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07.06.2026 Plan Commission Agenda 07.06.26- PLAN COMMISSION AGENDA.PDF 07.06.2026 Plan Commission Packet 07.06.26- PLAN COMMISSION PACKET.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, July 6, 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 June 1, 2026 Plan Commission Meeting. 2. Discussion Regarding the Zuern Building Products Redevelopment Concept Plan. 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. 2 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, July 6, 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 June 1, 2026 Plan Commission Meeting. 2. Discussion Regarding the Zuern Building Products Redevelopment Concept Plan. 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. 2 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, June 1, 2026 6:30 pm The video link to this meeting can be found at: https://youtu.be/oDvuipGuK38?si=P2-axbOuIgv-Clxl I. Call to Order Village President Lengfeld called the meeting to order at 6:30pm. II. Roll Call Present: Commissioner(s): Seth Johnson, Kevin Thusius, Joanna Cree, Trustee Brosius, Tim Hillebrand, Trustee Ketelboeter, and Village President Lengfeld. Also Present: Village Administrator Carly Persson, Village Engineer Brian Berquist of Town and Country Engineering, Jeff Haen, Kyle Haen, Tim Roehl, Brian Orland, Jennifer (Jenny) Dedering, Sue Schuetz, Brian Bonti, Jennifer Bonti, Trustee Sarah Borchardt, Audrey Rice, Kristy DuChateau, Ron Knutowski, Andy Morton, Amber Field, Alison King, Carter T., Sarah Francois, Kim Mahaffey, Dale Kelter, Randy Tibbetts, Ben Spector, Jack Buggy Attending Virtually: Village Planner Sonja Kruesel of Vandewalle & Associates, Mary Seibel, Kate, Tom’s iPad, Maier, Mark Maffit 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 May 4, 2026 Plan Commission Meeting. A motion was made by Ketelboeter, seconded by Brosius, and unanimously carried by the Plan Commission to approve the minutes from the May 4, 2026 Plan Commission Meeting. 2. Marchstone Development – Hillside Overlay Ordinance Amendments: a. Public Hearing A motion was made by Brosius, seconded by Ketelboeter, and unanimously carried by the Plan Commission to open the public hearing on the Marchstone Hillside Overlay Ordinance Amendments. 2 1. Sue Schuetz, 2730 Birchwood Pass, spoke against the proposed changes. 2. Jenny Dedering, 4005 Creekside Way, spoke against the proposed changes. 3. Brian Bonti, 2710 S. Elmwood Circle E., provided comments regarding the proposed changes. 4. Audrey Rice, 2712 Esser St., spoke against the proposed changes. 5. Andy Morton, 6601 Piedmont Rd., Madison, spoke on behalf of the Black Earth Creek Watershed Association. 6. Brian Orland, 1771 Cornerstone Dr., provided comments regarding the proposed changes. 7. Amber Field, 3012 Shady Circle, spoke against the proposed changes. 8. Kristy DuChateau, 2712 Valley St., spoke against the proposed changes. 9. Alison King, 3012 Shady Circle, spoke against the proposed changes. 10. Randy Tibbets, 2006 Lewis St., provided comments regarding the proposed changes. 11. Ben Spector, 1783 Cornerstone, spoke against the proposed changes. 12. Mark Matiff, Madison, spoke against the proposed changes on behalf of the Southern Wisconsin Chapter of Trout Unlimited (SWTU). 13. Jack Buggy, Cross Plains, spoke against the proposed changes. 14. Jennifer Bonti, 2710 S. Elmwood Circle E., provided comments regarding the proposed changes. A motion was made by Brosius, seconded by Thusius, and unanimously carried by the Plan Commission to close the public hearing on the Marchstone Hillside Overlay Ordinance Amendments. b. Discussion and Possible Action Regarding Proposed Hillside Overlay Ordinance Revisions to Section 83.125(r), Section 83.18, Section 84.56(d) Section 84.95(c), and 84.95(d). Following presentations by Jeff Haen, Administrator Persson, and discussion by the Plan Commission, a motion was made by Hillebrand, seconded by Ketelboeter, to recommend a proposed change to Section 83.125(r) from 150 horizontal feet in depth to 100 feet. A roll call vote was requested. Cree – no, Hillebrand – yes, Brosius – yes, Johnson – yes, Thusius – no, Ketelboeter – yes, Lengfeld – yes, Motion carried, 5-2. Following discussion by the Plan Commission, a motion was made by Hillebrand, seconded by Ketelboeter, to recommend proposed changes to Section 83.18 to update administrative references from the Village Forester to the Village Director of Public Facilities, require approval by the Village Director of Parks and Recreation for grading and land disturbance associated with