206.08.13 PC Packet

TOWN OF TROY 654 Glover Road, Hudson, WI 54016 Phone: (715)425-2665 Fax: (715)425-2551 PLAN COMMISSION MEETING will be held on Thursday, August 13th, 2026, at the Troy Town Hall at 6pm. SITE VISITS BEGINNING AT 4:30 PM 1. YMCA Camp St. Croix - 570 County Rd F, Hudson, WI 54016. Meet in the Main Parking Lot. 2. Condo Garages – South end of Troy Commerce Drive. AGENDA: 1. Call meeting to order 2. Roll Call 3. Public Input to the Plan Commission 4. Approve Minutes of July 9th, Plan Commission meeting 5. Public Hearing to Consider an amendment to an existing Conditional Use Permit to allow for the consumption of alcohol beverages on the premises in conjunction with an approved event venue use, consistent with applicable Wisconsin Statutes and Town ordinances. Applicant: YMCA Camp St. Croix (Owner – YMCA of the North) Site Location: 532 Riverview Drive and 570 County Rd F, Hudson, WI 54016 PIDs: 040-1026-60-000, 040 -1026-70-000, 040 -1026-90-000, 040 -1026-95-000, 040-1027-20-000, 040 -1027-40-000, 040 -1028-50-000, 040 -1030-50-000, 040 - 1144-50-000, 040 -1025-90-000, 040 -1025-80-000, 040 -1026-50-001, 040 -1030- 60-000, 040-1030-80-000, 040-1144-70-000, 040-1030-70-000, 040-1027-10-000, 040-1026-70-001, 040-1027-30-000. Request: To allow consumption of Fermented Malt Beverage and Wine on premises consistent with Chapter 170 of the Town Code and Chapter 125, Wisconsin Statutes. 6. Discuss and consider an amendment to an existing Conditional Use Permit to allow for the consumption of alcohol beverages on the premises in conjunction with an approved event venue use, consistent with applicable Wisconsin Statutes and Town ordinances at YMCA Camp St. Croix. Applicant: YMCA Camp St. Croix (Owner – YMCA of the North) Site Location: 532 Riverview Drive and 570 County Rd F, Hudson, WI 54016 PIDs: 040-1026-60-000, 040 -1026-70-000, 040 -1026-90-000, 040 -1026-95-000, 040-1027-20-000, 040 -1027-40-000, 040 -1028-50-000, 040 -1030-50-000, 040 - 1144-50-000, 040 -1025-90-000, 040 -1025-80-000, 040 -1026-50-001, 040 -1030- 60-000, 040-1030-80-000, 040-1144-70-000, 040-1030-70-000, 040-1027-10-000, 040-1026-70-001, 040-1027-30-000. Request: To recommend to the Town Board an amendment to an existing Conditional Use Permit that would allow consumption of Fermented Malt Beverage and Wine on premises consistent with Chapter 170 of the Town Code and Chapter 125, Wisconsin Statutes. 7. Discuss and consider a concept review for amending the Plan Unit Development Plan to allow the construction of Warehouse Condo Units and to create an approximate 11 -acre parcel that would be separated from the Condominium Development. Applicant: EW Homes, Inc. Site Location: 663 Valerie Avenue, River Falls, WI 54022 PID: 040-1062-30-004 Request: To complete a concept review regarding amending the Planned Unit Development for the development known as the “Condo Garages” to allow the development of Warehouse Condo Units and the separation of an approximate 11- acre parcel from the condominium development. 8. Discussion and Consideration of the Comprehensive Plan Update, with possible recommendation of a Public Participation Plan to the Town Board 9. Correspondence 10. Potential items for future meetings 11. Adjourn Action may be taken on any agenda item. This is official notice that a quorum of the Town Board Supervisors may be present at the Plan Commission Meeting at the date, time and location above. This is not a formal meeting of the Town Board. The purpose of the Town Board Supervisors’ attendance is to gather information. No formal discussion or action will be taken by the Supervisors. This agenda and meeting location is subject to change. The posted agenda at the Town Hall is the primary notice. April Fredrick Clerk/Treasurer T:\Admin Team\Agendas, Minutes, Notices, Recordings, and Packets\Plan Commission\Agendas\2026\2026.08.13 Plan Commission Agenda.docx 1 DRAFT PLAN COMMISSION MEETING Town of Troy July 9, 2026 Hudson Wisconsin 54016 Members Present: Doug Rowen, Dean Albert, Warren Vollmar, David Wolf (arrived at 6:26 p.m.), John Bjorseth, Rob Brown (as alternate for Dan Pearson) Members Absent: Dan Pearson, Pete Hawksford Staff Present: Rob Jones Recording Secretary: Amanda Randall Others present: Beth Nigon, Adam Nigon, Claire Mireau, Brooke Petska, Heidi Fett, Chad Fett, Kate Kielsmeier, David Roeker, Ann Sime, Pam Brokaw, Karyn Kollitz, Dorothy Marty, Chris Dyke, Randi Gilbertson, Art Dengel, Rick Hagar, Cheryl Klanderman, Mark Klanderman, Beth Gallagher. AGENDA: 1. Call meeting to order 2. Roll call 3. Public input to Plan Commission 4. Approve minutes of June 4th, 2026 Plan Commission meeting; 5. Public Hearing to consider a Conditional Use Permit: Applicant: Butterfly Path, Inc. Site Location: 570 Coulee Trail PID 040-1038-06-250 Request: To operate a senior center 6. Discuss and consider a Conditional Use Permit application to operate a senior center at 570 Coulee Trail, Hudson, WI: Applicant: Butterfly Path, LLC Site Location: 570 Coulee Trail PID: 040-1038-06-250 Request: To operate a senior center 7. Discussion and Consideration of Site Plan for Fire Substation 8. Discussion and Consideration of Site Plan for Disposal Center 9. Discussion and Consideration and scope of Comprehensive Plan amendments 10. Correspondence 11. Potential items for future meetings 12. Adjourn. AGENDA: 1. Call to order Plan Commission Chair Doug Rowen called the meeting of the Troy Plan Commission to order at 6:00 p.m. 2 2. Roll Call Present were Doug Rowen, Dean Albert, Warren Vollmar, John Bjorseth, Rob Brown. David Wolf arrived at 6:26 p.m. 3. Public Input There was no public comment. 4. Approve minutes of June 4, 2026 meeting: The minutes of the June 4, 2026 Plan Commission meeting were previously distributed. Rob Brown moved to approve the minutes of the June 4, 2026, Plan Commission meeting. Dean Albert seconded. Roll call vote – all ayes. Motion carried. 5. Public Hearing to consider a Conditional Use Permit: Applicant: Butterfly Path, Inc Site Location: 570 Coulee Trail PID 040-1038-06-250 Request: To operate a senior center Doug Rowen called the public hearing for a Conditional Use Permit for Butterfly Path, Inc. at 570 Coulee Trail, to order at 6:02 p.m. He explained that the Town is holding the public hearing for this Conditional Use Permit again as there were errors in the notice from the June public hearing. The Town received 16 written comments that were entered into the record. Adam Nigon, 487 Bauer Road, spoke and expressed that while he believes the senior center will be an asset for the community and that they will be good neighbors, he is concerned that the Conditional Use Permit will stay with the property. He believes the application is incomplete and has little confidence in their success. He has concerns about permitting alcohol consumption, amplified sound, the hours of operation, and does not want to see the space rented out by others. He questioned how conditions on the permit are enforced as he believes the winery was in violation of their conditions. Beth Nigon, 487 Bauer Road, spoke and expressed appreciation that the Town honored the required process for this application. Her main concern is amplified sound being permitted and disturbing their quiet neighborhood. She thinks The Butterfly Path will be good neighbors, but she is concerned with future owners of the property. She would like alcohol consumption to be limited to special events and that the natural screening is maintained. Dr. Claire Mireau of The Butterfly Path spoke. She explained that their goal is to provide an innovative, low-impact, senior hub for the area. She noted that the organization has provided the Town with more details since the June meeting, including their business plan, parking plan, and articles of incorporation. They are working with an architect on pertinent State building regulations. She also explained that this facility will never become an event center and that all activities are mission-driven to support the organization. Kate Kielsmeyer, 514 Orchard Drive, spoke and questioned