Plan Commission — Agenda packet

Posted On: 06/19/2026 PLAN COMMISSION MEETING AGENDA Tuesday, June 23, 2026 -- 5:30 P .M. Sister Bay-Liberty Grove Fire Station – 2258 Mill Rd., Sister Bay, WI – Large Meeting Room To access the meeting electronically, click: https://zoom.us/j/4439901723?pwd=yAVpi40M1OIqgNufcVUE8XWCUSkKaH.1&omn=9706363858 Meeting ID: 443 990 1723 Passcode: 304078 To connect by phone: 1-301-715-8592 - Meeting ID 443 990 1723# For additional meeting information visit: www.sisterbaywi.gov, click ‘Agendas and Minutes’ or watch the meeting video online. AGENDA 1. Call to Order & Roll Call 2. Approve of Agenda 3. Approve Meeting Minutes: a) May 26, 2026; Regular Meeting 4. Comments, Correspondence, and Concerns from the Public 5. Discussion/Action Items: a) Site Plan Review; Marina Building; 10733 Bay Shore Drive b) Site Plan Review; Pergola Addition; CHOP – 2345 Mill Road c) Text Amendment Revisions Discussions 6. Annual Permit Log 7. Executive Session a. Wisc. Stats. 19.85(1)(g) to confer with legal counsel for the governmental body who is rendering oral or written advice concerning a strategy to be adopted by the body with respect to litigation in which it is or is likely to become involved. i. Zoning Permit Application; Accessory Building 8. Matters to be Placed on a Future Agenda or Referred to a Committee, Official or Employee 9. Next Meeting • Regular Monthly Meeting; July 28, 2026, at 5:30 P.M.; Large Meeting Room, Sister Bay-Liberty Grove Fire Station 9. Adjournment Public Notice For questions regarding the above agenda items or to review the related files contact Benjamin Andrews, Village Administrator, at administrator@sisterbaywi.gov. To submit letters in support or opposition of an agenda item that is not part of a public hearing, email adminassist@sisterbaywi.gov by 4:00 pm the day before the meeting; letters regarding a public hearing must be received by 4:00 pm the Thursday before the hearing. It is possible that members of, or quorum of, other governmental bodies may attend the meeting to gather information; no action will be taken by any governmental body other than the body specifically referred to above. Upon reasonable notice, a good faith effort will be made to accommodate the needs of disabled individuals through sign language interpreters or other auxiliary aid or accommodation at no cost to the individual. Due to the difficulty in finding interpreters, requests should be made as far in advance as possible, preferably a minimum of 48 hours. For additional information or to request this service, contact the Village Administration Office at 920.854.4118 or in writing to: Village Administration Building, 2383 Maple Dr., PO Box 769, Sister Bay, WI 54234. Copies of reports and other supporting documentation are typically available online. The Village of Sister Bay is an Equal Opportunity Provider & Employer 1 1 VILLAGE OF SISTER BAY 1 PLAN COMMISSION MEETING MINUTES 2 TUESDAY , MAY 26, 2026 3 UNAPPROVED 4 5 6 1. Call to Order & Roll Call 7 Chairperson Nate Bell called the Plan Commission meeting to order on Tuesday, May 26, 2026, at 5:30 8 P.M., and roll call was taken. 9 10 Present: Commission members Nate Bell, Jerry Ahrens, Laurel Harff, Skip Heidler, Brigid White. 11 12 Staff Member(s): Village Administrator Benjamin Andrews, Administrative Assistant Sarah Bertges. 13 14 Others: Kurt Harff, Bill Harbeck, Lisa Harbeck, Susan Caldwell, Paul H., Eric J., Garritt Bader, Skylar 15 Witalison, S. Gullick, Katelyn Jerard, Kim Erzinger, Myles Dannhusen. VIA ZOOM: Don Peters, Louise 16 Howson, Ellie Soderberg -Guger, MDannhusen, Jill Wiebe -LWV Observer Corp, Mary W., Michael 17 Langer, Eric Slavin, #847-971-xxxx, 18 19 2. Approve of the Agenda 20 Motion to approve the agenda as presented was made by Heidler , second by White, Motion carried -21 all ayes. 22 23 3. Approve Meeting Minutes 24 a. May 14, 2026; Special Meeting 25 Motion by Bell, second by Heidler to approve the meeting minutes as presented. Motion carried- all 26 ayes. 27 28 4. Comments, Correspondence, and Concerns from the Public 29 Bill Harbeck of Sister Bluff Estates indicated he had comments regarding agenda item 5B and 30 requested to address those concerns when that item was reached. No other public comments were 31 received. 