recreational amenities, revise the stormwater exception to replace "erosion control measurements" with "erosion control measures," and include on-course bathrooms as an allowed golf course use. A roll call vote was requested. Cree – yes, Hillebrand – yes, Brosius – yes, Johnson – yes, Thusius – yes, Ketelboeter – yes, Lengfeld – yes, Motion carried, 7-0. Following discussion by the Plan Commission, a motion was made by Following discussion by the Plan Commission, a motion was made by Brosius, seconded by Cree, to recommend proposed changes to Section 84.56(d) to allow removal of trees rated poor or fair by a Village- approved ecologist, subject to a 40% cap on current woodlands; clarify that removal of diseased, dying, damaged, or hazardous trees may be approved by a Village-approved ecologist or Village- approved certified arborist; and clarify that the exemption for approved development activities applies to the removal of vegetation within areas necessary for grading, utilities, infrastructure, or 3 other approved development activities. A roll call vote was requested. Cree – yes, Hillebrand – yes, Brosius – yes, Johnson – yes, Thusius – yes, Ketelboeter – yes, Lengfeld – yes, Motion carried, 7-0. VI. Adjournment A motion was made by Johnson, seconded by Cree, and unanimously carried by the Plan Commission to adjourn at 8:49 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, ___________________ Carly Persson Village Administrator Agenda Memorandum 1 Staff/Department: Carly Persson, Village Administrator Subject Matter: Zuern Building Products Redevelopment Concept Plan Meeting Date: Plan Commission – July 6, 2026 Referral History: N/A Executive Summary: Project Background: Code/Policy Review: Fiscal Impact: Recommendation: Zuern Building Products & Design Center has submitted a Conceptual Planned Development (PD) application for the redevelopment of its existing properties at 1918/1922 Market Street and 1923 Market Street. The proposal would allow the long-term modernization and expansion of the existing facility through a phased redevelopment plan. The Plan Commission is being asked to review the conceptual proposal and provide feedback before the applicant prepares a detailed General Development Plan (GDP) and Specific Implementation Plan (SIP). Staff recommends that the Plan Commission review the Conceptual Planned Development proposal and provide feedback to the applicant. This is an early concept review, and staff has identified several items that will require additional evaluation as the project advances, including parking, emergency access, floodplain requirements, site engineering, and any requested zoning flexibility. More detailed plans addressing these items will be submitted as part of the General Development Plan (GDP) and Specific Implementation Plan (SIP) review process. The proposed conceptual review has no direct fiscal impact on the Village. Chapter 84, General Zoning Ordinance In Fall 2025, the Village approved two Certified Survey Maps combining four existing parcels into two parcels as the first step toward redevelopment of the Zuern Building Products & Design Center property. Later, the applicant met with Village staff to discuss an initial redevelopment concept. Based on that review, staff identified several site constraints, including floodplain limitations, setbacks, parking, and access requirements, and advised that Planned Development zoning would likely be necessary to accommodate the proposed redevelopment. Staff did not hear from the Zuern team again until May 2026. The applicant has now submitted a Conceptual Planned Development application for a phased redevelopment of the site, including demolition of several existing buildings, an addition to the existing showroom/office, a new warehouse, and new open storage structures. The Plan Commission is being asked to review the concept and provide feedback before more detailed plans are prepared. Agenda Memorandum 2 Attachments: 1. Conceptual Planned Development Project Narrative (Applicant) 2. Conceptual Planned Development Site Plan Package (Overall Concept, Phasing Plan, West Parcel Concept, East Parcel Concept) 3. Village Planner Preliminary Review Memorandum – 1918 Market Street (October 2025) 4. Village Planner Preliminary Review Memorandum – 1923 Market Street (October 2025) 5. Staff Review Notes Zuern Building Products Planned Development Project Narrative 1922 & 1923 Market Street Cross Plains, WI 53528 Date: June 22, 2026 Project #80053 Zuern Building Products Planned Development Project Narrative Project #80053 Angus Young Associates, Inc. 1 Table of Contents I. Introduction ................................................................................................................................... 