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09.08.2026 Plan Commission Agenda 09.08.26- PLAN COMMISSION AGENDA.PDF 09.08.2026 Plan Commission Packet V.2 09.08.26 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 Tuesday, September 8, 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/85300370883 Conference telephone line: +1 312 626 6799 Meeting ID: 853 0037 0883 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 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. 3. Discussion Regarding the Ripp Family Development Proposal South of Highway KP and East of Gil’s Way. 4. Discussion and Possible Action Regarding Updates to Street Light Policy. 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 2 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 Tuesday, September 8, 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/85300370883 Conference telephone line: +1 312 626 6799 Meeting ID: 853 0037 0883 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 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. 3. Discussion Regarding the Ripp Family Development Proposal South of Highway KP and East of Gil’s Way. 4. Discussion and Possible Action Regarding Updates to Street Light Policy. 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 2 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 Monday, July 6, 2026 6:30 pm The video link to this meeting can be found at: https://youtu.be/3qwIMPVHgd0?si=r_V9biz8qUUYByUq I. Call to Order Village President Lengfeld called the meeting to order at 6:30pm. II. Roll Call Present: Commissioner(s): Seth Johnson, Joanna Cree, Trustee Brosius, Tim Hillebrand, Trustee Ketelboeter, and Village President Lengfeld. Also Present: Village Administrator Carly Persson, Village Planner Sonja Kruesel of Vandewalle & Associates , Project Architect Brandon Adler of Angus-Young, Kevin Wehner of KL Engineering, and Ryan Zuern. Attending Virtually: Commissioner Kevin Thusius III. Pledge of Allegiance Everyone joined in the Pledge of Allegiance. IV. Public Comment None. V. General Business – Regular Meeting 1. Approval of the Minutes from the June 1, 2026 Plan Commission Meeting. A motion was made by Brosius, seconded by Hillebrand, and unanimously carried by the Plan Commission to approve the minutes from the June 1, 2026 Plan Commission Meeting. 2. Discussion Regarding the Zuern Building Products Redevelopment Concept Plan. Following presentations by Administrator Persson and representatives from Zuern Building Products, the Plan Commission discussed the concept plan and provided feedback. VI. Adjournment A motion was made by Johnson, seconded by Cree, and unanimously carried by the Plan Commission to adjourn at 7:04 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 Agenda Memorandum 1 Staff/Department: Carly Persson, Village Administrator Subject Matter: Marchstone Development: Phase I Earth Disturbing Activities Meeting Date: Plan Commission – September 8, 2026 Referral History: Plan Commission – March 2, 2026, Village Board – March 23, 2026 Executive Summary: Project Background: Code/Policy Review: Staff Analysis: On August 6, 2026, the Marchstone developers requested permission to continue earth-disturbing activities for Phase I beyond September 15, 2026. Section 83.104 of the Village Municipal Code states: “All earth disturbing activities for land divisions greater than one acre in size shall occur between May 1 and September 15 each year.” This request follows the variance approved by the Plan Commission and Village Board in March 2026, which allowed Phase I earth-disturbing work to begin on March 23, 2026. The developer provided revised tentative schedules for the remaining Phase I improvements. One schedule covers the portion of Phase I south of Evergreen Parkway, and the second covers the remaining work north of Evergreen Parkway. The schedules identify the work anticipated to continue after September 15, 