the height of the lights stuff like that and that can that all that stuff can be included in the PD yeah so we can go from 28 to 60 or whatever we need period okay

could we some of these things we're talking about now I'm scribbling notes down but can that be part of our beyond the planning commission meeting. Yep. Then we'll get minutes from this. So you'll get that. We can make sure you get the minutes so that you get our side of the notes as well. Okay. And these meetings are on YouTube and recorded in case you need to go back and see the specifics. Okay. You can do that as well. Okay. And maybe setting up a meeting with the engineer and everyone else. Yeah. Sooner rather than later. Yeah. We can always do a staff level meeting outside of the planning commission official capacity. Yeah. We can do that just kind of like we did last time, right? The introductory one, we call that kind of like a staff consulting meeting. It's different than the planning one. We can do that essentially at any time.

Could that happen like in the next next week's Thanksgiving, but like early December? Let me check with Katie. We might be able to do that. Do you do you want to coordinate that or do we do we want to coordinate that? I'll reach out to Katie and tomorrow and we'll we'll circle back with you guys. Okay. You may want to give contemplation to including your new consultants because by the time this comes through based on project yeah just I'm taking timeline video. Yeah going through a change engineer was we was the team that was there last time. Yeah. Yeah. You met you met last time during that consultation? Yep. So we're think first week of December

sooner rather than later. Yeah. Um, other questions I had were uh there it's required for the site review for a plat survey. Could we get away with an alta survey? Is that that's okay for this portion of it? That's fine.

Okay. And then we talked about this a little bit last time, but that well septic um we haven't done a perk test yet. We're going to need to do that. Um it's probably not going to be done until the springtime. Um can that be a conditional approval? Uh if we locate where we think they're going to be and then go out and do it. And if that land doesn't perk, I would be shocked. Yeah. Right. Based on how it's been used for how long. Yeah. It's got perk. Yeah. Perk just fine. But yeah, I don't think that would be a big deal. Obviously with winter coming and all that. Yeah, timing is timing. Yeah, I mean the only downside is if

you got some weird results and you dramatically had to change your site plan because of drainage and storm water management. But so then we'd have to go back through the site plan review again. You potentially have to amend the approval. Mhm. But if you're pretty confident on what you have and you said it should history, I'd be surprised if it doesn't. But the only cave is if for some reason and an opinion substantially moving things around. What about the burial mounts that are there? Surprise. You're going to want to do probably archaeological survey then of it.

They thought you were kidding, Jimmy. I I just think you're kidding because I've had to go through that on projects before. Where are there maybe on the southeast corner? Well, there's nothing there.

Just the way we plant dog, but I did a we did a project in Delivan on the lake. We did a replace the roads with burials. I mean, they're I mean, they're there. They're not like they're visible. You could see them. So, we had to go through that. I distinctly remember something there, but I can't remember. I know it's on the southeast corner, but you may you're I would definitely be double checking that area. I haven't talked to EWM. Yeah. Or whoever goes to for. So,

it's an attraction feature. It's one of the perks that live in here for your entire life. Parker. Oh, yeah. Depending on where exactly they fall. That southeast corner. It's a pretty small sliver. That would be just if it's there any

if it's there. I mean, that's a pretty It shouldn't have an impact based on your layout. The only worry I would have is if it's not there and it's on that southern edge where uh you have your exit for skyline just to the east of that that wooded area. This area right it's going to be one of those two gun Yeah. From this view, I was thinking it was either it's either this pocket right here or in this corner.

Yeah. Right. There's something and and for the life of me, I've heard it multiple times throughout the year. Bill years. Bill, you remember anything? No. But I possibly might get that information from for you from somebody that I know. I thought there was something right on this southeast corner right here. So it so it's not much but double you mean you're talking like um well they didn't give us any any disclosures so we don't know what's there

yeah again could be for no impact but at least double check if if I'm wrong I'd rather but I throughout the years and everything else cuz I remember there was going to be a development out there years and years ago and there was discussion about that and that came up in the discussion and I I I'm looking at that going there's double check double check just to be on the safe side. I'd rather

make sure you guys are gotten your eyes and T's and all the other fun stuff but there may be something there. Well, we can still move boards around and add to you if we need to. So, yeah. Okay. Um, my only other question is sort of like open open to everybody here and I know there's a plan been discussed for years on and off of extending uh sewer and water from south of the freeway up here. Where do we stand with with that? Do you know a good banker? no significant change from the consultative meeting.