2 Project Contacts ............................................................................................................................... 2 Project Description ........................................................................................................................... 2 Parcel Information ............................................................................................................................ 3 II. Architectural Summary…………………………………………………………………………………………………………………3-4 Buildings…………………………………………………………………………………………………………………………………………….3-4 III. Site Development Summary…………………………………………………………………………………………………………..4 Zoning Summary………………………………………………………………………………………………………………………………….4 Parking Summary…………………………………………………………………………………………………………………………………4 IV. Maps………………………………………………………………………………………………………………… ………………………..5-6 Site Location Map………………………………………………………………………………………………………………………………..5 Zoning Map…………………………………………………………..………………………………………………………………………………6 Zuern Building Products Planned Development Project Narrative Project #80053 Angus Young Associates, Inc. 2 I. Introduction Project C ontacts Owner: Zuern Building Products & Design Center Brendan Kons, Controller 820 Enterprise Dr Slinger, WI 53086 262-297-5428 brendan.kons@zuerns.com Architect: Angus-Young Associates, Inc. Brandon Adler, AIA 316 W. Washington Ave, Suite 800 Madison, WI 53703 608-756-2326 b.adler@angusyoung.com Civil Engineer: JT Engineering, Inc. Dylan Douglas, PE 281 W. Netherwood Rd, Suite 1 Oregon, WI 53575 608-216-3304 dyland@jtengineering.com Project Description Zuern Building Products & Design Center is looking to renovate their existing two parcels in Cross Plains. This renovation will be a phased project over a few years and will consist of demolition of some buildings, an addition to an existing building and construction of a new building. Phase 1 is on the West parcel and consists of the demolition of (3) buildings, a 2-story addition to the existing Showroom/ Office and additional parking. Phase 2 is on the East parcel and consists of the demolition of (3) buildings for the construction of a new Warehouse and parking. Phase 3 is on the West parcel and consists of the demolition of (1) building for the construction of (2) open Storage Structures. Zuern Building Products Planned Development Project Narrative Project #80053 Angus Young Associates, Inc. 3 Parcel Information West Parcel: Parcel Number – 113/0707-041-6074-1 East Parcel: Parcel Number – 113/0707-032-4574-1 II. Architectural Summary Building s As part of Phase 1, along with the 2-story addition to the West (rear) side of the existing Showroom/ Office, this building will also undergo a façade renovation including new siding, windows, doors and trims to create a seamless transition between the existing building and the Zuern Building Products Planned Development Project Narrative Project #80053 Angus Young Associates, Inc. 4 addition. The color scheme will consist of the typical Zuern Lumber grey, black and red color scheme. Phase 2 is the construction of the new pre-engineered metal building Warehouse. This façade will consist of various metal siding profiles and metal roofing. The color scheme will consist of the typical Zuern Lumber grey, black and red color scheme. The construction of (2) new open Storage Structures as part of Phase 3, consist of the rack support structure and metal roofing. These open-air structures (no walls) use the racking system to support the roof. The color scheme will consist of the typical Zuern Lumber grey, black and red color scheme. Approximate building square footage breakdown: • Existing Showroom/ Office with Addition: 9,300 GSF Total (2-floors) • New Warehouse: 20,500 GSF • New Storage Structure #1: 7,385 GSF • New Storage Structure #2: 9,167 GSF III. Site Development Summary Zoning Summary The current Zoning for both parcels is LI – Light Industrial. Based on previous discussion with the Village and their consultants, it was recommended to pursue a PD – Planned Development for these various projects. There is one main reason for the proposed PD on these parcels. On the East parcel: We’re requesting a 12’-0” side yard setback (North property line) in lieu of the required 25’-0” side yard setback per the LI Zoning. This setback allows the building footprint to be maximized to the North as the Southern portion of the lot is non-buildable due to the regulatory floodway. Parking Summary On the West