Plan Commission - Regular Meeting

Welcome to the Village of Cottage Grove Plan Commission on Wednesday, July 9th, 2025. Uh this is a meeting held both at Village Hall and virtually via Zoom and the link is at the top of the agenda. It is 6:31, so I'll call the meeting to order. We do have a quorum and the agenda was properly posted. So we'll stand for the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. All right. This is the public's appearance is public's opportunity to speak. Uh we welcome your input and appreciate the community's engagement. This is your opportunity to share comments, questions, or concerns with the plan commission. However, this is the only time actually it's not the only time tonight um during the meeting set aside for public comments and it's not um public comments in village meetings are not um in the forum for dialogue or debates but comments where it will be noted where appropriate um either I'll follow up or village staff will follow up. Um we ask that you state your name, your address, and each speaker is allotted up to three minutes to give their comments. And what I'll do tonight is raise my hand when you have about 15 seconds left and then I will most likely interrupt you if you go significantly over, but I definitely want to give everyone the opportunity to share their thoughts. Uh we will begin with individuals who have submitted a wish to speak form and are present at tonight's meeting. We will then um open it up to anyone else who's at the meeting in person and then we'll turn it over to any individuals on Zoom. We do have um a public hearing u which I know that we've received several um emails and I know that there's several people in the audience that wish to speak um on that topic which would be the zoning and the um

the conditional use permits um for items um 7 8 9 and 10 on the tonight's agenda. Um if you are here for that we can have your we can hold your public comments until that time. So with that, I will um open the floor um to anyone who wishes to speak on any other topics um on tonight's agenda, which we do not have wish to speak for. So if there's anyone in the room that would like to address the plan commission on other issues aside from those um that are designated for the public hearing, is there anyone on Zoom who would like to speak on any other agenda items? Okay. Um, we uh will then move on to number five, which is discuss and consider the minutes from the plan commission meeting on June 18th, 2025. There's a PDF in the agenda that links the meeting minutes. Motion to approve as presented. Second. There's an motion by Alex, a second by Don. Is there any other discussion on the meeting minutes? All those in favor? I I opposed. Abstain. Motion carries. Move on to number six. Discuss and consider the zero lot line application um for 221 West Park View Street into two parcels. Aaron. Yeah. Start off with uh the easy one. Um so this is an existing duplex. The building's already there. It's currently one one parcel. So the whole building is owned by one one entity. Um they would like to split it in two so you can have separate owners for each half of the building. Um this did go to utility commission. They just double check that um all the pipes are running in the right place that they have separate services. Kyle is indicating that it was approved there. It sounds like

yes it was approved. Okay. Um, so then the only other condition there's a maintenance agreement that we ask uh to be recorded against both lots just so future owners know that what the responsibilities are for any um utility repairs that have to happen. But other than that, we'd recommend approval. Are there any comments or questions for Aaron? I would move approval of the lot line application from Joseph Joseph Gillim to split existing duplex at 221 West Park View Street into two parcels with staff conditions. There's a motion by Heidi, a second by JP. Done. Sorry. Um, any more discussion on this item? All those in favor? I opposed abstain. Motion carries. All right. If it is um all right with the plan commission, I'd like to um entertain the option to move both public hearings kind of into one to kind of increase some efficiencies here um since we are kind of talking about the same process. And I'm assuming that some of these comments um would either be repetitive um if we had two public hearings. I don't have an issue with it. It's for the same project. So by having them together, I mean the record it's going to reflect the the comments made in either public hearing. So I'm comfortable with having them all as a joint public hearing on the zoning and conditional use pro uh permit. How do we do that? Is there a motion? Is there as long as we're all in agreements, we can move forward with that? Okay. Um, so what I'd like to do is, um, I can open the public hearing. Um, and I'd like the applicant to come forward first

and give us an overview of the project. Then I open up to staff for staff comments. Um, and then, um, public comments after that that kind of go third in line. Um, and then we'll have discussion as a plan commission if that's agreeable to everyone for this. Okay. So, I'd be happy to invite the applicant up to give a presentation. Um, you can either sit or stand. We just ask that you hit the little guy speaking. Um, so the microphone comes on so everyone can hear you on Zoom. Can you hear me? Yes. And if there are any um documents that you want us to pull up as well, we can do that. Um, if you can pull up the site plans. Sure. I can't see. Aaron, can you pull it up? Okay. Yeah, I would like to. I meant just to go spot by spot. Yes, that's good. Okay. So, I'll start with a bigger portion, which is number three, which is the uh indoor sports complex. Uh the building's 180,000 square feet. It's a little bit bigger than the building that I built in New Berlin, Wisconsin. Um it

hosts three turf fields that you can host uh baseball and softball games there all year round. Um, two of the fields will split up with partitions that it turns into a full football field. Um, there's uh, four basketball courts that convert into six volleyball courts and then 12 pickleball courts. Um, in wintertime we add courts to field one or I'm sorry, in the summertime we add courts to field one just so it's conducive to um, AU basketball and circuit summer basketball for youth. Um the turf is widely used during the months of October to about April. Um that would be the busiest and peak time of the facility. Um there's sports performance in this idea um proposed. There's um uh there's a physical therapy area that would be proposed to go in here as well which would align with some orthopedic in the area. Um there is three golf simulators. Um there's eight lanes of bowling. Um a lot of these facilities and the one I have in New Berlin, we do not have the bowling. We do not have three golf simulators, but they are a great tool to keep people at our building during events and tournament times um in between games and whatnot. Um the outdoor fields um have four fields that will be replicas of different MLB fields including one being like a field of dreams which will have corn around the sides of it. Um there is sand pit volleyball um that we have on there which I know was a um something that came up on uh social media uh today. Um there is many different revenue streams and events and things that happen in a facility like this. Um, volleyball sand is just like a little piece of what we do. Um, in the wintertime, going back to the indoor, we

host softball tournaments every single weekend, uh, Saturday, Sunday. Um, we sell them out way ahead of time. Um, we have national uh, gymnastics um, meets there. We have Trinity Irish dance. Uh, you name it. There's so many different events that we host in a building like this. Um, from my experience of the building that I have in New Berlin, um, what we do on the inside and we provide food and drink, um, but it's more cafe/conession type food. A lot of people don't like to eat that. And so what this facility and these events support or like push is, you know, restaurants that are in this area will thrive. Um there's numerous ones that have sponsorships with us at our indoor right now um that they cater food to some of our events and their staff and whatnot. Um so there's a variety of things that we not only uh provide for youth, but it's also for adults and younger children as well. Um I've known from experience that parking is critical. Our our space um in New Berlin hosts about 700 parking spots. were just over 900 and we've never had an issue with parking. Um, a lot of people um will mention stuff about traffic on a facility like this because it does host a lot of different parking spots and the way we run our tournaments and how we have our sit plays and uh play and whatnot. Um, our traffic, the majority of our traffic is during peak times in the winter, 5 to 10 p.m. And then on weekends when we have events, which in an industrial area like this is conducive because most of the work days uh or weekdays for work are Monday through Friday. Um, we the building itself is a very clean look. It's not barnl looking. It's not

cheap metal. It's um conducive to the buildings that are around um that industrial area, including that um the restaurant and volleyball area that's to the south of us as well. So, that's a summary of what we do um and what we're proposing for this area. We know it's great for this area. Um, I do consulting for sports facilities around Wisconsin and the Midwest and feasibility wise, this place, Cottage Grove, is incredible for it. Um, I know there was some mention that I'm, I guess, an out of town person as a developer, but um, just so you know, my developments have consisted of I'm a builder by trade. I'm actually a carpenter by trade. Um, I've built storage facilities. I've built an indoor facility that I own in New Berlin. And then this one would be owned by me uh myself. So, um but I'm open to any questions. Okay. Erin, if you could go over your summary, maybe kind of debrief everyone on the project um as a whole and what's on the agenda tonight. Yeah. So, as far as what we're considering tonight, um first of all would be the petition for annexation. That's coming from the current property owner. Um Mr. Kale hasn't closed on it yet. Um, part of that petition includes a request to reszone the property to Planned Industrial. Um, in the absence of a request like that built into the petition, it's just by default rural holding. So, that's kind of an additional request that's part of that petition. Um, and then as far as u Mr. Kale's agenda items, we have the conditional use permit um indoor commercial entertainment which this would fall under. uh that includes things like fitness or sports facilities uh is a conditional use in in any district but in in the planned industrial. Um the site plan is kind of here

to show you what he's thinking when you consider those things. The actual site plan approval would happen at a subsequent meeting when we have the full engineering drawings, building elevations, utility information like that. So it may or may not be this Um yeah, so I guess with that I can go through the staff reports uh the annexation first. Um so as far as the comp plan, we do show this area as a uh planned officer industrial use in our future land use plan. Uh so the planned industrial zoning that's being requested would uh fit within the comp plan. Um, we do have a pre-anexation agreement with the current land owner. All that does is um assign the responsibilities among the village and the land owner for future utility services. It doesn't obligate us to annex the property. It's just kind of setting the terms of how that annexation would occur. Um, so when an annexation comes to us, it also gets submitted to the state department of administration as well as the affected towns. In this case, it's both the town of Sun Prairie on the northern half or northern third and the town of Cottage Grove on the southern twothirds or so. Um, we did after this staff report was published and put in the agenda, we did hear back from the state that they were okay and did not have any issues with the proposed annexation. Uh, we've met with the town of Sun Prairie. They had no real concerns. They just wanted to have some kind of an agreement because there's one little section of Gaston Road that would remain in the town. Um the village is taking on responsibility for that. They just wanted some indication of some way to record that. Uh we haven't heard from the town of