if the Conditional Use Permit stays with the property. She also questioned the organization’s finances and doubts that they have the funding to sustain operations. Chair Rowen called for public comment three times and as no one asked to speak, the public hearing closed at 6:18 p.m. 3 6. Discuss and consider a Conditional Use Permit application to operate a senior center at 570 Coulee Trail, Hudson, WI: Applicant: Butterfly Path, Inc. Site Location: 570 Coulee Trail PID 040-1038-06-250 Request: To operate a senior center This Conditional Use Permit was first considered at the June 2026 Plan Commission meeting; it is being considered again due to errors in the public hearing notice. The subject property is 18.01-acres within the AG-RES district and LECR Overlay District. The property contains an existing residence, detached accessory structures, parking area, landscaped grounds, former vineyard plantings, and associated site improvements. The property was originally granted a Conditional Use Permit by St. Croix County in 2013 to operate a vineyard and winery as a limited commercial recreational activity. Following the Town’s assumption of zoning administration authority, the Town adopted and amended the permit in 2016 and subsequently approved additional amendments in 2017 addressing operational hours, food service, live music, and related activities. The existing approvals are associated with operation of the Cracked Barrel Winery. The current application proposes a different principal use and is therefore being reviewed as a new Conditional Use Permit under Chapter 170 to operate a “non-profit religious, community service, recreational, and educational retreat facility.” The applicant proposes utilizing existing buildings and site improvements with minimal physical changes to the property. The applicant indicates that they plan to pursue a Class “B” Beer and “Class C” Wine license to offer beer and wine service during certain events. Programming is anticipated to occur primarily during daytime and early evening hours, generally concluding by 9:00 p.m. Conditional Use Permits require a formal review every two years, led by Cedar Corp. In response to tonight’s public testimony, Chairperson Rowen discussed the enforcement of conditions of Conditional Use Permits, explaining that enforcement is primarily complaint-based. He explained that Conditional Use Permits do stay with the property; if the use changes, then a new CUP is needed. Dr. Claire Mireau from the Butterfly Path provided an update on actions since the June meeting. The Hudson Fire Department visited the site and raised questions on the State’s occupancy designation. The applicant’s architect is reviewing this to see if they can remain classified as Mercantile or if a different occupancy category is more appropriate. The applicant submitted information after the previous meeting that they expect alcohol sales would be less than 4% of their income. Dr. Mireau reiterated that the facility is open to members only and not to the public. As their funding sources were also questioned during the public hearing, Dr. Mireau explained their membership structure and that they will follow the typical non-profit funding route of individual and corporate donors, grants, etc. There was extensive discussion on amplified music, as this was a concern brought up by residents during tonight’s public hearing. The applicant is requesting they be allowed three days a week of amplified music/sound. For fundraising and larger events, they would like the ability for amplification. Amplified sound is not allowed to be audible beyond the applicant’s property line and any complaints regarding the sound would be investigated by Town staff. Rob Brown moved to recommend to the Town Board approval of a Conditional Use Permit for The Butterfly Path, Inc., located at 570 Coulee Trail, for operation of a non-profit religious, community service, recreational and educational retreat facility, subject to conditions, based on the following findings: 1. The Plan Commission conducted a public hearing and considered all oral and written testimony received as part of the record. 4 2. The Plan Commission finds that the proposed use is appropriately classified under the conditional use category of “non-profit religious, community service, recreational and educational retreat facilities, uses, structures and accessory structures.” 3. The proposed use is compatible with the surrounding agricultural and rural residential character of the area. 4. Existing access, parking, and site improvements provide a suitable framework for the proposed operation. 5. The proposed use is not expected to create unreasonable impact on neighboring properties when operated in accordance with permit conditions. 6. Potential impacts related to traffic, parking, noise, site operations, and related activities can be reasonably mitigated through conditions applied to the Conditional Use Permit. 7. The Conditional Use Permit shall incorporate the explicit conditions determined appropriate by the Town Board based upon the Plan Commission recommendation and public hearing record. The Plan Commission recommends the following conditions: 1. Hours of operation are limited to: May-September Monday-Wednesday 7:30 a.m. – 5:00 p.m. Thursday-Saturday 9:00 a.m. – 9:00 p.m. Sunday 11:00 a.m. – 7:00 p.m. October-April Monday-Wednesday 9:00 a.m.-5:00 p.m. Thursday-Saturday 9:00 a.m. – 9:00 p.m. Sunday 11:00 a.m. – 7:00 p.m. 2. No new structures or physical expansions of the existing buildings are permitted without an amended conditional use permit. 3. Authorization is granted to maintain the designated apartment for a live-in facility for caretaker/attendant and is not to be used as a short-term rental. 4. The property is allowed an average daily attendance of no more than sixty people. 5. Ongoing compliance with all Chapter 58 Fire Department Ordinance requirements and established building capacity, as well as requirements from State of Wisconsin Department of Safety and Professional Services (DSPS) review, including POWTS compliance. 6. The center is permitted to host a maximum of 4 single-day large events per year consistent with the mission and purpose of the organization, with occupancy capped at no more than 200 people per event. 7. Existing parking provides twenty formal parking stalls, at least two of which are accessible and more if required by State of Wisconsin code, and an additional nine overflow spots, not including overflow parking available on both sides of the paved entry drive. No on-street vehicle parking is ever allowed on Coulee Trail. The applicant shall provide a site plan addressing parking and landscaping for the Town Plan Commission and Town Board approval within three months with full implementation within twelve months. 8. No additional outdoor lighting may be installed on the property. 9. Sound is allowed three days a week provided the sound is not audible beyond the applicant’s property line. 10. Any signage must follow the Town’s sign ordinance. 11. Retail sales are strictly restricted to promotional merchandise (570 Coulee/The Butterfly Path), items handcrafted by members, or small-batch items produced utilizing the property’s heritage vineyard grapes, and alcohol production only if properly licensed. 12. Sales and consumption of alcohol are restricted strictly to Thursday and Friday 4:00 p.m. - 8:30 p.m., Saturday 12:00 p.m. - 8:30 p.m., and Sunday 12:00 p.m. – 6:00 p.m., if an appropriate 5 license is issued and all ordinances and statutes are complied with. If granted an alcohol license, the sales of alcohol will consist of no more than 5% of total revenue. On an annual basis, the owners will supply the Town, at the time of reapplication for their liquor license, information that demonstrates that alcohol sales have been limited to no more than 5% of transactions. No liquor sales or consumption will be allowed. 13. The Conditional Use Permit is to be formally reviewed, including a public hearing before the Plan Commission, and including reviewing the suitability of the conditions two years from the approval of the Conditional Use Permit. 