parcel after the addition, there will be approximately 9,300 GSF of Showroom/ Office space requiring 31 parking stalls. We’re proposing (28) stalls on this West parcel with an additional (5) stalls on the East parcel for a total of (33) stalls for the Showroom/ Office space. The parking area and configurations are limited on this parcel due to needing to still allow for semitruck access to the existing Storage building and yard. On the East parcel after construction of the new 20,500 GSF Warehouse, the parking requirement is (1) stall per employee on the largest shift. Per the Owner, this new building would have (4) employees max on any one shift. We’re proposing (20) stalls, (15) for this building and (5) overflow stalls from the Showroom/ Office space on the West parcel. Zuern Building Products Planned Development Project Narrative Project #80053 Angus Young Associates, Inc. 5 IV. Maps Site Location Map Zoning Map Zuern Building Products Planned Development Project Narrative Project #80053 Angus Young Associates, Inc. 6 Sincerely, Brandon Adler, AIA Project Architect Angus-Young ZUERN BUILDING PRODUCTS - PHASING MASTER PLAN THESE BUILDINGS TO BE DEMOLISHED IN PHASE 2 PHASE 2 - CONSTRUCTION OF NEW WAREHOUSE PHASE 3 - YARD OPERATIONS/ OPEN STORAGE STRUCTURES EXISTING BUILDING TO REMAIN, BUILT IN 2005 THESE BUILDINGS TO BE DEMOLISHED IN PHASE 1 PHASE 1 - 50'x54' 2-STORY ADDITION TO BACK OF EXIST. BUILDING (OFFICE/ SHOWROOM) DEMO EXISTING ADDITION THIS BUILDING TO BE DEMOLISHED IN PHASE 3 A/C A/C SIGN GRAPHIC SCALE 1 IN:60 FT120600 FEET PROPERTY BOUNDARY (TYP) MARKET STREETPROPOSED BUILDING LEGENDZONE AE - REGULATORY FLOODWAY ZONE AE - WITH BFE ZONE X - 0.2% ANNUAL CHANCE FLOOD HAZARDZUERN BUILDING PRODUCTS - OVERALL CONCEPT PROPERTY BOUNDARY (TYP) PROPOSEDBUILDINGADDITIONEXISTING BUILDINGPROPOSEDSTORAGE STRUCTURE PROPOSEDSTORAGE STRUCTUREEXISTING BUILDING A/C SIGN GRAPHIC SCALE 1 IN:40 FT80400 FEET PROPERTY BOUNDARY (TYP)MARKET STREET PROPOSEDBUILDING ADDITION SITE INFORMATION:PROPERTY AREA: 92,018 S.F. (2.16 AC.)PARKING PROVIDED:STANDARD PARKING STALLS27 STALLSADA ACCESSIBLE STALLS1 STALLSTOTAL STALLS 28 STALLSOVERFLOW STALLS 5 STALLS ON EAST SITE LEGENDZONE AE - REGULATORY FLOODWAY ZONE AE - WITH BFE ZONE X - 0.2% ANNUAL CHANCE FLOOD HAZARD EXISTING BUILDING ZUERN BUILDING PRODUCTS - CONCEPT (WEST) PROPOSEDSTORAGE STRUCTURE PROPOSEDSTORAGE STRUCTURE EXISTING BUILDING REQUIRED STALLS PER IL ZONING 31 STALLS A/C SIGN GRAPHIC SCALE 1 IN:40 FT80400 FEET PROPERTY BOUNDARY (TYP) MARKET STREETPROPOSED BUILDING20,500-SF SITE INFORMATION:PROPERTY AREA: 66,115 S.F. (1.52 AC.)PARKING PROVIDED:EMPLOYEE PARKING STALLS15 STALLSOVERFLOW PARKING STALLS5 STALLSTOTAL STALLS20 STALLS LEGENDZONE AE - REGULATORY FLOODWAY ZONE AE - WITH BFE ZONE X - 0.2% ANNUAL CHANCE FLOOD HAZARD ZUERN BUILDING PRODUCTS - CONCEPT (EAST) REQUIRED STALLS PER IL ZONING (1 STALL PER EMPLOYEE ON LARGEST SHIFT) 4 STALLS Page 1 of 3 To: Village of Cross Plains From: Sonja Kruesel, AICP, Village Planner, Vandewalle & Associates Date: 10/25/25 Re: 1918 Market St. Pre-Application Plan Review Site Details: Acres: 1.518 Current Zoning: LI (Light Industrial) Parcel Number: 070703245741 Address: 1918 Market St. Summary: The applicant is proposing a new, 26,000 square foot building. The site is zoned Light Industrial and is within the Floodplain Overlay District. The applicant is proposing office space and a warehouse for millwork. Planned Development Overlay zoning may be required to provide flexibility to the zoning requirements that are shown to be noncompliant, as indicated in the table below. Site Analysis: The following table demonstrates the proposed project’s consistency with the bulk and dimensional standards within the LI (Light Industrial) zoning district. Principal Structures Required Provided Compliant? Minimum Lot Area 20,000 sf 65,304 sf Yes Maximum Building Coverage of Lot 60% TBD TBD Minimum Landscaped Surface Ratio 30% TBD TBD Minimum Lot Width 80 ft 200 ft Yes Page 2 of 3 Principal Structures Required Provided Compliant? Minimum Lot Frontage at ROW 50 ft 200 ft Yes Minimum Front Setback 25 ft 25 ft Yes Minimum Street Side Setback 25 ft NA NA Minimum Side Setback 25 ft 12-22 ft + No Minimum Rear Setback 25 ft 100 ft + Yes Maximum Principal Bldg. Ht 35 ft TBD TBD Minimum Pavement Setback 5 feet from side, or 0 feet for shared driveway; 10 feet from right of way or rear. 5 ft 0’ from ROW Yes No Parking Stall Dimensions TBD TBD TBD Driveway Throat Length 25 ft 0 ft No Staff Comments: - Site is zoned Light Industrial. - New 26,000 sf +/- building with office space and a