Plan Commission Meeting — Agenda Packet

August 17, 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, August 17, 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. Election of Acting Chairperson in absence of Chairperson Krause 2. Call to Order 3. Roll Call 4. Approve Minutes of the July 20, 2026 Plan Commission meeting as distributed. 5. 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. 6. Acknowledgment of Correspondence. 7. Downtown Design Review: a. 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. 8. Public Hearing, Review, and Recommendation a. 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. b. 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. 9. Lot Line Adjustment a. 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. 10. Annual Comprehensive Plan Process a. Discussion/ Action on Resolution PC-2026-044 recommending Public Participation Plan for 2026 Comprehensive Plan Amendment program. 11. Adjournment Page 1 of 36 August 17, 2026 Plan Commission Agenda 2 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 2 of 36 July 20, 2026 Plan Commission Minutes 1 City Of Lake Geneva Plan Commission Minutes Monday, July 20, 2026 - 6:00 PM Lake Geneva City Hall; Council Chambers Meeting Called to Order – Mayor Todd Krause Mayor Krause called the meeting to order at 6:00 PM. Roll Call Present: Krause, Powers, Nafziger, Esarco, Skates, Gibbs Absent: Cary Approve Minutes of the June 15, 2026 Plan Commission meeting as distributed. Motion by Powers to approve; second by Skates. Motion carried: 6-0 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. Public comment: None. Acknowledgment of Correspondence Correspondence was received and distributed to the Plan Commission members. Downtown Design Review: Discussion/Action on Resolution PC-2026-006 for Downtown Design Review application for new signage at 300 Wrigley Dr, filed by Jordan Himmel, 6228 N Broadway, Chicago, IL, Tax Key No. ZHC00303. 300 Wrigley Drive – Signage Approval: Jordan Himmel requested approval for two 20-square-foot signs on balcony railings. Staff noted the atypical placement but confirmed compliance with color guidelines. Motion by Skates, seconded by Powers, to approve the application with the condition that proper permits are obtained prior to installation. Motion carried 6-0 Discussion/Action on Resolution PC-2026-026 for Downtown Design Review application for a sandwich board sign at 812 W Main Street, filed by Jean Doliber and Kathy Dennen, 812 W Main Street, Lake Geneva, WI, Tax Key No. ZOP00332. 812 West Main Street – Sandwich Board Sign: An application for a sandwich board sign at 812 West Main Street was reviewed. Motion by Skates, seconded by Powers, to approve the application. Motion carried 6-0 Discussion/Action on Resolution PC-2026-041 for Downtown Design Review application for new signage at 703 W Main Street, filed by Valera Smokvin, POB 130, Grafton, WI, Tax Key No. ZA276000001. 703 West Main Street – Downtown Design Review (Signage): The Commission considered a downtown design review application for new signage for a chocolate factory/sandwich shop at 703 West Main Street. Motion by Skates, seconded by Powers, to approve the downtown design review application. Motion carried 6-0. Land Division Discussion/Action on Resolution PC-2026-038 for application for Lot Line Adjustment at N1741 Highway 120, filed by Nicholas Egert, 835 Geneva Parkway, Suite 1, Lake Geneva, WI, Tax Key Nos. ZYUP 00197 and ZA427700001. Lot Line Adjustment – Horseshoe Hunt Club / Kelly Parcel: The Commission considered a lot line adjustment application to transfer property between the Horseshoe Hunt Club and the Kelly parcel. Motion by Skates, seconded by Esarco, to approve the lot line adjustment. Motion carried 6-0. Public Hearing, Review, and Recommendation Page 3 of 36 July 20, 2026 Plan Commission Minutes 2 Public Hearing for a Conditional Use Permit (CUP) to allow a commercial apartment and façade renovations at 736-738 Main St filed by Stebnitz Builders, Inc, 204 Commerce Ct #3, Elkhorn, WI, Tax Key No. ZOP00315 and ZOP00316. Chair opened the public hearing regarding a Conditional Use Permit to allow commercial apartments and facade renovations at 736 and 738 Main Street. The applicant noted the intent to keep two distinct first-floor storefronts while unifying the overall exterior facade. • Public Comment: Peg Esposito (124 Darwin Street) addressed the Commission regarding ADA accessibility standards and DarkSky program guidelines. • Action: Motion by Esarco, seconded