2026. Variances and waivers from the requirements of Chapter 83 require approval by the Plan Commission and Village Board. A three-fourths affirmative vote of the entire membership of the Plan Commission is required to recommend approval or conditional approval. A three-fourths affirmative vote of the entire membership of the Village Board is then required to grant the variance or waiver. Section 83.104 of The Village Municipal Code of Ordinances Section 83.120 Variances and Waivers Village Engineer Brian Berquist of Town & Country Engineering anticipates that topsoil placement and seeding will be completed within approximately one week after September 15. Acceptance of the improvements will be conditioned upon the required stabilization through seed and mulch. The stormwater ponds have been constructed and are available to collect sediment and runoff during the remaining work and future home construction. Some additional earth disturbance will also be necessary for utility work, including trenching and conduit installation. Brian anticipates that the remaining work will be completed by the first week of October. Based on the limited duration of the remaining work, the erosion control measures in place, and the stabilization requirements tied to acceptance of the improvements, Brian recommends allowing earth-disturbing activities to continue beyond September 15. Agenda Memorandum 2 Fiscal Impact: Recommendation: Staff recommend the Plan Commission recommend approval of the request to continue earth-disturbing activities for Marchstone Phase I beyond September 15, 2026, as outlined in the revised project schedules. N/A 1 Carly Persson From: Kyle Haen <Kyle@haenrealestate.com> Sent: Thursday, August 6, 2026 9:04 AM To: Carly Persson; Jeff Haen Cc: Adam Watkins; Dombrowski, Paul; Robert C. Procter Subject: RE: Upcoming Village Board Meeting / Marchstone Attachments: MarchstonePhase1.pdf; MarchstonePhase2.pdf Follow Up Flag: Follow up Flag Status: Completed Good morning, Regarding item one below and requesƟng an extension beyond the 9/15 date, we would like to include the following: We are wriƟng to formally request permission to conƟnue construcƟon on the first phase of the Marchstone development beyond the September 15th deadline. AƩached is a revised tentaƟve project schedule highlighƟng remaining milestones and anƟcipated Ɵmelines for the improvements. The first aƩachment (Phase 1) refers to the southern porƟon of the first phase of the development South of Evergreen Pkwy. The second aƩachment highlights the remaining porƟon of the lands North of Evergreen Pkwy. Thank you and please let us know if you have any quesƟons Jeff and Kyle From: Carly Persson <cpersson@cross-plains.wi.us> Sent: Wednesday, August 5, 2026 4:15 PM To: Jeff Haen <Jeff@haenrealestate.com>; Kyle Haen <Kyle@haenrealestate.com> Cc: Adam Watkins <adam.watkins@wyserengineering.com>; Dombrowski, Paul <paul.dombrowski@huschblackwell.com>; Robert C. Procter <rprocter@axley.com> Subject: RE: Upcoming Village Board Meeting / Marchstone Hi Jeff and Kyle, We met today and discussed each of these items: 1. Earth disturbance extension past 9/15 a. Received exhibit from Adam, would also require an email request like Kyle sent last Ɵme. ¾ affirmaƟve vote at Plan Commission and Village Board is required. I have you penciled in for Plan Commission on 9/8 (just double checking because of Labor Day week), and Village Board on 9/14. 2. ResubmiƩal of deed restricƟons a. Thank you for the clean and redline versions. I have this on the 8/24 Village Board MeeƟng agenda. 