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10.05.26 Plan Commission Agenda 10.05.26- PLAN COMMISSION AGENDA.PDF 10.05.2026 Plan Commission Packet 10.05.26- PLAN COMMISSION PACKET V.2.PDF 1. Documents: 2. Documents: 1 Plan Commission Regular Meeting Notice and Agenda Village Hall 2417 Brewery Road Cross Plains, WI 53528 (608) 798-3241 Monday, October 5, 2026 6:30 pm The Village of Cross Plains will provide opportunities for the public to participate virtually or by calling in . Please take note that the meeting will continue even if technical problems occur. The log in information is as follows: Zoom Meeting Link: https://us02web.zoom.us/j/83459730362 Conference telephone line: +1 312 626 6799 Meeting ID: 834 5973 0362 I. Call to Order II. Roll Call III. Pledge of Allegiance IV. Public Comment – This is an opportunity for anyone to address the Plan Commission on any issue. Please observe the time limit of 3 minutes. While the Plan Commission encourages input from residents, it may not discuss or act on any issue that is not duly noticed on the agenda. Please see the Public Comment instructions at the end of this agenda. V. General Business – Regular Meeting 1. Approval of the Minutes from the September 8, 2026 Plan Commission Meeting. 2. Approval of the Minutes from the September 14, 2026 Special Plan Commission Meeting. 3. Zuern Building Products, 1918 and 1923 Market Street a. Public Hearing Regarding a General Development Plan for the Proposed Redevelopment . b. Discussion and Possible Action Regarding a General Development Plan for the Proposed Redevelopment. c. Discussion and Possible Action Regarding a Specific Implementation Plan for the Proposed Redevelopment. 4. Discussion Regarding Village Administrator Transition Period. 2 VI. Adjournment This meeting notice constitutes an official meeting of the above referenced group and was posted in accordance with all applicable laws related Open Meetings Law. It is possible that members of and possibly a quorum of members of other governmental bodies of the municipality may be in attendance at the above stated meeting to gather information. No action will be taken by any governmental body at the above stated meeting other than the governmental body specifically referred to above in this notice. Upon reasonable notice, efforts will be made to accommodate the needs of disabled individuals. For additional information or to request this service, contact the Village Hall at (608) 798-3241 or bobbi@cross-plains.wi.us. PUBLIC COMMENT INSTRUCTIONS WRITTEN: Send written comments by 12:00 p.m. on the Friday before the date of the meeting on any matter, either on or not on the agenda to be included in the meeting packet, by emailing bobbi@cross-plains.wi.us or in writing to Plan Commission, 2417 Brewery Rd., Cross Plains, WI 53528. All written comments received after 12:00pm on Friday will be distributed at the meeting. IN-PERSON: Public comment forms are available at the Meeting Room entrance. Please fill out and hand to staff prior to start of meeting. Comments are limited to three -minutes per person and must be delivered at the designated microphone for recording purposes. Accommodations can be provided for those unable to access the microphone. VIRTUAL: When public comments are allowed, attendees on Zoom wishing to participate should click “raise hand” if on video or press *9 if on phone call. Attendees will be called on in the order in which hands are raised. Those wishing to provide oral comments remotely must have their full name displayed within the Zoom application and must state address of residence. *As permitted by the Wisconsin open meetings law and while not required, the Plan Commission has chosen to allow public comments during their meetings. This is specifically listed on the agenda as PUBLIC COMMENT. The Village Board may not engage in discussion or take action during this period but may consider deferring the subject to a later meet ing with notice. State statute and/or Village Code require the Village Board to hold PUBLIC HEARINGS on certain specified matters where the public can comment. The meeting chairperson will identify rules for providing comments. Other items on the agenda which are not listed for public hearing do not require the Board to allow public comment, however the meeting chairperson can at their own discretion allow limited public comments. 