by Powers, to close the public hearing. Motion carried 6-0. Discussion/Action on Resolution PC-2026-035 recommending approval of a Conditional Use Permit (CUP) to allow a commercial apartment and façade renovations at 736-738 Main St filed by Stebnitz Builders, Inc, 204 Commerce Ct #3, Elkhorn, WI, Tax Key No. ZOP00315 and ZOP00316. Jeff Alberger of Stebnitz Builders presented plans featuring front/rear facade updates, a navy and white building color palette, parking additions, a dumpster enclosure, and a rooftop viewing terrace. • Commission Discussion: Addressed potential trash issues with flower boxes, building security access for upper levels, and privacy fencing requirements around the stairway. • Action: Motion by Skates, seconded by Esarco, to approve the Conditional Use Permit application allowing commercial apartment renovations at 736 and 738 West Main Street. Motion carried 6-0. Public Hearing for a Conditional Use Permit (CUP) to allow an Indoor Entertainment Operation (Wedding Venue) at 625 S Wells St filed by Carrie Douglass, 289 Indian Bend Rd, Burlington, WI, Tax Key No. ZOP00398. Chair opened the public hearing for an indoor wedding venue at 625 South Wall Street. • Proposal Details: The venue proposes a maximum occupancy of 108 people, restricted by available parking. Staff noted that despite a Fire Department building approval capacity of 300, final occupancy is limited by parking availability (currently 30 spaces, with 37 additional spaces to be added). • Public Comment: None. • Action: Motion by Esarco, seconded by Powers, to close the public hearing. Motion carried 6-0. Discussion/Action on Resolution PC-2026-037 recommending approval of a Conditional Use Permit (CUP) ) to allow an Indoor Entertainment Operation (Wedding Venue) at 625 S Wells St filed by Carrie Douglass, 289 Indian Bend Rd, Burlington, WI, Tax Key No. ZOP00398. The Commission considered a Conditional Use Permit request to establish an indoor entertainment facility and wedding venue at 625 South Wall Street. Motion by Skates, seconded by Escaro, to approve the Conditional Use Permit with the condition that site plan review approval and all required permits are secured prior to construction. Motion carried 6-0. Public Hearing for a Conditional Use Permit (CUP) to allow reconstruction of a single family dwelling within the Estate Residential-1 (ER-1) zoning district in compliance with the Single Family Residential-4 (SR-4) requirement for the property located at 1626 Evergreen Lane, filed by Desmond Wahlfeld, 323 Broad Street #102, Lake Geneva, WI, Tax Key No. ZLM00016. Chair opened the public hearing for the reconstruction of a single-family dwelling to meet SR-4 zoning standards at 1626 Evergreen Lane. • Staff Recommendation: Approval, subject to resolving engineering questions regarding stormwater management. Page 4 of 36 July 20, 2026 Plan Commission Minutes 3 • Public Comment: Dan Lites (1633 S. Lake Shore Dr.) raised concerns about surface water runoff, drainage, rain garden performance, and potential impacts on adjacent properties. • Action: Motion by Skates, seconded by Escaro, to close the public hearing. Motion carried 6-0. Discussion/Action on Resolution PC-2026-032 recommending approval of a Conditional Use Permit (CUP) ) to allow reconstruction of a single family dwelling within the Estate Residential-1 (ER-1) zoning district in compliance with the Single Family Residential-4 (SR-4) requirement for the property located at 1626 Evergreen Lane, filed by Desmond Wahlfeld, 323 Broad Street #102, Lake Geneva, WI, Tax Key No. ZLM00016. The Commission considered a Conditional Use Permit application for single-family dwelling reconstruction at 1626 Evergreen Lane. Motion by Escaro, seconded by Powers, to approve the Conditional Use Permit. Motion carried 6-0. Public Hearing for a Planned Development (Precise Implementation Plan) to allow the construction of a single-family residential structure in the PD Planned Development zoning district at 630 S Lake Shore Drive filed by Tess Komas, 640 N Vel R Phillips, Suite 210, Milwaukee, WI, tax Key No. ZA 315600002. Chair opened the public hearing for a single-family residential Planned Development at 630 South Lakeshore Drive. • Proposal Details: Tess Comas and Matthew Stafford (Abacus Architects) and members of the Colbert family presented plans for a two-story home, attached and detached garages, lakeside patio, pool, and site features. Driveway width concerns were addressed via a designated fire lane and