14. Food options are restricted to one licensed third-party food vendor at a time or pre-packaged hospitality items. 15. The applicant must maintain visually inconspicuous natural screening on the north and west boundaries of the property. 16. This Conditional Use Permit can only be transferred to another non-profit property owner (language of this condition is to be reviewed by the Town Attorney). Dean Albert seconded. All ayes - motion carried. 7. Discussion and Consideration of Site Plan for Fire Substation The site plan for the fire substation at 277 Townsvalley Road was reviewed. Chairperson Rowen explained that the existing public works storage building will remain on site with continued use as a storage building. The salt shed is also staying. There is room for future vehicle expansion as the Town has opted to build the extended bays. He noted that the dark line shown under Chinnock Lane and running across the site is the stormwater culvert; it is not being moved or altered in any way. Two wells will be drilled: one is high capacity for filling trucks and the other is for the building plumbing. There will be two holding tanks: one for the septic and one for the wash water from the trucks, which the City of Hudson will take to their normal treatment facility. Dean Albert moved to recommend to the Town Board approval of the site plan for the fire substation at 277 Townsvalley Road. David Wolf seconded. Motion carried. 8. Discussion and Consideration of Site Plan for Disposal Center The site plan for the disposal center located on the Town hall property at 654 Glover Road was reviewed. Chairperson Rowen noted that this location will allow the Town to more than double the size of the disposal center, providing more capacity for residents and a more efficient layout. He questioned the orientation of the traffic flow shown on the site plan; this will need to be clarified. Rob Brown moved to recommend to the Town Board approval of the site plan for the disposal center at 654 Glover Road. Dean Albert seconded. Doug Rowen made a friendly amendment to state recommending approval with review of the orientation of the traffic flow. The friendly amendment was accepted by Rob Brown and Dean Albert. Motion carried. 9. Discussion and Consideration and scope of Comprehensive Plan amendments Rob Jones provided an update on the Comprehensive Plan amendments. The Town Board should be invited to a Plan Commission meeting to review the draft plan and then the public participation plan should be approved after that, most likely in August. If there is a regular Plan Commission meeting in August and we move forward with the public participation plan, there should be another meeting a week or so later in September to keep moving forward. The Plan Commission could also move to send the plan out for public review in August. Chairperson Rowen explained that two upcoming events may impact the timing: the results of the joint public hearing with the City of Hudson on the Cooperative Boundary Agreement, which may result in changes to the Comprehensive Plan; and the City is modifying their Sanitary Sewer Plan to allow City water and sewer to be brought to parts of the Town, which requires Department of Natural Resources approval. Work will continue on the Plan amendments. 6 10. Correspondence Tonight’s meeting packets include a Petition for Annexation of the Loughney property, just south of Rivercrest Elementary. The Town has received resident feedback concerning how this annexation would affect traffic on Red Brick Road if approved. 11. Potential items for future meetings The Commission will likely consider a Concept at the next meeting for modifications to the Condo Garage property. 12. Adjourn Warren Vollmar moved to adjourn the meeting of the July 9th, 2026, Plan Commission at 8:24 p.m. Rob Rown seconded. Motion carried. NOTICE OF PUBLIC HEARING TOWN OF TROY , ST. CROIX COUNTY , WISCONSIN In accordance with Section 19.84, Wisconsin Statutes, and Chapter 170 (Zoning Code) of the Town of Troy Municipal Code, public notice is hereby given that the Town of Troy Plan Commission will conduct a public hearing on August 13, 2026 at 6:00pm. The hearing will be held at the Town of Troy Town Hall, 654 Glover Road, Hudson, Wisconsin. Purpose of Hearing: The purpose of the hearing is to consider an amendment to an existing Conditional Use Permit (CUP) to allow for the consumption of alcohol beverages on the premises in conjunction with an approved event venue use, consistent with applicable Wisconsin Statutes and Town ordinances. YMCA Camp St. Croix Property An application submitted by YMCA Camp St. Croix, 532 County Road F , Hudson, Wisconsin (Owner: YMCA of the North), involving approximately 381.74 acres of land located at multiple addresses along County Road F and Riverview Drive, Hudson, Wisconsin, identified by the following Parcel Identification Numbers (PID): 040-1026-60-000, 040-1026-70-000, 040-1026-90-000, 040-1026-95-000, 040-1027-20-000, 040-1027-40-000, 040-1028-50-000, 040-1030-50-000, 040-1144-50-000, 040-1025-90- 000, 040-1025-80-000, 040-1026-50-001, 040-1030-60-000, 040-1030-80-000, 040-1144- 70-000, 040-1030-70-000, 040-1027-10-000, 040-1026-70-001, 040-1027-30-000 The petitioner is requesting an amendment to an existing Conditional Use Permit associated with an approved event venue use to specifically allow for the consumption of alcohol beverages on the premises, in compliance with Wisconsin liquor licensing requirements. The amendment would establish conditions governing alcohol consumption consistent with Chapter 170 of the Town Code and Chapter 125, Wisconsin Statutes. Public Participation: Interested parties are invited to attend the public hearing and provide oral testimony. Written testimony may be submitted to the Town prior to the hearing until Friday August 7th. Anonymous correspondence will not be accepted. Availability of Materials: All application materials related to this request are available for public review at the Town of Troy Town Hall, 654 Glover Road, Hudson, Wisconsin, during regular business hours (Monday – Thursday, 9:00 a.m. to 2:00 p.m.). David Carlson Town of Troy Administrator Publication Dates: July 30, 2026, and August 6, 2026 Cedarburg • Green Bay • Madison • Menomonie • New Berlin MEMO Community Infrastructure • Architecture • Environmental Services 604 Wilson Avenue Menomonie, WI 54751 715-235-9081 www.cedarcorp.com Date August 6, 2026 To Town of Troy Plan Commission From Robert Jones Subject YMCA Camp St. Croix – Conditional Use Permit (CUP) Amendment Applicant: YMCA Camp St. Croix (Mary Herbst, VP of Risk) Property Owner (per application): YMCA of the North Site Address: 532 and 570 County Road F, Hudson, WI 54016 Parcel ID Number(s): 040-1026-60-000, 040-1026-70-000, 040-1026-90-000, 040-1026-95-000, 040- 1027-20-000, 040-1027-40-000, 040-1028-50-000, 040-1030-50-000, 040-1144-50-000, 040-1025-90- 000, 040-1025-80-000, 040-1026-50-001, 040-1030-60-000, 040-1030-80-000, 040-1144-70-000, 040- 1030-70-000, 040-1027-10-000, 040-1026-70-001, 040-1027-30-000. Zoning District: Agricultural Residential (AG-RES) Application Date: July 8, 2026 1. Background / Zoning Status / Approved CUP YMCA Camp St. Croix has operated on this prior to th e Town's adoption of its current zoning code (Chapter 170) in 2015. As a use lawfully established before that effective date, the Camp's continued operation is protected as a legal nonconforming use under Chapter 170, Section U (Nonconforming Uses, Structures and Lots): the underlying camp use may lawfully continue notwithstanding that it is not a fully permitted use in the AG-RES district, though it may not be extended, enlarged, or expanded except as the Chapter allows (§170-U.2(a)–(b)). Section U.2(b) also allows a landowner with nonconforming-use rights to seek a conditional use permit "to more fully protect their use rights" where the specific use is otherwise eligible. Consistent with that provision, changes to the Camp's operation over time have been addressed through individual, use- specific CUPs under Chapter 170, Section V, rather than through a single comprehensive permit covering the property as a whole: 1. September 2015: CUP approved for construction of the arrival/welcome building (now the RCU Discovery Center), for non-profit educational retreat facility use. 2. December 2018: CUP amendment adding weddings/events at the RCU Discovery Center building specifically, subject to conditions (hours of 8:00 a.m.