3. Tree clearing to take place aŌer 9/15 a. The Village would need a proposal for the areas to be removed and shows that the proposed removals comply with the updated ordinance. We have a forester on staff now to review the proposal for compliance. No formal meeƟng (Plan Commission or Village Board) is required. Please let me know if you have any quesƟons. GAS GASESAN SANSTM XX XXX GASGAS GASGAS GAS E E X WAT WAT STMSTMSTMSTMSTMSTMSTMSTM STMSTMSTMSTM OHE STMSTMSTMSTMSTM STM STM STM STM STM SANSANSANSANSANSANSANSAN SAN SANSAN SANSANSANSAN WAT WATWAT VLT WATWATWAT WATWATWATWATWATWATWATWATWATWATWATWATWAT WATWATWAT WATWATGASGAS GASGAS GASGASGASGAS GAS GAS GASGASGAS GAS GAS GAS GASGAS GAS GASGASGAS GASGAS E E E E E E E E E E E E E E E E E STM OHEEE SANSAN OHESTMSTMSTM XXXXXX XXXXX SAN SAN STM STM STM STM STMSAN SAN SAN SAN 6,404 SQ. FT.0.15 ACRES39 6,318 SQ. FT.0.15 ACRES22 6,508 SQ. FT.0.15 ACRES35 6,456 SQ. FT.0.15 ACRES37 6,538 SQ. FT.0.15 ACRES32 6,351 SQ. FT.0.15 ACRES41 45,209 SQ FT1.04 ACRESOUTLOT 2 6,050 SQ. FT.0.14 ACRES24 6,050 SQ. FT.0.14 ACRES26 6,050 SQ. FT.0.14 ACRES28 6,050 SQ. FT.0.14 ACRES30 53,158 SQ FT1.22 ACRESOUTLOT 36,600 SQ. FT.0.15 ACRES186,600 SQ. FT.0.15 ACRES166,600 SQ. FT.0.15 ACRES14 12,074 SQ. FT.0.28 ACRES13 11,047 SQ. FT.0.25 ACRES7157,582 SQ FT1.32 ACRESOUTLOT 610,892 SQ. FT.0.25 ACRES7910,957 SQ. FT.0.25 ACRES75 11,124 SQ. FT.0.26 ACRES73 10,941 SQ. FT.0.25 ACRES76 11,086 SQ. FT.0.25 ACRES72 10,924 SQ. FT.0.25 ACRES77 10,932 SQ. FT.0.25 ACRES68 10,908 SQ. FT.0.25 ACRES78 11,009 SQ. FT.0.25 ACRES7010,971 SQ. FT.0.25 ACRES69 10,859 SQ. FT.0.25 ACRES8110,875 SQ. FT.0.25 ACRES80 11,914 SQ. FT.0.27 ACRES6610,894 SQ. FT.0.25 ACRES67 12,025 SQ. FT.0.28 ACRES8210,974 SQ. FT.0.25 ACRES74 24,109 SQ. FT.0.55 ACRES116 17,707 SQ. FT.0.41 ACRES126 22,251 SQ. FT.0.51 ACRES114 11,468 SQ. FT.0.26 ACRES119 29,170 SQ. FT.0.67 ACRES117 15,029 SQ. FT.0.35 ACRES11818,154 SQ. FT.0.42 ACRES121 63,098 SQ FT1.45 ACRESOUTLOT 113,200 SQ. FT.0.30 ACRES1113,200 SQ. FT.0.30 ACRES1013,848 SQ. FT.0.32 ACRES12 10,200 SQ. FT.0.23 ACRES711,299 SQ. FT.0.26 ACRES9 10,200 SQ. FT.0.23 ACRES6 20,250 SQ. FT.0.46 ACRES64 20,316 SQ. FT.0.47 ACRES63 20,197 SQ. FT.0.46 ACRES65 8,270 SQ. FT.0.19 ACRES48 8,436 SQ. FT.0.19 ACRES428,100 SQ. FT.0.19 ACRES44 6,600 SQ. FT.0.15 ACRES5331,303 SQ FT0.72 ACRESOUTLOT 56,600 SQ. FT.0.15 ACRES51 6,600 SQ. FT.0.15 ACRES596,600 SQ. FT.0.15 ACRES556,600 SQ. FT.0.15 ACRES576,600 SQ. FT.0.15 ACRES61 6,174 SQ. FT.0.14 ACRES47 15,233 SQ. FT.0.35 ACRES20 13,012 SQ. FT.0.30 ACRES21 6,600 SQ. FT.0.15 ACRES506,600 SQ. FT.0.15 ACRES526,600 SQ. FT.0.15 ACRES546,600 SQ. FT.0.15 ACRES566,600 SQ. FT.0.15 ACRES586,600 SQ. FT.0.15 ACRES6012,003 SQ. FT.0.28 ACRES6211,225 SQ. FT.0.26 ACRES49 6,002 SQ. FT.0.14 ACRES316,561 SQ. FT.0.15 ACRES336,535 SQ. FT.0.15 ACRES346,050 SQ. FT.0.14 ACRES29 6,482 SQ. FT.0.15 ACRES366,050 SQ. FT.0.14 ACRES27 6,430 SQ. FT.0.15 ACRES386,050 SQ. FT.0.14 ACRES25 6,051 SQ. FT.0.14 ACRES236,377 SQ. FT.0.15 ACRES40 6,600 SQ. FT.0.15 ACRES196,600 SQ. FT.0.15 ACRES176,600 SQ. FT.0.15 ACRES15 7,440 SQ. FT.0.17 ACRES458,237 SQ. FT.0.19 ACRES43 19,607 SQ. FT.0.45 ACRES115 6,064 SQ. FT.0.14 ACRES46 16,000 SQ. FT.0.37 ACRES125 16,000 SQ. FT.0.37 ACRES12216,000 SQ. FT.0.37 ACRES123 16,000 SQ. FT.0.37 ACRES124 11,468 SQ. FT.0.26 ACRES120 10,200 SQ. FT.0.23 ACRES8 12,365 SQ. FT.0.28 ACRES11112,534 SQ. FT.0.29 ACRES110 18,900 SQ. FT.0.43 ACRES518,900 SQ. FT.0.43 ACRES318,900 SQ. FT.0.43 ACRES418,081 SQ. FT.0.42 ACRES219,964 SQ. FT.0.46 ACRES1 10,110 SQ. FT.0.23 ACRES92 8,800 SQ. FT.0.20 ACRES85 9,020 SQ. FT.0.21 ACRES105 8,800 SQ. FT.0.20 ACRES84 9,020 SQ. FT.0.21 ACRES104 8,800 SQ. FT.0.20 ACRES83 9,933 SQ. FT.0.23 ACRES103 11,492 SQ. FT.0.26 ACRES91 195,740 SQ FT4.49 ACRESOUTLOT 7 11,458 SQ. FT.0.26 ACRES90 9,753 SQ. FT.0.22 ACRES109 11,458 SQ. FT.0.26 ACRES89 9,020 SQ. FT.0.21 ACRES108 9,020 SQ. FT.0.21 ACRES107 8,800 SQ. FT.0.20 ACRES86 9,020 SQ. FT.0.21 ACRES106 8,800 SQ. FT.0.20 ACRES888,800 SQ. FT.0.20 ACRES87 4,859,379 SQ FT111.56 ACRESOUTLOT 11 102,536 SQ FT2.35 ACRESOUTLOT 9 90.85' 148.94' 60.46' 117.15'114.34'71.08' 56.32'164.81'56.32'56.32'70.73' 101.82' 72.20'23.02'102.17'71.29'17.13'102.20' 128.33' BLOCK = S 89°54'40" E 615.89'140.03' 10,750 SQ. FT.0.25 ACRES11310,750 SQ. FT.0.25 