Well, let me put it this way. I mean, I'm sure you can kind of imagine that once this is up and running, there's nowhere near enough you know, amenities and hotels around here to support it. And so, we already have um you know, entities that are interested that want to get be building around this because they do it in other complexes around the country. So, they're like we want in. So there's going to be a need. Okay. So I know that's kind of step one. Okay. Um you know we can pro we can we can certainly provide the need for it but it's definitely going to be needed. You know the water in order to make that happen.

So the challenge we have as a small village is our pockets are only so deep, right? We can only take on so much debt, right? How far south does it come down from walk? Um not south. Not south enough. And we're we're basically approved from Town Line south into the village. So if we would end up running a line, it would be up to Skyline. From Skyline, then south down to Dream Catcher to a lift station from there, then north or south. South. We already have, as far as I'm aware, we have done the water testing for the water up on up around the interchange. So that's

south of 43 there in that curry orangeish block on the wall. So we have and I think we brought that up briefly in that meeting, right? So we we have the locations for the for the municipal well already selected and the location for the for the sewer and what type of I mean we've got all the plans and everything else. It comes down to dollars. Mhm. But again, is that something the county would get involved in? We've had so many talks about that. We had lots of talks with a lot of different people on a lot of different things. And Tom, make sure you do say something. Tony, the county can be a pain in the ass. Oh, come on.

I'm just saying. But um well what it comes down what it what it seriously what it comes down to is that we we I mean for for what the you know the development needs and and that is that we definitely need sewer and water up there. The problem is is that we've got the plans. We've got everything ready to go. It's got the financing portion of everything. Well, and we we've always said is that we're not just going to build it and then sit on it, right? Again, you have to have a he was justifying it.

This is Yeah. And kind of in my mind, I'm thinking, you know, we we can build all the fields and everything and get get that up and running without it. Okay. Um but then very soon afterwards, we're going to need something to support it, right? Um and so that's why I was thinking the county route because it's big benefit to them. Out of state money coming up here every weekend, right? So there's a very compelling argument for the back end. is going to there's going to be a lot more. We potentially need about $15 million to make it all work to do what needs to be done, water and sewer. Okay,

that's I mean you could look at us and say, "Yeah, we could come up with and and help support that and whatever else." And that would be one. I thought it tonight. We love that. I thought I had it on me. I think we I mean we can rerun our numbers and everything else. Um, and cuz we know as soon as we put that in your area there would would be more or less the catalyst. Mhm. Because then on the southeast corner of I43 in this area here and then if we're running the pipe up to skyline here Yeah.

Um, this whole area will just explode everything. We've I mean we've had conversations with some very big players in the area that are very very interested.

Okay. And we get those players here and let's sit and talk cuz if it's something that all a sudden we can look at and say yes, we're going to be able to afford to do this and be able to say that we're going to um have enough revenue coming in. That's why I asked that question in regards to how much value is this going to be that we would be able to s sustain something. When we originally were looking at getting Fleet Farm up at the interchange area, they were looking at about a $30 million development. A lot bigger than what they built in Mosquel was going to be, you know, part of the catalyst at that point for the interchange area there. But $100 million would really make a huge impact. And if you have other players that want to come in, all that's going to do is help feed into into this for us to to get everything up and running. It makes it a hell of a lot easier.

Yeah. I mean, obviously I mean, you guys know you you can imagine that, you know, if you've got three sports running, you know, you're going to be bringing probably 1500 people in there, right? Or teams or what? Not teams, but people. I mean, baseball alone will be 170 almost 200 teams on a weekend. teams. Uh, and then you have the other sports in there. So, I mean, it's there's going to be and a big part of them are coming from out of state. So, they need hotels. I mean, even if they go down to Glimon, they'll book those things up.