turnaround. • Staff Recommendation: Approval of the Precise Implementation Plan (PIP) conditioned upon a perpetual public access easement for the shore path, proper stormwater management, and Fire Department approval. • Action: Motion by Esarco, seconded by Powers, to close the public hearing. Motion carried 6-0. Discussion/Action on Resolution PC-2026-030 recommending approval of a Planned Development (Precise Implementation Plan) to allow the construction of a single-family residential structure in the PD Planned Development zoning district at 630 S Lake Shore Drive filed by Tess Komas, 640 N Vel R Phillips, Suite 210, Milwaukee, WI, tax Key No. ZA 315600002. The Commission considered a Planned Development application for a single-family residential structure at 630 South Lakeshore Drive. Motion by Skates, seconded by Esarco, to approve the application, subject to permit requirements and a public access easement. Motion carried 6-0. Public Hearing for a Planned Development (General Development Plan) to allow the construction of a commercial structure in the PD Planned Development zoning district at 140 Broad St., filed by Pacific Property Holdings, LLC, 672 W Main St #1136, Lake Geneva, WI, Tax Key No. ZOP00331. Chair opened the public hearing regarding a Planned Development for a proposed two-story building at 140 Broad Street to house Otty's restaurant and the Mashtun Brewing taproom. • Public Comment: None. • Action: Motion by Gibbs, seconded by Skates, to close the public hearing. Motion carried 6-0. Discussion/Action on Resolution PC-2026-034 recommending approval of a Planned Development (General Development Plan) t to allow the construction of a commercial structure in the PD Planned Development zoning district at 140 Broad St., filed by Pacific Property Holdings, LLC, 672 W Main St #1136, Lake Geneva, WI, Tax Key No. ZOP00331. Page 5 of 36 July 20, 2026 Plan Commission Minutes 4 The Commission considered a Planned Development application for a new two-story building at 140 Broad Street for Otty's restaurant and Mashtun Brewing's taproom. Motion by Escaro, seconded by Krause, to approve the Planned Development with conditions including substantial compliance with presented plans, a two-year expiration for the General Development Plan (GDP), and a required traffic management plan. Motion carried 6-0. Public Hearing for a Planned Development (General Development Plan) to allow the construction of a mixed-use development in the PD Planned Development zoning district along Sheridan Springs Rd, filed by Simple Food Group LLC, 525 Broad St, Lake Geneva, WI, Tax Key No. ZA467900001, ZA467900002, ZA468000001, and ZA468000002. Chair opened the public hearing for a mixed-use development proposal along Sheridan Springs Road by Simple Food Group. • Staff Recommendation: Approval, subject to conditions including a two-year implementation plan and further traffic impact analysis. • Public Comment: None. • Action: Motion by Escaro, seconded by Powers, to close the public hearing. Motion carried 6-0. Discussion/Action on Resolution PC-2026-036 recommending approval of a Planned Development (General Development Plan) to allow the construction of a mixed-use development in the PD Planned Development zoning district along Sheridan Springs Rd, filed by Simple Food Group LLC, 525 Broad St, Lake Geneva, WI, Tax Key No. ZA467900001, ZA467900002, ZA468000001, and ZA468000002. The Commission reviewed a General Development Plan (GDP) for Simple Food Group’s 11-acre culinary campus. Tom Hartz and Young Cho, alongside representatives from Continuum Architects & Planning, Psyche Design, and Bolton & Menk, presented plans for a bakery, coffee shop, market, event space, and educational facilities designed to meet Comprehensive Plan standards. • Action: Motion by Skates, seconded by Krause, to approve the General Development Plan (GDP) with conditions including sidewalk extension to the west lot line, completion of a traffic study, adherence to stormwater quality and quantity standards, and submittal of a Precise Implementation Plan (PIP) within two years. Motion carried 6-0. Adjournment Motion by Powers, seconded by Krause, to adjourn the meeting. Motion carried 6-0. Meeting adjourned at 8:03 p.m. Page 6 of 36 1 STAFF REPORT Lake Geneva Plan Commission Meeting Date: August 17, 2026 Description: The applicant proposes the placement of a sandwich board sign at the entrance to the building located at 252 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 sandwich board sign, provided