Good evening, everyone.

I'm going to call the uh regularly scheduled March 25th, 2026 meeting of the Plan Commission to order.

My name is Joan Frank Hoare, and I'm one of the commissioners.

As you can see, Mayor Riley is not with us this evening.

He has spent the day in Wassaw.

He's participating in a round table and a networking opportunity to bring developers to city like ours.

And tomorrow he'll be presiding as the president of the Urban Alliance meeting, and uh is not able to be with us this evening.

He asked if I would preside the meeting tonight.

So now that we are officially uh called to order, I'd like you to join us in the Pledge of Allegiance.

And to the Republic for which it stands under God and Justice for all.

Thank you.

We'll now have roll call.

Wells here.

Jennifer Walner here.

Frank Hourrier.

Beth Moulton here.

Granger here.

Thank you.

We have a quorum and can proceed tonight.

We also have a an attendee this evening that has filled out a public comment card.

So this is a section in our agenda where public comments are welcome.

But I would also uh let this person and all of you know that there are public comment sections attached to each one of the items on our agenda tonight.

So I'm going to ask if Scott uh would like to be speaking now in public comment, or would he like to reserve his comments until that item is on the agenda that he wants to address?

Um I can wait until the lightweight.

Okay, well, thank you, Scott.

I'm sorry, I didn't have anything.

And do you wish to speak now or do you want to speak to an item on the agenda?

Okay.

Okay.

Okay.

And you didn't need to do this, so that's perfectly fine.

We'll welcome your comments when you when the agenda item is up.

Our next item of business is approval of the minutes and the minutes were from February 25th, 2026.

I'd be happy to entertain a motion.

I move to approve the minutes.

I'll second.

Thank you.

Um Commissioner Melson makes the motion and Commissioner Keller seconds it.

Is there are there any corrections, additions, or deletions from the minutes?

Seeing none, we're ready to vote.

All those in favor of approval say aye.

Aye.

Uh opposed.

So it's a unanimous vote approving the minutes.

Uh the next part of our agenda is labeled consent agenda, and those items are items that have been addressed by the staff and are recommended for approval to the plan commission with discussion or not.

So I'm going to pause for a minute and ask if there are any plan commissioners who have any of the items on this agenda that they would request to be removed.

Seeing none, then in essence, these uh recommendations on the consent agenda are approved unanimously by the commission.

That then takes us to our first business item.

And as a matter of fact, there are three items that are all tied to one another.

And we will have a presentation, I believe, Robin, um, uh, that will address all of the issues affecting all of those items on the agenda.

We'll have a discussion, we'll hear from you, and then we will vote individually on those items.

So, Robin.

Yes, thank you.

Uh so uh this will be a certified survey map, uh rezoning, and then a site plan review for uh country uh crest lane, which is north of Summit Avenue.

That's the smart property.

Uh here is an overhead view of that uh property, uh just to the uh west of Les Paul Parkway, north of Summit.

And then a close up view of that site.

Uh here's the Pro Health uh Center right here to the north.

So for the certified survey map.

My screen went up.

Uh certified survey map.

Uh it's gonna be a one lot ones of the certified survey map, which would uh be here, which is highlighted in uh blue, and then two outlots on the um east and uh west side of country quest uh lane uh and then a future CSM if this one is approved that lot one would then they'll come forward to a future certified survey map uh to combine the pro health uh center.

Then uh for the rezoning uh that that you'd seen highlighted before, you'll see highlighted now lot one, that's uh rezoning to the I-1 institutional district.

It's currently uh T1 temporary use.

And then here are those two outlots.

Uh these would be rezoned to RS1 uh single family uh residential.

Those lots are two uh would be too small to build, but they would be uh places where uh the stormwater um out uh ponds in that would go.

Uh here's an overhead view again of the entire uh site that we'll be talking about in the site plan uh review.

So here's the site plan review showing uh what uh is gonna happen.

It's um country crest lane would be coming off a summit.

Uh it would um connect here with red mapleway, and then uh continue to the northeast.

Uh then there's an intersection right here, a T intersection with the uh private drive, then going into that pro health uh campus, and then in the future, a uh public road that would go all the way up uh to Coldwater Creek, and uh this is where the uh residential units uh in the future would be built.

So again, here's an overhead uh view showing that.

Uh so the proposed T intersection, the dotted line shows uh what would uh become the Pro Health campus, uh the uh driveway around the campus, and then an exit on the north, and then uh that entrance here on that um southwest end, and then uh the Coldwater Creek, the future road would go all the way up and then connect to Coldwater Creek up here at the top.

Uh here's a land use exhibit just showing then uh what those single family uh lots uh may look like when they come forward in the future.

Here's uh a landscape plan showing Country Crest Lane.

Uh there will be the two stormwater ponds, one here uh to the north of Red Maple Way, one to the south, and then there would be uh two infiltration systems, uh one here again on the west side of Country Crest Lane, and then one on the um east, and then up here it would be that beginning of that private drive into uh the pro health campus.

And then this is that uh uh T uh intersection that's we'll be discussing.

Uh here's a uh street view from Meadowbrook, then looking to the west.

So you can see here's the Pro Health building, and you can see that there is a uh drop-off in um topography there.

So with that road, there'll be uh needing to do some work to get that.

And then again, so as uh was gonna uh mention uh the public works does have a concern about the layout of the new intersection, the proposed T intersection, and they are proposing an alternative option.

So uh circled uh here in the yellow is that uh proposed option that they're showing.

It would still come down from uh Coldwater Creek, uh, but then instead of stopping at a three-way stop at the T intersection, it would continue to go all the way uh down and out to Summit.

Um so I'm showing this uh again showing the T intersection, and the reason that uh the planning staff is uh requesting and recommending the T intersection along with the applicant and developer is one separation of the residential and institutional zones.

So right here again is that private drive, then into the pro health uh campus, and then people coming down from uh living in this area coming down from uh Coldwater Creek through the residential would have a stop sign then before they continue on uh and go to summit.

Uh safety uh is another uh concern, uh, which is why we're proposing the three-way um the T intersection, and that's uh a lot of times steeper road slopes pose height and risks, uh as you saw in that um previous uh slide, the elevations and challenges during poor weather.

Uh another one is discourage cut off uh cut through traffic.

So if Meadowbrook is really backed up and people are wanting to try to take a shortcut uh with the T intersection, it's a traffic homing, they'd be forced to stop at that uh three-way stop and then continue on instead of going all the way straight down through um to summit.

So we feel that that would uh discourage um people from driving uh faster there and cutting through.

And this also uh these type of intersections are used in other large communities um such as Madison.

I did want to highlight that back in October of uh 2020, uh this T intersection uh had been shown to the uh community development and engineering staff as it's being shown now, so you can see the T intersection and actually the city engineer at the time um wrote that uh did to say that the two-way uh public road intersection in the south with the private drive as the third leg to give functionality of a T intersection that uh engineering did uh talk about this and are okay with that layout.

So they were back in uh 2020, so I just wanted to highlight that.

Uh so I'll I have the three uh recommendations uh that I'll put up, but uh the first is the for the certified survey map.

Uh staff recommends approval of the certified survey map for the smart uh trust to the west of Meadowbrook Road and North of Summit Avenue with the following conditions that all city comments and concerns to be addressed, with the exception of comments related to the T intersection layout, which we are requesting to be approved as proposed.

For the rezoning, staff recommends approval of rezoning uh from T1 temporary district to the mix of I-1 institutional district, which is 7.76 acres, the Pro Health site, and then the RS1 single family residential district, 2.02 acres located north of Summit Avenue and west of Meadowbrook Road with the following conditions that all staff comments be addressed.

And then lastly, with the final site plan, planning staff strongly recommends approval of the applicant's uh final site plan architecture review for Summit Avenue Country Quest uh crest lane with the following conditions that all city comments and concerns to be addressed with the exception of comments related to the T intersection layout, which we are requesting to be approved as proposed.

And if uh we do have somebody from engineering here if you do have questions on that.

Okay, thank you, Robin.

What questions do we have for Robin from the plan commission?

Commissioner Wells.

Can you go back real quick to the applicant suggested?

Is the applicant asking for the T intersection?

Correct.

Um correct.

The applicant is asking for the uh T intersection.

Uh the uh engineering department, uh Department of Public Works is the one that was requesting uh not to have the T intersection, but the applicant uh and city staff are requesting uh community development staff are requesting the T intersection.

Okay, and Department of Public Works ask for the non-T intersection.

What's driving what would drive that request?

What are they seeing that they um we have a member from uh the engineering department that's here that could answer uh that better?

Are there other questions from the commission?

Uh Robin, you did share with us that there was a previous conversation in 2020 with the developer and an indication at that time that the correct intersection they had a uh there was an email with the developer and uh one of the city engineers at the time that did um discuss that they were okay with um the T intersection at that time.

My question is do you are you aware of any development that occurred based on that?

Uh no, no, this was proposed then for this um site uh back then.

Uh I don't believe uh anything has happened up until that point until this point.

But they went ahead and made their plans according to that.

According to that feedback.

Okay.

Uh then is there a representative of the developer who would like to address the plan commission tonight?

Sorry, put it in the middle of the room to be out of here.

Yeah, room is really if you would identify yourself by name and your address, please.

And I live at 201 Southeast Avenue in the city of Workshaw.

One thing I might say is uh kind of an addition to the answer to your question is one of the things that did occur, and that was sort of part of that dialogue at that time was the accommodation of a sewer uh connection that ran through our property and some land development that went with our uh site grading that went along with that to extend sewer uh in you know kind of an optimal way to the skyline development to the west, which is uh Bolinski um residential development.

Um I would add, you know, that we have made significant plans over in the intervening five years, we've spent considerable amount of time and effort and money studying the traffic and trying to kind of come up with an overall plan that accommodates what you're seeing now, and then what you'll eventually see from pro healthcare and from my family with respect to the residential um if there were any questions, I'd be happy to are there questions for Dave.

Dave, thank you, but I I would stay in the building.

Okay, thank you.

And then because there has been a reference made to the engineering department uh position on this, is there a representative from the engineering department who's here and wants to speak to the plan commission?

Would you also identify yourself?

My name's Josh Meyer Hoffer.

Uh I'm a civil engineer for MSA Professional Services.

Um I work with the engineering department on private site development review.