32 33 5. Discussion/Action Items 34 35 a. Development Agreement Amendment; Coming of Age in Sister Bay, LLC; 10615 & 10619 Sister 36 Bluff Drive 37 Andrews provided background, noting this item was a follow-up to the site plan review from the 38 May 14 Special Meeting for the second duplex development by Coming of Age in Sister Bay, LLC. The 39 proposed amendment addressed updated driveway widths (two 18-foot driveways), approval of 40 sunrooms, clarification of screening requirements for propane tanks, and confirmation of the 41 existing landscaping plan. 42 Heidler raised the point that given the lapse of the original development agreement and the 43 significant changes to the driveway layout and drainage, the Commission should consider executing 44 a new consolidated development agreement rather than a second amendment. He expressed 45 concern that the current drainage plan had not been updated to reflect the change from two 46 retention ponds to one, and that without a revised plan on record, the Commission would be 47 sending an incomplete package to the Village Board. 48 Bell acknowledged the concern but noted that requiring a fully new agreement at this stage could 49 delay the project to a July board meeting. The applicant's representative, Garrett Bader, indicated 50 2 May 26, 2026 Plan Commission Meeting- Unapproved 2 that updated drainage and site plans could be submitted within days, and that the project team had 1 been engaged for over three years and was prepared to begin construction as soon as possible. 2 After deliberation, the Commission reached consensus that a new development agreement—rather 3 than a third amendment—would be preferable to consolidate all terms in one document. The 4 Commission agreed that the new agreement would incorporate the revised driveway plan, an 5 updated drainage plan, and a landscaping plan, with the latter to be reviewed and satisfied as a 6 condition prior to issuance of occupancy permits. The Commission further agreed that the updated 7 drainage and driveway plans would be submitted and reviewed by Harff and Ahrens prior to the 8 June 16 Village Board meeting. If no objections were raised, the item would proceed to the Board 9 without requiring an additional Plan Commission meeting. 10 Motion to recommend to the Village Board approval of a new development agreement for Coming of 11 Age in Sister Bay, LLC, incorporating the revised driveway plan, updated drainage plan, and 12 landscaping plan (the latter to be satisfied prior to issuance of occupancy permits), and conditioned 13 upon review of the drainage and driveway documents by Plan Commission members prior to the 14 Village Board meeting, was made by Bell and second by Ahrens. Motion carried – all ayes. 15 16 b. Development Agreement Amendment; Lunaview; 2399 Maple Drive 17 Andrews presented a proposed amendment to the Lunaview development agreement, incorporating 18 terms discussed at the May 14 Special Meeting. The amendment addressed modifications to rooftop 19 Unit 301, revised additional parking areas as shown on the reviewed site plan, and an amendment to 20 approved building materials and colors requiring that the rooftop color be mitigated from the 21 existing white. 22 Bill Harbeck, a condominium owner at Sister Bluff Estates, addressed the Commission regarding the 23 visibility of the white roof and surrounding white structures from the bluff. He stated that he had 24 reviewed all prior development documents and found no approval for the white flat roof, which had 25 been understood to be shingled. He expressed concern that the word "mitigated" in the proposed 26 amendment was ambiguous and requested more specific language to ensure compliance, suggesting 27 earth tones consistent with neighboring rooftops such as the yacht club. 28 Heidler noted that the amendment should address not only the rooftop membrane color but also 29 the stairway enclosure and pergola walls visible from the bluff, which were also white. White 30 confirmed that the developer had previously indicated willingness to address these elements either 31 through repainting or enclosure. 32 After discussion, the Commission agreed to revise the amendment language to specify that the 33 rooftop color, stairway enclosure, and pergola walls are to be changed to a brown, tan, or gray earth 34 tone, replacing the more general language regarding "mitigation." 