that the following condition is met: 1. The applicant shall secure a sign permit prior to installation of the sign. Applicant: Geneva Tap House 252 Broad Street Lake Geneva, WI Request: 252 Broad Street Downtown Design Review: Signage Tax Key No. ZOP 00248 Page 7 of 36 Page 8 of 36 Page 9 of 36 RESOLUTION OF THE PLAN COMMISSION Resolution approving a request for Downtown Design Review filed by Geneva Tap House, 252 Broad Street, Lake Geneva, WI to allow a sandwich board sign at 252 Broad Street, Tax Key No. ZOP 00248. Committee: N/A Fiscal Impact: N/A File Number: PC-2026-039 Date: August 17, 2026 WHEREAS, the City of Lake Geneva Plan Commission has considered a Downtown Design Review application filed by Geneva Tap House, 252 Broad Street, Lake Geneva, WI to allow a sandwich board sign at 252 Broad Street, Tax Key No. ZOP 00248, 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 added 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 Geneva Tap House, 252 Broad Street, Lake Geneva, WI to allow a sandwich board sign at 252 Broad Street, Tax Key No. ZOP 00248 per the findings of fact and additional condition 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 36 1 STAFF REPORT Lake Geneva Plan Commission Meeting Date: August 17, 2026 Summary Description: The PD- Precise Implementation Plan for Phases 5 and 7 Symphony Bay were approved in 2016 and 2022 respectively. Both phases include proposed recreational paths along the eastern portion of the development. Both PIPs include a path cross section detail that describes the path surface as either mulched or maintained native ground. The current owner/developer has agreed to complete the paths with gravel at a higher cost of construction before turning the improved paths over to the City. The Developer’s Agreement for Symphony Bay specifies that these recreational paths shall be owned and maintained by the City of Lake Geneva. Considering the cost of and limitations of ongoing maintenance of these paths by the public, staff determined that gravel would be a better option for path surface. The purpose of this amendment is to specify a gravel path surface for paths located in phases 5 and 7 instead of the required mulch or maintained native ground of the original PIP. Action by the Plan Commission: Recommendation to the Common Council on the proposed Amended Precise Implementation Plan (PIP): As part of the consideration of the requested Amended PIP, the Plan Commission is required to: • Provide the Common Council with a recommendation regarding the proposed Amended PIP; • Include findings required by the Zoning Ordinance for PIPs; and, • Provide specific suggested requirements to modify the project as submitted. Staff Review Comments: The proposed Amended PIP provides for a gravel recreational path surface. The approval of this request would solve potential maintenance logistical problems and costs to the public. Required Plan Commission Findings on the CUP for Recommendation to the Common Council: A proposed CUP must be reviewed by the standards, below: Applicant: City of Lake Geneva 626 Geneva Street Lake Geneva, WI Request: Symphony Bay Phases 5 and 7 Tax Key No. ZSB 00332, ZSB 00333, ZSBE 00785, ZSBE 00928 Amended PD-Precise Implementation Plan Page 11 of 36 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 Amended PIP 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 Amended PIP 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 Amended PIP 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 Amended PIP 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 Amended PIP 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 Amended PIP 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 recommends that the Plan Commission recommend approval of the proposed Amended PIP as submitted. 2. Staff recommend the Plan Commission adopt the affirmative set of findings provided above. Page 12 of 36 APPLICATION FOR PRECISE IMPLEMENTATION PLAN OR AMENDMENT City of Lake Geneva Site Address/Parcel No. and full Legal Description required (attach separate sheet if necessary): Name and Address of Current Owner: ______________________________________________ Telephone No. with area code & Email of Current Owner: _______________________________ ______________________________________________________________________________ Owner Si gnature: _______________________________________________________________ Name and Add ress of Applicant: Telephone No. with area code & Email of Applicant: ___________________________________ ______________________________________________________________________________ Proposed Use : ______________________________________________________________________________ ______________________________________________________________________________ _____________________ _______________________________________________________________ Zoning District in which land is located: _____________________________________________________ Names and Add resses of architect, professional engineer and contractor of project: Short statement de scribing activities to take place on site: PIP fee $450.00, payable upon filing application. ___ ________________ ____________________________________ Date Signature of Applicant 03/03/2025 1 ZSB 00332, ZSB 00333, ZSBE 00785, ZSBE 00928 Bloomfield Holdings LLC 875 Townline Road, Unit 103, Lake Geneva, WI 53147 262.248.5010 City of Lake Geneva 626 Geneva Street, Lake Geneva, IL 262.248.3911 cityadmin@cityoflakegeneva.gov Amend Precise Implementation Plan. The amendment is to allow for a gravel surface on the cover. proposed recreational trails. The approved PIP allowed for only mulch or natural ground Planned Development Recreational paths to be surfaced with gravel instead of the approved mulch or native ground cover. 7/3/26 Page 13 of 36 Page 14 of 36 Memo to City of Lake Geneva To: Renee Hanlon, Zoning Administrator Date: August 12, 2026 From: Naomi Rauch, P.E. 262-758-6032 CC: David De Angelis – City Administrator Tom Earle – Director of Public Works Dan Draper – City Attorney Subject: SYMPHONY BAY MULTIUSE PATH – PIP REVISION Recent conversations have centered around a request to change the material of the multi-use path through portions of Symphony Bay from mulch or maintained native ground to gravel. The City has determined that a PIP amendment is required. The following should be considered: 1. The recommended cross-slope for adequate drainage is 2%. The grading plan for the multiuse path in the location of the proposed surface change was designed at 2% thus has appropriate cross-slope per the approved plans. 2. The approved surface of “maintained native ground” would require frequent mowing and maintenance of vegetation to prevent rills and washouts. The approved surface of “mulched path” would require frequent maintenance to replace mulch and possibly additional stabilization to prevent rills and washouts. Should the PIP amendment be approved to allow the recreational path to be gravel, there will be areas of the path where stormwater flow concentrates requiring maintenance and possibly additional stabilization overtime to prevent rills and washouts. 3. The typical recreational and maintenance path cross-sections below were approved as part of Symphony Bay Phase 8 constructions plans. Page 15 of 36 Page 16 of 36 Replace "mulched path or maintained native ground" with "decomposed gravel" Page 17 of 36 Page 18 of 36 RESOLUTION OF THE PLAN COMMISSION Resolution recommending to the Common Council an Amended Planned Development – Precise Implementation Plan (PIP) application filed by City of Lake Geneva, 626 Geneva Street, Lake Geneva, WI to allow the use of decomposed gravel as the base material for the recreational paths located in Symphony Bay Phases 5 and 7, Tax Key Nos. No. ZSB 00332, ZSB 00333, ZSBE 00785, ZSBE 00928 Committee: N/A Fiscal Impact: N/A File Number: PC-2026-042 Date: August 17, 2026 WHEREAS, the City of Lake Geneva Plan Commission has considered an Amended Planned Development – Precise Implementation Plan application filed by City of Lake Geneva, 626 Geneva Street, Lake Geneva, WI to allow the use of decomposed gravel as the base material for the recreational paths located in Symphony Bay Phases 5 and 7, Tax Key Nos. No. ZSB 00332, ZSB 00333, ZSBE 00785, ZSBE 00928, and WHEREAS, the Plan Commission held a Public Hearing thereon pursuant to proper notice given on August 17, 2026, and WHEREAS, the Plan Commission made the following findings of fact: 1. In general, the proposed amended PIP 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 amended PIP 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 amended PIP 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 amended PIP 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 amended PIP 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 amended PIP outweigh all potential adverse impacts of the proposed PIP after taking into consideration the Applicant’s proposal and any requirements Page 19 of 36 recommended by the Applicant to