1 Plan Commission Regular Meeting Notice and Agenda Village Hall 2417 Brewery Road Cross Plains, WI 53528 (608) 798-3241 Monday, October 5, 2026 6:30 pm The Village of Cross Plains will provide opportunities for the public to participate virtually or by calling in . Please take note that the meeting will continue even if technical problems occur. The log in information is as follows: Zoom Meeting Link: https://us02web.zoom.us/j/83459730362 Conference telephone line: +1 312 626 6799 Meeting ID: 834 5973 0362 I. Call to Order II. Roll Call III. Pledge of Allegiance IV. Public Comment – This is an opportunity for anyone to address the Plan Commission on any issue. Please observe the time limit of 3 minutes. While the Plan Commission encourages input from residents, it may not discuss or act on any issue that is not duly noticed on the agenda. Please see the Public Comment instructions at the end of this agenda. V. General Business – Regular Meeting 1. Approval of the Minutes from the September 8, 2026 Plan Commission Meeting. 2. Approval of the Minutes from the September 14, 2026 Special Plan Commission Meeting. 3. Zuern Building Products, 1918 and 1923 Market Street a. Public Hearing Regarding a General Development Plan for the Proposed Redevelopment . b. Discussion and Possible Action Regarding a General Development Plan for the Proposed Redevelopment. c. Discussion and Possible Action Regarding a Specific Implementation Plan for the Proposed Redevelopment. 4. Discussion Regarding Village Administrator Transition Period. 2 VI. Adjournment This meeting notice constitutes an official meeting of the above referenced group and was posted in accordance with all applicable laws related Open Meetings Law. It is possible that members of and possibly a quorum of members of other governmental bodies of the municipality may be in attendance at the above stated meeting to gather information. No action will be taken by any governmental body at the above stated meeting other than the governmental body specifically referred to above in this notice. Upon reasonable notice, efforts will be made to accommodate the needs of disabled individuals. For additional information or to request this service, contact the Village Hall at (608) 798-3241 or bobbi@cross-plains.wi.us. PUBLIC COMMENT INSTRUCTIONS WRITTEN: Send written comments by 12:00 p.m. on the Friday before the date of the meeting on any matter, either on or not on the agenda to be included in the meeting packet, by emailing bobbi@cross-plains.wi.us or in writing to Plan Commission, 2417 Brewery Rd., Cross Plains, WI 53528. All written comments received after 12:00pm on Friday will be distributed at the meeting. IN-PERSON: Public comment forms are available at the Meeting Room entrance. Please fill out and hand to staff prior to start of meeting. Comments are limited to three -minutes per person and must be delivered at the designated microphone for recording purposes. Accommodations can be provided for those unable to access the microphone. VIRTUAL: When public comments are allowed, attendees on Zoom wishing to participate should click “raise hand” if on video or press *9 if on phone call. Attendees will be called on in the order in which hands are raised. Those wishing to provide oral comments remotely must have their full name displayed within the Zoom application and must state address of residence. *As permitted by the Wisconsin open meetings law and while not required, the Plan Commission has chosen to allow public comments during their meetings. This is specifically listed on the agenda as PUBLIC COMMENT. The Village Board may not engage in discussion or take action during this period but may consider deferring the subject to a later meet ing with notice. State statute and/or Village Code require the Village Board to hold PUBLIC HEARINGS on certain specified matters where the public can comment. The meeting chairperson will identify rules for providing comments. Other items on the agenda which are not listed for public hearing do not require the Board to allow public comment, however the meeting chairperson can at their own discretion allow limited public comments. 1 Plan Commission Regular Meeting Minutes Village Hall 2417 Brewery Road Cross Plains, WI 53528 (608) 798-3241 Tuesday, September 8, 2026 6:30 pm The video link to this meeting can be found at: https://www.youtube.com/watch?v=uyqDYCPSmQE I. Call to Order Village President Lengfeld called the meeting to order at 6:31 pm. II. Roll Call Present: Commissioner(s): Seth Johnson, Tim Hillebrand, Trustee Bill Brosius, Trustee Judy Ketelboeter, and Village President Lengfeld. Absent: Commissioners Kevin Thusius and Joanna Cree. Also Present: Village Clerk Bobbi Zauner, Jeff Haen, Kyle Haen, and Michael Pomykalski. Attending Virtually: Planner Sonja Kruesel of Vandewalle & Associates, Brian Berquist of Town & Country Engineering, Dave Ripp, Bob Ripp, and Kevin Murphy. III. Pledge of Allegiance IV. Public Comment – None. V. General Business – Regular Meeting 1. Approval of the Minutes from the July 6, 2026 Plan Commission Meeting. A motion was made by Hillebrand, seconded by Brosius, and unanimously carried by the Plan Commission to approve the minutes from the July 6, 2026 Plan Commission Meeting. 