35 Regarding the revised parking layout, Andrews explained that two additional guest parking spaces 36 were being identified along the driveway area. Several commissioners questioned whether there 37 was adequate clearance between the proposed parking spaces and the retaining wall. It was noted 38 that the parking additions were supplemental to the already-approved spaces and did not affect 39 minimum code requirements. No changes to parking conditions were incorporated into the motion. 40 Motion to approve the amended development agreement for Lunaview at 2399 Maple Drive, with 41 revised language specifying that the rooftop color, stairway enclosure, and pergola walls be changed 42 to a brown, tan, or gray earth tone, and incorporating the revised parking layout as presented, was 43 made by Bell and second by White. Motion carried – all ayes. 44 45 c. Zoning Code Interpretation; Temporary Banner Display Request; Ben Ehlers; Chop; 2345 Mill Rd 46 Andrews presented a zoning code interpretation request from the management of Chop restaurant, 47 which sought to display a temporary banner during daily lunch hours, removing it after service 48 concluded each day. 49 The Commission discussed whether this arrangement would qualify as a permitted temporary sign 50 under the Village's sign regulations. The consensus was that a temporary sign under the code is 51 3 May 26, 2026 Plan Commission Meeting- Unapproved 3 intended for short-term, one-time promotional use—such as an upcoming event—and that a sign 1 displayed and removed on a daily recurring basis does not meet that definition. The Commission 2 further noted that the request, as submitted, did not fit the approved sign materials or permanent 3 sign standards either. 4 Andrews confirmed the Commission's interpretation that the banner display as requested is not 5 permitted as a temporary sign and does not qualify as any other approved sign category. 6 Katelyn Jerard, General Manager of Chop and Lure, acknowledged the determination and noted that 7 she would instead explore use of an open flag (consistent with the Village's flag regulations, which 8 allow up to three flags per business) and a sandwich board sign, subject to a standard permit. The 9 Commission confirmed both of those options would be allowable if compliant with applicable code 10 provisions. 11 12 d. Site Plan Review; Lure; 10627 N Bay Shore Drive 13 Andrews presented a site plan review for an approximately 448-square-foot patio expansion at Lure 14 restaurant, which would include a retaining wall composed of timber. The property is located in the 15 B2 Downtown District with a Historic Overlay. The proposed grading and drainage changes were 16 noted to be within the two-foot threshold that would ordinarily trigger an engineering plan 17 requirement. Andrews also noted that the expansion would intensify outdoor seating use, which 18 raised the question of whether additional parking would be required. 19 General Manager Jerard described the project, explaining that the retaining wall was initially 20 motivated by water drainage running toward the building, and that the decision was made to 21 combine that work with a patio expansion. She anticipated six tables in the new space, potentially 22 seating approximately 20 to 24 additional guests. 23 The Commission engaged in extended discussion regarding parking. Heidler noted that under the 24 current code—one space per 150 square feet of dining area or one space per four seats, whichever is 25 greater—the existing restaurant is already considerably short of required parking, with 26 approximately 16 available spaces against a much larger theoretical need. He acknowledged that the 27 situation could not be corrected retroactively, but expressed hesitation about approving additional 28 seating without addressing the parking shortfall. 29 Bell acknowledged the tension between the code requirements and the practical reality of the 30 downtown corridor, noting that the Village's code also directs the Commission to avoid excessive 31 impervious surfaces and preserve green space, and that shared parking and pedestrian traffic 32 patterns are characteristic of the B2 district. He expressed a preference for utilizing the existing fee-33 in-lieu-of-parking mechanism rather than denying the expansion outright. He noted that the fee 34 structure as currently written is rudimentary and would benefit from future refinement as part of 35 the ongoing Zoning Code Review, but that it represents the available tool today. 