Uh my address is S71 W24290 Cameron Court, Walkshaw, Wisconsin.

Um, so you're a consultant to the I am.

Yep.

Yep.

Thank you.

And I'm I'm here to talk on behalf of um engineering.

Uh Brennan Alex weren't able to make it tonight.

So um so we we acknowledge that there was the email uh back in 2020 regarding this.

Um I personally wasn't involved with it back then, so we're going off the email um as far as correspondence for the approval.

Um the basis for our recommendation on this would be to, or excuse me, the the actual recommendation on this would be to remove the intersection as Robin showed in that diagram and uh continue Country Crest North as a through street with Pro Health Thanks, Robin, with Pro Health driveway being connected as a typical driveway approach 90 degrees to the right-of-way.

Um the basis of this is on driver expectation.

We think that um in the proposed design with the T intersection for a northbound vehicle on country crest to continue on a public right-of-way, they would have to make the decision to do a 90-degree perpendicular turn to head north and continue.

If you continue straight on your path of travel, it'll dump you into a private lot.

We see that as potentially a concern for um cut-through traffic on the private lot and or turnaround traffic on a private lot.

Um the um T intersection, Robin mentioned how uh the top topographic relief um on the future country crest going north, significant hill there.

Um we don't have a plans for that at this point.

We anticipate it'll be close to the 8% maximum allowable slope for a local road.

Um in this proposed design, you'll have that 8% coming down to a T intersection versus a through street.

Now we recognize that City Walkshaw is very hilly.

There's conditions that have steep slopes coming down to a T intersection, but if avoidable in proposed conditions, that would be our recommendation to avoid that.

Um lastly, something for the city to consider is kind of just the precedent in the standard um that it creates having a T intersection with two public legs and a private leg.

Um intersections are just more public rightway for the city and maintain um pavement, curb and gutter, sidewalk, crosswalks, detectable warning fields.

Um the city also has a um minimum curve requirement for centerline radius on local roads.

And although this one um isn't at all trying to skirt that in future developments, this could be referenced as an example of well, rather than having the center line radius, can we just have a T intersection or even a two-legged intersection that just stops at considered uh in uh stopped intersection without having to have that minimum center line radius?

Um we we do acknowledge that after our initial review, we were provided a traffic impact analysis, which seems to uh appears to suggest that pro health will generate more daily trips than the residential traffic to the north.

So we can understand the developers' desire to have that as a pass-through into their private property.

However, from a public rightway standpoint, our recommendation would be to continue country crest north as a continuous street with a typical driveway approach.

Uh thank you, Josh.

What questions do we have for Josh?

That was very thorough.

Okay.

Thank you.

Thank you.

Yes.

Um we've heard from the staff and from the public works department and the engineering department.

So now we would welcome any public comment.

Anyone from the audience who wants to address the plan commission on this development.

My name is Jim Walden.

I am the legal counsel for Pro Healthcare, and we have involved in this discussion for this project for four to five years.

It is very, very important to pro healthcare that we use that T intersection.

We've relied on the assurances of the SMART and the prior engineering department that that was going to happen.

It was acceptable.

It is absolutely crucial that we have that.

I mean, we are gonna we are gonna control the amount of traffic is going through there.

We we did it, a study, a very large study that the SMARTs were involved in, and it's crystal clear the traffic is gonna be going to pro-healthcare.

It's coming in and out of there.

Um we've been relying on the promise of the city from 2020 that we can have that road.

And now to have it considered be pulled on a technicality at the last minute is quite disappointing.

And pro healthcare um has relied heavily, heavily on this traffic pattern.

And if it doesn't happen, um I don't know what we're gonna do, but we we have the ability not to proceed in our contracts with the SMARTs.

And I think it would be rise that level, uh, and it would be a shame not to continue with this pro healthcare campus.

This campus is gonna be, I mean, we're all familiar with the rehab facility.

I think that has been very well welcomed in the community.

People love the sites of that.

We are going to continue with that same concept.

The initial plans in 27 are to propose to this council a um a uh another medical clinic just south of the rehab center.

Uh, and that would probably happen again.

We'd start that in 2027, and then a secondary building that would be south of that towards the property that we're buying from the SMARTs.

We don't know what building that's gonna be, but it's gonna be health care related.

And the idea is to create a campus in this area.

We have the rehab hospital, a medical clinic, and another medical building that would act as a campus.

Um, that campus would probably have a ringroad around it to provide for the flow of traffic.

So I just want you to be um assured of the fact that this catches us completely by surprise.

For five years, we've never heard of this, and now this comes up, and I think it puts the project in jeopardy, and it would be an absolute shame to lose this beautiful project.

Remember, pro healthcare is gonna build stuff out there, it's taxable.

This is not a non-taxable thing.

This is gonna be subject to property tax.

This is a medical clinic, it's a hundred percent taxable.

We're not building a hospital here that wouldn't pay taxes.

To lose that in the city would be a shame, especially um at the last minute, we just learned about this about 10 days ago after five years of discussions.

So it catches us by surprise.

I hope you can appreciate the position that it puts us into, and we'll do what we have to do.

Uh, but I I think it have could have negative results of this project.

We can build this project anywhere.

Okay, thank you, Gemin.

Does anybody on the commission have questions for Attorney Walden?

Seeing none, thank you for your comments.

Thank you.

Are there other members of the public who want to address the commission on this item?

Good evening, Tom Schmitzer, 720 Clinton Street.

I'm the attorney for the Smart Family.

Um, just to reiterate and give you a little background.

When we met with then City Netineer Dave Beacle and Doug Kaler, um, I think Chris Walter was on that call.

It was a teams meeting.

This was just after COVID, so we were all in different places, but at that time we presented to staff the map that you saw.

Um right, that one that is being shown on the screen right now.

That was the map that was supplied to staff at that time.

And then the SMARTS engineer um Josh Pedelco followed up with the email that was shown earlier that uh precipitated Dave Beacle's comment, which you can see in green.

That's the basis that we went upon all along, and as Dave Smart pointed out before have spent considerable time, effort and money developing that plan um according to what um had gained staff's approval at that time.

Um Dave Smart mentioned too, and maybe if you could just put the map back up that in conjunction with Balinski brothers, the Smart Family provided uh temporary construction easement allowing Balinski to bring the sanitary sewer line all the way along from Skyline from the west to the east along what is going to be Red Maple Way and up along the very alignment that is shown on this plan.

Um there's an easement that was given to the city and accepted that's been recorded showing that exact alignment, and that's where the sewer was placed.

It will uh it could actually connects to a sewer that comes from the north.

So there is a sewer connection there.

Changing the alignment of the road then puts at least part of the already installed sanitary sewer count out in no man's land a little bit.

It's not following the roadbed any longer, and will conceivably cut down on the number of lots that the SMARTs might be able to develop as well.

That's to be seen, I suppose.

Um from a safety standpoint, the SMARTs are they've been working on this residential future residential for a long time now, and um to bring traffic down potentially from the north with no stop sign all the way from cold water to highway 18 likely creates traffic conditions that might not be very favorable for the future residents of that residential community.

So I would just ask that you please keep that in mind.

I would encourage the commission to accept um uh the planning staff's uh recommendation of approval.

Thank you.

Are there other members of the public who want to address this item to the commission uh Alan Peters uh N16 W30896 uh Woodland Hill Drive in Delafield?

Uh engineering consultant for the Smart Family as well.

Uh only wanted to add um from a traffic study perspective, 37% of the traffic will be flowing into the pro health care campus.

Uh that's been done through the study.

7% is for the residential parts.

So uh obviously they're a major traffic generator right there.

The study supports that, and then obviously the safety concern that we're worried about with the residential lots.

We want to separate the two uses.

So um, in support of the T intersection as shown.

Thank you for your comments.

Uh Alan.

Alan, could you please return?

Just a quick question.

Do you anticipate a three-way stop at that intersection?

One from the hospital, one from uh I I know initially we uh probably suggest less stop signs.

You can always add more stop signs.

So I think the initial proposed would be from coming down the hill and see how draft me movement goes from there.

So um up it's always open to be added, but I think the initial proposal would be just the one coming down from the hill.

Okay, just curious because it's a safety issue, and so I think the concern was the grade coming down from north to south was a little steeper, so um but I've opened it, of course.

So well, I'm just you know, so if people tend to cut through this, which they perhaps won't um track will be going slower, which is a good thing.

Yes, and obviously there's gonna be more traffic coming in and out of the hospital site than the residential site.

So it seemed to me that maybe that's an option in the future to control traffic at that intersection so nobody has an issue with accidents or winter conditions and that sort of thing.

So just a just a thought going forward.

No, good point, thank you.

Thank you, Alan.

Are there other members of the audience that would like to address the commission on this item?

Seeing none, I will bring this back to the commission.

Are there any further questions that need to be addressed?

If not, the first item on our agenda for action is in fact the CSM.

To get things started, I'll make the motion.

I move to approve and recommend to the common council the just told that.

I I think I'll just use this.

Thank you.

The approval of the certified survey map for the smart trust to the west of Meadowbrook Road and north of Summit Avenue with the following conditions.

All city comments and concerns to be addressed, with the exception of comments related to the T intersection layout, which are requesting to be approved as proposed.

And uh Commissioner Keller seconds.

Is there any further discussion?

Commissioner Wells.

I'm in support of this.

I think that one of the concerns we hear commonly on the Plan Commission is traffic concerns, speed cut throughs, and I think that one of our focuses over the last couple years has been prioritizing safety and traffic homing.

And my feeling is that despite some of the challenges with grade, this T intersection is going to make for a slower streetscape.

Um I'm happy to keep this in mind that this does not become a precedent going forward that we continue to look at each site and each road layout as what fits that space.

So I'm in favor of T intersection layout.

I think that again we we have seen multiple times that commercial and institutional traffic generates far more vehicles than residential, and this T intersection is better coincides with that.

That demand.

Thank you.

Are there other comments?

Commissioner Molson.

I agree with uh Commissioner Wells.

I like the I I agree that this uh intersection is atypical and that we should uh use that format sparingly, but I do think the clear and direct uh approach to the pro health care uh property and and uh is appropriate in this area, and we appreciate their uh a potential investment in our community.

Any other comments?

If not, it seems that we're ready to vote on this matter.