Cottage Grove, but their paperwork that they sent back to the state didn't indicate any uh questions or concerns that I saw. Um, so there's a few options, I guess, as far as the annexation goes. You could approve the petition as it is, which would include the zoning to planned industrial. Um, the way that kind of ties into the conditional use permit by state law, um, when someone applies for a conditional use permit, it's kind of assumed it'll be approved as long as they can meet reasonable conditions that are placed on it. Um, so once the zoning is in place, that kind of introduces that element of state law. I guess Rick, if I'm explaining that reasonably correctly. Um, so I guess another option if we're wanting to see more of the more of a finalized site plan would be to approve the petition without the reszone and just have it come in as we're holding. Um, I guess another option would be to table the whole thing until we see the site plan. But again, the annexation is something that regardless of how the site develops, it's likely going to want to develop in the village to have village water village sewer. And again, the state and the two towns had no real objection to that. So, in that sense, the annexation is not really tied to this specific project necessarily. Um then as far as the conditional use permit, so as I mentioned, it's the indoor commercial entertainment is a conditional use in planned industrial. Um if it was owned planned business, it would still be a conditional use. Um also when a business uh requests a liquor license, that also requires a conditional use permit. So,

that would be another element of this um because that would potentially be part of the cafe or concessions that they're looking at offering. Um some of the conditions we would recommend putting on if you choose to approve that would be that this applies only to this business. um if there's a change in ownership or change in use after the building's built, they would have to come back and get a conditional use permit for their their use. Um approving a conditional use permit for the liquor does not necessarily give them a liquor license. They still have to come back and go through that approval process with the village. Um again, a reminder that the site plan would be reviewed at a subsequent meeting. Um, and obviously at that time they would have to meet any site requirements for that conditional use. Um, and then we we do want to see things like the outdoor lighting, the landscaping, the vehicle circulation, how that's going to relate to the residential properties. Obviously, that's a concern with the properties across the street and directly adjacent. Um, but that that would all be approved as part of that site plan process. So again, the options would be to approve that conditional use or I guess if you're wanting to see how it ties in with the final site plan again, you could potentially table it and consider them together at a subsequent meeting. Rick, is there anything you want to clarify? Rick, do you want to add anything before we take public comment? Uh, I guess just a little bit on process here. So this is the first time that the application has come before the village. uh plan commission. So the plan commission has an advisory role and they make recommendations to the actual village board. So tonight, as Aaron mentioned, there's the there are a few

approvals. One is the annexation petition. So that is strictly does the village think it's in the public interest to attach this territory to the village and have it come under the village's jurisdiction. In that there is the the zoning piece. So establishing what zoning district or allowable uses would be on the property. Uh so that's a tied to that annexation petition. And then there's the conditional use permit which is um like as Aaron mentioned a sort of a subset of the zoning. It's a a use that the village says will be allowed under certain conditions if the applicant can meet certain requirements that are conditions that the village has imposed. So those are sort of the three separate approvals. Um, as far as like the public hearing goes, the plan commission will be taking all of that as sort of evidence and into consideration as things move forward. And, um, I can let Cindy maybe talk more about rules, but it's not really a dialogue back and forth. It's a chance for the public to provide information to the plan commission and then eventually this will go to the village board at that point. Um the public would have an opportunity to speak during the public comment section of the village board or contact their village trustees directly. Um but there would be sort of a separate meeting after this at the village board level. Then as Aaron mentioned there's the site plan approval which would be a separate approval just seeing if they can make this project work within the confines of all the zoning requirements. Um I think that's all I have for now. Okay. Then I did have one more clarification to make. Um so the conditional use permit that's on the agenda tonight is for the indoor uses. Um some of these ball fields and volleyball and stuff. It's something we hadn't seen in some of the previous concepts. Um so that would be a separate condition use permit actually for outdoor commercial entertainment. So that aspect of it

would have to come back also. wasn't that submitted that for the submitts that you required by the date last month. Um what what's on the agenda would be for the indoor. Yeah. But the conditional use stuff that we submitted included this with the site plan at the date that was required. We can let Erin uh kind of look it up again and then we can move on to public comment. We'll probably bring you back up when we have questions. Yeah. Just and one other thing is the only revision was that they were big rectangles and then they went to baseball fields. So they were huge rectangles of turf that we would put temp fences up, but then we split to these just because it was a better look. So that was the only change for but I this was submitted by the date it was supposed to be. Okay, we'll bring you back up when we have questions. Thank you. Great. Thank you. Okay, so um we'll move on to public's opportunity to speak again. what I kind of rambled in the very beginning. Um, please state your name and your address and then please give it to three minutes and I'll be uh raising my hand and jumping up and down and um can trying to cut you off but um giving you ample opport um opportunity to um give us your comments. Um so the first wish to speak forum I have here is um Charlie Rogers at 211 Reynold Street. um he's a village resident um would not like to speak but would like to register against um item 10 stating no alcohol um slash special event only. So up first um we have um Anthony

serve beer at these events though, right? We don't we don't get beer at these events. No. And I will just say we do have a timer um being monitored online. So we will can I'll use that as the official cut off. Well, I'll try to be I'll try to be as brief as I can. Appreciate it. Awesome. Uh you want to you want to start the timer before I start talking or how do you want to do it? Go ahead. We'll catch up. Anchor it to it. All right. Cool. Uh dear members of the planning commission, my name is Anthony Erenss and I reside at 2445 Gaston Road with my wife Vanessa and our three children ages 64 and two. Our signal family home on a 1.6 69 acre parcel directly borders the proposed annexation area along both the east and the south sides of my property. I'm I'm writing to express significant concerns about the potential impact of the proposed indooroutdoor sports complex planned for the site. While I support thoughtful community development and appreciate the value of recreation and sports access, the current proposal would bring substantial disruption to my home privacy and property value. Specifically, the plans include outdoor baseball fields, sand volleyball courts, and splash pads, and two large parking lots, all directly adjacent to my yard. The proposed hours of operation, 5:00 a.m. to midnight, raise serious concerns about noise, lighting, traffic at all at all hours. With no natural tree cover or landscape buffering between the development and my property, this creates a high potential for loss of peace, privacy, and real estate value. Studies and precedent suggest that homes directly adjacent to hight traffic sports facilities may experience 5 to 10% drop in market value if proper mitigation is not implemented. That represents a loss of up to $75,000 or more in value on my home. An impact that must be acknowledged and addressed. I respectfully request that the commission and the developer consider the following mitigation measures. A substantial landscape buffer burm tree or wall between the facility and my property lines. Use of cutoff lighting to prevent light pollution towards neighboring homes. Restrictions on early morning or late night field use, particularly for the fields closest to

residential properties. Transparent and ongoing communication between the developer and the affected neighbors. I have reached out directly to Mr. Kale to express these concerns. We spoke this morning. I also reached out to him via email. Uh we had a a strong and good conversation. I think we come from the same background, right? So ultimately it was a positive conversation. Um, and I'm hoping we can work collaboratively to protect both community assets and adjacent homeowners. Thank you for you. Thank you for your time, consideration, and service to the Cottage Grove community. I appreciate your attention to the residential impact of this project and welcome your opportunity to engage further. And I got 49 seconds to spare, so I'm going to take them anyway. Uh, you guys got any questions for me? We can't have a back and forth dialogue. Uh, I got 42 more seconds. We still can't understand. Thank you so much. Thanks. All right. Um, Josh Perfect. Um, mayor, my name is uh Josh Luen. I'm the owner of Oakstone Recreational. We're um just south of the proposed development. Uh we actually border them. Um, I do have some concerns with development, uh, being a a direct competitor, uh, pretty much on our doorstep. Uh, real quick, we're a familyowned small business. Uh, we rely very heavily on the community of Cottage Grove. Uh, with that being said, like we want to make it clear that we would love this for Cottage Grove. I think this is great for them. we sponsor baseball teams that will love this cheer teams um softball. Um I think this complex would be amazing. Um and yes, I think we would benefit from some extra traffic and uh we would get some business from it. Um

the one big thing we are worried about is their volleyball portion of it. Um it was stated earlier that this is such a small part of their revenue. Um but for us it is a huge part of our revenue. So I know we looked up um the other facility that they have and they offer volleyball leagues and youth leagues um or youth um situations. Um that would directly impact us. Uh we rely on the revenue from league fees. We rely on the revenue from the people coming in to play volleyball. Um, we just basically rely on that to keep our doors open. Um, we we're just hoping that maybe we can come back with a proposed uh situation where they're they don't have volleyball at all. We would love the pickle ball and the basketball and all the other sports. Um, but if they can leave the volleyball out of it, that would help us tremendously and and not hurt us. Um, and I think that would really help Taj Grove in general. Um, with the actual plans, we do have a real quick concern with the southernmost field, uh, field one. Um, I'm not sure if there's any netting involved, but that does have our parking lot in the left field. Um, so if anybody's hitting some dingers out there, worried about the cars. Um, and we just want to say like we we love Cottage Grove. You guys have welcomed us with open arms. We've been doing all that we can to give back to the community. Um, especially since co um we just hope that Cottage Grove would do everything they can to help keep us alive in the community. Uh, so thank you.

Is there anyone else in the room that would like to give public comment can come up and just state your name, address, and thenly right across from where that's going, the driveway would line up with my driveway. Um, I have concern with the outside stuff. I don't want baseball, basketball, whatever they got going on. I don't want all that all hours of the night. Um, when we purchased our house 20 years ago, we accepted the interstate. We knew it was there. It wasn't going to change there, you know. But like I said, there's going to be balls flying all over the traffic, the noise. We moved out there to be away from it. And as my neighbor stated, we have basically the same concerns is the noise, the traffic, how late. But the driveway really bugs me. I don't want a driveway right across from my driveway of people coming in and out, I have many animals, you know, and even though I got them fenced in, there's still animals. And I don't want I don't want the traffic down there, you know, or the noise. And I'm not sure if there's a way of changing anything like you know stayed in like a buffer of some sort but noise is noise. Even the um stone place over there volleyball we hear noise all hours of the night. BB jacks we listen to their music back when they were up there you know. So it that there I think is going to be a lot of extra noise you know with the baseball stuff. So that's all my concerns were is just being so close right there and the noise just as my other neighbors. Is there anyone else in the room that

would like to give comment? Is there anyone on Zoom that would like to give comment? Right. I do want to acknowledge that we did have five emails and they were all um distributed to the plan commission as well um regarding these topics. So you all have them in your email and just double check that there's no one else that wants to give comment before we close the public hearing portion. Do you read those emails? So we typically don't read the emails. Um I don't want to insert any kind of emotion into emails. We all did receive them though for decision-m purposes. All right. So, close the public hearing and then we do have um just two discuss and considers. So, we'll move on to number eight um which is first to discuss and consider the um annexation petition with zoning uses. I'll open it up to plan commission members to um ask any questions on the annexation portion. Go ahead, Alex. Thanks. Um, I guess it's more for Aaron, I think, because you're well versed on the U comprehensive plan that we have. This this area has always been designated for something and I think annexation seems to be inevitable for this area, whether it's this project or another project. So, if you could just walk us through just a little bit of the comprehensive plan, what we've been thinking as a village for the past several years and I put you on the spot. I asked you to do that just because I know you're well verssed in the comprehensive plan. Yeah. I mean, I believe this has been designated for development before I started working with the village in 2010. It's kind of a logical area right next to the Commerce Park. Um, I think the reason it hasn't until now, there's

a big hill in the middle. It's kind of hard for a lot of people to to work with. they kind of probably need a project this size to justify um altering that. Um but yeah, this is a the type of use that we would have expected there. And was there any other considerations with the residents right there? That's the only thing that sort of strikes me is is it's a really it is a quiet road with the initiative backs up to an interstate. However, like it it does make sense, but then there's also these residents that are kind of out there and I think we see the same thing a little bit with Bachan Park as well, right? There's a nice big park and then there's there's a little community right next to it. Yeah. So, absolutely the the zoning ordinance would require a buffer yard of landscaping adjacent to Mr. Aaron's property. Um, fairly significant. There's different ways to do it. It could be a fence and some landscaping. It could be a lot of landscaping and not a fence. So, there's different formulas that can achieve it, but uh that would be required. um as are the the down lights that wouldn't, you know, limit the spread of light. Um the hours are the kind of thing that's a condition you can put on the conditional use permit. Um you know, I think we did that with the rugby club when they put their lights in. They had to be off by a certain time. Um, as far as traffic, what we've discussed with the applicant was that the main entrance would be to the south and really to the north would be just kind of secondary or a second way out that wouldn't get used as much. Um, we do want the connection on both sides. We've had um issues that the neighbors up there presented a few times with semis going to Johnson Health Tech that miss their turn and kind of get stuck back there and have a hard time getting out. So, um having these connections on both ends would allow the trucks to potentially

pass through uh this site to get back to the street. Um, so yeah, I think these are things that'll be looked at more specifically when they present the full site plan and the landscaping plan and the lighting plans, but those are definitely things that would have to be addressed. Thank you. Other questions from plan commission members about um item eight? Go ahead, Heidi. Thanks. Um I just want to follow up then on the required buffer yard. So that's between zoning districts. Is that right? So would it be appropriate for us to address that further in a condition of this or would we address that with the site plan later? I mean it's it's required by the ordinance as part of the site plan review the landscaping ordinance as part of the zoning. Um so I guess you could but you'd be putting a condition on that we follow the ordinance that we would have to follow anyway. Okay, other comments JP. Yep. Um, going back to something that was mentioned earlier, uh, regarding the annexation, we would, if we do not also take up the zoning element as part of the motion, this would then come in as RO holdings. Correct. So, the ordinance as written right now establishes it for the planned industrial. If the plan commission wanted to recommend some other zoning, um I can't remember if it's by ordinance that it comes in as real holding, but I think the ordinance itself should designate the actual zoning district we're placing it in. So, if the plan commission is not comfortable with the planned industrial zoning at this point

in time, there could be um a motion to amend the ordinance to have it be designated as royal holding instead of planned industrial. No, I think given that this has been in the comp plan for a decade plus that it um coming in being annexed into the village is in the best interest of the village and um of the the property owner and um the guidelines for um industrial purposes are consistent with our future um growth in that area. That was my comment I guess. Is there any other there any other comments on plan commission on um the discussion discuss and consider annexation petition? I just want to clarify I I think I know the answer to this but since we have a lot of member so this is the annexation portion and then we'll probably have more questions follow up on the conditional use and like I I was pretty clear on that but since there's a lot of people watching that maybe haven't so the annexation is the first part that we take up on the agenda and then the conditional use permits next correct so the annexation itself is do you want this territory within the jurisdiction of the village so right now it's in the town in town of Cottage Grove and the town of Sun Prairie. So, I guess that's question number one is whether or not you think it's in the public interest to attach this land to the village. And then the conditional use permit would be okay, under what conditions are we going to allow this use to occur within the village as it's been proposed or as the applicant is proposing it. Thank you. Does the planning commission uh want to move forward with the um with number eight or would you like to have a discuss discussion on the um conditional use permit first? I guess we're taking things in a little bit

different um order tonight, but I'm I'm good with keeping it separate right now. They are sort of two different things. One's the sort of our plan and then the one is a specific use. Mhm. Um number eight is written really long and there's no staff recommendations. So I'll make the motion to make the recommendation for approval for item number eight in our uh agenda as as written. Second. Okay. There's a motion by Alex and second by Heidi. Any more discussion on number item number eight? Otherwise, all those in favor? I I opposed abstain. Motion carries. We'll move down to number 10. Discuss and consider the request from Creed Indoor LLC for the approval of the conditional use permit. Um I'll go ahead and invite Aaron back up to the up to the stage. If you um be easier for you to address any questions from the commission on this item. Go ahead, Alex. Push the button. I didn't mean that to sound the way it came. Alex, go ahead. Um they're out of order so I don't have a priority on these but um have you connected directly with all of the residents? One of the you and I asked that because I'm going to preface that question. We have a lot of concerns routinely in plan commission around residents knowing we notify within 40t 400t 18,000 miles like who gets notified as a concern. There's definitely residents right up against you. Have you door knocked? What has been the process to connect with the neighbors? I have not. I spoke with Anthony this morning on that. Um um and then the annexation has been mostly handled by the existing property owner but us working with them as far as what our proposed development is. So I have not talked to anybody in that area.