36 After discussion, the Commission agreed to approve the patio expansion conditioned upon payment 37 of the fee-in-lieu-of-parking for four parking stalls, under the existing fee structure. The approval of 38 the retaining wall and screening work, including dumpster screening previously identified as 39 outstanding, was understood to proceed concurrently. 40 Motion to approve the Lure patio expansion at 10627 N Bay Shore Drive as presented, conditioned 41 upon payment of the fee-in-lieu-of-parking for four stalls pursuant to the existing fee structure, was 42 made by Heidler and seconded by Bell. Motion carried – all ayes. 43 44 e. Courtesy Review; Friends of the Ice Rink; Ice Rink Reconstruction; 2155 Autumn Ct 45 Miles Dannhausen presented on behalf of Friends of the Ice Rink, seeking courtesy review input on a 46 proposed reconstruction of the Sister Bay Sports Complex ice rink. 47 The Commission raised several points for consideration. Commissioners expressed concern about 48 the extent of tree removal that would be required to accommodate the proposed driveway access 49 and utility runs through the existing cedar windbreak. The Commission encouraged exploration of 50 combining the utility corridor and driveway access into a single cleared path to minimize tree loss, 51 4 May 26, 2026 Plan Commission Meeting- Unapproved 4 and suggested replanting cedars around and behind the new structures to restore the windbreak 1 over time. 2 Ahrens raised the question of whether the chiller system's noise output had been assessed relative 3 to the Village's noise standards at the lot line (75 dBA). Dannhausen noted the system was described 4 as comparably quiet to rooftop HVAC equipment and agreed to follow up with noise documentation. 5 The Commission discussed the aesthetic character of the proposed garage structure. The consensus 6 was that the building should be utilitarian and durable, and that it should use a mixture of materials 7 that blend with the park setting. The Parks Maintenance Facility aesthetic was mentioned as a 8 possible reference, though commissioners noted it has a more industrial character. Dannhausen 9 agreed to return with more detailed plans, including a lighting plan if dark-sky-compliant lighting 10 upgrades are to be included in the current phase. 11 No action was required on this courtesy review item. The Commission's feedback was noted for 12 incorporation into the detailed plans to be presented at a future meeting. 13 14 f. Courtesy Review; Adam and Bridgid White; Sister Bay General Store; 10674 North Bay Shore 15 Drive 16 White recused herself from the dais to present this item as an applicant, noting the coincidental 17 timing of her Planning Commission membership and the project's development, and that the two 18 were unrelated. 19 The proposal involves construction of a new general store with an ice cream parlor on an irregularly 20 shaped parcel in the B3 Downtown District extending to Spring Road. Bridgid White, Adam White's 21 co-applicant, presented the project with architect Eric Slavin (participating remotely) and engineer 22 Skyler Witalison of Stantec Engineering. 23 The applicants described a two-story building in a folk Victorian architectural style, designed to 24 evoke a historic commercial building that could have been constructed in the area 100 years ago. 25 The building would front North Bay Shore Drive, with parking access from Spring Road at the rear of 26 the property. The applicants noted that the lot contains numerous mature cedar trees toward the 27 rear, and expressed a preference for preserving as many as possible. 28 Ahrens raised questions regarding wetland delineation and setback requirements. Witalison 29 explained that a new wetland delineation had been completed, with the delineated line falling very 30 close to a prior survey from 2021. Andrews noted that the Village's wetland overlay district is based 31 on a 1990s conceptual map, and that the current delineation governs the actual building envelope. 