[0:05] All right, I'll call the meeting to order.

[0:28] Uh just as a reminder, we do have a remote

[0:31] attendee for this, so please try to use your mics.

[0:34] Um Hopefully properly you've noticed.

[0:36] » The meeting is noticed according to law. >> Roll call.

[0:39] » President Johnson. >> Here.

[0:41] » Trustee Harding. >> Here.

[0:42] » Commissioner Marath. >> Here.

[0:44] » Commissioner Steffen. >> Here.

[0:46] » Commissioner Hayes and Commissioner Leaderhouse are excused.

[0:51] » All right, I'm assuming no citizen participation. The audience is packed

[0:55] with only our applicant, so we will skip that.

[0:59] Uh approval of minutes from June 8th.

[1:08] » I'll second that. >> All right, we have a motion and a

[1:10] second. Question to discussion. All those in favor?

[1:15] Aye. Opposed? Motion carries. All right, uh ordinances and code amendments. Um

[1:20] item one, conditional use amendment application submitted by East Troy

[1:24] Community School District, uh Shawn Beck's agent, to incorporate

[1:27] the district's existing transportation facility into the indoor institutional

[1:31] land use for East Troy High School and an associated site plan amendment to

[1:36] replace the transportation building and bus parking area for the property

[1:39] located at 3128 Greendale Avenue bearing tax parcel number RXUP

[1:45] 00202, application 2026-09.

[1:49] So, I'll open the public hearing and um Oren, if you can kind of

[1:53] I I guess the first memo here is from Tim, but if you can maybe walk us

[1:57] through that and your memo and then we'll hear from the applicant and

[2:01] go through any questions.

[2:05] » So, we're here for public hearing for the conditional use

[2:08] portion of this application. We also have

[2:11] uh the subsequent site plan for again, this is a proposed transportation

[2:16] facility for the school district. Happens to be on the same property as

[2:21] the high school. If you remember back to our middle

[2:25] school project with the school district, in that instance,

[2:29] uh that facility hadn't had any projects uh for quite some time since the zoning

[2:34] code had been updated. And one of the things that we had to do was

[2:38] uh establish a conditional use for that particular

[2:42] portion of the school district's assets because indoor institutional land uses

[2:47] in a SR4 residential district are only allowed as a conditional use now.

[2:52] Previously, there may have been an institutional zoning where that was a

[2:55] permitted use. With the current

[2:58] code layout, um indoor institutional uses like the high

[3:03] school, like the middle school, are only allowed as a conditional use in

[3:06] the SR4 district. The high school has actually had some

[3:10] projects uh in the recent past. So, back in 2015,

[3:14] the high school did get a conditional use permit.

[3:18] Unfortunately, that conditional use permit didn't cover the transportation

[3:21] facility. It was specific to the indoor institutional use for the

[3:26] high school, and it mentioned, you know, indoor classroom activities and other

[3:31] incidental outdoor activities. The

[3:36] current ask is specifically for the transportation facility portion of the

[3:40] high school property. Um there's uh some referendum funding

[3:45] for this project. The school district has some

[3:49] um specific needs on their end as far as

[3:53] the operations of the transportation facility being able to continue during

[3:57] the construction project. They also want to maximize the use of the existing

[4:02] space, so they will not burden the rest of the the site. They They don't want to

[4:07] cut into any of the parking that's used for the

[4:09] high school, um and they have some limitations as far as the disturbance

[4:13] area, because they don't want to get into costly storm water requirements.

[4:17] So, we're working within, again, a a a tight

[4:20] box as far as the site. So, as far as the use goes, what we're proposing is to

[4:26] incorporate the transportation facility into the existing, let you know, use

[4:31] approval for the high school, and then also have the site plan

[4:35] approval. Um since the packet went out, we had a

[4:40] really productive Teams meeting with the project team from the school district.

[4:45] Uh this was last Thursday. So,

[4:48] my staff review includes a conditional use

[4:53] order, and that has some conditions in it that

[4:58] pertain to some items that needed to be finalized with the site plan.

[5:03] Um we went through all of both staff review

[5:06] comments and covered some of Lynch's comments as well, which are in the

[5:09] packet. And we think we're going to be able to all come to an agreement and

[5:14] address all of those. Unfortunately, they

[5:17] uh some of both's comments required uh a redesign of the site and the the layout

[5:23] of the building on the site. The architecture of the building will

[5:27] remain the same, and the project team was able to get us some uh renderings

[5:32] that are in the packet and a material sample that's in the packet as well.

[5:35] That wasn't something that I was able to review and comment on as part of my

[5:38] staff review, but I think it will be very helpful for you all to see tonight.