ameliorate such impacts, and NOW, THEREFORE, BE IT RESOLVED, that the Plan Commission hereby recommends approval to the Common Council of the Amended Planned Development – Precise Implementation Plan application filed by City of Lake Geneva, 626 Geneva Street, Lake Geneva, WI to allow the use of decomposed gravel as the base material for the recreational paths located in Symphony Bay Phases 5 and 7, Tax Key Nos. No. ZSB 00332, ZSB 00333, ZSBE 00785, ZSBE 00928, per the findings of fact stated above. . Recommended to the Common Council of the City of Lake Geneva this 17st day of August 2026. PC Action: Adopted Failed Vote Mayoral Action: Accept Veto Todd Krause, Plan Commission Chair Date Attest: _______________________________________________________ Amanda Rotondi, Building & Zoning Clerk Date Page 20 of 36 1 STAFF REPORT Lake Geneva Plan Commission Meeting Date: August 17, 2026 Summary Description: The property developed as Highlands of Lake Geneva Subdivision was annexed into the city in the early 2000’s. The final plat of subdivision included an annexation strip that was addressed by resolution 06-R28 (attached). The resolution set forth the following with respect to the annexation strip: “The “Annexation Strips” shown as unplatted ten foot (10’) wide land parcels on the Final Plat of the Highlands of Lake Geneva shall be conveyed by the Owner to the City of Lake Geneva, at no cost to the City. It is anticipated that, at a future time to be determined in the sole discretion of the City, these Annexation Strips will be conveyed by the City to the Owners of the lots in The Highlands of Lake Geneva to which they are adjacent; provided, however, that the northerly four feet (4’) of that part of the Annexation Strip bordering the north lot lines of lots 39, 40, 41,42, and 43 of The Highlands of Lake Geneva Subdivision, will be conveyed to the property owner to the north of said lots (currently known as “The Twins on Curtis”). Having determined that the Annexation Strip is of no public use, the City proposes making the conveyance of this property to the adjacent homeowners as prescribed. Location Map Applicant: City of Lake Geneva 626 Geneva Street Lake Geneva, WI Request: Transfer Annexation Strip to Adjacent Homeowners Highlands of Lake Geneva Subdivision Page 21 of 36 2 Staff Recommendation: 1. Staff recommend that the Plan Commission recommend approval of the application. 2. Kapur Engineering staff also reviewed for compliance and recommend approval. Page 22 of 36 EXHIBIT A Page 23 of 36 Page 24 of 36 Page 25 of 36 Page 26 of 36 Page 27 of 36 Page 28 of 36 Page 29 of 36 Page 30 of 36 RESOLUTION OF THE PLAN COMMISSION Resolution recommending to the Common Council authorizing the transfer of property located in the Highlands of Lake Geneva,Tax Key No. ZYUP 00190 to adjacent property owners as required by Condition #3 of Conditional Use Permit Resolution 06-R28. Committee: N/A Fiscal Impact: N/A File Number: PC-2026-043 Date: August 17, 2026 WHEREAS, the City of Lake Plan Commission has reviewed Conditional Use Permit Resolution 06-R28; and WHEREAS, Condition #3 of Conditional Use Permit Resolution 06-R28 states the following: “The ‘Annexation Strips” shown as unplatted ten foot (10’) wide land parcels on the Final Plat of the Highlands of Lake Geneva shall be conveyed by the Owner to the City of Lake Geneva, at no cost to the City. It is anticipated that, at a future time to be determined in the sole discretion of the City, these Annexation Strips will be conveyed by the City to the Owners of the lots in The Highlands of Lake Geneva to which they are adjacent; provided, however, that the northerly four feet (4’) of that part of the Annexation Strip bordering the north lot lines of lots 39, 40, 41, 42, and 43 of the Highlands of Lake Geneva subdivision, will be conveyed to the property owner to the north of said lots (currently known as ‘The Twins on Curtis’)”; and WHEREAS, the City of Lake Geneva as a governmental entity in the State of Wisconsin desires to transfer said property on behalf of the public. NOW, THEREFORE, BE IT RESOLVED, that the Plan Commission of the City of Lake Geneva, Walworth County, Wisconsin, hereby recommends the transfer, by quit claim deed, of the “Annexation Strips” as depicted on the Final Plat of the Highlands of Lake Geneva Subdivision, Tax Key No. ZYUP 00190, in compliance with Conditional Use Resolution 06-R28 and as shown in attached Exhibit A. Recommended by action of the Plan Commission of the City of Lake Geneva this 17st day