um I guess at your other location or and maybe what's your expected what's your percentage of revenue then from the alcohol sales? Why why I guess because I'm like why alcohol? We have enough. Sorry. Well, that's a good question. So the the big thing that we have it is one it's an entertainment facility. So it's youth adult as well. Um we use it as a revenue stream to offset costs of turf and rentals of courts. If we don't have that, those rentals have to be way higher. So, all these pieces work together that way when we do have people there. And there's times that, you know, a business will let them use our turf in the winter, um, knowing that they're going to use our cafe or concession stand as well. Um, so they'll host like a company party or whatnot. But it is a big part of what we do. Um, and you know, it's an entertainment thing for us, just like we have the bowling alleys. That was another thing that I don't have in New Berlin, but there's a one in um Bentonorf, Iowa that has it at theirs at TVK, which has been great for them because it kind of keeps people there and it keeps pe the traffic flowing through. Um, one of our big things what we we do and you know that comes to like naming rights of the facility or or um sponsorships with different businesses to keep those costs down um is the amount of traffic that flows through that facility is incredible. And it's not just incredible for us, but it's incredible for the community. How many jobs do you think you end up creating with a facility this big? That's a great question. So, full-time is about seven to 10. Um, part-time through the entire year because we employ a lot of college kids, but we also employ a lot of um high school kids as well. And that part-time help is about 50 to 100. I guess I have a question for staff next. Thank you. stay there. Don't leave. Sure.

Here's others. Not off the hook yet. I guess question for staff. This is this is a big project obviously, right? It's huge square footage. We had a wonderful resident came in earlier with a presentation around I have two apartments I would like four. What do you think? And I feel like we are way beyond what do we think when we're actually asking for permits and adjustments. Annexation aside, it it sort of just happens anyway. So, I mean, how long is this? I feel like we're behind and there's still a lot more questions to sort of be answered around light levels. There's a lot of community input that needs to be heard. It It's big. It's going to be a cornerstone. It's got to be done, right? And I just feel like we're getting this a lot later than maybe we could have and had some pre-con conversation meetings and resolved a lot of issues like networking with the residents, talking about buffer zones, what are the rules, and what's how the process flows. So, I'm concerned we're getting it really kind of like not not in a timely manner. Um, and I'll just tie this together and I'll let you answer. You know, number 10 where there's a request for a permit, it doesn't even have rights to the property yet. I They're in discussion. Um, and so, and we don't even know what the site plan looks like. So, the the permit does ask for indoor outdoor. So, we make we need to make a revision or correction anyway. So, the application says that. So that's fair. Typos happen, right? Okay. So fine. But it feels like we're just sort of jumping the horse here a little bit rather than having an open discussion about build because this is going to be big. This is a big deal, right? It's huge. It's going to be a real good cornerstone for the north side of Cottage Grove. We want to do it right. Why are we getting this so late? And why haven't we talked about it before? Yes. The ordinance doesn't require someone to bring in a concept plan. Some people want to before they start spending money on doing drawings. Some choose not to. Um I think that's something we presented as maybe an option at some point.

You offered it, I believe. So um yeah, I can touch on it. So I with any development, it comes with confidence and understanding how you're going to feel about the project. So what we're doing, it's it is a community project because there's a lot of people here that will use it, adults, youth, and whatnot. Um so as a developer once we gain confidence we come back to you we follow every you know plan date that you need us to do whether it's phototrics whether it's pollution of light traffic flow you name it um that's part of the process. So for me the annexation and then conditional use and understanding that you guys are on board with a facility like this and a project for Cottage Grove that gives us confidence to come back and provide all the details you need. So, I know there's a timeline to it, but this is why it's at this point. I guess my concern is that we don't have a full sight plan and things have changed from squares to ball fields, more more resolution right into it. And I think that's sort of my concern is is we're not up to speed. Maybe one one or two people are, maybe a few people are, but the commission's I'm not up. I don't I haven't heard it in any meeting. So, that's that's my piece. I'll let it I'll let it go from there. Thanks. Yeah, I think you know like the um we stated kind of earlier that this is kind of the first step. It's the first time it's coming in front of the village. Um staff have had you know initial discussions and um I think you know the village board gets briefed on development projects throughout um that are potentially upcoming and we've been briefed on this since at least January. Um so it's you know we've had an understanding that this is potentially coming and this is kind of the first steps and we do you know we will expect that the site plan will come back um and work you know we'll work with staff and um listen to residents and the feedback from tonight to incorporate in um with any other conditions that we set forth but I think you know he is going in in my opinion he's going in order you know annexation first and um conditional use permit and then moving on to full um

site plan for discussion. And I know Erin or Rick if you want to add anything into kind of the process moving forward to just kind of where we are right now. This obviously a statutory process. So yeah, I I guess as far as like putting the annexation aside like once we get the conditional use permit um you know that's separate from the site plan as we've said before. So, conditional use permit. We have the public hearing. There's an opportunity for input um or to put conditions on there. By ordinance, you have um 60 days to basically make your recommendation to the village board. Um, but if you're going to postpone something, I I think we would want to have like very specific instructions or like guidelines on what the plant commissionment would be looking for as far as what they would want to see in order to make a recommendation. Um, so process-wise, you could potentially postpone a decision here tonight, but I would recommend having very clear sort of expectations on what what you would need to be comfortable making a recommendation to the village board. Other questions from um plan commission members? Um do you have an approximate value or do you know how much you're going to be putting into this? What it's going to be worth when it's all said and done? Yes. So the the land value right now, I meant that's open that's at the it was listed for 3.5. Um the rest of the development takes us to about 20 to 22 million. Yep. al together 2022. Um, thank you for your presentation

overview. I appreciate the additional information. Uh I do want to know a little bit more about like buffering that you envision especially on that Gaston roadside if you know a burm or things like that that you envision like how to how to reduce the impact on those neighboring especially with with lights and you know some tournaments. You know my nephew just went to Coopertown and he travels all over with his baseball team all over the entire Midwest. Um, and so I know some of their games can go late if there's rain delays or whatever. So, um, I guess how do you envision minimizing the impact to the neighbors? Yeah, thanks. I I did take note of, um, the neighboring properties as well as far as like net um, on one of the fields for the parking lot to screening. So, there's a lot to cut and fill on this land because of the topography. And we plan to utilize and keep all soils on that land and if it's by BMS and whatnot. And this will all be done by civil engineering. Um we will create BMS but we'll create screening that will screen not just you know trees that are um blooming three to four you know months of the year but you know whether it's arboriters or whatnot. So we can screen layers of it. So obviously we would work with you on that and work with the homeowners as well because those site plans will be exposed and the landscape landscape plans will be exposed to them as well. um just for that clear understanding that I do get what you're thinking. Thank you. Um and I guess the other question I have, you know, because we do have the indoor volleyball next door, I mean, do you and you may have leagues for people at your other facility. Do you foresee pursuing leagues for like all the sports that you offer or would you like target your audience different based on local conditions? So that's good question. So we host

events but we also have I mean one of the big um programs that we have is Milwaukee juniors. They rent from us. Um we don't host any of their tournaments. They host them by us. Um the outdoor sand is now a big training tool for youth. Um that's really not set up for adults out there. that's set up based on my knowledge and talking to the program that's by us that they use it as a big-time training thing for their their youth, their girls and boys for um volleyball. Um our stuff is volleyball that is by us during the week is practice. Um we've tried to host adult volleyball stuff by us. It never works. We try hosting whiffle ball for adults. Never works. We don't know why, but we don't. That's not what we do. We're more about the youth on that end and events. But then the adult stuff that we mix in is we have pickle ball which is unbelievable by us during the day. We have senior softball that we have six teams that do it during the day. Um but that's about it what we do for adult stuff by us. So I totally get the concerns. If I saw that I'd ask the same questions. But ours is more rental based. It's not necessarily things that we're running. So like private club like sporting groups. Yeah. And that's on the volleyball end. And then I'll touch on so I do own a softball program that is part of our indoor facility in New Berlin. Um this year we'll jump to 16 teams. Uh I have five children. I have a boy that plays college baseball. I have three girls in the middle and I have a boy that plays baseball. Um I went through a lot of the club sports. um girls were always second to boys and so when I started that facility or built it um we had softball only and I did not want to add baseball because you have all your big clubs you have GRB and Windsor and whatnot. Ours is about the girls softball and that's what's been great for us there. So that's a big part of what we do along with baseball tournaments in the March