[5:43] The So, the the building will not change

[5:47] from what's in your packets. Um the location will have to shift a bit to

[5:53] accommodate the street offset for the SR4 district. Um and so, the

[6:01] project team's architect uh is is here tonight. If there's any questions about

[6:06] the specific architecture of the building and and how it's going to look,

[6:10] the materials that they've chosen uh do

[6:14] have a nod to the existing facility. So, the there's a veneer that wraps around

[6:18] the building that will um match the

[6:23] material of the high school itself. Um this same type of uh metal has been

[6:30] used on other buildings on the campus. The

[6:34] uh overall scope of this project, this is a

[6:39] downsizing of the building itself. This will be smaller than the footprint of

[6:43] the current building. And the to again to accommodate the

[6:47] operations, there the building is shifting from the north side of the the

[6:52] parking area for the buses to the south side.

[6:56] And so, um as far as

[7:00] the overall impact of impervious surface, it's it's

[7:06] pretty much a wash. There's really not much of an impact there.

[7:10] The again, building itself is shrinking down

[7:14] to about 6,000 square feet and they they won't have as much room for vehicles to

[7:21] park under a roof like they do at the current facility, but they are hoping to

[7:26] still be able to park all of the buses in that same footprint.

[7:29] So, um the conditional use order again

[7:34] addresses amending the existing conditional use to add

[7:39] the transportation facility. It addresses some of the conditions to

[7:44] have some of the items that were review comments addressed on the back end. And

[7:49] I think the part of this was

[7:53] um the engineer for the project being able to figure out the grading and the

[8:00] drainage and some of the things that would that would shift as far as

[8:04] uh a ripple effect from the building shifting on the site.

[8:07] Um as as far as the

[8:14] location of those conditions, those would be under the

[8:21] um

[8:31] the ongoing

[8:36] You you've got it partially covered by the ongoing conditions and there is a

[8:42] initial condition of approval A that says that the property owner must submit

[8:45] a site plan application to the planning commission and get planning commission

[8:48] approval. So, if your approval tonight is contingent upon

[8:52] them uh addressing those review comments as part

[8:55] of the site plan, the site plan portion would then be

[8:58] addressed administratively by myself prior to the building permit being

[9:02] issued and the conditional use would go on to the board for their approval.

[9:07] And then there there is also a um

[9:12] a condition in the recommended, if you will, for the site

[9:16] plan that it be subject to getting the the conditional use approved.

[9:22] So, the

[9:25] some of the other things that were um outstanding that would need to be

[9:29] addressed were um some foundation plantings for landscaping,

[9:34] the uh lighting. There will be some wall packs. Um we just wanted to confirm that

[9:39] those would be full cut off and not have any light spillage from at the property

[9:43] boundaries. Uh

[9:45] again, you we have the the missing bit regarding the

[9:50] um architecture and the elevations and what the look of the building will be.

[9:54] And then um

[9:57] overall, the village engineer's comments would have to be addressed and

[10:02] the grading permit approved by the building inspector. So, that's that's

[10:05] pretty much where things stand. Um

[10:09] again the project team was kind enough to join us this evening. So, if there's

[10:14] any specific questions for them from the plan commission, they'd be happy to help

[10:17] try to answer those. >> Do you guys have anything you want to

[10:20] add before we get to questions? Or did Warren cover it?

[10:26] Okay. All right, great.

[10:29] All right, questions from the commission?

[10:34] » Is this project going to be done before school starts next year or while

[10:38] school's going on or

[11:06] » Does the location include a fuel tank or where is the fuel tank associated with

[11:12] There's no fuel tanks over there. Okay. Okay.

[11:18] » Just can you guys since for Mike Yeah.

[11:25] Sorry, just cuz we have somebody remote and for the recording.

[11:28] So, your question was just is there a fuel tank involved?

[11:31] » Yeah, there are fueling operations are offsite, so there will be no fuel tank.

[11:36] Uh and which is the current condition? There's no fuel tank on site now.

[11:40] » Okay, thank you. Um does it address all the some of the concerns that they had

[11:44] from the facilities review committee um that we had for the district? Um that we

[11:50] had there were a whole bunch of items that were being addressed, and were a

[11:54] lot of those addressed? >> Is this uh the facility condition

[11:58] assessment?

[12:03] » It was one that we had uh I was on the facilities board

[12:07] um at the time, and there were a lot of issues that they had over there like the

[12:10] phased installation coming down, and that was going to be changed.

[12:14] Um there were other opportunities in the building that was going to be planned

[12:20] to um be improved on the new >> Yes. Yes, so we

[12:23] PSI actually did the facility condition assessment on that building and the

[12:29] site. So, yeah, part part of that part of the

[12:33] um conditions the conditions that we

[12:36] recommended is all part of this project. It'll be a much more energy-efficient

[12:42] building, and um be much more useful for the longevity of the building for the

[12:48] school district. >> Thank you. One more question actually,

[12:53] we got a couple more. Was the um the uh were turning radius's done for the new

[12:58] location? >> Yes, there was extensive um vehicle

[13:02] turning um analysis done by our civil engineer who's who's online

[13:06] um uh to to make sure that the

[13:11] buses could turn around and get to every place that they needed to get to.

[13:17] » I would also add that they were uh the drive-through wash bay facility, we we

[13:21] did a turning template to show that they could exit that and and make the turn

[13:25] without encroaching on the existing parking to the south.

[13:31] » Okay, thanks.

[13:39] Were there any um reviews as far as the um site contamination from the old

[13:44] building or was there anything that we think we should be anticipating with

[13:48] demolition of the old building? >> Uh we don't believe so. Uh again,

[13:53] because there was no fuel tanks, no buried tanks on on the site.

[13:57] Uh I we don't have we have no reason to believe that there is um contamination

[14:01] soil. >> All right, thanks.

[14:04] » Uh that's true. We did do soil borings.

[14:17] » Nothing else, thank you. >> So, a couple questions and um maybe

[14:22] Warren from your guys team's meeting from last week.

[14:26] » So, there's nine things here from um Lynch and Associates and you said

[14:30] some of these were addressed. Um which ones are not addressed or were

[14:35] they all addressed?

[14:39] » I think the there were a couple of them that were

[14:45] in Fultz's comments and Lynch's independently. So,

[14:48] those certainly were addressed. Um so, for example,

[14:53] Tim's comment regarding site lighting and staff parking were

[14:58] things that were covered by both. So, to address the the staff parking, there's a

[15:03] parking lot to the uh east just across uh

[15:08] the road from this facility where staff will plan to park

[15:13] uh there and or um

[15:16] there there may have been a few internal spots previously.

[15:20] Um those will not carry forward into the

[15:23] new layout. Um there will be again, as much bus parking and then

[15:29] suburban {slash} van parking as can be within the fenced uh

[15:34] area. And staff will be in that satellite lot

[15:37] to the to the east. The

[15:41] again, as far as the site lighting, there's currently two pole-mounted

[15:44] lights that are out there and um some

[15:48] wall pack lighting on the building. The new wall pack lighting will be full cut

[15:52] off. Likely the pole-mounted lights would go

[15:56] away as part of having to reposition the building.

[15:59] Um if any of those remain then then they're fine. If they're going

[16:04] to be replaced, those will be replaced with full cut off fixtures, but they

[16:06] don't they don't think that those will make the

[16:09] uh the demolition. So, um as far as

[16:14] the other comments,

[16:18] um there was

[16:21] some correspondence between uh the district staff and

[16:25] Jason as far as some of these issues with the utilities.

[16:29] Uh so, some of this I think is just showing the the follow-up plan work for

[16:34] things that they've already talked about and worked out uh

[16:38] in in conversation. And

[16:42] a lot of these are typically handled after the the plan commission review and

[16:45] approval anyways, but um certainly everything will have to be

[16:49] addressed prior to again the

[16:54] land disturbing activities as far as finalizing the

[16:57] comments pertaining to storm water and the grading plan and things like that.

[17:01] » From from a project timeline, I guess maybe more to the the district as the

[17:05] applicant here. So, if this gets approved tonight, then

[17:09] the conditional use order goes to the village board, which we don't meet again

[17:13] till the 6th. Is that going to be a problem from the

[17:18] standpoint of you guys' project?

[17:27] » To a certain extent. We um

[17:31] we want to minimize the impact to the school district. Not going to the school

[17:34] year as far as we can. So, the earlier that we can start, the sooner that we

[17:37] can do that, uh obviously the better it is for our clients.

[17:45] » Um

[17:47] and then from a building permit standpoint, I know there was some

[17:51] confusion with the building inspector about a permit being pulled for the

[17:55] middle school and it had this as combined. Is that going to be

[17:59] » I I talked to Scott actually about an hour ago um and we worked that out. He I

[18:03] put it all into one form. So, I need to revise and I can do that tomorrow.

[18:13] » All right. I guess maybe you and Eileen and I should have a conversation about

[18:20] if this is approved village board schedule.

[18:27] » Yes, my follow-up question to Aaron 2 is how long will it take to work through

[18:30] those details to issue the zoning permit?

[18:36] » Probably not long. So, uh as soon as the design team is able to come up with the

[18:42] revised plan set, uh which they just weren't

[18:45] able to do for tonight again because of the way that it the

[18:49] building shifting rippled through the the the engineering plans um the civil

[18:54] set. So, as soon as that's available,

[18:58] I can review it, get my items ticked off. Uh again, uh we all seem to be in

[19:03] agreement at that meeting last week that there would be able to be accommodations

[19:07] for all the the questions and comments. So,

[19:11] um as soon as that gets submitted, I I

[19:15] would imagine that that will be done before that July 6th meeting of the I

[19:19] guess the board. >> Okay. That's what I was thinking

[19:22] » We we may even have materials to be able to forward for that.

[19:26] » Yeah, Warren, I would I would anticipate having revised civils um by the end of

[19:30] next week. Uh at the latest. What is that? We're

[19:34] talking the 29th, 30th? Yeah. At the latest end of next week.

[19:39] » Just understand that the 3rd is a holiday.

[19:43] So, >> Oh, that is the

[19:44] » meeting agendas and packets are have to be posted on Thursday, which

[19:50] means your cut off from the staff would be what?

[19:55] » What they're submitting won't have to come to the board.

[19:58] » Okay. All right. But if we have anything new, we can

[20:01] forward it along for the packet. >> Yeah.

[20:04] » So, it's usually Wednesday at noon, probably at the latest.

[20:07] » Right, cuz we'll be closed on Friday. But with what they're submitting, that

[20:10] that will be administratively approved for the zoning permit. We really just

[20:13] need to forward the conditional use to the village board. So, we'd have to have

[20:17] a special meeting, which could be a remote meeting.

[20:26] » I have one more more question for you guys. Um

[20:29] you sometimes on the roof, I'm just going in details here, otherwise if it

[20:32] does not makes any sense. Usually there's roof

[20:35] rails on on the metal roofs to catch uh for sliding ice and snow. I didn't see

[20:42] anything on the mock-up that you had there.

[20:45] That's Is that something that you're still planning putting on or

[20:50] or maybe there's not a requirement. >> Yes, we'd be we'd be put that usually on

[20:54] a metal roof. You you want those on there for for uh to to break snowfall

[20:58] off the roof. Yeah. Yeah. >> Okay, I just didn't see it on there.

[21:02] Minor deal. Okay. >> Yeah.

[21:05] » Anything else you guys want to add? Any other questions from the commission?

[21:13] I'd just add I I think the board I think the village

[21:17] has shown an extreme amount of flexibility here. I would hope that you

[21:22] guys continue to work with staff to avoid some of these hiccups that we've

[21:25] encountered with this. So, um please make your

[21:29] selves available for that, especially when it comes to some of these

[21:32] inspections that we've got to do. I think that this would have gone a lot

[21:36] smoother if there'd just been some more planning up front.

[21:41] Okay, if nothing else then I will close the public hearing.

[21:44] Uh I'll move on to discussion recommendation to the village board. I

[21:47] entertain a motion.

[21:56] » I make a motion that we approve the conditional use amendment request to

[22:00] incorporate the school district's uh transportation facility in the indoor

[22:05] institutional land use property located at 3128 Grand Avenue

[22:09] subject to the terms in the draft conditional use order.

[22:18] » I'll second it. >> It gives you the authority you need to

[22:22] make staff adjustments. >> Could we Could we do the site plan via a

[22:26] a secondary motion?

[22:29] » All right, so on the motion for the conditional use

[22:33] um questions or discussion on the motion?

[22:37] All those in favor? I.

[22:39] » I. >> Opposed?

[22:40] Motion carries. Um all right, so you need one for the

[22:45] site plan. Okay.

[22:52] We'll let Brian get situated.

[23:14] » I make a motion that we approve the site plan the plan of operation request for

[23:18] East Troy Community School District uh with the following conditions one

[23:23] through

[23:26] 25

[23:35] » I'll second that. >> All right, questions or discussion on

[23:37] that motion. All those in favor?

[23:41] » I. >> Opposed? Motion carries. All right.

[23:44] So then we will have to determine for the village board's approval when that

[23:48] meeting will occur. So we'll let you know on that.

[23:51] Uh plan commission's next scheduled meeting is July 13th.

[23:56] Do we think we will need that? >> I

[23:58] » Oh yeah. >> Yeah, we've actually we got quite a few

[24:00] items for the July 13th meeting so >> Okay. That will teach me to ask that

[24:05] question. >> We will be here.

[24:07] » All right, uh then I will move that we adjourn.

[24:11] » Second. >> All those in favor?

[24:12] » I. >> We adjourn. Thank you very much. Thank

[24:14] you all for coming in. Have a good rest of your evening.

Special Plan Commission Meeting 6/23/2026

Transcript