of August, 2026. PC Action: Adopted Failed Vote Mayoral Action: Accept Veto Todd Krause, Plan Commission Chair Date Attest: _______________________________________________________ Amanda Rotondi, Building & Zoning Clerk Date Page 31 of 36 Staff Report City of Lake Geneva Plan Commission Meeting Date: August 17, 2026 The City adopted the updated Comprehensive Plan on March 9, 2020. As a dynamic community facing a myriad of growth issues, the City regularly receives requests for Plan amendments before the next ten- year update in 2030. To provide a manageable, predictable, and cost-effective process, the City has established a single plan amendment cycle every year. Several Wisconsin communities use an annual plan review and amendment process cycle to ensure these evaluations and adjustments are handled in a predictable and efficient manner. The City Clerk will accept applications for Plan amendments from September 1, 2026 through September 30, 2026. Applications will be reviewed by the Plan Commission at its October meeting. The procedures to adopt or amend a Comprehensive Plan are defined under Section 66.1001(4), Wisconsin Statutes. The City process needs to follow these requirements. The timeline on the following page presents a proposed process to allow for plan amendment requests, consider amendments, and go through the adoption procedures in compliance with the State Statutes. This approach features a combined meeting of the Plan Commission and Common Council. During the meeting: 1. Common Council holds a Public Hearing on the requested Plan amendments; and 2. Plan Commission considers Plan amendment requests and public testimony, and then adopts a resolution making a specific recommendation on each of the requested Plan amendments to the Common Council. At a subsequent meeting of the Common Council, the Council will consider the Plan Commission’s recommendations, vote on motions for each requested Plan amendment, and finally, adopt an ordinance to officially adopt the Plan amendments per their individually voted motions. This combined meeting approach allows for the Plan Commission and Council to hear the same public testimony, prior to the Plan Commission’s recommendation, and the Council’s actions. Applicant: City of Lake Geneva Request: Adoption of 2026 Comprehensive Plan Amendment Public Participation Plan Page 32 of 36 City of Lake Geneva 2026 Annual Comprehensive Plan Amendment Process Activity City Announces the Opening of the Plan Amendment Process August 25, 2026 City Clerk Accepts Plan Amendment Applications September 1, 2026 through September 30, 2026 Plan Commission Recommends Adoption of the Public Participation Plan August 17, 2026 Common Council Adopts Public Participation Plan August 24, 2026 Plan Commission Reviews Plan Amendment Applications and Recommends Setting Public Hearing and Amendment Approvals by Council October 19, 2026 Council Sets Public Hearing date (applications frozen) October 26, 2026 City Clerk Distributes Requested Plan Amendments to Surrounding and Overlapping Jurisdictions Novembe r 1, 2026 Public Review Period November 1, 2026- November 30, 2026 Committee of the Whole review of Amendment requests November 2, 2026 Joint Meeting: 1. Council Holds Public Hearing 2. Plan Commission Adopts Resolution Recommending Plan Amendments December 21, 2026 Council Adopts Ordinance on Recommended Plan Amendments January 11, 2027 City Clerk Distributes Amended Plan to Surrounding and Overlapping Jurisdictions After Adoption Page 33 of 36 PUBLIC PARTICIPATION STRATEGY AND PROCEDURES FOR BOTH THE REGULAR AND UNIQUE CONSIDERATION OF 2026 AMENDMENTS TO CITY OF LAKE GENEVA COMPREHENSIVE PLAN Introduction A key required component of Section 66.1001 of Wisconsin Statutes—the State’s comprehensive planning legislation—is actively involving community stakeholders as each local comprehensive plan is being developed, updated, or amended. Public participation helps to ensure that the resulting comprehensive plan accurately reflects the vision, goals, and values of citizens of the community. Section 66.1001(4)(a) of Wisconsin Statutes requires the City of Lake Geneva to adopt, by resolution, written procedures designed to foster public participation at every stage in the preparation or subsequent amendment of its comprehensive plan. The written procedures must provide for wide distribution of the comprehensive plan, an opportunity for the public to submit written comments on the plan, and provisions for local response to such comments. This document meets this statutory requirement. It serves as the procedures that will be used to consider and potentially adopt amendments to the City of Lake Geneva Comprehensive Plan under both a regular Plan review process, as well as in the instance of responding to a unique Plan amendment circumstance. Major Goals of Public Participation Strategy • Provide opportunities for people to participate in processes to consider and adopt amendments to the City’s comprehensive plan. • Adopt plan amendments that reflect the ideas, desires, and objectives of most residents and property owners. • Meet both the letter and spirit of Wisconsin’s comprehensive plan legislation. • Use the City’s Plan Commission as a foundation for guiding the plan amendment process. • Recognize that the goals expressed above must be balanced with the need to complete the comprehensive plan amendments within a reasonable timeframe. Selected Public Participation Techniques The City will, at a minimum, use the following techniques to obtain public input during the plan amendment process: • Assure that all Plan Commission and City Council meetings to consider and adopt amendments are open to the public, and are noticed as required by state open meeting regulations. • Provide an opportunity at each public meeting held on the plan amendments for public comment. Some meetings will be designed to encourage wide participation from the public. Other meetings are intended to be work sessions for the Plan Commission, City Council, or some combination. The public comment period will be provided at either the beginning or end of each public meeting, or at one or more other parts of the meeting at the discretion of the Plan Commission or City Council. This will allow the Commission or Council to concentrate on completing tasks without interruption, while still allowing the public an appropriate chance to observe and comment. Page 34 of 36 • Hold at least one formal public hearing on the proposed comprehensive plan amendments and the adopting ordinance prior to adoption. All members of the public will have an opportunity to present testimony and offer comments at the public hearing. The public hearing will be noticed and held per the requirements of Wisconsin Statutes, Section 66.1001. The City may choose to provide additional public participation opportunities above and beyond the minimum opportunities described above. Opportunities for Comments/Responses on Draft Comprehensive Plan Amendments The City will have available copies of draft plan amendment materials at City Hall during normal business hours. The City will also provide copies of the draft and final plan amendments to adjacent and overlapping governments and non-metallic mineral interests as required by statute and to members of the participating public as requested. The City may charge for public copies an amount equal to the costs of time and materials to produce such copies. Public comments will be solicited and responded to at every stage of the plan amendment process. Written comments on the comprehensive plan amendments may also be delivered, mailed, or emailed to the City Clerk. The City will respond to written comments via mail, email, telephone, meeting, and/or through consideration of appropriate changes to the comprehensive plan, or to the proposed amendments to the comprehensive plan. Page 35 of 36 RESOLUTION OF THE PLAN COMMISSION Resolution recommending the adoption of the public participation procedures for both the regular and unique consideration of 2026 amendments to the City of Lake Geneva Comprehensive Plan. Committee: N/A Fiscal Impact: N/A File Number: PC-2026-044 Date: August 17, 2026 WHEREAS, the City Plan Commission has considered the application for the adoption of the public participation procedures for both the regular and unique consideration of 2026 amendments to the City of Lake Geneva Comprehensive Plan; WHEREAS, The City Plan Commission held a regular meeting thereon pursuant to proper notice given on August 17, 2026. NOW, THEREFORE, BE IT RESOLVED, that the Plan Commission of the City of Lake Geneva hereby recommends to the Common Council the adoption of the attached “Public Participation Strategy and Procedures for Both the Regular and Unique Consideration of Amendments to City of Lake Geneva Comprehensive Plan” as required under §66.1001(4)(a), Wisconsin Statutes. Recommended to the Common Council of the City of Lake Geneva this 17th day of August 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 36 of 36