–11:00 p.m., a 296-person occupancy cap, and a limit of 24 events per year). That amendment did not address alcohol. Page 2 of 5 As a general matter, a conditional use permit authorizes only the specific use, structure, and conditions described in it. Consequently, there is not currently a single comprehensive CUP regulating YMCA Camp St. Croix's operations. The property today is governed by a combination of (a) the underlying legal nonconforming use protecting the Camp's historic core operations, and (b) a series of discrete, partial- coverage CUPs layered on top of that use over time. The current application is another such partial, use-specific amendment (i.e., adding alcohol service to the) rather than a comprehensive permitting of the Camp's operations generally. 2. Proposed Revisions to the CUP The applicant requests a further amendment to explic itly allow the consumption of beer and wine at events. Based on the application and supporting narrative, the request includes the following operational parameters: • Alcohol limited to beer and wine only • Event types: weddings, family reunions, celebrations of life, retreats, and fundraisers. • Alcohol service would occur in the evenings, generally 3:00 p.m. to 11:00 p.m., on weekends, and only when day camp or overnight camp participants (children) are not present. • Events with alcohol occur year-round, with the heaviest concentration in May, early June, September, and October. • Up to two events could run simultaneously; this is described as a rare occurrence, estimated at up to five times per year. • Maximum attendance is stated separately by area of camp: 240 guests on the Day Camp side; 200 guests on the Overnight Camp side. • No outside alcohol permitted; the camp requires the contracting party to carry $1,000,000 in general liability and $1,000,000 in liquor liability insurance; an on-site YMCA event host oversees each occasion. • On-site parking is provided for all events; outdoor amplified music remains limited. • The applicant's narrative states the use will remain subject to Wisconsin Statutes Chapter 125 and Chapter 74 of the Town of Troy Municipal Code governing liquor licensing and alcohol consumption. 3. Town Process and Framework Relationship to Liquor Licensing • W isconsin Statutes Chapter 125 governs the sale and consumption of alcohol beverages. • Consumption of alcohol at an event venue may require Town licensing even where alcohol is not sold directly by the applicant. Page 3 of 5 • Town of Troy Municipal Code Chapter 74 provides that a liquor license may be issued in non- commercial districts only where the use is permitted outright, or where a CUP specifically authorizes alcohol consumption or sale. Conditional Use Permits (Chapter 170) • Conditional uses are allowed uses within a zoning district when applicable standards under Chapter 170, Section V are met. • CUPs run with the land and are transferable. • The Plan Commission's role is to evaluate likely impacts of the proposed amendment and, together with the Town Board, apply reasonable conditions to mitigate those impacts. As with other CUP-based alcohol requests the Town has considered, approval of this zoning CUP amendment would not itself grant a liquor license. It would establish the zoning framework within which the Town Board could separately consider issuance of a license under Chapter 74. 4. Plan Commission Discussion Because the Camp's operations are governed by, use-s pecific CUPs layered on top of an underlying legal nonconforming use (rather than one comprehensive permit), precision about what this amendment covers are worth careful consideration. Staff flag the following for clarification before final conditions are drafted: 1. Scope. The 2018 CUP covers weddings/events at the RCU Discovery Center only (296-person cap, 24 events/year). This application's Day Camp (240) / Overnight Camp (200) attendance figures and referenced map suggest alcohol service may extend beyond that building. Confirm whether this amendment extends the event/wedding use itself to new areas. 2. Attendance. Understand how attendance caps apply to alcohol service specifically, and at each location involved. The existing 296-person cap was set for the RCU Discovery Center alone; the application's 240 (Day Camp)/200 (Overnight Camp). 3. Service-location exhibit. As presented, this amendment will overlay on top of the Camp's existing CUPs and underlying nonconforming use, not replace them. A clear, final map is essential to define that boundary and avoid ambiguity over which permit controls a given site. Staff recommend the applicant's referenced map be finalized and attached as the controlling exhibit. Page 4 of 5 4. Entity name and parcel IDs. Various legal names and parcel identifications have been used across the Camp's permit history — including "YMCA Camp St. Croix"/"YMCA of the North" (current application), "YMCA of the Greater Twin Cities" (2015–2018 CUP records), and "YMCA of Greater St. Paul" (county parcel records), along with differing site addresses and PID combinations. The Plan Commission should confirm the correct legal name and specific PIDs to be covered by this CUP. 5. Possible Conditions The existing Conditional Use Permits, and the underl ying legal nonconforming use, shall remain in effect except as modified below (presented for Plan Commission consideration): 1. Alcoholic beverages may be consumed on the property in conjunction with events and areas authorized under the Conditional Use Permit. 2. For purposes of this approval, alcoholic beverages shall be limited to beer and wine, consistent with the licensing structure discussed during Plan Commission review. 3. The use shall remain subject to all applicable provisions of Wisconsin Statutes Chapter 125 and Chapter 74 of the Town of Troy Municipal Code regulating liquor licensing and alcohol consumption. 4. Annual inspections required by the applicable fire authority, together with any State licensing or life-safety inspections applicable to YMCA Camp St. Croix's buildings and grounds, and compliance with Chapter 58 of the Town Code, shall be maintained for each building where alcohol service is authorized under this amendment. 5. The Conditional Use Permit document shall be updated to reflect that this approved use remains categorized under Chapter 170, Section E as a non-profit religious, community service, recreational and educational retreat facility amended by this action to include alcohol service at the locations identified on the approved exhibit map. This condition does not alter or expand the legal nonconforming status of the Camp's other operations not covered by an existing Conditional Use Permit. 6. Approval of this amendment is granted on the understanding that it overlays with the Camp's existing Conditional Use Permits and underlying legal nonconforming use, without consolidating or superseding them. Given the number of separate approvals now governing the property, the applicant is encouraged to work with the Town, on a mutually agreed schedule, to pursue a comprehensive zoning review of the Camp's conditional uses and legal nonconforming operations, with the goal of consolidating them into a single, comprehensive Conditional Use Permit. 7. All remaining conditions of the previously approved Conditional Use Permit(s) shall remain in full force and effect unless specifically modified herein Page 5 of 5 6. Possible Motions O ption A — Approve, subject to conditions: Motion to recommend approval of the Conditional Use Permit amendment for YMCA Camp St. Croix, 532/570 County Road F, to allow beer and wine consumption in conjunction with the approved use, subject to conditions, based on the following findings: 1. The Plan Commission conducted a public hearing on August 13, 2026, and has considered all oral and written testimony received as part of the record. 