Um, and then the way they run these tournaments is like the teams have to stay there. So, they set it up to where if you come play this tournament, you you stay in this hotel. So, they're booked solid. So, like I like I said, if you can come up with a rich uncle that says, "Hey, we'll support this. We'll help you build the infrastructure. We'll help you build the infrastructure." And we could even look at it as as part of the agreement. Fine. We'll pay you back as this goes. Yeah, that's what I was going to get into. That's what I was going to ask. Again, we're not saying, "Hey, you have to outlay it all and you don't get it back." I mean, you'll get it back in different ways, but the village, I mean, so around the interchange, we still have the tiff. Oh, right.

So, the tiff, you guys are aware what a tiff is, right? So this could be something like that for this development so that we say, "Hey, you guys front the cash cuz we can't. We're too small to do that. We can't go to the bank and get approval, but you front it and then we kick it back to you through phases through the tax revenue coming back, right? We're sitting right now, the village is sitting um roughly we could take out on our own right around $12 million right now.

Not say we want to take out. We really don't want to. But we could structure structure this, you know, financially that we could look at it as a joint venture project with with everybody and say, "Look, we'll get it built. We just need that rich uncle to come in and help us out and that to make, you know, we're not going, you know, to to make it happen." The key is we'll put skin in game, too, is the point, right?

Because the the the greater area benefit from this, right? It's not just for you guys in that development. If we can provide that service now people along 164 for example older homes failing septics you know wells that are questionable been around a long time you know might go dry they don't have the luxury of all this extra land to put in a new septic system for example you know things like that where it becomes a service for the greater area not just for the large developments around the interchange or the wall property we already have 3/4 of a mile I mean our intent we already have 3/4 of a mile pipe already in the ground through the main part of the village Yeah, it's just getting it's just getting it up the hill and then build the plant right down here. Yeah. Got it.

But you guys handle all the design and construction and all the permitting and all the details of it. Yeah, we've already again we've already had conversations. Like I said, we just we just need that financial assistance to make it to make it happen. Yeah, it would become because we can't that $12 million that we can't we take out. We cannot do that to the community because then we're tying everything up into sewer and water and then we have to take a loan out for something else. We're unable to do that. We're tax our availability to do your project. We're capping taxes on our residents and for what they're going to be like, you know, we're capped at 5%.

Right. Y and it just just to do that just but if we were to look at doing some type of joint thing where hey we've got more people coming in. We've got more re a more higher revenue stream coming in that we can to to put towards this one. It'll make an impact on the residents to help out. It'll make an impact on the area for growth and to bring and to increase that revenue stream to help pay this off. Yeah. Yeah. Yeah, I mean what especially, you know, they redo the interchange. Um, yeah, I mean, I agree. The whole corridor is going to explode. Also, interchange timing could be very important. Correct.

If they're going to be opening up things for this diamond, if we're going to be trying to drop in ditch lines, that's kind of Yeah, I think I was thinking too.

Yeah. The night the nice part about about that because we've talked to DOT about that is that if we were it would run part of the line would run up and cross the interstate at Vernon Lane by by um Kelly's Bleachers cut through there and then come back south uh underneath the interstate because we then took be able to collect all the hookup Kelly's and all places right around that area there and KT and everything else. KT has always said they would end up putting a car wash in around there if they had sewer and water. Culver's is already and Culver's has been looking to build on that corner of Dreamcatcher in 164.

Well, as luck would have it, I spoke with the head of their real estate at KT. So, they have an interest uh one right down the road. KT cross traffic nowadays. Yeah, cuz they I mean they're they're going to need a bigger station, you know, to support all this out of town traffic. That's one of the big big busiest ones around. Yep. Yeah.

Yeah. It would get twice the size of that. Um, and you know, we one of the tenants there has some big ones at Culver as well. So, there's, like I said, there's been some conversations with some big entities that want to get involved. So, uh, healthcare, hotels, retail, restaurants, all that stuff. Yeah. Thanksgiving just huge. We'll invite them all over, you know. I'm excited. Let's build it. Let's figure it out. This be cool.

It's the catalyst that we need. Yeah. Like you said, if we do that, I mean, that other area is just going to light up quick. A lot of stuff. And we had brought that up, I think, on the last meeting, right? You look at the development around, you know, you got more of the quantro and we have this undeveloped interchange here. It's like a big boy. As soon as something starts, it's gonna just go because Yeah. Look how crazy that is now. And we're not looking to sewer the entire village. What needs to be sewered is already laid out.

We're not putting We're not running water down the big hill down into the village because the same water that comes out of the spring over here on Highway L where everyone goes gets their water every day comes out of my faucet. Same water, no different, right? So, we're not looking to do water because water is not an issue down here. But for the businesses in the development up there, yeah, water's water is definitely going to be one of those things that they need. Yeah, especially sprinklers. Correct. You got a big larger facility, you need to sprinkle it. You bet. The system you need under your parking lot to support that water.

I'm just taking it all in now. And there's there's other developers or other property owners, developers that are interested in the water tower for sure. Yeah. And the water tower is a cheap that's the cheap date. It's sewer is a big one. Sewer is where is the bigger one. Yeah. Yeah. Cuz we've already got a lot of the sewer prep or I'm sorry, water prep is pretty much done and sewer prep is ready to go. It's just a matter like refine some numbers based on timing. Yeah. And I can talk to Jim Smith about that.

Well, knowing kind of the lay of the land as it were with that and kind of where you are in that process and kind of a rough idea number, I mean, you know, we can start talking with these other partners and say, you know, hey, yes, this is a possibility that we can get it there. You know, we'll work it out. We we'll figure out how to do it. But now they're going to become very anxious to get in there. Um, and you know, whereas we thought, well, maybe in a few years they can, I mean, they're going to want to be there right away. Of course,

the timing, the timing is perfect. The economyy's starting to kick a little bit better than and uh and everything else. We're starting to slowly come out of out out of what we've been dealing with and I just see things really starting to grow in the area and I starting to see a lot more. We'll start to see a lot more growth. Yeah. Yeah. I mean, like I said, it started with baseball because they, you know, their problem was they would have 170 teams with a 60 team waiting list. That's with renting every field they could find. So, they're like, "We're out of space. We need space." Um,

and then it grew into everything else. And lacrosse was kind of the last one in there. They're, you know, I didn't know anything about it, you know, but they said, "Hey, you know, I got this club and we need space, too." It's like, "All right." And the nice thing is is that, you know, the other properties we looked at were were like half the size of this, but um that made it challenging because then you could really only have one sport going. With this, we can have all three going at the same time. So we're not multisporting the fields. So now you can have three tournaments running, you know, where you, you know, triple the number of kids. Um, you know, the indoor facilities are going to be nice, too, because again, these clubs, you know, that's more local, but these clubs, I mean, they're going to be running in there all the time. There's just no space. No one can find space, you know, uh, OA is just, I mean, they're just packed. You know, they they try to get in there and what a build that's been.

Yeah. This this building will will dwarf it. So solid. Any more questions? I'm out of questions except that if we have more questions, can we go through Katie and Yeah, send them through Katie. I mean, sometimes you we can get again like a staff answer depending on the depth of it. Otherwise, you know, it needs a more formal discussion either at a staff meeting like we talked about doing for December or a formal commission meeting depending on what it is. Do you ever do a virtual option? Just just wondering. Um that's about as much technology as we've seen.

Not to say it couldn't be handled. We have had let's for for example like planners on a phone, right? So I mean we can flex some. Okay. Okay. I'm out of questions. Cool. Anything else for us? Oh, thank you. Appreciate your time for I do have a septic company if you do need that does work through the winter.

Okay. Business card. I do not but just look up their email address and have a phone call if you Okay. And if they can't do it, I've got somebody that'll do it, too. Oh, yeah. You got a guy. I got a guy. I got a guy. He happens to be my nephew. So people,

you guys would like extras of these. Yes. Hello. Okay. Inspector report that maybe about 15% left to do on inspection and will be done for the year and um we accomplished something and that's on the east end of Bucket Street. There was a lot of construction equipment on the road and a lot of weeds and so forth and everything else in there. And I got together with Eric and and the game police chief and got that all cleaned up. Thank you. Thank you. Uh, building inspector report. Nothing from Jason, right? Not that stuff.

Okay. Engineer said bridges said nothing. No correspondence. Second meeting was 18. Yep. Kelly. I will motion to adjurnn. Second. Any further discussion? All in favor? I hear. Thank you, gentlemen. Thank you very much. Appreciate it.