32 The DNR wetland classification and any applicable state setbacks were still being confirmed by the 33 delineator, though the expectation was that the category would be among the more lenient 34 classifications. 35 The Commission discussed parking. Bell noted that the code directs the Commission to avoid 36 unnecessary parking that would sacrifice green space and reduce impervious surface. The 37 Commission suggested that when formal plans are submitted, the applicants provide two parking 38 layout options—one maximizing spaces and one preserving trees—so the Commission can weigh the 39 trade-offs directly. 40 Bell also suggested exploring a pedestrian connection from the street frontage to the rear parking 41 area and noted that bike parking provisions and transit stop proximity could contribute to parking 42 reduction considerations under the code. 43 On architectural and design questions, Heidler noted some visual inconsistencies in the window 44 treatment shown on the preliminary elevation and a sense of busyness on certain elevations. Slavin 45 acknowledged the comments, noting that some window adjustments had already been identified, 46 and confirmed that the front exterior staircase shown in the submitted packet had since been 47 removed from the design in favor of an internal egress stair, which would allow those openings to 48 become windows. 49 5 May 26, 2026 Plan Commission Meeting- Unapproved 5 On signage, the Commission confirmed that a construction sign is permitted without a permit during 1 the construction period under the code, not to exceed one sign of 18 square feet, and must be 2 removed upon issuance of the occupancy permit. 3 On outdoor lighting, the applicants asked about the permissibility of traditional lantern-style wall 4 fixtures in keeping with the building's historic character. The Commission discussed the relevant 5 code provision, which requires that light sources be shielded to prevent direct upward light and 6 minimize spillover onto adjacent properties. Heidler noted the code's purpose is to prevent light 7 trespass and sky glow, not to prohibit decorative fixtures. Ahrens noted that the dark sky standard of 8 3,000 Kelvin would apply. Slavin indicated that cut sheets for proposed fixtures, including wattage 9 and opaque/transparent component identification, would be submitted with the formal application 10 for Commission review. 11 No action was required on this courtesy review item. The applicants indicated they anticipated 12 returning for formal submission in July. 13 14 6. Permit Activity Log 15 Andrews noted the permit activity log had been distributed the day of the meeting. The Commission 16 requested that future permit logs be distributed with the regular meeting packet. No further 17 discussion was recorded. 18 19 7. Matters to be Placed on a Future Agenda or Referred to a Committee, Official or Employee 20 -Zoning Code Review 21 -Bell noted that accessory dwelling units (ADUs) and a refined fee-in-lieu-of-parking framework 22 remained outstanding items for inclusion in the Zoning Code Review agenda. 23 -Commissioners were invited to submit additional topics to Andrews for scheduling. 24 -Andrews confirmed a zoning administrator report would be added to future agendas. 25 26 8. Next Meeting 27 The next regular monthly meeting of the Sister Bay Plan Commission is scheduled for Tuesday, June 28 23, 2026, at 5:30 PM, in the Large Meeting Room of the Sister Bay-Liberty Grove Fire Station. 29 30 9. Adjournment 31 Motion to adjourn at 8:29 PM. 32 Motion by Heidler second by Ahrens. Motion carried -all ayes. 33 34 Respectfully submitted by Sarah Bertges, Administrative Assistant 35 6 Page 1 STAFF REPORT Date: June 23, 2026 To: Plan Commission Re: Building Plan and Site Plan Review; Marina Building; 10733 Bay Shore Drive Author(s): Benjamin Andrews Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Motion ☒ Receive/File BACKGROUND INFORMATION The Village contracted with MDT to design our new Marina Building. The design of the building is substantially complete and the plans are attached. The site plan is available for The Marina Building is located at 10733 Bay Shore Drive and is within a P-1 Park District. • Public Marinas are permitted in the district, and the proposed height of the building does not exceed 35 feet. • There are some concerns with the setback requirements based on the existing P-1 setback