2. Discussion and Possible Action Regarding a Request to Allow Earth-Disturbing Activities for Marchstone Development Phase I Beyond September 15, 2026. A motion was made by Ketelboeter, seconded by Johnson, and unanimously carried by the Plan Commission to move General Business Item #2 to the end of General Business. 3. Discussion Regarding the Ripp Family Development Proposal South of Highway KP and East of Gil’s Way. Following a presentation by Dave Ripp, the Plan Commission discussed the concept plan and provided feedback. 2 4. Discussion and Possible Action Regarding Updates to Street Light Policy. Following a presentation by Michael Pomykalski and discussion, a motion was made by Johnson and seconded by Lengfeld to recommend approval of the updated streetlight policy. Following further discussion, a roll call vote was requested. YES – Hillebrand, Johnson, Brosius, and Lengfeld. NO – Ketelboeter. Motion carried, 4-1. 5. Discussion and Possible Action Regarding a Request to Allow Earth-Disturbing Activities for Marchstone Development Phase I Beyond September 15, 2026. This item required a ¾ vote of the Plan Commission. Because only 5 members of the Plan Commission were in attendance, this item was not discussed. VI. Adjournment A motion was made by Johnson, seconded by Brosius, and unanimously carried by the Plan Commission to adjourn at 7:52 pm. Proper notice of this meeting was given to the public and posted on the public bulletin boards in accordance with the Open Meeting Law. Respectfully submitted, ___________________ Bobbi Zauner Village Clerk 1 Plan Commission Special Meeting Minutes Village Hall 2417 Brewery Road Cross Plains, WI 53528 (608) 798-3241 Monday, September 14, 2026 5:30 pm The video link to this meeting can be found at: https://youtu.be/RPG5tvBz4bY?si=EpGU1lD7-OXnUBkH I. Call to Order Village President Lengfeld called the meeting to order at 5:30 pm. II. Roll Call Present: Commissioner(s): Seth Johnson, Tim Hillebrand, Joanna Cree, Trustee Bill Brosius, Trustee Judy Ketelboeter, and Village President Lengfeld. Absent: Commissioners Kevin Thusius. Also Present: Jeff Haen and Kyle Haen, and Brian Berquist of Town & Country Engineering. Attending Virtually: None. III. Pledge of Allegiance IV. Public Comment – None. V. General Business – Regular Meeting 1. Discussion and Possible Action Regarding a Request to Allow Earth-Disturbing Activities for Marchstone Development Phase I Beyond September 15, 2026. Following presentations and discussion by Administrator Persson and Jeff Haen, a motion was made by Hillebrand, seconded by Brosius, and unanimously carried by the Plan Commission to recommend approval of the request to extend earth-disturbing activities for Marchstone Development Phase I to October 15, 2026 and work in the right of way to November 15, 2026. VI. Adjournment A motion was made by Brosius, seconded by Ketelboeter, and unanimously carried by the Plan Commission to adjourn at 5:37 pm. Proper notice of this meeting was given to the public and posted on the public bulletin boards in accordance with the Open Meeting Law. 2 Respectfully submitted, ___________________ Carly Persson Village Administrator VILLAGE OF CROSS PLAINS Plan Commission – Public Hearing Notice Pursuant to Section 84.159(e) and 84.158(c) of the Village of Cross Plains Code of Ordinances, n otice is hereby given that a public hearing will be held at Village Hall, located at 2417 Brewery Road, Cross Plains, WI 53528 at 6:30 pm or earliest extent possible, on October 5, 2026 before the Plan Commission regarding the following items: 1. A General Development Plan for the proposed redevelopment of the Zuern Building Products properties located at 1918 and 1923 Market Street, Cross Plains, WI 53528. All persons interested in reviewing the specific language or would like to ask further questions, may contact Village Administrator, Carly Persson, at (608) 798-3241 ext. 105 or cpersson@cross-plains.wi.us. All persons interested are invited to attend these public hearings and be heard. Interested parties are encouraged to participate by Zoom. You may join the meeting by going to https://us02web.zoom.us/j/83459730362 or by calling 1-312-626-6799 and entering the meeting ID; 834 5973 0362. Dated this 17 th and 24th day of September, 2026. Carly Persson Village Administrator Village of Cross Plains Memorandum To: Village of Cross Plains Plan Commissioners From: Carly Persson, Village Administrator Date: October 5, 2026 Re: Zuern Building Products, 1918 and 1923 Market Street General Development Plan (GDP) and Specific Implementation Plan (SIP) Submittal To view Zuern’s submittal, please click on the link below: Link to submittal: https://we.tl/t-NesK05FaCT8PqSB9 Page 1 of 7 To: Village of Cross Plains From: Sonja Kruesel, AICP, Village Planner, Vandewalle & Associates Date: October 5, 2026 Re: 1923 & 1918 Market St. Planned Development (GDP and SIP Review) Site Details: Summary: Zuern Building Products & Design Center is requesting approval of a General Development