So uh all those in favor say aye.

Aye, opposed.

Um so everyone was in favor, that's a unanimous vote.

Um I would just make a comment that's probably only of interest to the plan commission, but Commissioner Wells uh has pointed out that we are not attempting to set a precedent, but also I believe it's an example as we move forward with our new zoning code that this is an example of something that would come to the plan commission regardless.

So all good.

The second item on our agenda has to do with the rezoning of the property.

Excuse me, there was two other motions for that item.

There was the C is approved the CSM, but then there's still the rezoning and the land use.

Yeah, she's doing that.

Oh, Doug, I just announced that.

Okay, I'm sorry, I you're having one of those nights.

I've had several of them.

So we will make a motion, and I'll be happy to do that.

I move that uh the plan commission approves and recommends to the common council a rezoning of the smart trust west of Meadowbrook Road and north of Summit Avenue to rezone approximately 9.78 acres of vacant land from T1 to a mix of um institutional I-1, 7.76 acres, and RS3 single family residential district, 2.02 acres.

And based on the commons he changed the question.

Thank you, yes.

Um is there a second to the motion?

Oh, Commissioner Granger seconds if that's okay.

Is there further discussion?

All right, I think we're ready to vote.

All those in favor of this, please say aye.

Aye.

Opposed that it was a unanimous vote.

That brings us to the last part of this uh the three items that were attached to this project.

I would just like to make clear that it is posted as a final approval of site plan and architectural plans, but in effect, it's really we're just approving the site plan when and if there's additional discussion about the buildings themselves, they will come back to the plan commission.

I'd be happy to entertain a motion.

Commissioner Moulton.

Well, go with the proposal of the developer.

I'll second with a friendly amendment.

Given that this is going to happen, I'd like to have engineering look at where the stop signs are located based either on traffic flow and or safety.

Wouldn't there initially be initially be no stop signs because it's just a turnaround bulb and the stop sign would be added after the neighborhood is added?

No.

I think uh in order to control the traffic, you'd have to perhaps have people leaving the hospital site stop and look one direction and the people coming in stop and decide whether they're going straight or turning left.

Could we get a picture of that so he can help me understand where the stop sign goes?

Where you want three?

Well, I think so.

Excuse me, please.

Robin, would you clarify the position of the stop signs and the number?

This one shows that the street going to the north of the residential.

So right now it would be here, but then you're recommending I thought my mic was off.

Um but so then in the future when that uh street does come and connect through, is that's where the T intersection will be.

Yeah, and all I'm recommending is that it be reviewed, not it be complete just because once the traffic increases when you have a development for the hospital and the residential units are built and you have people coming from the rehab facility, you can have more traffic.

So it's a it's a potential cue to keep people safe from just running through the stop sign or running through the area without looking.

So I would just so after engineering reviews it, does anybody is there another step or just review it?

I don't know.

Um I'm just asking for that to be put in the minutes so that if somebody requests it, it was at least discussed here.

Okay.

I would support an always stop.

I know that's not our purview, but I'm in support of that.

Would you please repeat that, Jack?

I'm in support of an always stop at that future intersection.

But that would be decided at a later point today.

We're just getting an engineering review of this particular Yeah, and I believe that would be public works or building and ground, public works likely that would make that termination.

I would think so.

I I would just like to pause here.

We have a recommendation from the planning staff, which includes I believe three stop signs.

Uh that that was wasn't as part of it, the three stop signs is just the T intersection, but we could definitely put that in the minutes uh to take a look into that.

But what was the recommendation, Raman?

Just the T intersection.

I think public works would without signs.

Just the site plan for that potential T, but uh the stop signs being placed based on um staff review comments.

Yeah, the recommendation is for the T intersection.

Public works will review the traffic flow and determine the appropriateness of stop signs.

Okay, thank you for the for getting this clear.

So the motion is to approve the site plan, which is the T intersection.

And I'm just recommending that it be reviewed at some point as the site develops.

Not that you have to, that you should look at.

I'm okay with that as an amendment.

Friendly amendment.

It's a friendly amendment and accepted.

So far.

Um so you both approve of what you both said.

I think so.

Okay, good.

Is there is there any further conversation or question from the plan commission?

If not, again, I think we're ready to vote.

All those in favor, please say aye.

Aye.

Opposed.

So that's a unanimous support of the project of this motion and the other items.

Uh congratulations.

I'm looking forward, just like uh Commissioner Melson said, of pro healthcare's continued investment in our community.

And it's a unique investment in terms of the health of the citizens of the city and others who travel here for their services.

So congratulations to you.

Next on our agenda this evening is the let me.

Thank you.

Is the final site plan?

Is the final site plan an architectural review for 2101 Delafield Street, Lifeway?

A request to approve final plans for a new 47,000 square foot addition at the rear of the industrial building to support new packaging lines for the current and future needs of the Lifeway Food site located in the manufacturing to General Manufacturing District.

And so I believe Doug, this is your item.

Yes, it is.

Thank you.

So this is for the Lifeway Fruits.

They're located right at the corner of Delafield and Northview, directly south of the uh Waxhaw County Fairgrounds.

Building is addressed off of Delafield Street, but this addition will be at the rear of the building and alongside Northview Road.

So here you can see the current building.

Obviously, Delafield Street on the west side, Northview running along the north.

Here's the cowl right out in front.

And the addition will be to the rear of the building.

Back in this location, starting where the uh pointer is and going out and then straight down to the back.

I have a slide that actually shows a little better.

Sorry about that.

So there's where the addition would be.

So now it'd be probably a little closer to 43,000 square foot addition, but still roughly about an acre in size that they're looking to add on to the facility here.

So here's a picture of the current site.

That addition will start right where this trailer is parked at this location, and basically run along the front of the building here and then back to this corner of the building that you see back off of the uh road.

And here's a little more of an aerial view to just kind of show you how that fits into the site.

Northview Road in this picture would be just off to the right here.

Um so you can see the outline of where that's how that addition is going to fit onto the site.

Um so here's the area of disturbance on the site.

Um currently this whole section of the site, everything to the west and north of the building is all under pavement at this time, so there'll be no new impervious surface.

Um, but they will be removing some of that pavement and disturbing it to create the new addition.

Um there's a kind of an awkward-looking uh piece of disturbance going straight to the north, and that's going to be for uh new stormwater to get it off of the pavement down to the green space uh that runs along Northview Road.

Uh here's the site plan kind of in color.

You can kind of see where that addition will be in relation to the existing building, then this kind of shows the site plan um with the green up here.

This is currently uh just kind of lawn area and one or two trees out in this space.

There will be adding several new trees along this section of Northview Road, kind of um provide a little bit of a visual buffer to the new addition.

Um, and keep your and it'll track your eyes to the trees when you're going down Northview Road more than to the addition, which also is set back about well over a hundred feet, probably almost 200 feet from the Northview Road right of way.

Um, also with this addition and with this project, um you can see here there is a gray line going through the middle of the grass area.

Currently, there is no sidewalk in this section, and they will be uh making that sidewalk connection with this project.

Um, the building to the east, their sidewalk ends at the property line, and then there is a sidewalk that wraps around Delafield Street corner to a crosswalk here, which goes to the uh fairgrounds, um, but this will complete that sidewalk then across this section, um which has been called for in our sidewalk plan as well.

So we're happy to see this uh section of sidewalk get installed with this project.

And then there will be sidewalk around the entire facility as well.

They are going to use similar architectural treatments on the exterior of this building.

So there'll be a concrete base and then insulated metal panels.

It'd be a vertical white metal panel, which matches much of what's out there if you recall when I showed that original photo of the existing site.

This area will be used for packaging and processing.

And so insulation was the most important feature versus having the architectural amenities and things, mean that this is a large industrial facility.

Staff felt that adding the new landscaping along Northview Road would attract the eye and help kind of soften the view to the industrial uses behind there.

There will be some exterior light fixtures around the addition.

There will be LED and they're calling for a color temperature of about 3,000 K, which falls within our guidelines of 4,000 K color temperature or less.

So that was good to see.

Kind of see a little floor plan layout, how the processing and packaging line will work in this new addition area.

There will be also truck bays at both the north and south corners of this east elevation of the building.

And then here's the elevations of the building.

This is the existing building off to the right as it exists now.

And then the current existing building behind this gray addition, as you see that there.

Coming around to the east side again, you can see the existing building in white, and then they've grayed out the addition, just to kind of show you where that'll go.

And then here's those truck bays on both the north and south ends, as I'd mentioned.

And then at the rear of the building, it does wrap around slightly to the east past the existing building line.

So you can see that this is the uh area behind the existing west wall at this time.

They did give us a couple of before and after photos just to kind of show you uh what they have out there.

Um so here, this one unfortunately, there's a couple of trucks in the way, but you can see the existing building uh back here with the roof coming up.

The addition will start and go in front of that.

Um, and then this was just more or less to show there's a couple of existing trees, but not many.

So when you go to the bottom to the after, you can see where they're adding in some additional evergreen treats as well between the the gaps and the existing trees, and then these continue farther to the west as well, as you'll see in the next rendering.

Uh, this one the trucks are kind of out of the way, and you can see a little better view.

So, this is the existing portion of the building uh that will remain untouched, and the addition will be just to the west or east of this, excuse me.

And so here you can see then that new addition out in this area, how that'll come out in front.

Um, again, the the metal panel construction uh cement base there just to match the existing that's already out there in the facility.

Um, and it's all done in white to kind of match and bring it all in.

And then here you can see again between the trees, some of the new trees that are being proposed along that Northview Road corridor to help soften that view in there and uh create a little more interest along the Northview Corridor, and then the proposed sidewalk in there as well.

Um also with uh so that's the proposal that they're proposing to do the addition for.

Um we have had comments from the alderman and the neighbor or in the uh mayor who've received um messages from neighbors with a concern about noise for the that they feel is coming from this life way.

Um this addition, uh so they feel the noise is coming from a uh cooling tower at the far south end of the plant, uh would be back in this location.

The addition is up here and happening on the north for their packaging operations, so we feel it's unrelated to that noise issue, but we have reached out to Lifeway and have had some discussions with them.

Lifeway is currently investigating it, um, and they do have staff members here this afternoon or this evening to uh talk about it a little bit if need be.

Um, but they've been investigating the sound decibels.