time but girls softball is crazy by us. So that's the one thing that we run ourselves and have our teams with. So, so have you talked to any uh of the youth sports in the area about your plan and who you would bring in in this area because it sounds like you're well established in Milwaukee area. Yeah. Uh absolutely. Um we've been talking to different programs around here because that's part of our feasibility study. We got to make sure that this is going to work in this area. Um I do a lot of different feasibility studies around Wisconsin and this ended up being the best area. It's kind of like you you surround it as you have a bullseye, but it's 30 mile radius around that you are targeting. And the target here is amazing. So that's why I chose this land here. Yep. Other comments or questions from the commission? Go ahead, Alex. Uh what challenges did you face at the uh your other location similar to the design neighbors, all the other stuff? And how have you how have you worked with them to overcome it? It was a totally different circumstance because there was an abandoned school on the property that I bought. Um, which I think I could have built a million square foot Amazon there and they wouldn't have sent anything because there were still million-dollar homes there, but there was nothing but problems with an abandoned school there that was fair for in a nice rural area. So, I didn't run into any hiccups there. Um, every municipality is different as far as um, uh, from zoning to permitting to you name it. Um, um, they were, you know, by the book, which I expect you guys to be the same. Um, and we worked directly with them as far as that. I I think the biggest thing that we ran into is when we first opened, we didn't have enough parking because we became bigger than what we were. And so I added another 300 spots that helped us at um with that because of our events. We were having to shuttle to a church down the

road. That's how the growth was, you know, right away. Um which was a good thing, but also a bad thing because the city um was upset with us not having our own parking for the big events that we had. So we ended up adding and now we've never had an issue since then. But I guess back to staff. Back to staff. The outdoor part you mentioned 60-day. Do we need to come back at the next meeting for the outdoor part or is there a tieback or a table it to do the outdoor part? How does that what's the mechanics of that one? Um I guess it's ultimately up to you guys if you want to see how that ties in with the final site plan. Um otherwise you're kind of putting conditions on something that's a little bit preliminary. But sorry I'll be more clear. the it's the discussion considered for the outdoor commercial entertainment, right? But the permit does say indooroutdoor, right? So, are we doing how do we get the do we try to get the outdoor back in? Do you want to try and get the outdoor back in now? Can we do that or is that we're going to that the outdoor part will come back at the next meeting potentially. Guess that's probably because right now right now the the the agenda is posted for an indoor part. So, that was we picked up on that. piece. Go for it. Yeah, I I think we could um include the outdoor part um given the um information that is in the packet. Um so I think the the plan commission could make a recommendation on that uh this evening if you felt comfortable like you had enough information. Thank you. So, I guess we've heard a lot from residents tonight, too. The um traffic, the turn into the um into the parking um you know, noise pollution, light

pollution, um trying to summarize all the I mean, we've all we've heard it now. Um and we expect that that would be incorporated then into site plans and working with staff and um obviously that area too is a bit it's kind of hilly and marshy and um assuming that there I think I saw in the site plan that there's um kind of a water mitigation or water basin area as well. You'll work with engineers to kind of work through all of those challenges. Yes. You spawned more questions for me for you. Um well not for me specifically um but I guess what are we as what is the village going to be doing for because yeah you had a lot of good points there. So road improvements right once you annex in curb gutter blah blah blah sewer all this other stuff which isn't there now and so you know there's two sides of the road we're pulling in one section of the road. So we kind of did this when the property was annexed for the elementary school. There was the neighbors across the street and arguing. How's that all what are the mechanics of that and and how I guess who's paying for that stuff? So, I'll start with part of that then turn it over to Josh. Um, in this case, the annexation petition includes the whole rightway. The school was a little bit different because it was like an old oldfashioned kind of situation with the rightway where they didn't where the people actually owned to the center line and the road was an easement. Um, that's not the case here. So, it's a little bit cleaner. Um, and as far as what improvements we would envision, I mean, again, that's going to be a site plan thing, but Josh might have some preview ideas on that. Yeah, it's a good question. Um, you know, and and coming and talking to us briefly about some of these things initially, you know, where's the sewer, where's the water, traffic and traffic impact statement and turnins, you know, we had we had brief discussions on on some of that. I mean, right now there's

sewer that's sitting in a lift station. There's a large lift station right by Oakstone. So, it can easily be served by sewer, and it was planned to be served by sewer through that um facility. We're working right now to loop some water mane on TT and come back down along Gaston, and there's water man right down there by Oakstone. There was conversation about trying to loop the water through the site. Going to need it for fire protection. Anyways, um so all of that has been set up. The utilities have been set up far along a long time ago in this long planning of this essentially being annexed at some point. Um traffic is is going to have to be discussed and we're going to have to see how he plans on bringing people in and out of the site. There's probably going to be some improvements on Gaston so they can turn in and out. It's going to be a little wider. Um as far as full when we first talked to about him about this this site, full reconstruction and full curb. Now Gaston is a long loop that goes all the way back and then serves just a couple kind of residential houses to the back. While we're taking all of that in the improvements for probably and it can be discussed here even further, but my thought right off the bat is curb and gutter up to his entrance there on Gaston Road. The rest of it could m be maintained as a rule section. He has no access to that. It's no different than um the ga the the from Bachan Park as you go up that hill. what's the Grove Street that goes up the hill to the three or four residential homes out there. You know, it's more of a rural section. Um probably doesn't need to be updated to the full standards. Um especially when he's not going to be using it and probably the village doesn't have any big plans for it in the future um as well. But things that could be discussed is as part of this overall getting into it. Does that answer your question or It does and I think that's where I'm sort of stuck on where we're at in this process approving projects moving forward without sort of feeling like it's all been Yeah. vetted through and that's that's I'm I'm personally stuck on number 10 to be able to move that forward because we just have a lot to deal with. Usually, you know, we see something, we have a lot of discussion, answers get filled in and and that's sort of our remit. I

understand there's there's the process or that's our remit, too, is to get these questions sort of vetted through. And I feel like we're a little behind in getting some of that talked about. I think the rendering is great, but we've also seen developers come in and and change things rapidly, right? So, approving a permit um I'm struggling with because we don't even have a site plan. I don't we don't even know where that driveway is going to be. So, like I want it. It's in front of the house. We move it 50 feet one different direction. It's it's all very very fluid. So, I'm just I'm personally stuck on it. as a civil as a civil engineer, you know, just just some input on this as a civil engineer and understanding the challenges of of of the site and you know, if I was sitting in the developer shoes, um, you know, he's here to like like he said to kind of take take in the overall thought and see if he can get a zoning type that would be approved. There's a lot of money and a lot of resources that he has to stick into to design this site. Um, I'm I'm, you know, to have all that done and then to come back and get a bunch of Well, I don't even know if we want to allow this here. You know, that's the hard part, right? And I don't know how other things are done. And this is I shouldn't be talking as the engineer side. I should be going back over to Rick and Aaron, but you know, some of the other larger sites, this isn't uncommon how we've seen it, I don't think, in the past of getting a few of these things in place and then coming with an overall site plan. But I could be wrong. Yeah. Yeah, I guess one example to think about would be like the like a plan unit development. We come back, we have the general development plan or the plan unit development ordinance which sort of sets the parameters for the use and then they come back with their site plan to show that they're complying with all the conditions. So, a lot of like concerns about like site layout that could be addressed through the the site plan process. Um, here we're looking more at like the use as a whole and what what conditions do we need to make this use work on this property that we feel comfortable with.

Okay. Um, Alex, I totally hear you on what you're saying there, but um, I also do want to point out regarding the staff recommendations. It's one of those things that we can put those conditions on with the site plan, making sure it all is, um, adequate and meets all those needs as stated in our ordinances. Uh my concern here um kind of echoing what Strand said is like per everything in here this does meet our ordinances per this it follows the procedure that is stated in our ordinances as such I don't see I would be hesitant not moving forward with this given that we have the opportunity to provide these um conditions in there to ensure that these questions that we're having here are addressed, which really sounds like they are should be addressed as part of the site plan discussions in there. I guess my final thoughts are that this is a really positive development for the village. Um, and I think a lot of it, you know, I think the impacts are going to be, you know, positive for the surrounding businesses, uh, the hotel, tourism, kind of the, um, overall enhances the community significantly. So, I'm really excited to see it. Um, just kind of, you know, also emphasis, this is a private land over in a private development. This isn't a a village project, um, or village service. Um, but I um think that this is definitely a positive for the village and I'd like to see it move forward and I'm um definitely in favor of approving the conditional use permit and then um working and hopefully you know have you've heard all the feedback and um putting all of that effort then into a a site plan and bringing that back to us for consideration. Final comments from anyone else on the

plan commission. Alex puts his microphone down. Um, I just want to echo saying I really do appreciate you sitting here listening and taking those comments and actually addressing them in here and hopefully and I look forward to future conversations and um, hope that you take these comments into consideration when moving forward and I will make sure that all of you know that the village board also receives all of these emails. They do most of the village board is here but we um, uh, Most of the village board, all of the village board also watches the plan commission meeting. So, they'll see these comments. Um, we'll have a report and then also consider this at the village board level too. But tonight's plan commission, we do have the discuss and consider the request for the conditional use permits as item 10. I move to approve um this conditional use permit to operate an indoor/outdoor commercial entertainment serving alcohol land use indoor sports facility on parcels. Do I really read them all out? Okay. on the state of parcels in the agenda in there with staff conditions. Second. I think Kim got it. All right. Motion by JP, second by Kim. Um, any more discussion? All those in favor? I I opposed. Abstain. Motion carries. Thank you for coming tonight. Thank you. Appreciate it. All right. We're going to move on to number 11. discuss and consider the request from David Zilki for approval of the site plan um at 640 Court Crossing. There are several um items in the agenda. Turn it over to

the applicant first and then staff and then open up to plan commission. if you could just make sure your microphone is on on that one and then maybe kind of stick it in between you so we can Yeah. Thank you. We're We're good. Yep. Yeah. Thank you. Would you like us to bring anything up on the screen? Uh yes, if you can bring up the presentation set or the uh plan commission set that was sent in. Uh item number four on the list of the agenda. All right. So, what we're proposing to do is uh have a multi-tenant uh light industrial building on the corner of Cork Crossing and Cottage Grove Road. Uh this will be designed for eight tenants in the range of 1,600 square feet to 3,000 square feet per unit. Um depending on what uh

tenants uh need to come in and use, we have flexibility within where the demising walls go. Um perusing over the staff report real quick. Um some of the conditions that they uh mention towards the bottom. uh signage being uh required for each of them for their own permits. Uh items like that are wonderful and uh can easily be done. Um a couple the two that I wanted to touch on are the Cottage Grove Road uh building elevation materiality. Um, in going through the uh exterior materials on the second to last page, if you will, just a couple sheets. [Music] Uh, one more. So, there was a reference to having a higher quality u material along the Cottage Grove uh road. This is something that we're willing that we're we're okay with discussing and uh figuring out what is that uh uh higher quality material. One of the specific references was a uh exposed fastener metal panel, which I completely agree with that uh statement. Uh one of the things that we uh are

doing is having a uh hidden fastener panel uh speced out on there. Um in addition um just looking at the uh massing on the front uh with the uh addition of a parapit on the cottage grove side I think is uh something that we can explore and uh take a look at. Uh otherwise um we're open to any questions you have about the site or the project. It's not as intensive as the previous one. So, right. I'll let staff um kind of give us a summary of their report and then we'll open it up for comment. Sure. So, this this is one where we saw a concept before. I think back in December or January you guys were here and there is a previously approved project on this site for more of a retail type building with the uh drive-throughs. And um Dave, I don't know if you can address kind of the the challenges with with that site that's led you back to this design. Yeah, absolutely. Um the first design um it was about 12,000 square ft and um this is the first um like new construction project that I that I've done. I have a lot of experience with um developing industrial buildings. Um but like you know so the first the first building that we're looking to build um when we came back with the the cost um and with uh with the new tech on when the when the lot was um split there's a retention pond that's on the north side on New Tech's side and um we did not really the first design we wanted to have um u

a place for restaurants on both ends. And because of that retention pond and and the layout of of my site, um we were really restricted to the square footage and just the cost to build that type of building with um uh roughly 12,000 square feet. The numbers did not work. Um and with this new building design, really the vision is um the section that's parallel with Cottage Grove Road would be more retail. So no, um restaurant, but it could be, you know, uh retail office, um service, you know, salon type businesses. And then the the back portion um that would face the um the dental office across the street. Um that would be more higher ceilings, more like flex space for you know karate studio um service businesses. Um and when we were here in December um you I mentioned the vision of you know um trades and service businesses would have um access to a building off of Main Street, great visibility. Um, like what Ian said, the um square footage would be, you know, 1,500 to, you know, 3,000 probably on average. I'm going to give people um kind of like that incubator. They'd be able to come in, get a nice present off on Main Street. Um, and then the goal would be is for them to, you know, really outgrow that space, you know, as Cottage Grove, um, you know, continues to, um, expand. So, it's something we're pretty excited about. Um but yeah, completely different building as the the one that got approved originally. Um and we have I've taken this site um with the plans and so we've gone uh the budgets and and the numbers. So we feel

really confident this time around that um like the numbers would work, you know, for this project. Yeah. So thanks Dave. I think that's helpful context for how we kind of got from there to here. Um, so as far as my staff report, we'd recommend approval with conditions as Ian mentioned. Um, each business that comes in would have to get their own signed permit. Um, potentially some of these uses that were mentioned like the karate studio or something like that could be a conditional use. Those businesses would have to come in for a conditional use permit. Um, and then again, as as Ian mentioned, we would like to see a little more design effort put into that front edge on Cottage Grove Road. You I think some of the things you mentioned, the parapit and some of the different materials would help. I think wrapping the facade around that block a little bit more would be helpful as well because you will kind of see those sides as you're driving up and down the street. But that's kind of encapsulated in the in the conditions I had. And then I think Strand had some as well. Yeah. And we don't have a lot of like major um you know points as part of the site plan. We've seen it before. Um it's it's improved in the sense of the driveways kind of line up. There's you don't have the drive-thru stuff, so there's a lot less circulation, you know, on the site. Um a few of the things, you know, we pointed out a couple things about some storm water overflow and making sure they get to the ponds and not to the ditch first. Um you know, as part of our plans, a little bit on utilities about sewer and water and just how how you're connecting those. Nothing really big. Um there's a we want to see back the lighting plan just to make sure that we understand the boundaries and the foot candles out at the boundaries and we have a couple comments on there there but nothing that um you know nothing big on our end as far as just some small plan tweaks uh to bring it up to to the standards that the village would be looking for. At the end, we pointed out that again when you

look at the storm water side, just so everybody remembers that the new tech site built all the storm water improvements that was going to handle both of the sites and everything from this site will drain into into those ponds. So, all of that is taken care of as part of the site plan. Open it up to plan commission comments and questions. Alex, please go first. Sorry for stealing it. Um, you mentioned a lot of good stuff there too because I the driveway get I think was originally like pushed back towards residents and you brought that forward and that was a lot of good comments. Um, I know the plan commission we struggled a little bit at least. I know I'll speak for myself. I struggled with the drive-in windows. It was just the circulation was difficult seeing the vision is there but it was also like how practical is this the storm water retention we we managed that through that that larger pit whatever retention pond. So that actually worked out really well. Um, I'm struck by using the word incubator, which is something that is kind of needed. We need flex space for people to come in, try stuff, and then grow out of it or change directions. Um, really the only question I have is like, is there a change in in your rent structure? I mean, where do you think rent per square foot's going to be for something like that uh in the village? Um, yeah, that's um a great question. Um this is a little bit different type of building um with we're looking to um have a Oakbrook, you know, represent, you know, as a agent. And with the the front retail space being parallel with Cottage Grove Road, I mean, we're looking to be in the high teens. Um and then in the back, we'll call like the flex space would be in like the low teens. Um and that would be triple net. So, it's um it's definitely a premium for like this type of building um because it's on, you know, a hightraic