2. The proposed amendment adds alcohol service to an existing, previously approved use and does not, alter the underlying character of that use. 3. The use, as amended, remains consistent with the purpose and intent of Chapter 170 and is compatible with the surrounding agricultural and rural residential context. 4. The service of beer and wine by a licensed, insured, contracted bartender is an operational component that can be reasonably conditioned to address public health, safety, and welfare. 5. Any potential impacts related to the amendment can be reasonably mitigated through conditions applied to the Conditional Use Permit, including those identified in Section 5 of this memo regarding scope, occupancy, event frequency, the service-location exhibit, and the permit record. 6. Approval of the amendment provides the zoning framework for the Town Board to separately consider issuance of a liquor license in compliance with Wis. Stat. Ch. 125 and Town Code Ch. 74. 7. The Conditional Use Permit shall incorporate the conditions as determined appropriate by the Town Board based on the Plan Commission's recommendation and the public hearing record. Option B — Table pending clarification: Motion to table action on the Conditional Use Permit amendment for YMCA Camp St. Croix, 532/570 County Road F, and direct staff to work with the applicant to refine the scope and content of the application. St. Croix County, WI YMCA CUP Parcels Created by: rcj County Roads Local Roads Parcels Towns Cities Corporate Office: 406 Technology Drive E., Suite A Menomonie, WI 54751 715-232-8490, fax 715-232-8492 Hudson Office: 2920 Enloe Street, Suite 101 Hudson, WI 54016 715-381-5277, fax 715-381-5338 Auth Consulting & Associates Planning, Engineering, Building Design, & Surveying TO: Town of Troy FROM: Kip Johnson, P.E. DATE: 7/2/2026 SUBJECT: Proposed Warehouse Condominium Development 663 Valerie Avenue Town of Troy, St. Croix County, Wisconsin AC/a Job # 5010-190 OVERVIEW The applicant is submitting this concept plan to the Town of Troy for consideration of a proposed warehouse condominium building totaling approximately 102,550 square feet. The building is proposed to contain ten (10) individual warehouse condominium units, which would ultimately be separately owned through the recording of a Condominium Plat. Based on inquiries from prospective purchasers, there appears to be strong market demand for larger warehouse condominium units with loading dock access. Like the existing condominium garage development immediately east of the proposed building, each unit would be individually owned and governed by a condominium association with similar covenants, restrictions, and maintenance responsibilities. The proposed development represents a logical expansion of the existing condominium garage development located immediately to the east and is intended to provide an additional product type that complements the existing development while responding to demonstrated market demand. The proposed warehouse condominium building has been sited to complement the existing development pattern within the Troy Commerce Business Park. The project will provide additional opportunities for small and medium-sized businesses and individuals seeking individually owned warehouse space while maintaining a development that is consistent with the character and intent of the surrounding business park. Auth Consulting & Associates Planning, Engineering, Building Design, & Surveying LOCATION & SITE CONFIGURATION The proposed warehouse condominium building is located on the western portion of the property at 663 Valerie Avenue, within the southeast quadrant of the intersection of Valerie Avenue and Troy Commerce Way. Please refer to the enclosed Concept Site Plan for the proposed building location, access drives, parking areas, loading facilities, and overall site configuration. The site layout has been designed to accommodate warehouse operations while maintaining safe and efficient vehicle circulation throughout the site. The proposed driveway layout and pavement widths have been designed to accommodate the turning movements of semi-trailer trucks accessing the loading dock doors while also providing adequate maneuvering space for fire apparatus and other emergency response vehicles. Although the enclosed concept plan illustrates the anticipated building footprint and general site layout, the precise location of parking areas, utilities, grading, landscaping, and stormwater management facilities may be refined during preparation of the final engineering and architectural plans. Any such refinements will be incorporated into the formal Site Plan Review application. ARCHITECTURAL The proposed warehouse condominium building is intended to be architecturally consistent with the existing condominium garage buildings located immediately east of the site. Similar building materials, colors, and architectural features will be incorporated to maintain a cohesive appearance throughout the overall development. The loading dock doors will be located along the east side of the proposed building and will be largely screened from public view by the existing condominium garage buildings situated between the proposed building and STH 35. Employee and visitor parking will be provided along the southwest side of the building adjacent to the existing stormwater infiltration basin. Additional architectural details, building elevations, exterior material selections, and landscaping plans will be submitted as part of the formal Site Plan Review application. Auth Consulting & Associates Planning, Engineering, Building Design, & Surveying SITE IMPROVEMENTS The proposed development will utilize the existing roadway network serving the property and is anticipated to be served by privately owned utility infrastructure, including an on- site well and private on-site wastewater treatment system, similar to the existing condominium garage development immediately east of the site. Existing stormwater management facilities will be evaluated as part of the final engineering design. Any necessary modifications or additional stormwater management facilities will be incorporated into the final development plans to accommodate the proposed improvements and ensure compliance with all applicable Town, County, and Wisconsin Department of Natural Resources (WDNR) requirements. REVIEW PROCESS If the Town is supportive of the proposed warehouse condominium concept, the applicant intends to proceed with preparation and submittal of a complete Site Plan Review application. The formal application will include detailed civil engineering plans, grading and drainage plans, utility plans, erosion control measures, landscaping plans, building floor plans, architectural elevations and renderings, and any additional information required by the Town as part of its review process. A Certified Survey Map (CSM) and Condominium Plat will also be prepared and submitted for review and approval as part of the overall development process. The purpose of this concept plan submittal is to obtain the Town's initial feedback regarding the proposed use, building layout, site configuration, and overall development concept prior to proceeding with detailed engineering and architectural design. The applicant appreciates the Town's consideration of this proposal and looks forward to working collaboratively with Town staff, the Plan Commission, and the Town Board throughout the review process. Comments and recommendations received during the concept review will be carefully considered and incorporated into the final development plans, as appropriate. VALERIE AVENUE TROY COMMERCE WAY SU-30 - Single Unit Truck WB-67 - Interstate Semi-Trailer WB-67 - Interstate Semi-Trailer WB-67 - Interstate Semi-Trailer WB-67 - Interstate Semi-Trailer 45.63' 44.14' 44.90' EX. FENCE EX. FENCE EX. FENCE EX. FENCE SU-30 - Single Unit Truck SU-30 - Single Unit Truck SU-30 - Single Unit Truck SU-30 - Single Unit Truck SU-30 - Single Unit Truck SU-30 - Single Unit Truck SU-30 - Single Unit Truck SU-30 - Single Unit Truck SU-30 - Single Unit Truck WB-67 - Interstate Semi-TrailerEX. LOT LINE PROPOSED LOT LINE EX. LOT LINE EX. LOT LINE LOT LINE PROPOSED PROPOSED PROPOSED LOT LINE EX. LOT LINE EX. LOT/ROW LINE EX. LOT/ROW LINE EX. LOT/ROW LINE O.H. DOOR DOCKLOADING SHARED O.H. DOOR PED DOOR O.H. DOOR O.H. DOOR UNIT #1 UNIT #2 UNIT #3 #1 & #2UNITS PED DOOR O.H. DOOR PED DOOR PED DOOR PROPOSEDBUILDING UNIT #5 UNIT #6 UNIT #7 UNIT #8 UNIT #4 O.H. DOOR O.H. DOOR PED DOOR PED DOOR O.H. DOOR O.H. DOOR PED DOOR UNIT #9 UNIT #10 PED DOOR PED DOOR O.H. DOOR EXISTINGBUILDING EXISTINGBUILDING PROPOSED LOT LINE EXISTINGBUILDING EXISTINGBUILDING EXISTINGBUILDING EXISTINGBUILDING FUTUREBUILDING EXISTINGBUILDING PROPOSED LOT LINE FUTUREBUILDING 156.33' 660.33' 66.17' 30'44' PROPOSED LOT LINEEXISTING FENCE EXISTING FENCE F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 O.H. DOOR O.H. DOOR F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 F.F.E.=996.00 PROPOSED FENCE PROPOSED FENCE PROPOSED FENCE EXISTING FENCE EXISTING FENCE ~1,191 S.F. 66.00' 66.00' 66.00' 66.00' 66.00' 66.00' 66.00' 66.00' 66.17' ~9,654 S.F. ~9,680 S.F. ~9,680 S.F. ~9,654 S.F. ~9,654 S.F. ~9,654 S.F. ~9,654 S.F. ~9,654 S.F. ~9,654 S.F. ~9,654 S.F. PED DOORF.F.E.=996.00 PED DOORF.F.E.=996.00 (4) STALLS W/(1) ADA STALL (4) STALLS W/(1) ADA STALL (4) STALLS W/(1) ADA STALL (4) STALLS W/(1) ADA STALL (4) STALLS W/(1) ADA STALL (4) STALLS (4) STALLS (4) STALLS (4) STALLS (4) STALLS (57) STALLS PROPOSED 97 TOTAL STALLS 30' 30' 30' 30' 24' 45' 45' 45' 40' 40' 61' 61' 61' 39.67' 39.67' 39.67' 10' 10' 10' 10' PROPOSEDSEPTIC SYSTEM EXISTING INILTRATIONSTORMWATERBASIN DOCKLOADING SHARED PED DOOR #3 & #4UNITS 30'44' F.F.E.=996.00 ~1,191 S.F. O.H. DOOR O.H. DOOR DOCKLOADING SHARED PED DOOR #5 & #6UNITS 30'44' F.F.E.=996.00 ~1,191 S.F. O.H. DOOR O.H. DOOR DOCKLOADING SHARED PED DOOR #7 & #8UNITS 30'44' F.F.E.=996.00 ~1,191 S.F. O.H. DOOR O.H. DOOR DOCKLOADING SHARED PED DOOR UNITS 30'44' F.F.E.=996.00 ~1,191 S.F. O.H. DOOR O.H. DOOR #9 & #10 Cedarburg • Green Bay • Madison • Menomonie • New Berlin MEMO Community Infrastructure • Architecture • Environmental Services 604 Wilson Avenue Menomonie, WI 54751 715-235-9081 www.cedarcorp.com Date August 6, 2026 To Town of Troy Plan Commission From Robert Jones Subject EW Homes, Inc. – Concept Review – Warehouse Condominium – Troy Commercial Park PUD — 663 Valerie Avenue The applicant, EW Homes, Inc., has submitted a concept plan for a warehouse condominium building of approximately 102,550 square feet within the Troy Commercial Park PUD, together with a revised Certified Survey Map for the 8.120-acre Lot 2 north of Valerie Avenue. The goals of this review are to discuss the applicant’s goals and to provide advice regarding Town process to best accommodate those goals within the framework of Town requirements and procedures. No formal action is requested or appropriate at this meeting. The Troy Commercial Park PUD has been reviewed since 2021. Because the current proposal revises the use authorization, the General Development Plan, the condominium structure, and the subdivision of land, this memo presents a consolidated record of Town action and of the documents that together govern the site. 1. Project History Date Body Action May 6, 2021 Plan Commission Concept review — “condo garages.” Staff advised the use did not fit any defined land use in the Zoning Code Sept 2, 2021 Plan Commission Second concept review — value of Town roads and additional user discussed. Mar 10, 2022 Plan Commission public hearing; recommended approval of the rezoning and of the Chapter 170 text amendments. Mar 17, 2022 Town Board Approved the Farm Plan & approved the rezoning of 35.267 acres from Exclusive Agricultural to COM-GR/S; approved text amendments to Ch. 170 § K Apr 21, 2022 Town Board CSM approval and Developer’s Agreement — dedicated public right-of-way and construction commitments. June 7, 2022 St. Croix County Board Resolution No. 21 (2022) approving the rezoning and Resolution No. 22 (2022) approving the text amendments June 9, 2022 Plan Commission Public hearing; recommended the PUD ordinance with nine contingencies and the Phase 1 Final Development Plan Page 2 of 6 Date Body Action June 16, 2022 Town Board Adopted Ordinance No. 2022-01 establishing the PUD Overlay District for Troy Commercial Park Condominium; approved the Phase 1 Final Development Plan. Oct 20, 2022 Town Board Accepted the constructed portions of Troy Commerce Drive and Valerie Avenue. June 15, 2023 Town Board Amended the General Development Plan (hours of use revised; covenant applicability); approved the Second Amendment to the Covenants; approved the Phase 2 Final Development Plan (4 buildings). July 11, 2024 Plan Commission Public hearing; recommended the Phase III Final Development Plan with eight conditions. July 25, 2024 Town Board Approved the Phase III Final Development Plan (10 buildings), completing the approved condo garage buildout. Mar 6, 2025 Plan Commission Public hearing on amending the General Development Plan to allow a 5.308-acre Lot 2 in Expansion Area 1; recommended approval of GDP revision and of the CSM. August 2026 Plan Commission Current submittal: revised CSM (Lot 2 enlarged to 8.120 acres) and concept review application for a warehouse condominium. 2. Documents Defining the PUD The Town’s approval of this project is not contained in a single document. The following instruments operate together, and any amendment must be traced through all of them. 1. Ordinance No. 2022-01 — the approval ordinance Ordinance No. 2022-01 is the Town's founding zoning approval for the PUD: it establishes the overlay district, incorporates the General Development Plan and Condominium Plat as binding exhibits, and imposes ten standing conditions (A–J) on the developer that remain in effect for the life of the project — the full ordinance should be consulted directly for the specific requirements. 2. General Development Plan and PUD application narrative This document defines what can be built and how it operates: it establishes the approved uses, building types, layout and intensity for the site, and sets the terms under which additional impervious surface beyond the base allowance would need to be secured — the plan and narrative should be read directly for the specific dimensional and operational standards. 3. Developer’s Agreement with Exhibits and Amendments This is the construction and performance contract between the Town and the developer: it obligates the developer to build and guarantee the public infrastructure to Town standards, establishes the Town’s inspection and enforcement rights, and fixes how maintenance obligations and covenant changes are allocated and approved going forward — the agreement and its exhibits should be consulted directly for the specific financial and procedural terms. Page 3 of 6 4. T own Board conditions of approval in the minutes Each phase’s approval in the minutes reaffirmed that Ordinance 2022-01 remains fully in effect and added phase-specific refinements — corrections, hours-of-use changes, and limits on how much the hard surface total could grow before triggering additional review — the minutes for each meeting should be consulted directly for the specific conditions attached to that phase. 