Cedar Lake Plan Commission Work Session Minutes

Call To Order:

Mr. Kiepura called the Plan Commission Work Session to order on Wednesday, February 4, 2026 at 6:00 pm with its members attending on-site. The Pledge of Allegiance was said by all.

Roll Call:

Members Present via Zoom: Chuck Becker (present at 6:22 pm)

Members Present On-Site: Greg Parker; Robert Carnahan; Pete Swick; James Hunley; Jerry Wilkening, Vice-President and John Kiepura, President. A quorum was attained.

Also present: Luke Sherry, Town Engineer; David Austgen, Town Attorney; Benjamin Eldridge, Town Manager; Tim Kubiak, Director of Operations; Cheryl Hajduk, Recording Secretary

Absent: None

Old Business:

1. 2025-27 – M&L’s Adventure, LLC – Rezone, Preliminary Plat, Site Plan

Mr. Kiepura stated the first item of old business is for Petitioner is requesting a Rezone from B-3 to B-2 of the property, Preliminary Plat and Site Plan approval for a 1 lot subdivision.

Attorney Nathan Vis, Vis Law, 12632 Wicker Avenue, Cedar Lake, IN, with Ryan Torrenga from Torrenga Engineering commented they are seeking approvals to move forward to public meeting in two weeks for rezone, preliminary plat, and site plan. On January 20th, Mr. Torrenga submitted proposed finals to Mr. Sherry with numerous items to work through.

Mr. Sherry commented there are a couple minor items remain but team working through them and believed accomplishable within two weeks.

Major Addition – Tract 2 Acquisition:

Client in process of acquiring additional parcel (shown in orange on exhibit as Tract 2 – split from existing Warnhoff property). Purpose: large drainage swale to handle runoff from proposed pond, then measure to runoff adjacent to railway and south. Allows more gradual runoff swale rather than taking up land on original design. New amended legal description will be published for public hearing. Location of building and site plan hasn’t changed substantially.

Drainage Discussion:

• Tract 2 East of Warnhoff property (not the unclaimed railroad strip)
• Swale may act as detention during high flow but primarily for conveyance
• Collects off-site runoff flowing from south, diverted along southern property line
• Most off-site drainage goes to west side swale
• Release point: existing flared end section at edge of pavement connected to 133rd Lane (stays same, handles current volume)
• Detention basin near building controls increased impervious area
• Concern raised about culvert at south end of 133rd Lane that plugs up – may need monitoring
• New tract helps direct surface water already running that direction
• Water service requirements remain under discussion, with a recommendation for a 4-inch tap to serve multiple tenants, including Starbucks needing a 1.5-inch line and the rest of the building ideally a 2-inch line.
• The plan avoids multiple separate taps to reduce complexity and cost.
• The team expects resolution of the water service details within 10 days.

Extended Discussion – Gateway Center Billboard/Signage (Cross-Reference):

Substantial discussion occurred about Gateway Center signage that was recently before BZA. Confusion existed early on that sign variance was for building signage only, but 10x20 electronic sign on top is off-premise sign (billboard) – separate business generating revenue.

Key points:

• Electronic billboard is 8th business (7 building tenants + billboard lease revenue)
• Mr. Parker strongly opposed billboard in main entrance to Town
• Ordinance allows monument sign or pole sign (not both)
• Proposed 18’ monument sign would be higher than one-story building
• Mr. Kiepura questioned hardship if reduced to code requirement of 6-feet
• Owner offering 10% screen time for municipal messaging
• Ordinance doesn’t limit number of businesses in multi-tenant building
• Billboard properly advertised as off-premise sign – separate from building tenant signage
• Starbucks indicated they like proposed signage
• Signage approval is separate and pending before the BZA, involving a variance request for an off-site electronic billboard sign, initially proposed at 30 feet tall by 12x24 feet, now reduced to 25 feet tall and 20x10 feet for better aesthetics and marketability.
• The sign includes both a billboard generating revenue and a monument sign component for building tenants.
• The Board expressed concern over the billboard’s visual impact at Cedar Lake’s main entrance.

Other discussion:

• Traffic stacking for Starbucks and other tenants has been carefully planned with about 30 car lengths available for queuing, exceeding typical requirements to prevent spillover onto 133rd Avenue, a busy corridor.
• The design aims to avoid congestion seen at other local drive-thrus.
• The Board acknowledged ongoing challenges with traffic but feel the site plan addresses major concerns.
• The project is expected to return for final approvals after addressing minor engineering and administrative clarifications, with the core site plan and zoning close to completion.

2. 2025-35 – Diamond Towers V – Site Plan Review

Mr. Kiepura stated the next item of old business is for Petitioner is seeking an updated Site Plan review for a cell phone tower.