area. Um but yeah, so it's it's going to allow businesses, you know, that can't afford to be in the 20s, you know, it'll, you know, it'll it'll be a little bit more economical. Um, I do live in town and I'm really not looking for people to kind of go in and out, you know, and you know, and so we're looking for long-term tenants that'll be there. But I do think that um, like I said, it'll be a good option for smaller businesses um, to, you know, at least get a start here. And when we had the when I had the um the previous site, you know, we had a lot of we actually had a lot of interest on it. And it was people that I never thought would be interested in in that space. Um um and a lot of those those users would find this new building like more valuable for their needs. Like we had a a builder that wanted a showroom. Um, and then he wanted to have some warehouse space. So, he asked if we could do some like um a small like overhead door in that, you know, in the previous building. And I'm thinking, well, that doesn't fit this type of building that it's kind of weird that this guy would ask for that. But, I mean, there's a demand and a need, you know, for um small users to be in a space like this. For sure. Thanks, thanks for coming back again uh with a new iteration. Um one thing I really did want to emphasize is the kind of the front facade which we you know talked about and I think um you know looking I I understand the uses are a little bit different but we still want it to have that like this is our main like first impression a lot of

people have. So yeah, I think stepping up the materials particularly on the Cottage Grove Road side, I think would be really beneficial for, you know, that whole commercial stretch that we're, you know, building out here. Um, you know, with a kind of more industrial look next door and then the dentist office on the other side. like how do we bridge that to make it look like a you know a a main street that is inviting for everyone to come up to and it doesn't look like terribly industrial but we still have that incubator space you're talking about and make it affordable for tenants. Um so I definitely think you know I think that facade definitely needs some extra like main street looking materials. Um, and then the other question I had was about the buffer in the back. There is I did see like somewhat of a landscaping plan, but um like if there's a buffer then required next to the residential properties. There is there's a fence included back there, right? Six foot fence. I think that was in the details or something. Yes. Yeah. So that that achieves a a good portion of what's required for the buffer back there. So, do you have any thoughts of like things you might change to the facade to kind of bring it up to that like main street standard? So, uh, so one of one of the suggestions and I really liked the suggestion of playing with the parapit uh on the uh cottage grove side and masking the uh visible roof structure on that. I think that by itself would would lend

uh a huge amount into making it more of that main street style uh rather than a industrial style building. Uh also looking at breaking up the base of that building with a three-foot ways coat of some form or fashion just to start to stratify that front end can make it have that more uh bring bring down the scale of that building a bit more. And I think some moves like that uh can really start to blend that portion, especially mentioning the dental clinic that uh uh we also did on that side there. Uh we can start to kind of push and pull between the two buildings quite easily. Yeah, I think that would be yeah, very beneficial and, you know, would, you know, help the tenant draw, I would imagine, too. Um, and one other question I just thought of about bike racks or something, if you have someone bicycling down to their haircut appointment or something, is that something you might be able to incorporate also? Uh, yes. If we go to the site plan, which is Yep. Perfect. I must have missed it in the pages. Yeah, it's right on the front corner of the site. Uh on the C crossing Cottage Grove corner. Uh kind of right once you get across the drive aisle. Perfect. Thank you. Going along with all of this, it's it's really residential all around there. And I'm just thinking about the rest of Cottage Grove Road with the older, you know, like where the Piggly Wiggly is,

where Cozy Nook is. It's kind of a nightmare if you ever want to walk to any of these places. You're just you're always crossing a parking lot and even though something is a block away from your house, you don't feel like you want to walk there. So, with this being so close to a lot of residences, you know, you're aiming for this main street feel and, you know, making it appealing and stuff like that. Is there anything that can be done that makes this inviting to walk to or to have a seat when you get there? I mean, I know that'll depend on the businesses that come in, but and I know you're a little far along. I I wasn't on the commission when you were here in December, but it's just a thought I have when stuff gets developed along there. Just to just to clarify the question a little bit, are you looking at uh pedestrian traffic along Cottage Grove Road or pedestrian traffic to Cottage Grove Road primarily in your question? I guess my thought I mean it doesn't really matter where it's coming from. It just would be nice for uh pedestrians to have reasonable access to the building without crossing a parking lot like they do everywhere else in town. I mean, I know it is a small parking lot, but it's just something that I think about. That absolutely makes sense. Um, one of the comments from the previous uh uh approved set, we did look at putting a crossing on the uh

yeah down down Cottage Grove across the other corner there. And with the driveway or the uh drive-thru being on that corner, that was a lot of traffic and created a lot of danger. Uh but that is something that uh just kind of looking at it might be something that could be revisited as a second crossing point into the uh site now that we don't have the traffic danger quite as bad. I think the the parking lot thing that we don't have street parking, you know, there's it's not a it's not a traditional main street where you you know you have 50 parking spots on the street and you can you know we kind of got to park. I do think that addition of like crossing over. So that would be the like eastern side over there. So if you're walking from the east like how you have that little like crosswalk thing, right? That's what you're talking about in the southwest corner. So you're talking about repeating that to the right there. Yeah. You could almost repeat it in the back corner too if people are walking from the neighborhood there if that's a something that you feel like you could incorporate. There's a utility easement in there. So I think uh page 15 has all the different elements. Oh yeah, this is just like designated for pedestrians to cross to the cross, right? Not necessarily over the utility easement, just from the side or Yeah.

across the driveway or something. Is that what we're Are we talking about this the crosswalk in the south west corner? Is that what you're talking about, Heidi? At the intersection or something? The Yeah, that one that's at the southwest corner, right? So, that just allows pedestrians to cross the street onto a sidewalk and not have it be like through the lawn. Yes. Yep. Yep. And there's like a designated place for a pedestrian to cross because there will be traffic kind of going to parking spots through there. So then you aren't just like walking through the grass and through the parking lot to access the building. On the corner you can get through that. They have kind of a looks like a sidewalk there and then like striped, you know, crosswalk on the pavement. You're not walking through parking spots. You're walking through kind of the drive aisle there and then into your site on the corner of that building. Right. I mean, you could you could plan on, you know, one of those at each end of the building. If you're coming from the north, there could be a way in. If you're coming from the east, there could be a way in. I mean, if this was a a definite, you know, food or retail use, you might think about all the people coming. I mean, probably there I'm thinking about the site. I'm thinking about the incubator space. Some of these may have people coming all the time, but you don't you don't expect people to be in and out of these buildings, you know, probably with the residents that are there on a regular basis, right? It's going to be a little bit more on a a very specific reason that you're going to the building versus I'm going to go get a cup of coffee. I'm just throwing that out there, right? Yeah. if that makes sense, you know, to thinking about walking there. You know, it's you're probably not at this facility all the time unless there's a little bit more of a draw of a business there, but you're looking at something a little different. I mean, there isn't a ton of parking there, so it's not like you're looking at, you know, 50 cars coming in and out of there in an hour. It's a different type of use, right? Um, if you think about it that way, I'm, you know, when I look at the site.

So, the centralized pedestrian crossing access point to the intersection. Yeah. Right. To the intersection probably makes the most sense. I think they did that did that. Well, they couldn't before because that's where a drive-thru was and they looped around. So, they kind of had it in different places on the site. But if you were going to have one crossing, it's probably the best at the intersection and then into the into the site because some people might be coming from the west or the south and it's the quickest way in if you come from those directions. Okay. Thanks for talking through that. Appreciate it. Any other comments or questions? Otherwise, this is a discuss and consider one easy question. Sorry, the bottom sorry bottom the souththeast corner that little rectangle that's the monument sign proposal location. That's the location for that. Correct. Okay, that's all I got. So, I guess as far as motions, um, lots of good ideas and a willingness to explore some of these ideas. I guess the question is, do you are you comfortable approving it with conditions or do you want to actually see it again before you approve it? I'll make a motion to approve um the request for the site plan of approximately 1,800 18,476 ft multi-tenant commercial building to be located at 640 uh Corker Crossing with the uh staff recommendations and comments. I'll second that. There's a motion by Alex and a second by JP. Is there any more discussion? And this just the staff recommendations encompassed all of what was discussed tonight. All those in favor? I I opposed abstain. Motion carries. Thank you. Thank you. All right. We'll move on to number 12, which is discuss and request a request from the village of Cottage Grove Water Utility for approval of a site plan for