ACRES112 22,156 SQ. FT.0.51 ACRES99 11,119 SQ. FT.0.26 ACRES94 10,710 SQ. FT.0.25 ACRES93 10,969 SQ. FT.0.25 ACRES9610,929 SQ. FT.0.25 ACRES9510,931 SQ. FT.0.25 ACRES9713,378 SQ. FT.0.31 ACRES98 15,301 SQ. FT.0.35 ACRES100 11,213 SQ. FT.0.26 ACRES101 10,263 SQ. FT.0.24 ACRES102 BLOCK = S 89°54'40" E 605.41' 100.00' 66.00'66.00' 89.33' 94.31'SECTION 35SECTION 2 71.08' 921920 923 918919 918 919 920 918917 919918 924923 923922921 919 919918917920925922 927 919920 915 916 911912913914915 918919920921922923924925926927928928929930931932933934935940945945 940940935 940945 940935930925920 917916 927925920915912911911 920925930935940935931928 927926925920915911 911915920 939939 936935 930 925925926930930925926920925930934935936937 940935930925923922921924 920 924923922921920919918 936935930925 955956950944945935930925 920921922923 922922923919920921915916911 925920915925929920917 930 935 940 913914 916 915915924920916915924920919920921 913913 914915916 915 918 930925920920918920918918920920919921 928 924 913 923 922921920919918 919920 925 925921921 925 930930935 940 941 930929928927 926927 930930929928927 920918917 929 925 927925 930 925924920 919 918917916 915 914914915916917918919 921 921922923924 907910911912913914915917 907910911912913914915915914913912911 911 913 914 915 915914913912911 914 917 919920925930929929926925 928925 920920915915914913912911911912913914915 915915 915916 919918917916915915916917920 921 922 920921922922921920920921922922921920 922 921 922923924925 923 920915915916917918919920921 925 930935931 937936938922923924 916916915914913912 915915912912911910905 905910911917916915914913912 916916912 915912 935930 928927926925924925926 917 918917 920919918920919918916915 915 916 919920921 921920919 919923928 920918 910 909915917915 920919918918 917917 915914 917917916916916 917 918919920921 921 921920919918922923924 925 926 927 927 926 925 925926927 939940 939 924924925926 925924 924925926927 926925921921922 920 919 918 917917 917 916 918919 920 921 920919 918 920919918917917918 919920925930934935936937 935930925920909 911913913 920 920918 922 927926 917920921 925926927 924 923922921 928930933927 925 922917917 922 910910 Hearing Impaired TDD (800) 542-2289O-4 NOTE: APPROXIMATELY 60,000 CY OF FILLREQUIRED FOR THE PHASE I IMPROVEMENTSHOWN. MATERIAL TO BE PROVIDED FROM GOLFCOURSE AREA AND FUTURE PHASES TO THE SOUTH.CONTRACTOR TO COORDINATE WITH DEVELOPER,ENGINEER, AND GOLF COURSE ARCHITECT FORFINAL LOCATION OF ON-SITE BORROW. NO TREECUTTING ALLOWED. NO FILL PLANNED TO BEIMPORTED FROM OFFSITE. BIORETENTIONBASIN #4 MARCHSTONEVILLAGE OF CROSS PLAINS, DANE COUNTY, WI JUNEBARK DRIVE HILLCROFT LANE MARCHSTONE BOULEVARD LINDALE DRIVEBIORETENTIONBASIN #1 BIORETENTIONBASIN #3 BIORETENTIONBASIN #2 BIORETENTIONBASIN #3 EVERGREEN PARKWAY SHADYSTREETTWIN PINE STREET SHADYCIRCLE THINNES STREET BOLLENBECKSTREET MARVIN COURT ACKER STREET WET POND #5.2 INFILTRATIONBASIN #5.1 BIORETENTIONBASIN #8 BIORETENTIONBASIN #7 DRY BASIN #6 INFILTRATIONBASIN #9.1WET BASIN#9.2 DRY BASIN#10 SEE SHEET O-4.1SEE SHEET O-4.2 SEE SHEET O-4.3 © 2025 Microsoft Corporation © 2025 Maxar ©CNES (2025) Distribution Airbus DS © 2025 TMAP MOBILITY Earthstar Geographics SIO 940940 940 945 1050 1045 10401035 1030 102510201015101010051000 990985980 975 970 965 960 955 950 9981000 1000 100510101015 1020 10251030 1035 10401045 1050 1026 10121013 1002 978975972 937 BORROW PIT AREA AT FUTUREGOLF COURSE DRIVING RANGE.ANTICIPATED 60,000 CY OFMATERIAL GENERATED ASSHOWN. HAUL ROAD ANDDRIVING RANGE TO HAVE MIN. 6"TOPSOIL PLACED ANDRE-SEEDING COMPLETEDFOLLOWING COMPLETION OFMASS GRADING. MARCHSTONEVILLAGE OF CROSS PLAINS, DANE COUNTY, WI Hearing Impaired TDD (800) 542-2289O-4.4 10.0% HAUL ROAD EXTENSION FROM MARCHSTONEBOULEVARD CONSTRUCTTEMPORARYSEDIMENTBASIN IN THISAREA 8.0% Agenda Memorandum 1 Staff/Department: Carly Persson, Village Administrator Subject Matter: Ripp4 LLC Estate Home Development Concept