5. Recorded encumbrances • Approved Farm Plan and recorded Conservation Easement (St. Croix County Doc. No. 1152405) — establish 8.23 development rights and a base allowance of 12.35 acres of hard surface without a transfer of development rights. • Declaration of Condominium, Covenants, Conditions, and Restrictions with two amendments; Condominium Plat, First and Second Addenda; HOA Bylaws — govern ownership, common elements, use limitations and hours. The Second Addendum (06/07/2024) designates the Lot 2 area as “Pending CSM.” 3. Current Proposal 1. Certified Survey Map — ownership change, north of Valerie Avenue T he Plan Commission considered a version of this request on March 6, 2025 and recommended approval, but the Certified Survey Map was not approved. Since then the applicant has been coordinating WisDOT, St. Croix County, Town and City of River Falls requirements, resulting in the modified proposal now before the Commission. The request changes ownership structure only — converting an area of the expandable condominium into an 8.120-acre fee-title lot. No use is proposed and no construction is authorized by the CSM. 2. Warehouse condominium — use and structure change, south of Valerie Avenue This is a new request on the condominium land south of Valerie Avenue. The applicant advises that the warehouse building would replace some of the third phase of the approved condo garage plan in this area. • A single building of approximately 102,550 square feet containing ten warehouse condominium units of roughly 9,650 square feet each, ultimately conveyed individually through a new condominium plat. • Five shared dock-height loading bays on the east elevation, with drive aisles, 97 parking stalls on the southwest side adjacent to the existing infiltration basin. • The warehouse area would be removed from the existing Troy Commercial Park Condominium plat and replatted as a new condominium, governed by a separate condominium association with its own covenants and maintenance responsibilities. Page 4 of 6 • T he new association would be served by its own on-site well and private wastewater treatment system, and would take a proportional share of the stormwater management responsibilities for the overall development. • The applicant states the building is intended to be architecturally consistent with the existing condo garages, with dock doors screened from public view by the existing buildings between the site and STH 35. 4. Plan Commission Discussion 1. Use in the Zoning Code T able 1 in § K.4. For the COM-GR/S district: Table 1 use line COM-GR/S COM-LTD Condominium Garages PUD — Landscaping Contractors and General Warehousing (where such use involves the outdoor storage of vehicles, equipment, or material) C P Warehouses for Commercial and Individual Use — A (accessory) Office P A The only general warehousing line available in COM-GR/S is conditional and is defined by the presence of outdoor storage, which this proposal does not include. “Warehouses for Commercial and Individual Use” appears only as an accessory use in COM-LTD. The proposal does not fit squarely within any existing COM-GR/S use line. 2. A PUD cannot authorize use the underlying district disallows Section K.8.b.3(d) provides that if a general development plan requires rezoning for a permitted use or a conditional use permit, Town Board approval of the general development plan is conditional upon that rezoning or permit also being granted. The PUD overlay does not create use rights. 3. The use as a good fit for the COM-GR/S district Chapter 170 § M states the purpose of the General Retail and Service Commercial District as follows: Provide area for typical retail and service providers , including large footprint structures, and smaller structures and volume retailers. Provide a mixture of local shopping venues for Town residents including access to low cost retailers. Create entry level and other employment opportunities for Town residents. The Commission should consider whether individually o wned warehouse space can be deemed a good fit within that stated purpose. By comparison, the Limited Commercial District (§ O) exists to: Page 5 of 6 provide area for commercial development that can be incompatible with other kinds of c ommercial development, is difficult to screen properly or that may otherwise conflict with the required esthetic and quality standards required of other commercial development.” That is the district in which general warehousing is a permitted use and where warehouses for commercial and individual use appear as an accessory use. 4. Hard surface and the Farm Plan allowance The warehouse would replace some hard surface already planned for the condo garages in this area, but a net increase is possible. The Farm Plan caps allowable lot coverage for the site, though additional hard surface may be secured through an approved transfer of development rights if the proposal exceeds that current cap. 5. Anticipated business activities The concept narrative describes market demand for larger warehouse condominium units with loading dock access, but it does not describe the businesses expected to occupy them. Light assembly, contractor operations, distribution and freight, vehicle or equipment service, and seasonal storage carry very different implications for traffic, hours, noise, outdoor storage, wastewater loading and hazardous materials. The Commission should understand what business types are anticipated, whether the covenants for the new warehouse condominium could appropriately restrict the range of activities. 6. Traffic and public infrastructure Troy Commerce Drive and Valerie Avenue were accepted by the Town in October 2022 and were designed to accommodate this development for personal storage and hobby use. Regular semi-trailer traffic is a different loading condition. The Commission may wish to discuss pavement design, turning radii at the intersections, and whether a traffic assessment should accompany a formal application. 7. Operating characteristics Hours of use are currently fixed at 6:00 a.m. to midnight through the recorded covenants. A warehouse with employees and freight service has a different operating profile than vehicle storage. Any change to hours is both a General Development Plan amendment and a covenant amendment. 8. Condominium structure Withdrawing the warehouse area from the existing condominium and replatting it as a separate condominium requires amendment of the existing Declaration and plat, reallocation of common element interests among the remaining unit owners, Town Board approval, and recording. The stormwater maintenance agreement will need to be revisited. With three interests eventually sharing the system (i.e., the existing condominium, Lot 2, and the new warehouse condominium) the Commission may review addendum to the long-term maintenance and monitoring plan with a clear and durable structure for future inspection and maintenance of the site facilities. Page 6 of 6 5. Process 1. Certified Survey Map T he CSM is a subdivision action and does not depend on the outcome of the warehouse use discussion. Because the lot area has changed since the 2025 review, the Commission should expect the following sequence rather than a straight recommendation on the map as submitted: a. General Development Plan amendment (Ch. 170 § K.8.b.), including a noticed Plan Commission public hearing and recommendation to the Town Board. b. Addendum to the recorded Conservation Easement, allocating development rights and hard surface to the new lot (Ch. 135-9; Ch. 170 § K.3). c. Plan Commission review of the CSM under Chapter 135, including findings on the exception to design standards, and recommendation to the Town Board. d. Town Board approval of both the General Development Plan amendment and the CSM. 2. Change in Use If the Town is receptive to the warehouse use, the following actions would be required, in sequence: a. Zoning Code text amendment (Ch. 170 § X) — draft a Table 1 use line describing the warehouse condominium use and designating it a PUD use in COM-GR/S. Noticed Plan Commission public hearing and recommendation → Town Board adopPon b. General Development Plan amendment (§ K.8.b.2–3) — full submittal addressing building dimensions and setbacks, loading, parking, stormwater, lighting, landscaping, screening, signage and utilities, allowable footprint and hard surface in all phases. Class 2 noticed Plan Commission hearing and recommendation → Town Board final acPon c. Hard surface accounting and transfer of development rights — reconcile cumulative hard surface against the