the reconstruction of well number two. agenda item or the items linked there. Turn it over to staff to brief us on this one. Yeah, I'll just send it straight to Kyla and Josh. They they designed it. So, I didn't design anything. I just said good job and gave some comments. Um Josh and Nate here. Nate is part of Josh is obviously Josh quite a bit. Nate is part of um Strand's water department and is the lead on the well facility. It did recently go through utility commission. So they on where we're at. So they are here to talk about the approval of the site plan to move forward and kind of give it an overview of the project. Yeah. I'm going to let Nate talk about it um mostly and I can pull up pull up the drawings that are in your packet. Um you know the idea is we're at the point now where we're ready to kind of look at the site plan, look at the layout of it um understand what it is. Aaron is doing the landscaping side for us. Um, you know, so the landscaping piece of that also. Um, so we'll just Well, I think maybe Nate you'll just kind of maybe run through a little bit about what we're trying to do with the site. Do we need to sit up there or is that okay if we do it from right here? They can see us. I'm fine with you. Yeah, you're on camera. It's fine. I can share. Okay, share it. Yeah. All right. Thanks for having me again. My name is Nate Wowski. I'm the project manager on this. Um, a little bit background on well number two. Um, it's one of three wells that the village uses with it being the oldest one. The facility and the well were both constructed in the n early 1970s. And so with it being 50 years old, it's kind of in the middle midlife crisis of a well. Um, the well did have some significant work. It got redrilled um back in the early 2000s. Um, but it is in great condition. Uh, the well facility not so much. And so the intent of the project was to rehabilitate and revitalize the

facility to house the well that should be lasting you know another 30 to 50 years. Um the Wisconsin Department of Natural Resources regulates the you know the water system and takes a look at the facilities every 3 years. And so um the past couple times they've reviewed the facility and have noted some some medium you know risk things where you know it's out of compliance. over. It's kind of a grandfathered issue where, you know, um the chemicals are being stored in the in the single room facility that it is now. Um there's an older backup generator that's housed inside that, you know, are are getting phased out now. Um a lot of the components are again outdated. Floor coatings are are older. Uh there's really no good form of air conditioning. Ventilation's poor. All these things kind of combined into a hey, let's let's really throw some money into this project to really extend the life of this well. Uh because it's going to be a lot cheaper than to drill a new well, which is also, you know, in the facilities plan as the community grows more. Just setting Go ahead. Just the overall floor plan of the well. I mean, can we go to the site and just talk about how it fits in the site first? Yeah. Yeah. Yeah. So, it's on Donna Drive. D Street, Dino Drive, Street. And I don't know why these little dots are showing up everywhere. So, sorry. Yeah, no worries. Uh, so it's a it's a pure residential area. You know, the existing building is is very small and kind of just tucks behind backyards of two residential properties. I don't know the square footage of the existing building, but the new building that we are proposing is slightly bigger at a whole whopping 555 ft. Um so the old building was a one room facility. This new building has three rooms where the main room is houses the the pump and the electrical equipment and then has two chemical rooms that per DNR requirements you need to have your chlorine and your fluoride separated. So we're meeting requirements by doing

that. Uh most importantly because it was a small site and because the um because of the village current setbacks and don't quote me but I think it's 20 feet on the sides, 30 feet on the front, 25 on the rear. Uh the building footprint more or less matches those setbacks. So we built the building as big as we can just to provide enough space to accommodate all the equipment that's going in. We can get a visual. Yeah, let's get a visual of the building. Maybe let's cut to the chase. Yeah. So, here's some elevation views that the intent of the looks was to more or less match the other uh well and lift station facilities throughout the village. It's a masonry block building with um kind of a two two system up up and down uh up and bottom where there's a brick uh veneer and as well as a stone veneer with some um colored bands as well. There's a rendering. Yeah, there's a rendering um that more or less shows what we were thinking all the way to the end, right? Or was that why did we not may have missed it. Now there's an actual rendering and I can pull I can pull up the rendering. It shows it. You want me to share? It was nice of you. I'm not saying I can do it any better. Can you guys It says I'm sharing Try again. Try it again. Try it again. I'm just going to show the old facility here first just so everybody can see it.

You probably driven past it. Some people probably drive past it and don't realize it's a well. Um, so the old facility, you know, it's narrow lot, right? It looks in. So the new facility is not going to look much different in the sense of the size is going to be very similar. Do we talk about the generator? There will be a generator now outside behind the building. Correct. Yep. Yeah. There'll be a a natural gas generator, 250 kilowatt. The uh the generator because it's in a a residential setting, we'll have a level two sound enclosure, which is more or less the the most I don't know the best enclosure for sound purposes. Uh based on just the data sheets of this specific generator, um it's reported that a sound level of approximately 72 dB will be heard at seven meters or more or less at the property line, which is comparative to a vacuum cleaner. Um again, if if there's concerns with sound at that level, um you know, there's additional measures that could be taken, but because it's on on the outside of the facility, there is probably a little bit more noise as what it would be on the inside of the facility, which is is also done as well. Uh on the screen is a rendering of the site or of the building again with the two-tone black veneer on the bottom, brick veneer on top. There's some translucent windows along the perimeter of the facility that'll allow for natural light to come in but still provide enough security around the facility. I think this also matches the ridge lift station windows as well. Uh utility commission was pretty adamant on a a metal roof, which I think is great. That's also what's going in in the ridge lift station. So, it's a metal shingle roof to match that project. Uh, hip style roof. Yeah, it's pretty much I mean I don't think there is any really other things in the drawings unless there's questions about it. Landscaping wise, I don't know if Erin, you want to share that piece of it, but we could.

Um, yeah, so they'll actually be adding landscaping that's not there now. the existing building predates our zoning ordinance or didn't have any of the buffer yard requirements that are in place now. So, we will be beefing that up. So, it should actually help that relationship with the neighboring properties. Um, otherwise, as Nate said, it meets all the setbacks. It is a permitted use. Um, so I didn't really have any other conditions for the approval, but Alex looks like he has questions. Take it away. No, it's just Aaron always gives a condition for um needing a permit for a sign and you don't need a sign. So, we regret sign. Thanks. You know, that's interesting. Do you sign any of your other sites? You don't. Do you do you have something on the building? And I should know this. We have the year on a couple of them. I don't really want to call out it's a well if we don't have to for the site security aspect behind it. Yeah. A lot of people don't. Um, one thing to note, um, on the generator discussion, um, as mentioned, um, we don't run our generators, just to run our generators. We test them once a week on Tuesdays during the daytime hours when staff does their rounds. It's not before 8:00 a.m. Um, so that's when we do our general testing. So, even if there is noise, it's not overnight. The only time there would be large generator noise is if we're in a catastrophic event and we need the generator to be working, which at that point, I don't think anybody's going to have concerns. So we can still have water. Any other questions from commission members? Use your microphone. Sorry. Make a motion to uh recommend approval from the village of Cottage Grove Water Utility for approval of a site plan for the

reconstruction of well number two located at 205 Donna Street. Second. There's a motion by Don. Oh, second by Jared. Um any more discussion? All those in favor? I opposed abstain. Motion carries. Item 13, discuss and consider a petition to discontinue an unimproved portion of fundamental way. Um that petition to vacate the portion is linked as a PDF and this was a requirement and Rick can speak to more of that. So this is for the um I guess the heyday property. So, as part of the original CSM, the planning unit development ordinance and the development agreement, there's a requirement for them to vacate the unimproved portion of fundamental way. So, this petition is signed by the adjacent property owners. So, it's the school district, its heyday, it's the friends of Cottage Grove Library and Trobridge, that dental building. Um the they also have to have signatures for onethird of the frontage owners for the remainder of fundamental way. So the developer of the Shady Grove essentially they've got way more than a third of the property owners uh on the remainder of fundamental way. So this is just in line with what was required for the approval process. They're doing what the village asked to vacate this unimproved portion. Any questions or comments for Wreck? Staff is satisfied. We have enough space to do a circle and still do what we need to do for future developments and stuff. The measurements are right. Like I didn't go out there and measure it. So you guys are all happy. Yeah. I mean that was all looked at during Hayes review. Yeah. Yeah. And there will be a path that connects the residential area to

the I guess the driveway area of the school. So it's not totally closed off. There is some sort of recreational path that's going to go in that area. Any other comments? I'll make a motion to recommend approval of the petition to discontinue an unimproved portion of fundamental way. Second motion by Don, second by Alex. You guys kind of sound the same. All right. Um, all those in favor? I opposed abstain. Motion carries. Future agenda items. Uh, presumably the site plan for the sports facility if they get it all drawn up. Um, I think I'll be working with Kyla on some possible amendments to the subdivision ordinance. Um just a few minor things. Then some of the things that are floating out there possibly like Toby's auto. We're kind of waiting on the applicant to decide to come back or not. Anyone have items they'd like to bring forward? Okay. Otherwise, um item 15. Motion to adjurnn. Second. Motion by Alex, second by Kim. Yeah. Um all those in favor, non debatable. I Thanks