Meeting Date: Plan Commission – September 8, 2026 Referral History: N/A Executive Summary: Project Background: Code/Policy Review: Fiscal Impact: Recommendation: Ripp4 LLC owns four parcels totaling approximately 35 acres south of the Village near Gils Way. The owners are considering selling the property and have developed a preliminary concept for three to five estate home sites served by a new road extending north from Gils Way. Village staff initially met with representatives of Ripp4 LLC in Summer 2026. Following additional communication regarding the concept, staff invited the property owners to present it to the Plan Commission for preliminary feedback. This is a concept-level discussion only. No rezoning, annexation, land division, variance, or other formal approval is being requested at this time. Staff recommend the Plan Commission receive the presentation and provide feedback on the proposed concept and next steps. No formal action is requested. N/A During earlier discussions, staff identified several items that would need to be evaluated before a formal application could be considered, including: • Road access and compliance with applicable design standards. • Steep slopes, woodlands, and potential building locations. • Existing MG&E easements. • Availability and feasibility of public water and sanitary sewer service. • Well and septic suitability if the development proceeds under Town jurisdiction. • Village, Town, and Dane County jurisdiction and approval requirements. Village of Cross Plains Comprehensive Plan Chapter 83, Land Division and Subdivision Regulations RIPP4 LLC · CROSS PLAINS, WISCONSIN Estate Home Sites on the Ripp Family Land A concept discussion — four parcels, ±35 acres, three to five estate home sites, for the current owners or any future owner. Village of Cross Plains Plan Commission Tuesday, September 8, 2026 · 6:30 PM Presented by Dave Ripp for the owners of Ripp4 LLC Roger Ripp · Bob Ripp · Ginny Langtim 913-226-0400 daverippkc@gmail.com The Ripp land — hilltop meadow, summer 2026 TONIGHT’S CONVERSATION A family decision, brought to the Village first Ripp4 LLC holds four parcels of family land off Gils Way, south of the Village core. Its owners — Roger Ripp, Bob Ripp, and Ginny Langtim — have decided, after decades of family stewardship, that it is time to sell. Before the land is offered to anyone, the family wants a shared understanding with the Village: what can responsibly be built here? A clear answer protects a future buyer — and gives Cross Plains a voice in this edge of the community before a sale, not after it. “Staff talked more about your rural development proposal and believe the next step … would be a presentation to the Village’s Plan Commission.” — Carly Persson, Village Administrator, August 11, 2026 What tonight is An open, concept-level discussion of 3–5 estate home sites — and the Commission’s guidance on the right path to pursue them. What we’re asking A signal that estate homes can be welcomed here — under Village or Town jurisdiction — for these owners or any future buyer. What tonight is not Not a rezoning, annexation, plat, or variance request. Nothing tonight asks the Commission to commit. Jun 3 Concept meeting with Village staff Jun 10–28 Staff questions answered; road concept shared Jul 1 Staff: Village-utility path impractical Aug 11 Staff invite Plan Commission discussion Sep 8 Tonight — direction sought 2 THE PROPERTY Four parcels — ±35 acres of oak woods and meadow ±35 total acres across the four parcels 4 parcels — sellable together or individually ±29 interior acres (Parcels 1–3) 6.27 acres — platted Lot 6 (Parcel 4) Oak woodland Hilltop meadows Trails alongside Zoning today: Parcels 2–3 farmland preservation (FP-1); Lot 6 rural residential. Detail in Appendix A6. Parcels 1–4 from the air • South of the Village core, off Gils Way — an established estate neighborhood (Glacial Oaks Estates, Cedar Glen Estates). • Parcel 4 is platted Lot 6 of Glacial Oaks Estates; Parcels 1–3 lie immediately north. • Open meadow on Parcel 1; mature oak woods across Parcels 2–4, with clearings already opened. • Hilltop building sites with long views — private, estate-scale character minutes from the Village. • Within the Village’s extraterritorial planning area — the Village’s voice matters on any path forward. 