Farm Plan allowance; process any TDR under Ch. 135-9 and § K.3(c); review the recorded Conservation Easement with the Town Attorney. d. Condominium replat and covenant amendments — withdrawal of the warehouse area from the existing Troy Commercial Park Condominium, reallocation of common element interests, and recording of a new plat and declaration for the warehouse units. HOA approval, Town Attorney review, Town Board approval and recording; not effective until both approved and recorded. e. PUD Final Development Plan (§ K.8.b.4) — detailed engineering, architectural elevations and materials, landscaping, lighting, signage, stormwater, utilities, Plan Commission recommendation → Town Board approval. f. Agency permits and building permit — WDNR, County POWTS, DSPS/Division of Industry Services, driveway and right-of-way permits, and fire lock box. No building permit may issue until the Town Board has approved the Final Plan for that portion of the PUD. 80' 66' TOWN ROAD PROPERTY LOT LINE ROW ROW VALERIE AVE. TROY COMMERCE DR. 50' 100' 50' 50' 50' 60' 60' 200' 200' 30' 26' 26' 26' 30' 30' 30' 30' 30' 80' 93.6' 116.5' 51' 56.4' 200' 50' 60' 50' 50' 50' 60' 30' 52.2' FUTURE TOWN ROAD 100' x 200' CONDO GARAGE BUILDING (TYP.) 50' x 200' CONDO GARAGE BUILDING (TYP.) PROPERTY LINE PROPERTY LINE 50' x 200' CONDO GARAGE BUILDING (TYP.) FUTURE TOWN ROAD INFILTRATION BASIN ROW SEPTIC SYSTEM B (70'x105') PHASE 3 BUILDING #6 PHASE 3 BUILDING #9 PHASE 3 BUILDING #12 PHASE 3 BUILDING #15 PHASE 3 BUILDING #18 PHASE 3 BUILDING #17 PHASE 3 BUILDING #14 PHASE 3 BUILDING #11 PHASE 3 BUILDING #10 PHASE 3 BUILDING #13 PHASE 3 BUILDING #16 50' 50' 50' 60' 26' 48' 30' 50' 60' 48' 12' 50' 50' 12' POTENTIAL FUTURE 15' WIDE TRAIL EASEMENT POTENTIAL FUTURE 10' WIDE TEMPORARY CONSTRUCTION EASEMENT 15' 10' 25'15' 10' 25' POTENTIAL FUTURE 15' WIDE TRAIL EASEMENT POTENTIAL FUTURE 10' WIDE TEMPORARY CONSTRUCTION EASEMENT 60' 50' 48' 12' 50' x 200' CONDO GARAGE BUILDING (TYP.) (TYP.) CONDO GARAGE BUILDING 100' x 200' 100' x 200' CONDO GARAGE BUILDING (TYP.) 50' x 200' CONDO GARAGE BUILDING (TYP.) PHASE 1 BUILDING #2 PHASE 1 BUILDING #1 PHASE1 BUILDING #3 EXISTINGSEPTIC SYSTEM PHASE 2 BUILDING #4 PHASE 2 BUILDING #7 PHASE 2 BUILDING #8 PHASE 2 BUILDING #5 30' 30' 30' 30' 30' 30' 30' 30' 30' TOWN ROAD ROW ROW EX. INFILTRATION BASIN WET POND EX. WET POND EX. ROW/PROPERTY LINE PROPERTY LINE EX. GENERAL SITE NOTES 1. CONTRACTOR TO OBTAIN PERMISSION/PERMIT FROM THE TOWNSHIP TO WORK IN RIGHT-OF-WAY PRIOR TO ANY WORK BEING PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY. ANY REQUIRED LANE CLOSURES OR TRAFFIC CONTROL SIGNAGE/DETOUR PLANS IS THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL BE COORDINATED WITH CITY STAFF, AS REQUIRED. 2. CONTRACTOR TO FIELD VERIFY AND LOCATE ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION. 3. CONTRACTOR TO COORDINATE RELOCATION OF ANY SMALL UTILITIES, AS NECESSARY. 4. CONTRACTOR SHALL MAINTAIN TRAFFIC ACCESSIBILITY ALONG THE PROJECT. 5. NO TREES OR SHRUBS ARE TO BE REMOVED WITHOUT THE PRIOR APPROVAL OF THE OWNER. 6. ALL SIGNAGE SHALL BE IN ACCORDANCE TO THE CURRENT EDITION OF THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS AND HIGHWAYS AND W.D.O.T. REQUIREMENTS LEGEND PROPERTY LINE PROPOSED PH3 BITUMINOUS PROPOSED PH3 EXISTING SCREENING BERM EXISTING WET POND EXISTING INFILTRATION BASIN PROPOSED CURB AND GUTTER PH1 & PH2 BITUMINOUS LANDSCAPING (TYP.) EXISTING RIGHT-OF-WAY PROPOSED PH3 CONCRETE PROPOSED VALLEY GUTTER PH1 & PH2 CONCRETE PH1 & PH2 /APPROVED CONDO GARAGE BUILDINGS IMPERVIOUS AREAS PHASE 1 AND PHASE 2 IMPERVIOUS AREAS = 161,920 S.F. (3.72 ACRES) PHASE 3 IMPERVIOUS AREAS = 269,773 S.F. (6.19 ACRES) TOTAL IMPERVIOUS AREAS = 431,693 S.F. (9.91 ACRES) NOTE: ABOVE AREAS EXCLUDE ANY IMPERVIOUS AREAS WITHIN VALERIE AVE. & TROY COMMERCE DR. RIGHT-OF-WAY CONDO GARAGE BUILDINGS POTENTIAL FUTURE 10' WIDE TEMPORARY CONSTRUCTION EASEMENT 15' WIDE TRAIL EASEMENT POTENTIAL FUTURE TOWN OF TROY St. Croix County, Wisconsin PUBLIC PARTICIPATION PLAN Comprehensive Plan Update — Adopted under Wis. Stat. § 66.1001(4)(a) 1. Authority These written procedures are adopted by the Town of Troy Town Board under Wis. Stat. § 66.1001(4)(a) to foster public participation in the update of the Town's Comprehensive Plan. 2. Public Participation Procedures • Open meetings: All Plan Commission and Town Board meetings addressing the Comprehensive Plan update are open to the public and noticed under Wisconsin's open meetings law (Wis. Stat. §§ 19.81–19.98), with an opportunity for public comment at each meeting. • Communication / information services: Draft plan materials and maps are maintained on the Town's project portal (townoftroy-cedarcorp.hub.arcgis.com/pages/documents-1) and are available for inspection at the Troy Town Hall, 654 Glover Road, Hudson, WI 54016 (Phone: (715) 425-2665), during regular office hours. • Wide distribution: Draft chapters and maps are posted to the project portal and made available at Town Hall in advance of each Plan Commission or Town Board meeting at which they are discussed, and in advance of the public hearing on adoption. • Written comment: Written comments on the plan may be submitted to the Town Clerk at any time before the close of the public hearing record. The Town Clerk will compile all written comments received and provide them to the Plan Commission or Town Board, along with a written response, before final action is taken. • Notice to affected property owners: If the plan changes the allowable use or intensity of use of a specific parcel, the Town will provide direct written notice to the affected owner, and to any person who has registered a marketable nonmetallic mineral deposit or holds/has applied for a nonmetallic mining permit on that parcel, at least 30 days before the public hearing, consistent with Wis. Stat. § 66.1001(4)(e). 3. Application to Work Completed and Remaining This Plan ratifies the participation methods already used since the project's initiation in 2024 — including maintenance of the project portal and open Plan Commission meetings — as satisfying the procedures above for work completed to date and governs the remaining stages of the update through final adoption. 4. Plan Commission Recommendation This Public Participation Plan is scheduled for discussion and possible recommendation to the Town Board by the Plan Commission at its August 13, 2026 meeting [Plan Commission recommended adoption] 5. Notice, Distribution, and Hearing Schedule The following schedule implements the distribution requirements of Wis. Stat. § 66.1001(4)(b) and the notice and hearing requirements of § 66.1001(4)(d) for the Comprehensive Plan update. Dates marked “TBD” will be set by the Town Board at its August 20, 2026 meeting and inserted here once established. Date Action Location / Method Aug 13, 2026 Plan Commission reviews and recommends this Public Participation Plan to the Town Board (Agenda Item 8). Troy Town Hall, 654 Glover Road, Hudson, WI 54016 Aug 20, 2026 Town Board considers adoption of this Public Participation Plan by resolution, and direction to begin the public review period for the complete draft Comprehensive Plan. Troy Town Hall, 654 Glover Road, Hudson, WI 54016 [TBD — set by Town Board] Public review period begins. Complete draft plan distributed / made available. Project portal; Town Hall; River Falls Public Library, 140 Union St, River Falls, WI 54022; Hudson Public Library, 700 1st St, Hudson, WI 54016 [TBD — ≥ 30 days before hearing] Class 1 Notice of public hearing published per Wis. Stat. § 66.1001(4)(d). Hudson Star-Observer [TBD] Public hearing on the proposed Comprehensive Plan adoption ordinance. Troy Town Hall, 654 Glover Road, Hudson, WI 54016 [TBD] Town Board considers formal adoption of the Comprehensive Plan by ordinance. Troy Town Hall, 654 Glover Road, Hudson, WI 54016 6. Adoption Adopted by resolution of the Town of Troy Town Board this ____ day of ______________, 2026. _______________________________ Town Chair, Town of Troy _______________________________ Town Clerk, Town of Troy