millwork warehouse. - Office space is a principal use allowed by right in the Light Industrial Zone District. The millwork warehouse is a principal use allowed by right in the Light Industrial zone district. - The site is in the AE floodplain zone, which means the floodplain has been studied and there is a mapped Regional Flood Elevation (RFE). A site plan depicting a minimum of 1’ contour topography, showing the location of the building with the grades of each corner of the bottom of the first-floor elevation, along with the elevation of the floodway and flood fringe districts must be provided. - As shown, the proposed building is in the flood fringe district (100-year floodplain). The parking lot is in the floodway district (existing). Section 85.17(b) of the code allows “Nonstructural industrial and commercial uses, such as loading areas, parking areas and airport landing strips” in the floodway. - Section 85.25 of the code sets the standards for development in the flood fringe district. If the new structure cannot be set at or above the RFE of the flood fringe district, fill placement in the floodway might be required, as described in Section 85.25(a) and (d) of the code. If any fill is to be placed in the floodway, a hydrology and hydraulics (H&H) study will be required. Page 3 of 3 - Parking serving the building is allowed in the floodway. However, a detailed grading plan must be submitted to ensure that no additional fill is placed in the floodway. Any increase in the grade in the floodway will require an H&H study to ensure there is no rise in the RFE. - It appears that dryland access requirements are not met. Per the code, sign off on the plan from emergency management will be required. See Section 85.25(a)(4) of the Cross Plains Municipal Code for all of the requirements for dryland access. o Only 12 feet of width is provided for vehicle access on the north side of the building (in the side yard setback). Typical fire lane access requires 20 feet. - A Site Plan showing all setbacks is required. o The parking lot is shown at the property line. Section 84.104(b) requires the driveway throat to be at least 25’ from the property boundary. Parking will likely need to be shifted to the east to meet this requirement. o The pavement setback at the ROW is 10’. As shown, the pavement setback is 0’. o The parking stalls on the north are shown in an odd configuration. It would be best to make the bank of parking stalls parallel to the southern bank to provide 90-degree access to all of the stalls along the drive aisle. - Information on the number of employees on the largest shift to determine parking requirements. - Landscaping and lighting plans are required. - Building related information should be provided including building height, construction materials and building design compliance. - Details on the location, materials and heights of any fencing to be installed are required. - Details on the trash receptacle locations and screening methods are required. Page 1 of 3 To: Village of Cross Plains From: Sonja Kruesel, AICP, Village Planner, Vandewalle & Associates Date: 10/25/25 Re: 1923 Market St. Pre-Application Plan Review Site Details: Acres: 1.5 Current Zoning: LI (Light Industrial) Parcel Number: 070704160741 Address: 1923 Market St. Summary: The applicant is proposing four new structures to store building materials for sale. The site is zoned Light Industrial and is within the Floodplain Overlay District. The applicant is proposing Outdoor Storage and Wholesaling uses on the property. This principal use is a conditional use in the Light Industrial zone district. Planned Development Overlay zoning may be required to provide flexibility to the zoning requirements such as setbacks, landscaping, building separation and parking. The analysis in the table below outlines some of the standards that are not met with the current design. Site Analysis: The following table demonstrates the proposed project’s consistency with the bulk and dimensional standards within the LI (Light Industrial) zone district. Principal Structures Required Provided Compliant? Minimum Lot Area 20,000 sf 65,304 sf Yes Maximum Building Coverage of Lot 60% TBD TBD Minimum Landscaped Surface Ratio 30% TBD TBD Page 2 of 3 Principal Structures Required Provided Compliant? Minimum Lot Width 80 ft 200 ft Yes Minimum Lot Frontage at ROW 50 ft 200 ft Yes Minimum Front Setback 25 ft 275 ft + Yes Minimum Street Side Setback 25 ft NA NA Minimum Side Setback 25 ft TBD TBD- Not shown Minimum Rear Setback 25 ft 30 ft + May be less for the NW Building TBD Minimum Building Separation 50 ft Varies- 28.6 ft to 34.6 ft No Maximum Principal Bldg. Ht 35 ft TBD TBD Minimum Pavement Setback 5 feet from side, or 0 feet for shared driveway; 10 feet from right of way or rear. 0’ from ROW No Parking Stall Dimensions TBD TBD TBD Driveway Throat Length 25 ft TBD TBD- Driveway not shown Staff Comments: - Site is zoned Light Industrial. - Four new buildings for Outdoor Storage and Wholesaling. - Outdoor Storage and Wholesaling is a principal use allowed as a conditional use in the Light Industrial zone district. A conditional use permit will be required. - The site is in the AE floodplain zone, which means the floodplain has been studied and there is a mapped Regional Flood Elevation (RFE). A site plan depicting a minimum of 1’ contour topography, showing the location of the building with the grades of each corner the bottom of the first-floor elevation, along with the elevation of the floodway and flood fringe districts must be provided. - As shown, the buildings are in the flood fringe district (100-year floodplain). Portions of the property are in the floodway district. Section 85.17(b) of the code allows “Nonstructural industrial and commercial uses, such as loading areas, parking areas and airport landing Page 3 of 3 strips” in the floodway. A detailed site grading plan should be submitted to demonstrate no change in the grade in the floodway district. - Section 85.25 of the code sets the standards for development in the flood fringe district. If the new structure cannot be set at or above the RFE of the flood fringe district, fill placement in the floodway might be required, as described in Section 85.25(a) and (d) of the code. If any fill is to be placed in the floodway, a hydrology and hydraulics (H&H) study will be required. - It appears that dryland access requirements are not met. Per the code, sign off on the plan from emergency management will be required. See Section 85.25(a)(4) of the Cross Plains Municipal Code for all of the requirements for dryland access. - Site Plan showing all setbacks are required. - Information on the number of employees on the largest shift to determine parking requirements. If parking is not to be provided on this site, the requirements for off-site parking to count toward required parking with this principal use must be followed as outlined in Section 84.104 (g). Note: Even though this parcel serves uses on the adjacent parcel, each parcel has its own principal use and therefore each parcel must provide adequate parking for the designated uses of the individual properties. - Landscaping and lighting plans are required. - Building related information should be provided including building height, construction materials and building design compliance. - Details on the location, materials and heights of any fencing to be installed are required. - Details on the trash receptacle locations and screening methods are required. 07.06.2026 Staff Review Comments Zuern Building Products & Design Center Conceptual Planned Development Review Planning • Planned Development (PD) zoning appears appropriate due to the site's dimensional and floodplain constraints. • The applicant should identify the minimum parking required by the zoning ordinance for each parcel and compare it to the proposed parking to clearly identify any requested flexibility. • Future submittals should identify all requested zoning deviations, including setbacks, parking, landscaping, lot coverage, pavement setbacks, landscape surface ratio, and any other applicable development standards. • The applicant should clarify the proposed phasing schedule and whether individual Specific Implementation Plans (SIPs) will be submitted for each phase. Engineering • Additional information will be needed to evaluate grading, stormwater management, utilities, and floodplain impacts. • Depending on the final design, additional floodplain analysis, including evaluation of dry land contiguous access and any proposed fill within the floodway, may be required. • Detailed engineering plans will be reviewed as part of future development submittals. Fire Department • Additional site details are needed to determine whether the proposed reduced side yard setback provides adequate emergency vehicle access. • Fire apparatus access roads are generally required to be 20 feet wide for buildings under 30 feet in height (26 feet for taller buildings). A reduced width may be acceptable if all portions of the building can be reached within the required hose-lay distance. • Detailed building dimensions and site plans will be needed to complete the Fire Department's review.