3 THE KEY FACT Access is already platted: a 66-foot public-road reservation The interior parcels are not landlocked — the recorded plat planned for this road. • The Glacial Oaks Estates plat sets aside a 66-foot strip along Lot 6 (Parcel 4), running from Gils Way north to Parcels 1–3 — expressly “reserved for possible future public road dedication.” • Sixty-six feet is the standard Wisconsin public right-of-way — a Village- or Town-standard road fits here as platted, not as an exception. • The identified alignment holds grade under the Village’s 12% road maximum. • MG&E coordination on the power-line corridor is identified; required easement clearances are expected to be attainable. In writing since 2008: “There is a 66′ easement noted on the plat for possible future public road dedication.” — Lot 6 Land Appraisal Report, May 2008. Exhibits: Appendix A2 & A4. Shared with Village staff June 28, 2026 Cul-de-sac turnaround at the north end, serving Parcels 1–3 Straight road inside the platted 66′ reservation, along property lines Connects to existing Gils Way at the south 4 THE CONCEPT Three to five estate homes — the lightest use that works Estate-scale lots 3–5 sites across ±35 acres, sized well beyond neighboring lots — homes set into clearings and meadow edges, not carved through the oaks. One quiet road A single straight road inside the platted 66′ reservation, ending in a cul-de-sac. Three to five households — a country lane, not a subdivision grid. Rural services, no Village burden Wells and septic under the rural path — how the Gils Way neighborhood is served today. No pressure-zone work, no main extensions, no Village utility cost. Trails stay welcome The owners remain open to accommodating the mountain-bike and walking trail connections used alongside the neighboring Village land. Fits the neighborhood Continues the established pattern — Glacial Oaks and Cedar Glen estate lots — countryside homes at the Village’s edge. Feasibility, owner-funded With direction set, the owners will commission slope and woodland mapping, road engineering, and site suitability work before any formal application. 5 STAFF INPUT, TAKEN SERIOUSLY Every concern raised has shaped this concept STAFF RAISED Slopes, woodland, and hilltops need mapping and evaluation (Jun 10) OUR ANSWER First task of owner-funded feasibility; estate density keeps homes off sensitive ground. STAFF RAISED Village roads cannot exceed a 12% grade (Jun 10) OUR ANSWER The platted alignment from Gils Way holds under 12%. STAFF RAISED Access must come from within the Village (Jun 10) OUR ANSWER It does: existing Gils Way, plus the 66′ road reservation platted with Lot 6. STAFF RAISED MG&E easements on the power-line corridor (Jun 10) OUR ANSWER Coordination identified; required clearances expected to be attainable. STAFF RAISED Separate water pressure zone; no private wells inside the Village (Jul 1) OUR ANSWER The rural path removes the conflict — wells and septic, as the neighborhood is served today. STAFF RAISED 2021 solar review: topography, usable land, access, economics (Jul 1) OUR ANSWER Exactly why 3–5 estate homes fit: the lightest use this land supports is the one proposed. The land’s constraints don’t argue against this concept — they point to it. 6 PATH FORWARD What we ask of Cross Plains tonight The path we recommend 1 Tonight: concept-level feedback — can estate homes be welcomed here? 2 Joint conversation with the Town of Cross Plains and Dane County on the rural approval route. 3 Jurisdiction aligned with use — the Village’s guidance on annexation, extraterritorial, or boundary questions. 4 Owner-funded feasibility: slope and woodland mapping, road engineering, well and septic suitability. 5 Return to this Commission with a refined concept. A signal, not an approval An in-concept indication — valuable to these owners and any future buyer — that 3–5 estate home sites can work here. Guidance on jurisdiction Village path or Town path? The family will follow the Commission’s preference — including on any boundary alignment. The complete punch list Every must-solve issue named now, so feasibility work can answer all of it at once. A clear answer lets the family market this land honestly — and gives Cross Plains its say about this edge of the Village before a buyer arrives, not after. Dave Ripp · 913-226-0400 · daverippkc@gmail.com Appendix A1 Engagement record · A2 Recorded plat · A3 Road concept · A4 2008 appraisal · A5 Site photos · A6 Parcel data APPENDIX A1 Engagement with the Village — the record Jun 3, 2026 Initial meeting with Village Administrator Carly Persson. Concept introduced: 3–5 estate homes, one shared road with turnaround, openness on trails, feasibility commitment. Written recap sent the same day. Jun 10 Staff response: map and evaluate steep slopes, woodland, and hilltop areas; 12% maximum road grade; access required from within the Village; check MG&E easements on the power lines. Jun 23 Family reply: road grade under 12% confirmed; MG&E easement clearance expected; request restated — 3–5 estate homesteads across the four parcels. Jun 28 Road rendering shared: straight alignment from Gils Way running north along property lines with a turnaround (Appendix A3). Jul 1 Staff feedback: concept unlikely to proceed as a Village-utility project — 2021 solar-review issues; separate water pressure zone; private wells not permitted within Village limits. Jul 1 Family response the same day: proposed pursuing the Town path, asked whether the Village would object, and raised jurisdictional alignment for future discussion. Jul 2 Administrator: those are policy questions for the Village Board. Aug 11–12 Staff invite a Plan Commission presentation on the rural development proposal; September 8 targeted and confirmed. 9 APPENDIX A2 Recorded plat — Glacial Oaks Estates 66′ strip — “Reserved for possible future public road dedication” • Lot 6 (Parcel 4) is platted within Glacial Oaks Estates, fronting Gils Way — the large lot at the plat’s northeast. • Along the lot’s east line, the plat reserves a 66-foot strip — “RESERVED FOR POSSIBLE FUTURE PUBLIC ROAD DEDICATION” — running from Gils Way to the adjoining lands at the north, where Parcels 1–3 lie. • A 66-foot right-of-way is the Wisconsin standard for public roads: the plat anticipated exactly the connection now proposed. • Context on the plat: Cedar Glen Estates to the east, Cedar Hill to the north, and a park outlot adjoining. • Handwritten annotations on this copy are the family’s working notes. 10 APPENDIX A3 Road concept shared with Village staff — June 28, 2026 • Prepared in response to staff’s June 10 questions on access and road standards. • Straight alignment beginning at existing Gils Way on the south, running north along property lines inside the platted 66-foot reservation. • Cul-de-sac turnaround at the north end; grade held under the Village’s 12% maximum. • Serves all four parcels: Parcel 4 (wooded, south), Parcel 3 (wooded with clearings, west), Parcel 1 (open meadow, east), Parcel 2 (wooded, north). • Established neighborhood immediately west: Gils Way, Patsi Place, Tilda Trail. • Illustrative only — alignment to be engineered in the feasibility phase. 