Plan (GDP) and Specific Implementation Plan (SIP) for improvements to its two existing properties located on opposite sides of Market Street. Both properties are current zoned LI (Light Industrial) and have historically operated together as part of Zuern’s building materials sales and storage operation. The Planned Development would establish a coordinated development plan for the two properties and provide flexibility from certain underlying LI zoning standards necessary to accommodate redevelopment and reinvestment in the two sites. Both sites have relatively significant constraints associated with mapped Floodway and 100-Year Floodplain district. Both sites are located directly south of the Wisconsin and Southern Railroad corridor. According to the applicant, the proposed redevelopment would occur in three phases as follows: • Phase 1, West Parcel (1923 Market Street): Construction of a two-story addition to the existing showroom/office building. The first-floor addition would expand showroom space, West East Acres 2.1 1.5 Parcel No. 0707-041- 6074-1 0707-032- 4574-1 Address 1923 Market St 1918 Market St Zoning Light Industrial Light Industrial Proposed Use Office, Showroom, and Storage Structures Warehouse West Parcel: 1923 Market St. East Parcel: 1918 Market St. Page 2 of 7 and the second floor would provide additional office space. Improvements also include new customer and employee parking areas and landscaping. Timing: start October 2026. • Phase 2, East Parcel (1918 Market Street): Demolition of three existing buildings and construction of a new ~20,500 sf warehouse. The warehouse would increase indoor lumber and material storage. Improvements also include parking, loading docks, site circulation, and landscaping. • Phase 3, West Parcel (1923 Market Street): Replace an existing building near the northwest corner of the property with two open-sided storage structures of ~7,385 and ~9,167 sf. The structures would provide covered storage or materials currently stored outdoors. Comprehensive Plan: The Village’s Future Land Use map identifies the west parcel for Light Industrial and identifies the east parcel as Downtown Mixed Use. The proposed project would allow for the continued longstanding industrial/building materials use of both properties, along with continued base zoning of Light Industrial. No conflicts with the Comprehensive Plan are identified. Planned Development Zoning Approach: The applicant is requesting Planned Development (PD) zoning primarily to accommodate several site-specific departures from the underlying zoning standards. These primarily include a reduced building setback and pavement setback on the north side of the east parcel, increased accessory building heights on the west parcel, reduced landscape surface ratios on both parcels, and procedural flexibility to allow the General Development Plan (GDP) and Specific Implementation Plan (SIP) to be considered concurrently. The PD process includes four primary steps which progress from an initial concept through detailed site-specific approval: 1. Pre-application review with staff (completed) 2. Concept review by the Plan Commission (completed) 3. GDP review and public hearing (October 8, 2026) 4. SIP review and action (October 8, 2026) The Plan Commission’s actions are recommendations to the Village Board which has final approval authority. The Plan Commission should consider the requested modifications in the context of the overall redevelopment of the properties rather than simply as individual dimensional exceptions. The project represents substantial reinvestment in the existing industrial business. The improvements would replace or renovate several existing structures, consolidate portions of the outdoor storage operation into new enclosed or covered buildings, improve parking and access, clarify the record regarding existing nonconforming conditions, and introduce additional landscaping along the public- facing portions of both sites. The overall impervious space is also reduced in the proposed condition and the architectural appearance of all buildings is improved. While several of the requests are fairly substantial departures from the code requirements (such as the 12’ north side setback and reductions compared to the 30% required landscape surface ratio) Page 3 of 7 these flexibilities are proposed as part of a comprehensive reinvestment of two already highly constrained and already developed sites. Requested PD Flexibilities: Site or Zoning Issue West Parcel (1923 Market St.) East Parcel (1918 Market St.) Justification Side Yard Setback -- 12 feet vs. required 25-foot min Allow the warehouse to shift north, away from the regulatory floodplain Pavement Setback (North) -- 0 feet vs. required 5-foot min Accommodate circulation on the north side of the warehouse, including fire safety access, and truck movements to the loading docks