Ms. Katie Harms, 120 Mountain Ave., Springfield, NJ, discussed:

• A phased concrete approach for the compound to protect the public well site while addressing utility and maintenance concerns.
• Concrete paving of the entire compound is deferred due to the need for flexibility in adding up to four carriers with varied grounding and conduit requirements.
  • Each carrier (four carriers only) requires a custom grounding setup, making pre-installed conduit impractical.
  • Current plans include concreting the compound in phases, starting with space for two carriers, with the remainder maintained as grass.
  • Maintenance includes mowing four times a year with no herbicide spraying allowed due to well protection.
• To minimize weed growth, the team proposed installing a weed barrier under gravel, with possible temporary 2-inch concrete or flowable fill to ease future modifications.
  • This would reduce maintenance effort without preventing necessary future carrier installations.
• The access road will be fully paved, but concrete inside the compound will be phased with completion expected within two to five years, contingent on carrier arrival.
  • Agreement on maintenance responsibilities and enforcement of weed control fines is planned.
• Drainage design includes a riprap swale around the southern perimeter to manage runoff without creating standing water or requiring complex pipe systems.
  • The swale directs water naturally downhill toward existing drainage without holding it.
• Electric service will be underground with a 600-amp main feeding the compound via a transformer outside the gate.
• The team committed to finalize documents and cost estimates for weed maintenance before the next meeting to solidify agreements.

3. 2025-43 – Lakeview Business Park Lot 9

Mr. Kiepura stated the next item of old business is for Petitioner is requesting approval of site plan for a new structure and occupancy for their Modern Heating and Cooling business.

Mr. James Hus DVG, and Brad Zditosky, with Modern Heating and Cooling:

• Modern Heating and Cooling’s relocation and building site plan is nearing approval with only minor comments outstanding per Mr. Sherry, aiming for final approval in two weeks.
• The building will be divided into nine tenant spaces with a flexible lease structure; however, water service will be consolidated into three meters to reduce cost and complexity.
  • Modern Heating will hold responsibility for the water bills in the subdivided spaces, passing costs through leases.
  • Water meters with shutoffs will be installed per tenant for billing clarity.
• Lighting plans have been updated to comply with the town’s 25-foot maximum pole height ordinance.
• The site will have 100% asphalt paving except for non-traffic areas, ensuring proper surface and drainage.
• The developer expressed eagerness to proceed upon receiving approval.

2025-47 – Wedding Development – Site Plan

Mr. Kiepura stated the next item of old business is for Petitioner is requesting Site Plan approval for a single building on lot #13 in Lakeview Business Park Commercial/Industrial Building.

Mr. Ryan Torrenga, Torrenga Engineering, 907 Ridge Road, Munster, IN, commented:

• The proposed commercial-industrial building on Lot 13 in Lakeview Business Park has addressed nearly all engineering comments and is expected to receive approval in two weeks.
• Updates included resolving utility connections and confirming lighting compliance with Town ordinances.
• Minor outstanding items mainly involve documentation and final plan details, with no major technical obstacles.
• The plan supports the Town’s development goals by providing new commercial space with modern infrastructure.

New Business:

1. 2026-01 – Diamond Peak – Extension of Primary Plat for Harvest Creek

Mr. Kiepura stated the first item of new business is for Petitioner is requesting to extend the Primary Plat for Harvest Creek.

Mr. Michael Herbers, Diamond Peak Homes 1313 White Hawk Drive, Crown Point, IN, commented:

• Diamond Peak Group has requested a one-year extension on the primary plat approval for the Harvest Creek development originally approved three years ago.
• The delay is attributed to current town infrastructure constraints preventing construction start.
• The extension will maintain the project’s approval status while awaiting town readiness. Would like a one-year extension.
• No changes to the original plan or project scope were proposed.

2. 2026-02 – Municipal Complex Subdivision Plat

Mr. Kiepura stated the next item of new business is for Town of Cedar Lake is requesting a one-lot subdivision for the Police and Fire Department.

• Mr. Kubiak initially indicated three lots: Lot 1 (fire station), Lot 2 (police station), Lot 3 (remainder/town grounds)
• Mr. Carnahan clarified if only making two new lots, remainder stays as metes and bounds parcel
• Discussion about whether remainder becomes formal Lot 3 or flows back to original town hall parcel metes and bounds description
• Mr. Sherry indicated current plots adjusted to match current metes and bounds parcels (second iteration from Mr. Oliphant’s earlier work)
• Cheaper option: two-lot subdivision with remainder staying as metes and bounds (no Lot 3)
• Question raised about final acreage of remainder lot/parcel
• Resolution: Preliminary plat needed for two new lots (fire and police stations), remainder stays as metes and bounds

Mr. Kiepura requested proper paperwork with correct terminology sent for next Plan Commission meeting so Commissioners not looking at misleading information. No formal action taken at work session.

• Still has few outstanding items (handicap signs missing, stop sign, updated as-built)

Letters of Credit:

1. Cedar View Properties, LLC – Performance Letter of Credit to expire on February 15, 2026 in the amount of $14,047.00.

• Pull date previously set (believed to be February 7th or 8th)
• Owner contacted to fix issues
• Stop sign pulling out hasn’t been changed yet
• Staff will check pull date in morning and contact owner
• Mr. Austgen indicated need to know ASAP since only couple days remain

Tabled:
2023-18 Bay Bridge
2023-19 Founders Creek
2023-20 Red Cedars

Public Comment:

None was had.

Adjournment:

Mr. Kiepura adjourned the meeting at 7:48 pm.