11 APPENDIX A4 Lot 6 appraisal, May 2008 — the easement in writing “THERE IS A 66′ EASEMENT NOTED ON THE PLAT FOR POSSIBLE FUTURE PUBLIC ROAD DEDICATION.” — Site comments, Land Appraisal Report, Lot 6, May 23, 2008 • Appraised for the Richard Ripp Living Trust by Michael J. Roessler; legal description Glacial Oaks Estates Lot 6, Dane County — 6.27 acres, hilltop and private. • Single-family zoning classification at the time (ETZ-1); MG&E electric and gas at the site; no municipal water or sewer — the neighborhood standard. • All three comparable sales — one within Glacial Oaks Estates itself — sold as single-family home sites: this market is established, not speculative. 12 APPENDIX A5 The land itself Hilltop meadow at sunset Cleared lane through the oaks Meadow edge, wooded valley beyond Opened home-site clearing Photographs across Parcels 1–4, summer 2026. 13 APPENDIX A6 Parcel summary PARCEL ACRES CURRENT ZONING CHARACTER & NOTES 1 10.5 None listed in parcel records Open meadow on the east side; hilltop building ground 2 5.4 FP-1 · farmland preservation Wooded, at the north end near the turnaround 3 13.0 FP-1 · farmland preservation Largest parcel; wooded with interior clearings, west side 4 · Lot 6 6.27 Rural residential (RR-4) Platted Glacial Oaks Estates lot fronting Gils Way; carries the 66′ public-road reservation Total: 35.2 acres. Parcels may be conveyed as one holding or individually. Zoning as listed in county parcel records per the family’s summary; any rezoning of the FP-1 parcels would follow the concept direction set with the Village and the Town of Cross Plains. 14 ProductLED Code VoltageColor Temperature1Output Code2CV1 H MVHV120-277V347-480V22K27K30K40K2200K2700K3000K4000K2R3RType 2Type 3GYDBBKGrayDark BronzeBlack025030035040045050055060070075080FOC3LPCRPCR74PCR7-CR5WL4BRWGSWTBBBLCF6Fixed Output CodeLess Photocontrol Receptacle ANSI 7-wire Photo-control ReceptacleControl Ready 7-wire PC Receptacle BlockCoastal Paint FinishAccessories*CSSCV7FSSCV8HSSCV9VHCS10 PTB11PTB211RPB11 SPB11WB11LLPC12SC BSKCul-De-Sac Side Shield, Snap-On*Front Side Shield, Snap-On*House Side Shield, Snap-On*)Bird Deterrent Spider KitNotes:laterally. EPA2 TypeNeighborhood LED Streetlight (CV)9.55 in[243 mm] * door with stainless steel quickhours)Field Adjustability in the USA.Electrical hours. Uses isolated power supply that is withstand 5000 hours in salt spray exposure per ASTM B117 and Coastal Finish per ASTM G85. D1654. Finish tested 500 hours in UV exposure WANSI: C136.2, C136.3, C136.10, C136.13, C136.15, C136.22, C136.31, C136.35, C136.37, C136.41, C62.41, C78.377, C82.77Other: 1449, UL 1598 Neighborhood LED Streetlight (CV) ProductColor Temperature (CCT)Output CodeDial System Delivered 2Field Adjustable CV1-H020 1 19 2087 110025 2 24 2693 112030 3 29 3224 111040 4 34 3876 114043 5 38 4222 111045 6 43 4653 108050 7 48 5101 106065 8 66 6722 102025 1 19 2242 118030 2 24 2892 120035 3 29 3463 119040 4 34 4163 122045 5 38 4535 119050 6 43 4998 116055 7 48 5479 114070 8 66 7220 110025 1 19 2412 127030 2 24 3073 128035 3 29 3676 127045 4 35 4423 128050 5 38 4777 126055 6 45 5561 124060 7 49 5800 118075 8 67 7722 115025 1 19 2675 139035 2 24 3294 137040 3 29 3930 136045 4 34 4561 134050 5 38 5059 133055 6 43 5594 130060 7 48 6147 128080 8 67 8227 123 1 Notes: Neighborhood LED Streetlight (CV) Type 2R Type 3RProductColor Temperature (CCT)Output CodeDial CV1-H020 1 B1-U0-G1 B1-U0-G1025 2 B1-U0-G1 B1-U0-G1030 3 B1-U0-G1 B1-U0-G1040 4 B1-U0-G1 B1-U0-G1043 5 B1-U0-G1 B1-U0-G1045 6 B1-U0-G1 B2-U0-G1050 7 B1-U0-G1 B2-U0-G1065 8 B2-U0-G1 B2-U0-G2025 1 B1-U0-G1 B1-U0-G1030 2 B1-U0-G1 B1-U0-G1035 3 B1-U0-G1 B1-U0-G1040 4 B1-U0-G1 B1-U0-G1045 5 B1-U0-G1 B2-U0-G1050 6 B1-U0-G1 B2-U0-G1055 7 B1-U0-G1 B2-U0-G1070 8 B2-U0-G1 B2-U0-G2025 1 B1-U0-G1 B1-U0-G1030 2 B1-U0-G1 B1-U0-G1035 3 B1-U0-G1 B1-U0-G1045 4 B1-U0-G1 B1-U0-G1050 5 B1-U0-G1 B2-U0-G1055 6 B1-U0-G1 B1-U0-G1060 7 B1-U0-G1 B2-U0-G1075 8 B2-U0-G1 B2-U0-G2025 1 B1-U0-G1 B1-U0-G1035 2 B1-U0-G1 B1-U0-G1040 3 B1-U0-G1 B1-U0-G1045 4 B1-U0-G1 B2-U0-G1050 5 B1-U0-G1 B2-U0-G1055 6 B1-U0-G1 B2-U0-G1060 7 B2-U0-G1 B2-U0-G1080 8 B2-U0-G1 B3-U0-G2 Neighborhood LED Streetlight (CV)