at the rear of the building Accessory Building Height 26 feet and 31 feet vs. required 20- foot max -- Necessary to accommodate covered material storage and forklift access Landscape Surface Ratio ~11% proposed vs. required 30% min ~17% proposed vs. required 30% min Applicants indicate both contain more landscaped areas than exists today despite not meeting the minimum of 30% LSR. The west parcel is almost 100% impervious today (88% proposed) and the east parcel is about 80% impervious today (82% proposed). Parking 28 spaces proposed vs. 32 required -- Share parking between the two sites. While the west side is deficient by 4 spaces, the east side provides a surplus of 13 spaces that can be shared across the two properties. Building Separation Proposed 19 feet vs. required 50 The reduced building separation is between accessory storage buildings which are not intended to be occupied or fully enclosed. Floodplain Variances Relief sought for dryland contiguous access Must be approved by the ZBA. PD approval is conditioned upon ZBA approval. Fire Lane Variances 12-foot fire lane width proposed rather than typical 20 feet Must be approved by the Fire Chief. Reference is included in this staff report. Site Access, Circulation, and Parking: The proposal would modify and formalize access to both properties. On the west parcel, the number of existing driveway openings would be reduced from three to two. The east parcel would retain two access points, but the overall frontage in driveway Page 4 of 7 opening would be reduced in size. The applicant does not anticipate a significant change in daily traffic volumes associated with the redevelopment. Parking is proposed to function collectively between the two properties with the PD zoning serving as formal documentation of shared parking arrangements. The expanded showroom/office use on the west parcel requires 32 spaces per the zoning code. Instead of 32 spaces, the applicant is proposing 28 spaces, resulting in a deficiency of 4 spaces. The warehouse on the east parcel requires 4 parking spaces (one stall per employee on the maximum shift), and the applicant is proposing 19 parking spaces (the site plan shows 19 while the narrative states 20 – I am using the more restrictive 19), resulting in a surplus of 13 spaces. If the land uses were to change in the future, or if ownership of one of the parcels changed in the future, in a way that would modify the parking availability, amendment to the Planned Development may be necessary. Floodway and Floodplain Overlay Zoning: Floodplain considerations are an important component of the project and were one of the principal issues identified during concept review. Portions of the properties are located within the mapped FEMA Zone AE floodplain and regulatory floodway. Floodways are generally more restricted as that is the area where floodwaters flow during inundation. If fill is placed in the floodway, a hydraulic study is required to show no increase in the flood elevation. The applicants stated that while improvements are planned such as modifications to driveway entrances, pavement, and parking areas, grading will remain at the existing elevation, and no new fill will be placed. Fencing within the floodway is proposed to be designed as breakaway fencing. Development is allowed in the floodplain if buildings are constructed to flood protection regulations. The finished floor of buildings must be located 2 feet above the base flood elevation. In addition, the floodplain ordinance requires that a 15-foot dryland area be provided around the entirety of the structure which would provide land access for safety response during a flood. The applicant is requesting approval to not provide a continuous halo of dryland access around the Page 5 of 7 building. They state that dryland access can be accommodate on the north, but on the south side of the sites, the elevated building generally abuts mapped floodway rather than dryland access. The applicant’s justification is that building entrances (which would be used during safety response) are not located on the south side of the building and would be accessible via appropriate dryland in their proposed locations. Floodplain compliance, while important to review during PD/Site Plan review at the Plan Commission level, is separate from the zoning flexibility authorized with a PD approval. To receive relief from the floodplain ordinance, the Zoning Board of Appeals must consider a variance. Any required floodplain permits, certifications, ZBA variance, or other building permits shall be obtained separately from the PD approval. A related condition of approval is included. Fire Lane Access: The proposed warehouse on the east parcel is located approximately 12 feet from the north property line. This area is also intended to provide fire access along the north side of the building. Typical fire access lane