They gave me some preliminary readings that they took in the fall, and they looked to for the most part be within our guidelines or our performance standards in the code for what is permitted for decibel levels at an industrial facility.

Um, but the complaints are making it sound like maybe it's louder than that.

Um, so there uh lifeway has been actively monitoring the site and trying to get new numbers, and in discussions with them, they are willing if they determine that that is definitely the source of where this noise is coming from.

Um it's hard to say because there is the airport directly to the north with traffic.

Um Delafield Street is a very busy street as well, and there's other industrial properties further to the east.

Um, but it it sounds like if that is the area where this um is they're looking, they will be willing to work with us to try to come up with a way to add some sound deadening or baffling or something to help um do that, uh reduce any sound that is going to the neighborhood.

Um but at this time they don't have a full study yet completed to address that.

Um, but they are working on that, and staff feels confident that they're gonna continue to pursue that with our discussions that we've had with them.

Um and I know there are quite a few neighbors here this evening.

I believe most of them are probably gonna be about the sound issue and not with the proposed addition that's before you this evening.

Um, but I just wanted to put it out there and let everyone hear that Lifeway has been actively studying the site for those sound issues, and they do have representatives here that may be willing to give a brief discussion about that this evening.

Thank you.

Are there questions for Doug?

Commissioner Keller.

Doug, uh two things.

Um from looking at the plants, it looks like the building's gonna be gray.

Wouldn't they want to paint that white to match the rest of the yes?

It'll be great.

It was just they did it in gray on that uh elevation just so you could see where it was located because the whole building is white.

So they showed the white building with the uh I believe it's this one you're talking about.

So this will be done in white to match the rest of the white building.

Second question is I'm looking at the loading docks on the would be the east side of the building.

Typically, you need 120 feet to pull one sum out in front of another if they're 55 feet.

This doesn't look like it has that.

Is there a way to verify what that dimension is?

Um, I don't see it dimensioned on this site.

It just looks like the way the the way the truck is drawn that it doesn't have enough space to pull out.

And it looks like you can go in either direction, either um either the streets, but I'm just concerned if you don't want to have the right depth, it becomes a problem.

Sure.

So and there are representatives here, maybe they can address that further for us.

Are there other questions for Doug?

Commissioner Wells.

Doug, is as we're looking at our draft zoning code.

How would this one score from a landscape perspective?

I mean, is this something that would be in line with our future standards that we run kind of that measure with the landscaping?

Um probably this is kind of a an anomaly that there's already some green space out there and it's an existing site, but they are adding the trees and stuff, and the trees are what give you the highest points.

Sure.

So I think it would come out fairly well with our landscape plan the way it was proposed.

Okay.

And that raises a good question.

You know, would this item have come before the plan commission at all if they had met all the landscaping?

And um, but yes, this item would have come before you as a plant commission uh because there's they wouldn't have met the glazing requirements and things because of the industrial nature of this building and the fact that they need it insulated.

Sure.

And so you would have this whole project would have come before you.

Yeah, and I guess I understand the need for this building in particular to have solid walls where we would maybe ask for windows or other architectural features.

Would that be would that be contrary to what we're setting up with the zoning code or would we then that's why it would have come before you because they wouldn't have been able to meet those standards with how they proposed this addition?

So it would have come before the plant commission for review and your consideration that is this actually appropriate for this district in this proposed use in this case.

Thank you.

Okay.

Other questions?

Seeing none from the commission, then is there a representative of um Lifeway here to address the commission.

Good evening, Charles Black.

I'm a project architect, uh, black and black architects, 200 East Church Street, uh, Libertyville, Illinois.

Um we planned uh this site in concert with the LifeWay team.

Uh we feel that the uh beautification along Northview is an appropriate uh balancing of this type of zoning with adding uh some additional green space so that we have some appropriately spaced and located new trees so that your view down north view is enhanced.

The primary use of the building is for packaging.

It's about 43,000 square feet as Doug mentioned.

One thing with the semi-trailer traffic at the loading docks, that uh particular setup is something similar to to what's being used currently on the site, and they they use a mobilized uh vehicle to position and maneuver those uh trailers uh on a daily basis.

So there will be some storage of trailers and then some active use of swapping those trailers out.

So as far as the site circulation for that east face, uh, that's been evaluated and it is appropriate for for what this intended purpose is.

Uh the building walls do uh do uh are going to match the existing building.

Um we're not going any higher than uh the current uh cold storage building, which is the tallest building on site.

Uh so the new addition will have a uh monolithic uh low sloped roof off of the existing tallest uh portion of the property.

Um we are swapping out and improving uh some of the stormwater runoff with the total suspended solid treatment of the stormwater that's coming off of a roof and not uh uh pavement.

So we are displacing uh the pavement with a building, and the building roof has cleaner water essentially running off of it, and then that's conveyed to the north existing yard and then dispersed to treat that filtrated water into the side of the hill.

Um another feature that was mentioned was the uh sidewalk.

So there will be some pedestrian connectivity from the east and then from the west.

Uh, I know there's crowds of people that come to this site across the street to the uh county fairgrounds.

So uh providing some connectivity to the neighborhoods is uh is a is a nice feature as well.

Um parking-wise, they have more than enough parking um in the existing parking lots, and uh just one thing with the sound.

Um our project is to the north of where there's uh uh some of the sound perceived, I think.

Before the meeting, I I did use a handheld calibrated uh sound level meter, and due south of the property.

We were registering around the mid-50 decibel range.

The allowed decibel range is in the 79 decibel range at the property line and beyond.

I also went further into the neighborhood and at the corner of Magnolia and uh Delafield, measured uh decibel ratings as high as uh 72 decibels with passing cars.

So your typical mid-range is around around 55.

Uh also went by the police department and the bakery and to the south.

So those are registering levels in the mid-50s.

So just as a frame of reference, during this meeting uh in this room, the the low uh decibel rating is 37.8, and the highest decibel rating was 74.9.

So just to give you a frame of reference of of what that level of sound is.

Um I don't really have anything else to cover.

It is a BMP uh a food facility there for the uh you know there's not there's not open doors during operations where you might have other uses in industrial zoning areas that might have doors open.

This is a food plant, so they keep all of their doors closed, so internal noise is managed appropriately.

Um I don't know if John, if you wanted to come up and uh address the plan commission on the number of jobs being created.

Um just a quick question.

Sure.

Is your uh truck traffic typically go out on come in and go out on Northview Road?

Is that the normal traffic pattern on the site?

Yes.

Okay.

Are there any further questions for Charles?

Seeing none, thank you.

Thank you.

And sir, you are John Bailey.

I'm with Intertech.

I'm the engineering firm that's been working with Lifeway on their expansion plan since uh May of 2024, starting with the general review of their facilities and their manufacturing practices, followed by their sales volumes and their expected growth.

Then matching that with their manufacturing capabilities and identifying where they had shortages.

On behalf of Lifeway and the board, we are very proud to be part of the community in the neighborhood that we're in.

And we the building has literally been there since 1952, the original drawings when the first building went in.

It's since then there have been seven to eight additions to the building as it increased and grew.

Lifeway acquired it more than a little more than ten years ago, under a situation where the facility had been suddenly closed by the prior tenant and they reopened it and energized it, and many of the employees that had been part of the dairy were brought back to the dairy to operate the dairy and are still there today.

In fact, the plant manager goes back to the original the foremost time with the dairy.

They have other facilities, smaller facilities that will do strategic work for them.

But a lot of the product will be brought up here.

This is on the northeast side, and this is the packaging part of the project.

There's no process per se.

We're not using machines in this area other than packaging machines, and this was created so that we'd have enough space to put it in.

There's two high speed lines that are going in there.

The traffic pattern that was referred to earlier, all the trucks do come in on Northfield.

They come into the property uh uh south and then they go up.

In fact, is there a way of pointing?

The truck route is around the property, so it is it follows uh they come in here, they go up the hill to the uh to the left, which would be east, they continue all the way to the property line.

If we pause here for a minute, generally speaking, this is a drop lot right now that's shown where these two trucks are parked, or the four trucks are parked at the building.

So we have ample room for the traffic, which are usually milk uh raw milk uh tankers that come in.

If we continue to proceed to the south, they come all the way to the uh to the southeast corner, uh, and then the trucks turn and they make their way to what we call the receiving area, which is up front uh where the cars are parked right there, and that's where the milk uh begins its its process in in Lifeway.

It's raw milk at that point, and then we turn it into pasteurized milk, culture it, and turn it into the product of kefir.

We're increasing the volume of the plant from approximately eight million gallons a year up to 23 million gallons of product a year.

That takes considerable amount of space, and this particular improvement allows us to package it within the allotted time because these products need to be kept cold.

It's all milk products, so it's it's we have to conform to the PMO.

It was mentioned earlier that uh we keep our doors and windows shut.

That's actually a requirement.

If we're uh our inspectors show up and they find out we've had our doors open, it's a violation because of uh infestation, bugs, vermins, other things that can just debris and get in the plant, and we can't have that in the plant, so they're close.

So our noise from in the internal structures is not omitted.

There is a the picture that you're currently looking at is an excellent picture of the roof.

There are no real structures on that roof, uh fans or otherwise that would generate noise, just referring to the noise abatement.

And I think it's important to know to point out that it was entered in record that we're getting decibel readings at about 55, with normal conversation being somewhere upwards of 75.

Traffic noise in the city is 85.

I think those are good reference points.

Not that we make it small of it.

It's very important what our neighbors say, and we do want to work with both the the city, the the municipalities and our neighbors to do what we can.

That starts with maintenance, regular maintenance.

For example, those decimal ratings were taken today.

We do have a condition going on right now where one of our fans has a bad bearing on it.

It was discovered during our normal maintenance period where we were tightening up the belts so that the fans didn't squeak and make noises.

The fans I'm referring to are on the cooling towers that were pointed out.

I'm sorry, I should have said that.

Um the bearings is bad.

And for those who understand what that means, it means that when that fan starts up, it's not on center, it wobbles and it makes a lot of noise.

When I say a lot of noise, we just read the decibels 50 to 55 decibels.

That's under a condition where we need to fix it, and we're only waiting for a shutdown at the plant so we can shut down the cooling system and take that fan off and put the new bearing in and bring it back online.

We will be adding adding a number of jobs to the facility is uh through expansion.

That includes uh shifts.

So right now they work basically a single shift, but they do work it, and they've been getting they've been expanding into the third shift, uh second shift, the swing shift.

So we will have more presence, more activity at the plant internally.

As you said, there's plenty of parking, so we can bring in all our shifts in.

We have the overlap requirements there.

Um it's 48 million dollars of an investment in the walk-shaw facility.

And they're bringing it online.

It's a long-term investment for Walkershaw in the area.

And we think it's it's an important investment for the community.

And uh it's absolutely important to the business, and it's how we're going to be able to meet the demand that's currently waiting for us.

Orders are coming in, we're having trouble filling those orders, and we need to be able to generate this capacity.

This is the last of the this is the key project that will bring all of the upgrades that we've been doing to the building, will bring it into full force by the end of the fourth quarter of 26, which means we'll be able to package out all of the kefir that we can make that we've built in the last uh 12 months.

So we've been very busy there uh putting it all together.

Um do we have any questions?

John, thank you for the information.

What questions do we have for him?

John, you've done such a good job that there are no questions.

But again, I wouldn't leave the building.

Thank you.

Thank you.

Okay, we've heard from the uh about the project from the planning staff, and we've heard from the uh applicant who's proposing this.

I would just like to make clear before we start, uh the plan commission tonight is deciding on whether or not to approve the building of this new facility.

I know that there's been a question raised with regard to another issue that has to do with the fans that are in the older building facing south, I believe.

I was there today, so I have a picture of what you're talking about when you're raising an issue.

But in fact, that is not a component of our discussion tonight.

Out of respect for the fact that you're here, I'd be willing if the commission is willing to afford a period of time of five or ten minutes to hear from the public's concern so that the staff and the alderman who's present can understand your concern and then take it further with um with life way, but that is not a component or an influencer to our discussion about our vote with regard to this expansion.

So, having said that, um first I'd have to pull the plan commission.

Are you in favor of spending a limited amount of time?

So I'm also going to ask those of you who are here to be aware of the time.

And so if you're standing to repeat something that someone else said, um, out of courtesy, I would ask you to consider saying I totally agree with the statement that was said about without going through it again.

If if your comments are literally just a copy of what has already been uh offered to the commission.

So starting, let's give the honor to Scott, who took the effort to fill out a slip to uh to address the plan commission.

Scott, if you'd come up and address your uh your comments, let us know what your name and your address is, please.

And just for information, it's quarter after seven.

We if we need to, we'll go to 7:30.

Okay.

Hi, uh my name is Scott Knutson.

I live at 809 Magnolia, uh, which is a quarter mile from Wi-Fi dairy.

Um I just wanted to point out before I read what I have here.

Um, at four in the morning when I wake up, there is no traffic, and I have measured um decibel readings in the 60s of noise from life way, and that's a quarter mile away, not next to the plant.

So I just want that to be known.

Um good evening, commissioners.

Thank you for the opportunity to speak.

I support Lifeway Dairy creating local jobs and supporting Wisconsin dairy farmers, but I'm here to address a severe ongoing noise pollution issue before it becomes even worse for us with their planned 47,000 square foot expansion.

Uh we moved into the neighborhood six years ago.

What we've experienced for six years now is a loud jet engine like roar operating 24 hours a day, including all night long.

It is so intense that we cannot sleep in two of our second-story bedrooms that face Lifeway Dairy, which sits a quarter mile from our home.

Uh we also have to use noise canceling headphones in our home office in order to be able to concentrate, which is unacceptable.

The noise is continuous, is a continuous disturbance and a nuisance even at 4 a.m.

when I wake up for work.

The noise travels above LifeWay's rooftop level.

It is quieter at ground level but at their property line, but it is significantly louder uphill and away from their building, exactly where our neighborhood sits.

This is not a minor annoyance.

It interferes with our sleep, peace, comfort, and our quality of life, and we feel enough is enough.

I have called Lifeway Dairy's general manager multiple times with zero callbacks.

I um I made a better business bureau complaint, and it resulted in their Chicago law firm sending me a letter claiming that there is no excess of noise.

This lack of accountability proves that they haven't been taking complaints from neighborhood residents seriously.

Lifeway's noise level is already a nuisance.

Approving this expansion without any commitment on their part to reducing the existing noise would be unfair and disrespectful to nearby residents.

The plans I reviewed clearly shows exactly where some new trees will be planted, but there's absolutely no mention of relocating noisy equipment to the non-residential side of the building.

There is also nothing mentioned about sound muffling and closures or other noise mitigation for their vents, condensers, and other equipment creating the ongoing noise disturbance.

Under the City of Walkeshaw Municipal Code, Chapter 12, noise of any kind tending to unreasonably disturb the peace and quiet of persons in the vicinity is a public nuisance.

Businesses are expected to respect residential quality of life, especially between 9 p.m.

and 7 a.m.

I respectfully ask the planning commission to use its authority and condition Lifeway Dairy's expansion permit based on two things.

One, a requirement that Lifeway limit or significantly reduce operations that create the jet engine noise between 9 p.m.

and 7 a.m.

And two, a detailed enforceable plan for extensive noise mitigation, sound enclosures, mufflers, barriers, and relocation of noisy equipment to the non-residential side of their building before any new construction begins.

Commissioners, thank you for your time and thank you for protecting Walkershaw residents.

Scott, thank you for your comments.

Thank you.

Are there other people from the audience that would like to address the commission?

If you'd come up to the microphone, let us know your name and your address, please.

Hello.

My name is Jim Francioni, 810 Magnolia Drive.

Um, much of what Scott had uh described is exactly what we're experiencing as well.

So I'll be brief and uh be respectful of your time.

Uh I do also mention that the sound level of approximately 60 decibels may or appear to be acceptable in isolation, but zoning decisions should not rely only on a raw decibel number.

The character of the noise matters, continuous mechanical humming, repetitive cycling, and overnight operation create a very different impact than occasional daytime activity.

In residential settings, that kind of persistent industrial noise affects sleep, outdoor use of property, open window living, and overall neighborhood viability.

I'll just close with this.

When industrial expansion occurs, adjacent to homes' conditional approval should require meaningful meaningful mitigation, not simple reliance on projected compliance.

If this project moves forward, approval should include enforceable conditions such as acoustic shielding, sound barriers, and equipment enclosure requirements, and independent post-installation sound testing performed at nearby property lines during both daytime and nighttime hours.

It is also important to include a mechanism for accountability if the actual conditions differ from what is anticipated today.

Once the equipment is installed and operating continuously, residents should not bear the burden of pooing that impacts have become unreasonable after the fact.

Thank you.

Thank you for your comments.

Are there other members of the public that would like to address the commission?

Again, if you would give us your name and your address.

Yeah, yeah.

Patrick Kemmerling, 1116 El Doro Drive.

I just want to state that I agree with all the statements that they made.

I've talked with Joe in the past about this.

Uh the noise and that has been crazy.

We're there for 42 years and we've been putting up with it long enough.

That's all I'd like to say.

I'd like the noise mitigation would be number one on my list for sure.

Okay.

Thank you.

Thank you for sharing your comments with us.

Okay, thanks.

Are there other comments this evening?

Thank you for your courtesy.

And uh we are happy to listen.

I think though we want to make sure that our vote is about the expansion and that we have heard your concerns about the noise.

Uh was there any other comment?

Uh Alderman Piper.

Thank you.

Um I wanted thank my thank my constituents for coming this evening and voicing their concerns.

Um I've mentioned to them, and I'll mention to you that I do support the project and I support the expansion, would ask for your support of that this evening.

Um I've been in contact with my residents.

I've also been in contact with Lifeway.

Um Lifeway has assured me that they want to be a good neighbor and that they are looking into this.

And the plan commission and my constituents have my word that I will hold them to that account, and we will work to continue to get to the bottom of this.

But as it relates to the expansion, I asked for your approval and support this evening.

Thank you.

Thank you for your comments as well.

Um I went to um the site today.

I went to Lifeway.

I went to Magnolia all the way up the hill and turned around and came back.

I parked in uh in the lot where the bakery used to be, way in the back.

Um, and unfortunately, the time that I was there, which was late morning this morning, uh, the fans were not operative.

So it was difficult for me to be able to experience what you are suggesting.

So I I also want you to know that there have been discussions by your aldermen and discussions within the planning uh department itself to try to find different possible uh suggestions to Lifeway that might mitigate some of this.

I think you heard that the architect uh said that there was a defect in one of the fans in particular.

So there is a lot of discussion going on.

You have voiced a concern, and I think I want you to hear that other people are listening and are also focused on trying to get a resolution.

So thank you for your participation.

I add to what Alderman Piper has said.

Are there any further questions coming from the plan commission?

Seeing none, are we ready for a vote?

Can we put it up?

Doug, could you put the the motion on the screen, please?

I'd be happy to entertain someone making the motion.

Go ahead.

I'll make a motion to approve the final site plan and architectural review for 2101 Delafield Street Life Way request to approve final plans for the new now approximately 43,000 square foot addition at the rear of the industrial building to support new packaging lines for current and future needs of LifeWay located in the M2 General Manufacturing District, um, addressing all staff comments.

Okay, thank you.

Wait, before we before we go on, the uh the recommendation was to all staff comments to be addressed and that an engineering concurrence letter must be obtained before building permits are be issued.

Yes, okay.

That is all thank you.

Thank you for the clarification, but I'm still waiting for a second.

I do have a second.

Okay, thank you.

Um Commissioner Keller.

Um by June 1st.

I'm sorry.

By June 1st, we get some resolution to the noise issues that are driving the neighbors nuts.

The noise issue isn't on the agenda.

I understand.

I'm still making it.

Well, the maker of the motion, uh, he's making a friendly amendment to add some additional condition to your motion.

Do you accept that or would you like to keep it as you made it?

No, I'll keep it as I made it.

The noise isn't part of what's in front of us.

Then I'll withdraw.

All right, I'll second.

Okay.

Ummissioner Keller, I believe the staff and the alderman have heard your recommendation and how strong you feel about it.

And that June 1 may very well be a good question.

Well, June 1 is when generally people start opening their windows at night.

And so I'll just you know amplify the situation.

So that's my suggestion.

And it's in the minutes, so I think you've accomplished your objective.

So we have a motion and a second on the floor.

Is there any further discussion?

If not, all those in favor say aye.

Aye.

Opposed.

So that heard me.

Okay.

Um, so that motion passes.

Six to one.

Five to one.

Five to one.

And thank you for your comments.

Um, and I guess I would like to also say thank you for Lifeway in terms of expanding in this community and what it means to us and what it means to your business.

So your business is successful because you need additional space, and we're we're happy to have you here.

And I hope that the citizens of the district and the residents of Magnolia also feel that they've been heard and that there will be some action as a result of it.

Thank you very much.

We have next on our agenda this evening.

A consultation meeting that the plan commission tonight will make take no action, but will be encouraged in terms of the developer is asking for our comments so that they don't proceed with a plan that comes back to the commission where we make a lot of suggestions and change the direction.

They want to know is this something that will be supported in the community, and what are some of our comments about the development?

So that is going to be discussed.

This is about in the old.

And Doug, you're going to take us through this, please.

Yes.

So this is a consultation regarding the Ineal plant.

Most people know this as Waukeshaw Engine if you're local to the area.

But basically, along St.

Paul at the corner of Prairie Avenue, where it meets St.

Paul, that large industrial building off to the west of that intersection on the south side of St.

Paul.

Here's a close-up of the site.

Current site, just under the roof here is about 600,000 square feet in size.

What they're going to be proposing is about 83,000 square foot addition, which is almost two acres.

So when I show you the plans where they're going to propose that, it looks kind of small in relation to the building, but just so you get a grasp of how big this facility actually is.

Paul.

Again, what they'll be looking for is an 83,000 square foot addition.

And they want to do it off on this southwest corner of the building.

They're looking to bring a new engine line into this facility and re-invigorate the industrial use.

Again, so staff, we were excited to hear about this project.

Unfortunately for them, they have some tight timelines they're trying to meet, and that's why they want to bring this consultation to you to introduce the project, let you know it's coming, give you a heads up about it, so that they'll have hopefully hear any concerns you may have with what they're proposing so that they can as they prepare their plans.

They're hoping to be submitting preliminary plans in the next week or two to start the formal review process.

But so they wanted to get some feedback from the commission first and introduce the project to you.

So again, it's along St.

Paul.

You can see there's a railroad line that runs directly to the south of the site, as well as a fairly heavy tree line there.

Um and then the Fox River is to the south of that again.

Um so this rear end of the site uh with all the trees, the railroad line.

Um it's not very visible from the public.

Um you can see there's a lot of pavement back here and around the whole building.

All of their addition uh and work will be done within that paved area.

So again, no new impervious surface to be added.

Um, and then all of their disturbance areas will be in theirs that are already paved, and then we'll be repaved over up to the building again once the addition is put in place.

So here uh in the lighter gray, you can see the existing building, and then the new addition, the 83,000 square feet, um, again, is in the uh the kind of the pinkish color here, oranges color off to the side.

Um again, that's 83,000 square feet.

Um, so it's quite a large addition, um, but kind of small in relation to the rest of their facility.

Um again, it's kept all to the uh the south and west of the site, so the majority of it again is behind the uh current building, also with the existing outbuildings over here.

They kind of screen the views for anyone coming up St.

Paul from the uh south to see that portion of the building.

Um there is a would be direct views maybe right in that this section of St.

Paul.

Um, there's a driveway that comes out to this location, uh, but it's a also a little bit of an incline there, so this is all uh recessed and down below the St.

Paul right-of-way where this would be occurring.

Here's just a close-up of that building.

Um there will be uh kind of their disturbance and new paving is kind of highlighted here in the gray.

Um there would be some truck docks at the south end or the southeast sort of facing direction of the building.

It's envisioned truck traffic, empty trailers would come in through the uh off of St.

Paul around the building, be able to go into the truck area.

This area will be a new um test facility for the new engine line that they're producing.

So they want to build a state-of-the-art test facility for these new large engines that they'll be producing.

Um, and then they'd uh once they pass testing, would be able to be packaged up prepared for shipping, um, and then trucks could pick them up, drive them around to the south end of the building, and then out on Prairie Avenue and where they could either go south on Prairie, which is a trucking route, or back up to St.

Paul and back up to the expressway, either to the north or highways and I-43 to the south from that location.

Um, so it's a great facility for them to be able to do this uh new engine line at with this uh you can see there's some lines in green here.

They will have to relocate some storm sewer lines as well as the red will be a relocation of a sanitary sewer line that runs um through the property in in this general area.

Um but they're able to accommodate that and still fit this addition in with the relocating some of those lines.

Um, but there will be some work that'll have to be done to accommodate the addition on the site.

Here's some uh conceptual elevations of what this will look like.

So this is the view uh the south elevation, so the uh the view from say the railroad tracks was where you're about the only spot you'd be able to see this from if you're on the railroad tracks looking into the site.

Um basically the majority of the construction is just gonna be concrete tip up construction.

Um, but then this uh where the you can see the stacks here.

This would be where the new uh test center would be for the engines.

Um there's a little sign here that says Jem Brocker on it, and this would is proposed to be a fence to kind of keep the traffic away from this section of the building when trucks do come around the back of the building.

Um there's gonna be some uh new state-of-the-art control centers that'll be in the building right at this location.

They want to make sure there'll be no problems with uh vehicle traffic getting too close to the building at that location.

Um so that's what this is uh proposing is a future fence.

Once we get the final detailed plans in, that'll all uh be more uh visible as of what that'll actually be.

Again, that's on the south side facing towards the railroad tracks and river beyond, um, and hidden by that heavy tree line.

And then this would be the other elevation, then just the the concrete uh panels for the most part.

Uh you will be able to see the stacks coming up above from the the test center.

Um again, this is about 83,000 square feet, so it is quite a large uh building.

But as you can see here, most the black roof would be the the new proposed building, and this is then the gray would be where it's behind the uh existing building and risen risen up a little higher.

You can see here on the elevation uh from this rendering above it.

Um so again, this is a excuse me 83,000 square foot addition.

Um, no formal action is being requested at this time, but they would like your feedback, make sure the plan commission is comfortable with what they're proposing, where they're looking to do that.

Um, obviously they'll be bringing a new engine line in, reinvigorating this whole industrial use on this facility and bringing uh basically the entire facility back to life with this new project.

Um, but their first step is to get this test center in place so that then they can start to produce those engines and meet their timelines to get those out and delivered.

Um so there's kind of a tight timeline that's so they've brought that in for you for a consultation just to introduce the project, let you see what what they're proposing, um, and to answer any questions or concerns you may have on the on the site.

And there's several representatives from the INEO uh team here tonight to address any questions or concerns.

Uh thank you, Doug.

Uh would you expand a little bit?

You you made a mention of the fact that there is some time dependency here.

So, in terms of their development, what do you think that they would be able to actually accomplish?

Well, there as far as what do you mean actually accomplish?

Um, I didn't phrase that very well.

What I'm really asking is is this something that within the next year or two would actually become a reality?

Yes, their goal is to have this up and running within two years, I believe, but there's representatives here that can address that more closely.

Um, and that's why the tight time frame and trying to keep they want this with you.

They their intentions hopefully within the next week or so to be able to submit plans for us to start formally reviewing then at the staff level and eventually bringing them back to you in the next month or two for uh plan commission review, hopefully.

Okay, thank you for that.

Are there questions for Doug?

Commissioner Keller.

Doug, what am I looking at?

Uh those mechanical units are they um vents?

What am I looking at?

The building that's sticking up in the air.

Um, I believe that's kind of exhaust vents for their test center, but the representative Suminium would probably be the best to address that and look specifically what portions you're looking at.

Given that sound is an issue, does this potentially increase the sound coming out of the building?

I would refer to the NEO specialist on that.

Because a lot of the residents are actually higher than the building in that area.

Yes.

So curious.

Thank you.

Are there other questions for Doug?

Seeing none.

Is there a are they going to are you gonna ask them to go?

I was just about to we would like to ask uh if there's a representative of this project to address the plan commission.

Would you please come and give your name and um your residence and your affiliation with them?

How's that?

Well, good afternoon.

I'm Dan Colvin.

I work for Riley Construction, uh, who's had the honor to work with the NEO folks for quite a while on this project and others.

Uh I reside at N84 West 1370, Fond du Lac Avenue, Menominee Falls, Wisconsin.

Bit of a mouthful.

Um Doug, thanks for kicking it off.

Uh as discussed, we're looking at a roughly 83,000 square foot addition to the existing facility, uh, which would serve as end-of-line testing, packaging, and shipment of those engines.

Uh, really, the the large thing or benefit to the city here would be the promise to revamp the the facility and bring in numerous jobs, uh, which would be huge for the area.

Um referring to the question about the the stacks, uh so the stacks are requirement for emissions largely.

Um the the noise type and volume or loudness decibel value would be similar to what is currently experiencing uh being experienced as the at the facility because the building currently does test engines, um so this would just be new test cells that would uh be suitable for the new engine type.

Are they uh are they mufflered at all by any chance for they're extracted?

I'll have to refer to the mechanical engineer to give you the the exacts.

Uh we are working to get preliminary in for consultation or review uh next week.

Um so at that point we'll have a little bit more information.

Yeah, besides the noise issue, they're also um I'm not sure what the dimension is on that, but they're if you look at the housing right across the street from the plant, there are 20, 30 feet in the air because of the way the earth is contoured, so any noise coming out of here is liable to be right in their face.

So, lest we hear a noise issue from this when it comes to us finally, I'd just like you to address that in some fashion so you can at least report what the uh decibel rating is once it's up and running.

I think would be helpful.

Understood.

Thanks.

Thank you.

Commissioner Mulston.

Oh how tall are they?

The you called them stacks by chance, Jim.

Do you?

Yeah, if you wouldn't mind.

Sorry.

Good evening.

I'm uh Jim Gavick, and with uh Flat Architects.

Um my address is 4570 Oak Springs Circle, DeForest, Wisconsin.

Um so yeah, the exhaust stacks that you're seeing in this image, they would be the same height as the ones that are currently at the facility.

Um, like Dan said, they're the height of those stacks is driven by the EPA requirements for exhaust emissions.

So these would be the same height as the two that are currently on the um west end of the building.

These will just be further south towards the railroad tracks.

And it looks from the pictures that it's gonna have absolutely no impact on the river.

Is that right?

That is correct.

Okay, well, we I'm also excited about this project.

Thanks for bringing it forward.

Are there other questions?

Commissioner Wills.

Less of a question, more of a comment.

I I find the main building you guys have very attractive with all the brick um and older manufacturing building, and you guys have done a lot too, or anyho has done a lot to clean that up and restore that.

Um you come down uh Morland right there, or stop light, you end up staying in that intersection for a bit.

Um you've got kind of a nice view out to the river.

I think the building is part of the improvement over parking lot.

Um but as I look at this, I understand this is tip up construction, it's it's has a has a purpose.

Um I guess from a plant commission perspective, I'd like to see um something there to make that match or look more in line with the office building you have, that older manufacturing building.

Um whether that's a mural, I like the Genbacher sign.

I don't think anyone's gonna see it on the back, but if it's you know some kind of mural, some kind of decorative element that you know is in keeping with the manufacturing intent, but is also attractive to look at.

Are there other comments from the commission?

Seeing then, I see that Alderan Piper would like to comment.

I'll be quick.

Um, as a as an individual that was in this chair when GE decided to move their manufacturing to Canada, and we were having very, very different conversations about the future of that site at that point and that time.

Very excited to hear about this and very thankful for INEO and your team for making the investment in Walkeshaw.

And like I said, this is a much different conversation than we were having at that time, and very happy to be here.

So thank you for your investment here, and I wish you the best of luck with the project.

Thank you.

Uh thank you for your comments.

I did travel to the site today uh for the same reason that has been mentioned before, and that is from the exhibit that was provided.

It seemed like the stacks were dominant and terribly big and would be um taking over the site.

But then when I went there and saw that you have other stacks, and that perhaps these stacks weren't as dominant as the exhibit provided, plus the fact that I don't believe I've ever heard that there have been uh comments from residents up, I'll just kind of say RG up the hill, just because of the topography.

Um, and I I understand that um you would have heard some some of that comment in the planning department.

Is that not right?

We usually our community development department would hear those kind of complaints, or the aldermans would, and we haven't been contacted by either regarding that for this site.

For the current operation, yes.

Okay.

Um now is the time before they put pen to paper and make another drawing.

I just have a question on um it looks that that this edition will take up that parking that's there.

Are there any concerns with that parking being relocated to the other lot, the parking that's on the street, like how has that been accommodated?

We are evaluating a restriping approach to increase the amount of cars that can park in parking lot one or that parking lot on the east end, roughly.

Um so it is something that we are evaluating.

So that's a concern that you would like to have addressed.

Yeah, I just think I know there's a lot of um, I'm assuming staff that parks right on St.

Paul there as well.

So I just wonder how how it might change if folks are working in that outbuilding and are being told to park in that far east lot.

Are they gonna park in that far east lot because it's quite a walk?

Or is there gonna be more parking on St.

Paul?

Just kind of want to raise that.

We'll definitely look into it.

I appreciate it.

Any other comments or feedback?

I just have a quick question um regarding uh Jack's comment on decorating up the facade of the I assume that's this facade on the screen currently facing directly onto St.

Paul that you were discussing.

Yes, because I think the um the section that's kind of behind the building, it's clearly higher in elevation.

It's not as visible though because it's it's up top of the building.

Um there's a sm the outbuilding is off to I guess the south is brick.

Right.

The main office building is brick.

Um, I guess I'm personally a fan of murals.

I think they're they're a great addition.

Um it seems like that would be a lower cost way to kind of dress up what is otherwise a pre-cast tip-up building.

Um I think it'd be a great opportunity to kind of show Walkershaw's manufacturing heritage a little bit to have something like that.

Um course I don't want I don't expect this manufacturing building to have the same architectural standard as you know a building we do somewhere else, or you know, you guys to do a fully brick building, masonry building.

Um, but you know, something that looks a little bit more visually interesting than you know, just tip off concrete.

Thanks.

I think what you're hearing is support for the project, some individual concerns, not of the people, but of the issues, and that um if the building can integrate itself uh in terms of material or color, or as Jack suggested, perhaps some other approach, so that it is even though it's a large long corridor, it's integrated and it's of a piece and of a of a look, if you will.

Are there any other comments or input that we'd like to give?

No, I guess I just make the comment this is in my district, all of the residences across the street up on the hill are not in my district, but I have not heard any issues from residents further south along St.

But I have not heard any issues from residents further south along St.

Paul.

I think what you've heard from everybody, um, and this would include the mayor.

Uh, that we're very excited about the commitment that you're making, and we look forward to the next month or two when we see the plans.

That sounds great.

Thank you very much.

Thank you for your feedback.

You're welcome.

Next on our agenda is also a consultation uh with regard to um Aries Industries.

And I believe um Charlie, you're going to do this.

Yep.

So now we know why you've been sitting here all evening.

Would you please explain this project?

Yep.

All right.

So this is 576 Elizabeth Street.

Uh it's uh right at the corner of uh Elizabeth Street and Franklin Avenue, set back a good ways from from that intersection.

Uh, it's just to the south of Bethesda Park.

Um, as you can see, it's uh uh one-story uh industrial building that has been kind of expanded uh and possibly connected over time uh in a number of different additions.

Um currently uh or in the past it has been a uh it has been a multi-tenant building.

Um here you can see it from the uh parking lot level from ground level, um, and it's adjacent to uh 550 Elizabeth, which uh longtime residents might know as the uh the former Jiffy Gel plant, uh which is now occupied by uh Aries Industries, which is a robotics company.

Uh they are looking to expand uh their operations into uh the 576 Elizabeth Street building, and they will be the the uh sole occupant going forward.

Uh here's a a view from uh Elizabeth Street, so you can see it is set back quite a ways and it is screened pretty well, so it does have fairly limited visibility from the street.

Um this is uh uh an aerial uh pictometry photo that was taken in 2018.

Uh this is taken from the north, so it's looking south towards uh towards the building.

Um and as you can see in 2018, most of the rear of the building uh uh was right up to the railroad track there.

Our understanding is that uh in the past, at some point when there was a uh bottling facility that uh deliveries uh would come in directly from the railroad.

Uh that portion of the building, uh large section of it was uh in disrepairs, so it was demolished uh several years ago.

Uh so this is a more recent uh uh pictometry photo from uh about a year ago uh showing the the space there.

Uh the applicants would like to uh to essentially rebuild that that portion that was demolished.

Uh here's a photo from a little further out showing the whole site.

Um they did uh apply for a variance uh to rebuild uh right at the uh at the property line, and the Board of Zoning Appeals did grant that at their uh at their February 16th meeting.

Uh so here's a photo from uh from street level on Dunbar Avenue uh at the south end of Bethesda Park.

As you can see, the the railroad track is uh raised fairly significantly there.

So it uh does provide quite a bit of screening uh for the building.

These are a little bit more recent photo, a little closer.

Um then uh just from the railroad track level, you can see it's uh uh on the north side uh currently uh the view is uh very industrial.

Um the applicants are proposing to uh repaint and and clean those uh uh those facades, uh this portions that will not be included in the addition.

Um here's the the full site layout.

The the purpose of the addition is to uh allow uh trucks to uh enter on one side and then uh be driven through the facility uh so that they can have uh robotics equipment uh added on to them uh so that it would be a one-way uh assembly line uh entering on one side and and then exiting out through the other.

Uh they will have to add uh a section of uh of asphalt onto the east end and along with the uh exit there.

Um so you can see this is the existing uh east end of the building.

Uh there's a little bit of a grade change, so they'll have to uh to flatten that out and then and then probably uh add to the retaining wall there.

Um and then you can see the addition itself.

Uh it has an area of about uh 7,500 square feet, and it'll connect to the existing building on the west end, and then it'll it'll exit onto the east end.

Here's a rendering from the south.

It'll mostly be at roughly the same same roof level as the existing building, but there will be a portion right at the center that'll extend about six feet higher than that.

So that'll be a total of uh height of 23 feet for that that portion at the at the center, and they are proposing some uh clear story windows on the south side for that.

On the north side, uh this is a sort of a long uh flat uh wall with no no uh windows or really breakup at all uh with uh vertical metal panels.

Um this is uh one of the primary reasons that staff had suggested initially that they should uh bring this to Plan Commission since it's it doesn't really match the the plan commission's typical design guidelines uh uh but uh again there is some some screening there.

Um so again, these are the uh elevation drawings, uh so you can see it in color from the south.

Uh you can see the existing uh south front of the building, uh and then the the addition behind it.

Um then this is from the west and the east.

Uh there's an existing overhead door uh on that west side, uh which will be unchanged, and that'll be the new entrance to this uh this drive-through section.

And uh, and then on the east elevation, you can see the east end of the addition where uh where the uh the other overhead door will be located.

Uh and then here's the elevation of that north side.

Um the again that'll be this will be um vertical metal panels, uh painted tan to match the rest of the building, and then the uh the remaining uh concrete masonry uh block portion of the existing building will be repainted on that north side to match that, and then all around the building.

And then once again, this is uh just from uh from the sidewalk along Dunbar Avenue, so you can see what it looks like now, and you can see the uh the screening from the railroad.

Uh along with the uh the addition to the building, they're proposing uh fully repaving the uh the parking lot uh on the on the site, and then adding a uh secure uh parking area in that southwest corner of the property.

Uh the existing uh parking area is uh has deteriorated pretty significantly uh to the point where it uh really doesn't isn't uh fully paved anymore.

Uh so they will be repaving that, and then they'll be adding some parking spaces for the additional employees that they'll be uh who'll be working there.

Uh so you can see uh I believe it's seven new spaces at on the west side along with some new green space uh facing towards Dunbar Avenue, and then a number of uh spaces uh along with some landscaping uh and a new patio area right out to the front of the uh the building.

So here's that existing uh the west parking lot.

So the new new parking spaces and that green uh additional grass uh will be going in right where the uh the the uh two cherry pickers are there, and then um right in front of the building.

Uh this is where the new landscaping area will be with several uh accent trees and and some uh shrubs and and grasses that'll be uh planted uh along with the patio uh with with a pergola there.

So here's a rendering of that.

Uh zooming out a little bit to the uh the secure parking area that's uh they're proposing a fence around the outside of that, uh, which they have proposed as uh as a uh chain link fence with uh privacy slats.

Uh that's something that staff would prefer not to have uh chain link with privacy slats in that uh location.

Uh we've found in the past that those uh slats uh tend to over time deteriorate and uh um kind of blowing around the neighborhood.

Uh so that's something that we would prefer to have a uh full uh solid fence at least along the south and east.

Uh so here's a photo of that section of the parking lot.

You can see they do have some uh some truck storage there, and then you can see the the residences to uh around the outside uh to the south and to the west.

Um obviously some of them do have uh screening fences there uh already, uh but they are in uh kind of a uh varying states of uh of repair.

Uh and then there are a few that do not have uh full fences, and given that this is uh sort of an addition to the the um property, uh we would like to kind of put the onus on the applicant to uh to provide some screening for it.

Um so we are recommending that that be a uh solid fence, at least around the the south and east where it faces towards the adjacent properties.

Um then lastly, they are proposing uh some additional lighting uh throughout the uh throughout the new the parking area, uh some decorative uh accent uh lighting uh in the uh on the towards the west uh facing uh Dunbar Avenue and then also at the entrance, as well as some additions of lighting to the uh building itself and some uh security lighting in the uh in that uh secure storage area.

Uh so the plan commission should provide feedback uh but uh should not take any action.

Uh the staff comments that we've noted to the applicant are that uh either the property will need to be combined with 550 Elizabeth Street or the applicants will need to provide proof of a recorded uh cross access easement.

Um we would recommend combining the properties uh because it's a little bit cleaner, uh but the applicant has said that they would uh prefer to go the easement route.

Uh the plan commission will need to approve an exception to the requirements for uh setbacks for the parking area as part of that.

Uh so she you should provide some feedback on on whether you're in favor of that.

Um, and then we would prefer not to uh have a chain link fence with privacy slats, and uh um the fire department did note that they should discuss the addition to determine whether a sprinkly will be required, and the applicant has uh stated that they they understand that it will be required and that they plan to add one.

Thank you, Charlie.

Do we have questions for Charlie on the side that faces the railroad?

I think it would be very important to make sure that the new addition blends really well with the additional building that's there, the existing building.

I see that they're gonna paint it that you said, but with all the vertical slats, I feel like there's a huge contrast between the two, which really to me makes it look like it's obviously this addition that's going on there.

So if there could be some thought on how that could blend more nicely between there, and it would be nice to see the clearest story windows also on this side, up in the taller part, just to add some better view as you look across those railroad tracks.

And then I agree about these slats in the chain link fence, those tend to break apart right away and then just look like a mess.

So I would prefer to see a solid fence around the parking.

Thank you.

I think we'll take a pause.

And is there someone from Aries, Alan?

I see you're here.

Is there someone else here that wants to address the plan commission?

Your name and address, please.

Hi, I'm Mark Rellenter with Berg Management.

Um, I'm at 2144 North 68th Street in Wawatosa, Wisconsin.

And um, I can address some of those items you've already brought up and any other ones you have uh questions about.

Um, to windows along the um railroad track side.

Um it's a two-hour fire barrier there because we're um got that zoning variance to be on the property line.

So windows are not a good option.

Um they don't meet fire code for our two-hour fire barrier.

Um, because we initially thought about putting them there because um for the aesthetics inside, let natural light in.

That's when we did add them to the other side of the building where we had that bump up.

Um, but yeah, so that's why we didn't add them there, was um strictly for that reason.

Um this picture towards the right of our picture where those windows are, that steps back.

Um that's why they are allowed there.

It's not quite right in line with where the new building is.

It's a little bit further back off the property line when we get to that point.

Um, we are trying to color match it as best we can.

Um it's kind of sunken down.

So as far as the aesthetics are, you know, the array trucks immediately go up.

So I don't think we'll see as much of a contrast in the ribbing versus the um CMU block in that area.

Um as the railroad track is raised up a little bit.

So I know those were a couple of items that you've already discussed.

Um the chain link uh fence after um I saw staff's uh notes on that.

Um I was looking at some up other options and um some screening options would be available where they don't tend to break apart or split and then be blown around or have missing sections.

Um we we're leaning a little bit more towards something like that.

As in this picture, both of the adjoining properties um do have solid wood fencing.

were a couple of items that you've already discussed um on this um the chain link uh fence after um i saw staff's uh notes on that um i was looking at some up other options and um some screening options would be available where they don't tend to break apart or split and then be blown around or have missing sections um we we're leaning a little bit more towards something like that as in this picture both of the adjoining properties um do have solid wood fencing and um the property owner does already own some of the properties to the west there um and would probably repair that fencing independently or can you know as part of this project because they happen to be the same owner so they could re-rest you know restore any damaged wood fencing there um towards the south we have a good relationship with the neighbor but um I'm not sure the condition of their fencing which is already solid wood fencing so those were just a couple items brought up already and uh um fire department yeah we in a building development of this size we do totally understand that it would need a full sprinkler system but I'm happy to address any other questions are there questions for Mark I did notice on your landscape plan that you've got Arbavita and I think that the mayor would appreciate if those are maybe a different plant just based on his longstanding preference for not Arbavita um I am definitely open to other uh landscaping options we just wanted to try to create some things to soften the face of the building as there's not a lot of ways to beautify some industrial looking buildings but um definitely landscaping options are um I think deny approval or vote against but I do know he's got a vendetta against that particular species are there other comments or commissioner Wilson I think it looks great I you know thanks for finding a use for that building that's fallen apart and I think it'll be a great addition to the neighborhood and I got a chance to go into Aries uh when you participated in the walk down locked I thought it was great uh thank you for your comments I was there today and so I certainly applaud you fixing the parking lot yes the parking lot has needed it for quite some time it's um it's nice that Aries is growing so good and needs to expand and then um the city has mentioned that on any development we'd replace it so we're trying to restore it make it look as good as the other parking lot which was done when Aries expanded maybe 10 12 years ago and needed additional parking so we would hope to do the same as we move west uh I also was noticed that they are already painting to try to make that cohesive the the color um that was facing the parking lot so I you know the main building still has I think some historic flavor to it and so I think the blending using the color to bring it all together and integrate it is a is a certainly something that we applaud um I if the mayor has been um non-supportive of our barbide uh that is a mild statement compared to how I feel about chain link fences so so if there was something that you could do that aesthetically and functionally uh addresses the need but at the same time isn't what you described initially I'd appreciate that um is there any more feedback that we would like to provide yeah if there's anything we can get out there I would like to know now and we can try to address them so that uh you know hopefully we have no issues going forward when we get it in front of you guys again I think we understand what you said about uh the barrier and the fire department requirements and not allowing for windows uh I did notice when when we were talking about a previous item on the agenda tonight uh the one that is um um lifeway I believe where the cow is when I went around that property and went down Northview Avenue next to it east of it is a mammoth building that we approved at some time in the past and when we did that we talked about some variation and detail of color so this mammoth building is essentially gray kind of uh neutral color and has some bright dark blue striping on it I'm not at I'm not suggesting that I'm suggesting that if there is something that could be done that that maintains the integration of that whole site but adds some interest there that it would be appreciated if it makes sense sure for the function of the building okay I appreciate it.

The aesthetics um in terms of the city we're always looking for an opportunity to upgrade the appearance because quite frankly the appearance of buildings and the buildings themselves um either make you smile when you pass them or frown.

So we we would really like uh to do the best you can with what you're trying to achieve.

I hope a lot of the landscaping and um inviting they kind of have like a seating area with that um uh canopied area creates a campus event for their employees.

They're very employee friendly, so they're trying very hard to make sure that this west area um mimics and is inviting to their employees that some will shift there and new employees will be hired there too.

So I think that's also a uh compliment to the residents across the street.

Excellent.

To it to their neighborhood.

So um kudos so far.

Thank you.

So we'll look forward to you bringing the project forward for our final approval.

Okay, thank you for your time.

You're welcome.

Thank you, Alan.

All right.

That concludes a uh part of our uh formal agenda here.

And Jennifer, we're we're honored by your presence tonight.

So are you are you you're on the agenda?

Do you have some comment for us?

The only thing I'll say is um at in the 2026, as we've been going through our agendas, we've been trying to think ourselves and then relay to the plan commission how this might look in under the new zoning code.

So in this agenda, everything under consent agenda would have been staff approved, and everything you discussed tonight would still have come to you under the new code.

So just as a point of reference, as we start thinking about how this might work or be implemented, we just want to share you that with you as we keep thinking about it too.

Well, thank you for your comment, and uh we really appreciate that to kind of put everything in some kind of perspective.

I just wanted to say um after I had a chance to more in depth review the agenda tonight.

I thought to myself, this is really a very exciting meeting.

All of our meetings have the potential of being exciting, and some of them are just uh getting the work done.

But today um I just want to put on the record that we've talked about three additional or new kind of manufacturing expansions in this city.

We have encouraged or approved uh 133,500 square feet of manufacturing.

That's bringing a tax base and a relief to the residential taxpayers.

It's bringing, in my opinion, we're revisiting our manufacturing past.

I think you use the word reinvigorating.

So I think it's all of us when we leave the meeting tonight, um, feel an extra responsibility and pleasure in being able to be part of that and remembering someday I was at that meeting.

So if there are no uh objections, uh just a reminder, um we do have uh at still tentatively, but we do believe we'll be able to have the uh zoning code uh brought to you for recommendation at the meeting at a special meeting next Wednesday.

We're gonna get confirmation on that tomorrow, and we'll get an agenda out to you if we can do that.

And if we can't, we'll let you know tomorrow.

Charlie, would you repeat that that you're going to schedule a meeting for next Wednesday?

Yep.

Uh so Wednesday, April 1st, we have a special uh meeting that uh I we had contacted you guys a couple weeks ago, uh a couple weeks ago about um but uh yeah, that is we still are believe that we're on track uh to have that uh uh next Wednesday.

Okay, I'm glad that you re-reminded us and do you have a sense of the length of that meeting.

The only item that will be on the agenda will be uh voting on a recommendation on the on the zoning code.

So this this is a plan commission meeting.

Yep.

Right.

Okay, the plan commission only, yeah, as opposed to the previous okay.

Well, thank you for that.

Again, if there are no objections, we are adjourned.