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Plan commission extends deadline for TLC Acres fill work to align with new FEMA flood maps
Summary
TLC Acres requested more time to complete filling and grading east of a proposed stormwater basin. Commissioners extended the site-completion deadline to the effective date of the new floodplain maps (Feb. 20, 2026) and instructed the owner to address erosion-control and survey items before final approvals.
The Plan Commission granted an extension on Oct. 13 to allow TLC Acres (W210 N10738 Appleton Ave) additional time to complete permitted grading and filling east of a proposed on‑site stormwater basin.
Background
In June the commission approved a site plan and a conditional use permit to allow grading and filling connected with a proposed 5,000-square-foot storage building, additional paving and an on‑site stormwater basin. At that time staff and the owner discussed pending new FEMA flood-plain maps that will take effect Feb. 20, 2026, and included a condition intended to limit filling in areas that would be newly designated floodplain unless elevations could be verified.
What the commission decided
Planning staff presented data submitted by the property owner showing the number of fill truck loads delivered in recent months and estimating the total loads required to complete the planned tiered fill areas. The commission acknowledged that deliveries of available fill material had been limited this construction season and that the property owner had operational constraints, including a requirement that trucks not begin unloading before 8 a.m., which the owner said had reduced the number of loads taken in from available jobs.
Given the timing and the technical issues, the commission agreed to extend the deadline for completion of work in the eastern fill area to Feb. 20, 2026 — the date the new floodplain maps become effective. Township staff and commissioners emphasized that the owner must continue to maintain erosion and sediment controls, address all village‑engineer check items, and submit final elevation documentation that will be needed for any letter of map change or similar step to demonstrate that filled land lies above the regulatory flood elevation.
Why it mattered
The original conditional-use condition had set a more immediate completion date so that the village could limit long‑term disturbance in areas soon to be designated as flood plain. The commission’s extension balances the village’s concern about long‑term floodplain integrity and erosion control with the owner’s operational constraints on receiving fill material during the construction season.
What the owner provided
The owner provided monthly delivery totals for the preceding six months and an engineering summary showing the amount of fill remaining to reach approved grades. Staff calculated that, at recent delivery rates, the remaining work could take years; the owner said that if larger excavation projects occur nearby the schedule could accelerate. Commissioners and staff made clear that further extensions will not be routine and that the owner must present a time‑bound construction schedule and evidence of erosion-control measures in place while work continues through the winter months.
Next steps
The owner will provide updated delivery and grading schedules to village staff, address outstanding engineering and survey corrections and, once work is complete, submit elevation and stormwater documentation so the village and FEMA (or state equivalents) can confirm regulatory status. The village engineer will monitor compliance and report to the commission if erosion-control or other violations occur.