requirements; the area nearest to the roadway is not further encroaching toward the front setback area. • The building has been reviewed for architectural compliance and compatibility. • There is no significant change to the parking at the new Marina Building. PRIOR ACTION/REVIEW At its May 14, 2026, special meeting, the Plan Commission conducted a courtesy review of the proposed Marina Building at 10733 N. Bay Shore Drive. The Commission found the building design generally consistent with zoning and architectural standards, and no major issues were identified regarding setbacks or green space. RECOMMENDED ACTION(S) Village staff recommend the Plan Commission’s review, thoughts, and approval on the project. 7 RevIDIssued ForDate 01 - WIPIssue for ReviewWork in Progress AG04 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 5/1/26 New Marina Building Proposed Site Plan Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 12'-5" 33'-11" 5'-8" 6'-8" 9'-0" 20'-0" 47'-11" 88'-6" CONCRETE CONCRETE CONCRETE ASPHALT TO REMAIN CONCRETE CONCRETE DOCK DOCK New Trash Enclosure Golf Cart Parking New Bicycle Parking (10 Spaces) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 Existing Spaces to Remain Existing Spaces to Remain Existing Spaces to Remain Existing Sidewalk Existing Transformer 18 Parking Spaces to Remain. Additional spaces in remote lot, see AG01 Existing Shed to Remain New ICE MACHINE All Trees outside of new project area to be preserved. New Sidewalk New 2 Story Marina Building - Type V-B (3655 sqft) New 1 Story Public Restrooms (350 sqft) Existing Boat Launch Location ROUTE 42 Existing Footprint in orange N SCALE: 3/32" = 1'-0" 1 Site Plan AG04 8 RevIDIssued ForDate A103 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 5/1/26 New Marina Building Roof Plan Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin 1'-0" typ roof overhang 6:12 Roof Slope 6:12 Roof Slope 6:12 Roof Slope 6:12 Roof Slope 6:12 Roof Slope 6:12 Roof Slope at cricket 6:12 Roof Slope 6:12 Roof Slope 6:12 Roof Slope 4:12 typ Roof Slope at cupola 6:12 Roof Slope 6:12 Roof Slope SCALE: 1/4" = 1'-0" 1 Roof Plan A103 9 RevIDIssued ForDate 01 - WIPIssue for ReviewWork in Progress A201 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 5/1/26 New Marina Building Building Elevations Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin ±0" First Floor +11'-0" Second Floor +20'-6" Roof +35'-0" MAX HEIGHT 4 5 1 3 2 6 ±0" First Floor +11'-0" Second Floor +20'-6" Roof +35'-0" MAX HEIGHT 3'-6" typ 4 5 1 3 2 6 4 SCALE: 1/4" = 1'-0"1 South Elevation SCALE: 1/4" = 1'-0"2 East Elevation Exterior Elevation Key 1. Hardie Shingle Staggered Edge Panel or equiv. (COLOR TBD) 2. Stonewood Thin Stone Veneer (Manchester Granite) 3. Stone Sill 4. Copper Standing Seam Roof. Contractor to bid shingles as alternate. 5. Hardie Paneling 6. Wood Trim 10 RevIDIssued ForDate A202 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 5/1/26 New Marina Building Building Elevations Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin ±0" First Floor +11'-0" Second Floor +20'-6" Roof +35'-0" MAX HEIGHT 4 5 1 3 2 6 ±0" First Floor +11'-0" Second Floor +20'-6" Roof +35'-0" MAX HEIGHT 4 5 1 3 2 6 SCALE: 1/4" = 1'-0"4 West Elevation SCALE: 1/4" = 1'-0"3 North Elevation Exterior Elevation Key 1. Hardie Shingle Staggered Edge Panel or equiv. (COLOR TBD) 2. Stonewood Thin Stone Veneer (Manchester Granite) 3. Stone Sill 4. Copper Standing Seam Roof. Contractor to bid shingles as alternate. 5. Hardie Paneling 6. Wood Trim 11 RevIDIssued ForDate A605 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 10/8/25 New Marina Building Render 01 Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin 1 Render 01 12 RevIDIssued ForDate A606 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 10/8/25 New Marina Building Render 02 Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin 1 Render 02 13 RevIDIssued ForDate A607 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 10/8/25 New Marina Building Render 03 Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin 1 Render 03 14 RevIDIssued ForDate A608 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 10/8/25 New Marina Building Render 01 Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin 1 Render 01 15 RevIDIssued ForDate A609 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 10/8/25 New Marina Building Render 02 Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin 1 Render 02 16 RevIDIssued ForDate A610 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 10/8/25 New Marina Building Render 03 Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin 1 Render 03 17 New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION Mechanical Notes, Legend & Details M001 · · ·· ·· ·· · · · · · · · · · · · 18 R 2 W 2 D L8 L8 L8 WC 1 63 sq ft Elevator 39 sq ft Staff Room 221 sq ft Manager 111 sq ft Staff Workstation 276 sq ft Lobby 251 sq ft Women's - Private 234 sq ft Men's - Private 234 sq ft Corridor 183 sq ft Workroom 134 sq ft Unisex 49 sq ft Womens - Public 140 sq ft Mens - Public 139 sq ft Enclosed Utilities 203 sq ft JC 13 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION M101 First Floor Plan - Mechanical 19 RDW 2 TVs HERE AOR DN DN WC 3 52 sq ft HVAC/Storage 184 sq ft Conference 219 sq ft WC 2 52 sq ft Boater's Lounge 683 sq ft Corridor 74 sq ft Stair 189 sq ft Panoramic Room 291 sq ft IT 12 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION Second Floor Plan - Mechanical M103 20 New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION Plumbing Notes, Legend & Details P001 CLEAN OUT TO GRADE/FLOOR DETAIL GRADE FLOOR DRAIN DETAIL VENT THRU ROOF DETAIL PIPE PROVIDE FLASHING AS VENT PIPE PASSES THROUGH ROOF VENT THROUGH ROOF PIPE INCREASER AT ROOF SEAL FLASHING AT · · ·· ·· ·· · · · · · · · · · · · 21 R 2 W 2 D WC 1 63 sq ft Elevator 39 sq ft Staff Room 221 sq ft Manager 111 sq ft Staff Workstation 276 sq ft Lobby 251 sq ft Women's - Private 234 sq ft Men's - Private 234 sq ft Corridor 183 sq ft Workroom 134 sq ft Unisex 49 sq ft Womens - Public 140 sq ft Mens - Public 139 sq ft Enclosed Utilities 203 sq ft JC 13 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION P101 First Floor Plan - Plumbing Waste & Vent 22 R 8" glass filler w/drain bottle filler Table/Shelving For Folding Laundry Merch UP ADA Side approach shower 2 W 2 D ADA Side approach shower Existing Location of utilities 19 Risers (11'-0") WC 1 63 sq ft Elevator 39 sq ft Staff Room 221 sq ft Manager 111 sq ft Staff Workstation 276 sq ft Lobby 251 sq ft Women's - Private 234 sq ft Men's - Private 234 sq ft Corridor 183 sq ft Workroom 134 sq ft Unisex 49 sq ft Womens - Public 140 sq ft Mens - Public 139 sq ft Enclosed Utilities 203 sq ft JC 13 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION P102 First Floor Plan - Plumbing Domestic Water 23 RDW 2 TVs HERE AOR DN DN Light Fixture Key WC 3 52 sq ft HVAC/Storage 184 sq ft Conference 219 sq ft WC 2 52 sq ft Boater's Lounge 683 sq ft Corridor 74 sq ft Stair 189 sq ft Panoramic Room 291 sq ft IT 12 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION Second Floor Plan - Plumbing P103 24 New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION · · ·· ·· ·· · · · · · · · · · · · Electrical Notes, Legend & Riser E001 25 R 2 W 2 D WC 1 63 sq ft Elevator 39 sq ft Staff Room 221 sq ft Manager 111 sq ft Staff Workstation 276 sq ft Lobby 251 sq ft Women's - Private 234 sq ft Men's - Private 234 sq ft Corridor 183 sq ft Workroom 134 sq ft Unisex 49 sq ft Womens - Public 140 sq ft Mens - Public 139 sq ft Enclosed Utilities 203 sq ft JC 13 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION E101 First Floor Plan - Electrical Power 26 R 2 W 2 D WC 1 63 sq ft Elevator 39 sq ft Staff Room 221 sq ft Manager 111 sq ft Staff Workstation 276 sq ft Lobby 251 sq ft Women's - Private 234 sq ft Men's - Private 234 sq ft Corridor 183 sq ft Workroom 134 sq ft Unisex 49 sq ft Womens - Public 140 sq ft Mens - Public 139 sq ft Enclosed Utilities 203 sq ft JC 13 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION E102 First Floor Plan - Electrical Lighting 27 RDW 2 TVs HERE AOR DN DN WC 3 52 sq ft HVAC/Storage 184 sq ft Conference 219 sq ft WC 2 52 sq ft Boater's Lounge 683 sq ft Corridor 74 sq ft Stair 189 sq ft Panoramic Room 291 sq ft IT 12 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION Second Floor Plan - Electrical Power E103 – ” 28 RDW 2 TVs HERE AOR DN DN Light Fixture Key WC 3 52 sq ft HVAC/Storage 184 sq ft Conference 219 sq ft WC 2 52 sq ft Boater's Lounge 683 sq ft Corridor 74 sq ft Stair 189 sq ft Panoramic Room 291 sq ft IT 12 sq ft New Marina Building Date © Architectural Consulting Engineers 2024 Issued For RevID 10733 Bay Shore Drive Sister Bay, Wisconsin 4649 N. Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com 3"=1' 1-1/2"=1' 1'9"6"3"0 9"0 1'6" 3" 2'2' 1' 0 6' 1'0 3'2'1"=1' 1/2"=1'1' 0 1' 4'03/4"=1' 3/16"=1'0 10' 0 5' 10' 20'5' 1/4"=1' 1/8"=1' 2' 4' 8' 2' 16' Sister Bay Marina FOR REVIEW ONLY. NOT FOR BID, PERMIT OR CONSTRUCTION Second Floor Plan - Electrical Lighting E104 29 Page 1 STAFF REPORT Date: June 23, 2026 To: Plan Commission Re: Site Plan Review; Pergola Addition; CHOP – 2345 Mill Road Author(s): Benjamin Andrews, Village Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Motion ☒ Receive/File BACKGROUND INFORMATION A zoning application was submitted regarding the installation of a pergola at CHOP Restaurant at 2345 Mill Road. Upon the initial review of the zo ning code, I had previously believed that the addition of a pergola constituted conditional use and would therefore require a Conditional Use Permit (CUP). This interpretation was based on the understanding that accessory structures located within the front yard are explicitly identified in the zoning code as requiring conditional use approval. The Village’s zoning regulations classify accessory structures as “a structure subordinate to the principal building and used for purposes customarily incidental to the principal use.” The code states that the placement of an accessory struct ure within the front yard setback triggers the need for a conditional use permit. Given the proposed location and the general in tent to ensure consistency with the code’s requirements for visual character, placement, and neighborhood compatibility, I interpreted the pergola as falling under this provision. As such, my initial conclusion was that a CUP would be required. Following additional review, I evaluated prior Plan Commission actions on this specific site from the November 26 th meeting; specifically the agenda item regarding the vestibule addition. That review showed precedent indicating that the Plan Commission has previously considered similar structural additions to the prop erty as additions requiring site plan review, rather than as conditional uses. These earlier actions treated the introduction of new structures—regardless of whether they met the narrow definition of an accessory struct ure in the front yard—as modifications to the approved site plan that warranted Commission re view for consistency with the Village’s design, layout, and development standards. 30 Page 2 The addition is proposed to include two 12 ft x 20 ft. pergolas to the top of the property site. There is no change to setback requirements and there is no additional seating that will result of the proposed improvements. POLICY ALTERNATIVE(S) The Plan could take the following actions: • Approve • Approve with conditions. • Deny • Postpone ATTACHMENT(S) 1. Pergola Addition Application; CHOP – 2345 Mill Road 31 32 33 34 35 36 Page 1 STAFF REPORT Date: June 23, 2026 To: Plan Commission Re: Potential Zoning Code Text Amendments Author(s): Benjamin Andres, Village Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☐ Motion ☒ Receive/File BACKGROUND INFORMATION At recent Plan Commission meetings , Commissioners expressed interest in revising several components of the zoning code. Discussion centered on potential text amendments affecting permitted uses in the B 1 General Business District, fee in lieu of parking provisions, and regulations pertain ing to Accessory Dwelling Units (ADUs). The purpose of this report is to summarize the discussion and outline possible next steps for policy development and code amendment work. B-1 General Business District Permitted Uses • The use category “Automotive Body and Mechanical Repair” was identified and included as a permitted use within the district. • Confirm that this use aligns with the district’s intent and considering any related performance standards during future discussions. Fee In Lieu of Parking Evaluation • Draft language was presented that would formally codify the annual fee per parking stall and provide for future adjustments based on the Consumer Price Index (CPI) • An additional policy framework for a Downtown Parking Benefit District could be introduced and discussed. This framework is attached for further Commission review and refinement • