Plan Commission Meeting — Agenda Packet

September 21, 2026 Plan Commission Agenda 1 City of Lake Geneva, 626 Geneva St, Lake Geneva, WI 53147-262.248.3673-www.cityoflakegeneva.gov Plan Commission Agenda Monday, September 21, 2026 - 6:00 PM Lake Geneva City Hall; Council Chambers Members: Chair: Mayor Todd Krause Alderperson JaNelle Powers, John Gibbs, Doug Skates, Jeremy Nafziger, Kyle Cary, and Anne Esarco 1. Call to Order 2. Roll Call 3. Approve Minutes of the August 17, 2026, Plan Commission meeting as distributed. 4. Comments from the public as allowed by Wis. Stats. §19.84(2), limited to items on this agenda, except for public hearing items. Comments will be limited to five (5) minutes. 5. Acknowledgment of Correspondence. 6. Downtown Design Review: a. Discussion/Action on Resolution PC-2026-048 Downtown Design Review for Sandwich Board sign at 223 Broad Street filed by Geneva Lakes Arts Foundation, 223 Broad Street, Lake Geneva, Tax Key No. ZOP 00266. b. Discussion/Action on Resolution PC-2026-054 Downtown Design Review for Sandwich Board sign at 259 Broad Street filed by Jayson Rishling, 414 W Lake Shore Drive, Wonder Lake, IL, Tax Key No. ZOP 00213. c. Discussion/Action on Resolution PC-2026-058 Downtown Design Review for Façade Renovation/Signage at 525 Broad Street filed by Simple Food Group LLC, 525 Broad Street, Lake Geneva Tax Key No. ZOP 00334. 7. Public Hearing, Review, and Recommendation a. Public Hearing for a Conditional Use Permit (CUP) to allow a maximum height of four (4) feet for an open fence within the street yard at 533 Spring Street, filed by Reba Fischer, 533 Spring Street, Lake Geneva, WI, Tax Key No. ZGC 00036. b. Discussion/Action on Resolution PC-2026-047 recommending approval of Conditional Use Permit (CUP) to allow a maximum height of four (4) feet for an open fence within the street yard at 533 Spring Street, filed by Reba Fischer, 533 Spring Street, Lake Geneva, WI, Tax Key No. ZGC 00036. 8. Adjournment A quorum of the Council may be present; however, no official Council action will be taken. Requests from persons with disabilities who need assistance to participate in this meeting should be made to the City Clerk’s office in advance so that the appropriate accommodations can be made. Page 1 of 35 September 21, 2026 Plan Commission Agenda 2 Page 2 of 35 August 17, 2026 Plan Commission Minutes 1 City Of Lake Geneva Plan Commission Minutes Monday, August 17, 2026 - 6:00 PM Lake Geneva City Hall; Council Chambers Election of Acting Chairperson in absence of Chairperson Krause The meeting was called to order at 6:00 PM by Attorney Draper. The first order of business was the election of the Chairman; Doug Skates was elected to the position by a vote of 5-0. Call to Order Roll Call Roll call was taken. Present: Powers, Skates, Nafziger, Cary, Esarco (5). Absent: Krause, Gibbs (2). Approve Minutes of the July 20, 2026 Plan Commission meeting as distributed. Motion made by Esarco, seconded by Cary, to approve the minutes from the July 20, 2026, meeting. Motion carried 5-0 Comments from the public as allowed by Wis. Stats. §19.84(2), limited to items on this agenda, except for public hearing items. Comments will be limited to five (5) minutes. No public comments were offered. Acknowledgment of Correspondence. There was no correspondence to report. Downtown Design Review: Discussion/Action on Resolution PC-2026-039 Downtown Design Review for Sandwich Board sign at 252 Broad Street filed by Geneva Tap House, 252 Broad Street, Lake Geneva, Tax Key No. ZOP 00248. Prior to the discussion of Agenda Item 7A, City Code Enforcement Officer Beth Kroening introduced herself to the Plan Commission. She presented on current enforcement actions regarding downtown sandwich board compliance and answered questions from the Commission. Motion made by Esarco, seconded by Cary, to approve the resolution for a sandwich board sign at Geneva Tap House (252 Broad Street). Motion carried 5-0 Public Hearing, Review, and Recommendation Public Hearing for a PD-Amended Precise Implementation Plan to allow the change in surface materials for paths in Symphony Bay Subdivision, filed by City of Lake Geneva, 626 Geneva Street, Lake Geneva, WI, Tax Key Nos. ZSB 00332, ZSB 00333, ZSBE 00785, ZSBE 00928. The Commission discussed a proposal to change the surface material of paths in Phases 5 and 7 from mulch or natural vegetation to gravel. City staff explained that this was initiated by the developer and agreed upon by the city due to better maintenance prospects and stability. The discussion also touched on maintenance responsibilities and potential winter maintenance challenges, with DPW expressing support for the gravel option due to lower maintenance requirements compared to vegetated paths. Public Comment: Sean Cummins (897 Cadence Circle) addressed the Commission to express concerns regarding erosion issues and associated liability. Scott Block (895 Cadence Circle) addressed the Commission to raise concerns regarding erosion issues and liability, questioning whether the paths were properly engineered to handle water flow. Tom Ryan (904 Cadence Circle) addressed the Commission to state his concerns regarding the proposed path. David Deis (203 Maestro Circle) addressed the Commission to express his concerns regarding the proposed path. Jim Hanekamp (873 Cadence Circle) addressed the Commission to express his concerns regarding the proposed path. Charlie Quigg (200 Rossini Drive) addressed the Commission to express his concerns regarding the proposed path. Julie Cummins (897 Cadence Circle) addressed the Commission to express her concerns regarding the proposed path. Rick Zirk, representing Fairwyn Development, addressed the Commission to outline the development history and current project status. He noted that the Phase 8 paths were upgraded to crushed stone, but construction has been Page 3 of 35 August 17, 2026 Plan Commission Minutes 2 paused pending city approval of the final surface material. Motion made by Cary, seconded by Esarco, to close the public hearing. Motion carried 5-0. Discussion/Action on Resolution PC-2026-042 recommending approval of PD-Amended Precise Implementation Plan to allow the change in surface materials for paths in Symphony Bay Subdivision, filed by City of Lake Geneva, 626 Geneva Street, Lake Geneva, WI, Tax Key Nos. ZSB 00332, ZSB 00333, ZSBE 00785, ZSBE 00928. Motion made by Cary, seconded by Esarco, to approve the resolution recommending the change in surface material for the Symphony Bay paths from mulch to compacted stone, with the City assuming future maintenance and addressing engineering concerns. Motion carried 5-0 Lot Line Adjustment Discussion/Action on Resolution PC-2026-043 to transfer annexation strip, Tax Key No. ZYUP 00190, pursuant to the Conditional Use Permit for the Highlands of Lake Geneva dated May 8, 2006. The Plan Commission discussed a lot line adjustment for an annexation strip in the Highlands of Lake Geneva. Motion made by Cary, seconded by Esarco, to approve the lot line adjustment. Motion carried 5-0. Annual Comprehensive Plan Process Discussion/ Action on Resolution PC-2026-044 recommending Public Participation Plan for 2026 Comprehensive Plan Amendment program. Building and Zoning Director Hanlon presented an overview of the annual Comprehensive Plan amendment review process to the Plan Commission. No action was taken. Adjournment Motion made by Cary, seconded by Esarco, to adjourn the meeting at 7:05 PM. Motion carried 5-0. Page 4 of 35 1 STAFF REPORT To Lake Geneva Plan Commission Meeting Date: September 21, 2026 Description: The applicant proposes the placement of a sandwich board sign at the entrance to the building located at 223 Broad Street. The proposed sandwich board sign is a wood frame sign structure with a chalkboard sign face. City of Lake Geneva Zoning Ordinance Section 98-811 (1) D.2 regulates the placement of sandwich board signs. The ordinance requires the following: • One (1) sandwich board per building entrance. • Sign permit is required prior to placement. • Must be located within ten (10) feet of the business entrance leaving a minimum clear pedestrian path of five (5) feet on the sidewalk. • Maximum height allowed is three (3) feet and maximum width allowed is two (2) feet. • Sandwich board sign shall only be displayed during the hours of operation of the business it is advertising. Staff Recommendations: Staff recommend approval of the proposed improvement, provided that the following conditions are met: 1. The applicant shall secure a sign permit prior to installation of the sign. 2. The sign height shall not exceed thirty-six (36”) in height. Applicant: Lake Geneva Arts Foundation 223 Broad Street Lake Geneva, WI Request: 223 Broad Street Downtown Design Review of Signage Tax Key No. ZOP 00266 Page 5 of 35 Page 6 of 35 Page 7 of 35 Page 8 of 35 Page 9 of 35 RESOLUTION OF THE PLAN COMMISSION Resolution approving a request for Downtown Design Review filed by Geneva Lake Arts Foundation, 223 Broad Street, Lake Geneva, WI to allow a sandwich board sign at 223 Broad Street, Tax Key No. ZOP00266. Committee: N/A Fiscal Impact: N/A File Number: PC-2026-048 Date: September 21, 2026 WHEREAS, the City of Lake Geneva Plan Commission has considered a Downtown Design Review application filed by Geneva Lake Arts Foundation, 223 Broad Street, Lake Geneva, WI to allow a sandwich board sign at 223 Broad Street, Tax Key No. ZOP00266, and; WHEREAS, the Plan Commission made the following finding of fact: 1. The proposed Downtown Design Project is consistent with the Downtown Design Standards of Section 98-913(9), and WHEREAS, the Plan Commission has recommended the following conditions: 1. The applicant shall secure a sign permit prior to installation of the sign. 2. The sign height shall not exceed thirty-six (36) inches in height. NOW, THEREFORE, BE IT RESOLVED, that the Plan Commission hereby approves the Downtown Design Review application filed by Geneva Lake Arts Foundation, 223 Broad Street, Lake Geneva, WI to allow a sandwich board sign at 223 Broad Street, Tax Key No. ZOP00266 per the findings of fact and additional conditions stated above. . PC Action: Adopted Failed Vote Mayoral Action: Accept Veto Todd Krause, Plan Commission Chair Date Attest: ____________________________________________________________ Amanda, Rotondi, Building Zoning Clerk Date Page 10 of 35 1 STAFF REPORT To Lake Geneva Plan Commission Meeting Date: September 21, 2026 Description: The applicant proposes the placement of a sandwich board sign at the entrance to the building located at 259 Broad Street. The proposed sandwich board sign is a wood frame sign structure with a chalkboard sign face. City of Lake Geneva Zoning Ordinance Section 98-811 (1) D.2 regulates the placement of sandwich board signs. The ordinance requires the following: • One (1) sandwich board per building entrance. • Sign permit is required prior to placement. • Must be located within ten (10) feet of the business entrance leaving a minimum clear pedestrian path of five (5) feet on the sidewalk. • Maximum height allowed is three (3) feet and maximum width allowed is two (2) feet. • Sandwich board sign shall only be displayed during the hours of operation of the business it is advertising. Staff Recommendations: Staff recommend approval of the proposed improvement, provided that the following condition is met: 1. The applicant shall secure a sign permit prior to installation of the sign. Applicant: Jayson Rishling 4114 W Lake Shore Drive Wonder Lake, IL 60097 Request: 259 Broad Street Downtown Design Review of Signage Tax Key No. ZOP 00213 Page 11 of 35 Page 12 of 35 Page 13 of 35 Page 14 of 35 Page 15 of 35 RESOLUTION OF THE PLAN COMMISSION Resolution approving a request for Downtown Design Review filed by Jayson Rishling, 4114 W Lake Shore Drive, Wonder Lake, IL 60097, to allow a sandwich board sign at 259 Broad Street, Tax Key No. ZOP00213. Committee: N/A Fiscal Impact: N/A File Number: PC-2026-054 Date: September 21, 2026 WHEREAS, the City of Lake Geneva Plan Commission has considered a Downtown Design Review application filed by Jayson Rishling, 4114 W Lake Shore Drive, Wonder Lake, IL 60097 to allow a sandwich board sign at 259 Broad Street, Tax Key No. ZOP00213, and; WHEREAS, the Plan Commission made the following finding of fact: 1. The proposed Downtown Design Project is consistent with the Downtown Design Standards of Section 98-913(9), and WHEREAS, the Plan Commission has recommended the following condition: 1. The applicant shall secure a sign permit prior to installation of the sign. NOW, THEREFORE, BE IT RESOLVED, that the Plan Commission hereby approves the Downtown Design Review application filed by Jayson Rishling, 4114 W Lake Shore Drive, Wonder Lake, IL 60097 to allow a sandwich board sign at 259 Broad Street, Tax Key No. ZOP00213 per the findings of fact and additional conditions stated above. . PC Action: Adopted Failed Vote Mayoral Action: Accept Veto Todd Krause, Plan Commission Chair Date Attest: ____________________________________________________________ Amanda, Rotondi, Building Zoning Clerk Date Page 16 of 35 STAFF REPORT To Lake Geneva Plan Commission Meeting Date September 21, 2026 Downtown Design Review: This application includes a request for review of the façade refresh proposed for the building. The applicant is proposing a color change, new awning, and new signage. Action by the Plan Commission: Approval, Denial, or Approval with Conditions of the façade refresh. Staff Review Comments: Commissioners must consider the requirements and guidelines of Section 98-913 in making their decision. Section 98-913(10) provides guidance on building colors. Staff have reviewed these guidelines and find that this application is in compliance. Staff Recommendation: Staff recommend approval of the façade refresh and the proposed signage. Applicant: Simple Food Group LLC 525 Broad Street Lake Geneva, WI Request: 525 Broad Street Downtown Design Review: •Refresh Façade •New Signage Page 17 of 35 Page 18 of 35 Page 19 of 35 Page 20 of 35 Page 21 of 35 RESOLUTION OF THE PLAN COMMISSION Resolution approving a request for Downtown Design Review filed by Simple Food Group LLC, 525 Broad Street, Lake Geneva, WI to refresh the building façade and signage located at 525 Broad Street, Tax Key No. ZOP 00334. Committee: N/A Fiscal Impact: N/A File Number: PC-2026-058 Date: September 21, 2026 WHEREAS, the City of Lake Geneva Plan Commission has considered a Downtown Design Review application filed by Simple Food Group LLC, 525 Broad Street, Lake Geneva, WI to refresh the building façade and signage located at 525 Broad Street, Tax Key No. ZOP 00334, and; WHEREAS, the Plan Commission made the following finding of fact: 1. The proposed Downtown Design Project is consistent with the Downtown Design Standards of Section 98-913, and WHEREAS, the Plan Commission has assigned the following conditions of approval: 1. Substantial compliance to submitted plans. 2. Sign Permit with Downtown Design Review shall be secured prior to installation of any signage on the building. NOW, THEREFORE, BE IT RESOLVED, that the Plan Commission hereby approves the Downtown Design Review application filed by Simple Food Group LLC, 525 Broad Street, Lake Geneva, WI to refresh the building façade and signage located at 525 Broad Street, Tax Key No. ZOP 00334 according to the findings of fact and additional conditions stated above. . PC Action: Adopted Failed Vote Mayoral Action: Accept Veto Todd Krause, Plan Commission Chair Date Attest: _______________________________________________________ Amanda Rotondi, Building & Zoning Clerk Date Page 22 of 35 1 STAFF REPORT To Lake Geneva Plan Commission Meeting Date September 21, 2026 Description: This application is for a Conditional Use Permit to allow the installation of a four (4) foot maximum height open fence within the street yard of the property at 533 Spring Street. The current Zoning Ordinance allows a maximum fence height of three (3) feet when located within a street yard. Section 98-720(3)(a)(1) allows the filling of a CUP to permit an additional one (1) foot in height to a maximum four (4) feet in height for fences located in the street yard. This is an after the fact request as the applicant constructed the fence as a four (4) foot solid fence a few months ago. The Code Enforcement Officer has been working with her to resolve this violation. Project Details from CUP Submittal • Installation of a four (4) foot open fence within the street yard. • The fence that was constructed without a permit is a solid fence. The applicant understands that even if this CUP is approved, the existing fence must be replaced by an open fence. Action by the Plan Commission: Recommendation to the Common Council on the proposed Conditional Use Permit (CUP): As part of the consideration of the requested CUP, the Plan Commission is required to: • Provide the Common Council with a recommendation regarding the proposed CUP; • Include findings required by the Zoning Ordinance for CUPs; and, • Provide specific suggested conditions to modify the project as submitted. Staff Review Comments: In the past, this CUP provision for a fence height variation has only been successful for properties located along major collector streets that carry a heavy traffic volume. Staff believes that the original intent when establishing this CUP relief was for properties on major collector streets and in the unique case where a fence used as a pool barrier must be located within a street yard. Required Plan Commission Findings on the CUP for Recommendation to the Common Council: A proposed CUP must be reviewed by the standards below: Applicant: Reba Fischer 533 Spring Street Lake Geneva, WI Request: 533 Spring Street Conditional Use Permit: •Install a fence at a maximum four (4) feet in height within the street yard. Page 23 of 35 2 A. If, after the public hearing, the Commission wishes to recommend approval, then the appropriate fact finding would be all of the following: a. In general, the proposed conditional use is in harmony with the purposes, goals, objectives, policies and standards of the City's Comprehensive Plan, Zoning Ordinance, and any other plan, program, or ordinance adopted, or under consideration pursuant to official notice by the City. b. Specific to this site, the proposed conditional use is in harmony with the purposes, goals, objectives, policies and standards of the City's Comprehensive Plan, Zoning Ordinance, and any other plan, program, or ordinance adopted, or under consideration pursuant to official notice by the City. c. The proposed conditional use in its proposed location, and as depicted on the required site plan does not result in a substantial or undue adverse impact on nearby property, the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights-of-way, or other matters affecting the public health, safety, or general welfare, either as they now exist or as they may in the future be developed as a result of the implementation of the provisions of the Zoning Ordinance, the Comprehensive Plan or any other plan, program, map, or ordinance adopted or under consideration pursuant to official notice by the City or other governmental agency having jurisdiction to guide development. d. The proposed conditional use maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property. e. The proposed conditional use is located in an area that will be adequately served by, and will not impose an undue burden on any improvements, facilities, utilities or services provided by public agencies serving the subject property. f. The potential public benefits of the proposed conditional use outweigh all potential adverse impacts of the proposed conditional use after taking into consideration the Applicant’s proposal and any requirements recommended by the Applicant to ameliorate such impacts. Staff Recommendation on the proposed Conditional Use Permit: 1. Staff do not recommend the Plan Commission recommend approval of the Conditional Use Permit to install an open fence within the street yard at a maximum height of four (4) feet. 2. Staff recommend that the following additional conditions of approval be recommended if the Plan Commission recommends approval: a. Substantial conformance to the submitted Site Plan. b. The applicant shall secure a Fence Permit prior to installation of the fence. Page 24 of 35 Page 25 of 35 Page 26 of 35 Page 27 of 35 Page 28 of 35 Page 29 of 35 Page 30 of 35 Page 31 of 35 Page 32 of 35 Page 33 of 35 RESOLUTION OF THE PLAN COMMISSION Resolution recommending to the Common Council a Conditional Use Permit (CUP) filed by Reba Fischer, 533 Spring Street, Lake Geneva, WI to install an open fence within the street yard at a maximum height of four (4) feet at 533 Spring Street, Tax Key No. ZGC 00036. Committee: N/A Fiscal Impact: N/A File Number: PC-2026-047 Date: September 21, 2026 WHEREAS, the City of Lake Geneva Plan Commission has considered a Conditional Use Permit application filed by Reba Fischer, 533 Spring Street, Lake Geneva, WI to install an open fence within the street yard at a maximum height of four (4) feet at 533 Spring Street, Tax Key No. ZGC 00036, and; WHEREAS, the Plan Commission held a Public Hearing thereon pursuant to proper notice given on May 18, 2026, and WHEREAS, the Plan Commission made the following findings of fact: 1. In general, the proposed conditional use is in harmony with the purposes, goals, objectives, policies and standards of the City’s Comprehensive Plan, Zoning Ordinance, and any other plan, program, or ordinance adopted, or under consideration pursuant to official notice by the City. 2. Specific to this site, the proposed conditional use is in harmony with the purposes, goals, objectives, policies and standards of the City’s Comprehensive Plan, Zoning Ordinance, and any other plan, program, or ordinance adopted, or under consideration pursuant to official notice by the City. 3. The proposed conditional use in its proposed location, and as depicted on the required site plan does not result in a substantial or undue adverse impact on nearby property, the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights-of-way, or other matters affecting the public health, safety, or general welfare, either as they now exist or as they may in the future be developed as a result of the implementation of the provisions of the Zoning Ordinance, the Comprehensive Plan or any other plan, program, map, or ordinance adopted or under consideration pursuant to official notice by the City or other governmental agency having jurisdiction to guide development. 4. The proposed conditional use maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property. 5. The proposed conditional use is located in an area that will be adequately served by, and will not impose an undue burden on any improvements, facilities, utilities or services provided by public agencies serving the subject property. 6. The potential public benefits of the proposed conditional use outweigh all potential adverse impacts of the proposed conditional use after taking into consideration the Applicant’s proposal and any requirements recommended by the Applicant to ameliorate such impacts, and Page 34 of 35 WHEREAS, the Plan Commission has recommended approval with the following conditions: 1. Substantial conformance to the submitted Site Plan. 2. The applicant shall secure a Fence Permit prior to installation of the fence. NOW, THEREFORE, BE IT RESOLVED, that the Plan Commission hereby recommends to the Common Council of the Conditional Use Permit filed by Reba Fischer, 533 Spring Street, Lake Geneva, WI to install an open fence within the street yard at a maximum height of four (4) feet at 533 Spring Street, Tax Key No. ZGC 00036, per the findings of fact stated above and conditions of approval stated above. . Recommended to the Common Council of the City of Lake Geneva this 21th day of September 2026. PC Action: Adopted Failed Vote Mayoral Action: Accept Veto Todd Krause, Plan Commission Chair Date Attest: _______________________________________________________ Amanda Rotondi, Building and Zoning Clerk Date Page 35 of 35