requires approximately 20 feet of unobstructed width, therefore the configuration proposed does not meet the typical requirements. The Fire Chief has reviewed and approved the proposed reduced width. This access is particularly important because the south side of the building is adjacent to the floodway and may not provide reliable emergency access during a flood event. As a condition of approval, the 12-foot-wide area between the north side of the warehouse and the north property line shall remain permanently clear and unobstructed for fire and emergency access. Lighting: Photometric plans have been submitted for both properties. Proposed lighting includes building- mounted fixtures and pole-mounted site lighting. The Lighting code requires no more than 0.50 foot candles as measured at the property line. The maximum fixture height for the LI district is 16 feet. A note on Sheet ES00 and ES01 states that fixtures will be mounted on a 20’ tall pole. The plans shall either be revised to a maximum pole height of 16 feet or the exceedance shall be discussed and potentially authorized by the Plan Commission as a Planned Development flexibility. Location of 12’ Fire Lane Proposed Page 6 of 7 Landscaping: The landscaping plans concentrate planting primarily along Market Street and in the proposed parking areas. Tables on Sheet C600 and C601 demonstrates that proposed planting complies with the required number of landscaping points on both sites. Building Architecture: Overall, the proposed materials generally coordinated a white, gray, and black color palette provide a cohesive architectural character across the redevelopment while allowing the showroom/office building has a more customer-oriented appearance. • The showroom and office addition (west parcel) uses LP SmartSide siding in a combination of white and dark gray colors. Roofing materials and black and clear-anodized aluminum storefront/windows are proposed. The mix of siding orientations and materials, windows, roof forms, and entrance features provide articulation and visual interest. • The new warehouse (east parcel) uses an industrial material palette consisting primarily of vertical metal wall panels in white and gray, with horizontal metal panels in dark gray. • The materials for the proposed storage structures are also more industrial in nature. Fencing and Outdoor Storage: Outdoor material storage would remain an important component of the Zuern operation following redevelopment, although the new warehouse and covered storage structures would allow additional materials to be stored indoors or under cover. The site plans identify designated outdoor storage areas and proposed perimeter fencing on both properties. Portions of the proposed fencing and gates located within the regulatory floodway are specifically identified as breakaway fencing. Recommendation: Staff recommends that the Plan Commission make the following motion. Motion to recommend approval to the Village Board of the General Development Plan (GDP) and Specific Implementation Plan (SIP) for Zuern Building Products at 1918 and 1923 Market Street, subject to the following Findings of Fact and Conditions of Approval: Findings of Fact 1. Three phases of construction are approved as part of the Planned Development as noted in this review memo and the submitted application. 2. Zoning flexibility is approved as listed below: a. Reduced side yard building and pavement setback (1918 Market St.) b. Increase accessory building height (1923 Market St.) c. Reduced Landscape Surface Ratio (1918 and 1923 Market St.) d. Reduced parking spaces at 1923 Market St. and shared parking arrangements between 1918 and 1923 Market St. e. Reduced accessory building separation (1923 Market St.) f. Increase in light pole fixture height (1918 and 1923 Market St.)  Lighting was not identified as a flexibility in the materials submitted. The Plan Commission shall either include as a flexibility of the PD or require compliance with the 16’ maximum. Page 7 of 7 3. Fire Access as proposed, including a reduced 12-foot width at 1918 Market St. is approved by the Fire Chief. Conditions of Approval 1. All outstanding Village fees shall be paid prior to issuance of building permits. 2. The 12-foot-wide area between the north side of the warehouse and the north property line shall remain permanently clear and unobstructed for fire and emergency access. No outdoor material storage, vehicle parking, equipment storage, or other obstructions shall be permitted within this area at any time. 3. Shared parking is approved as part of the GDP/SIP. If either property is subsequently sold or otherwise separated from common ownership or operation, continued compliance with applicable parking approvals is required. 4. Any required floodplain permits, certifications, ZBA variance, or other building permits shall be obtained separately from the PD approval.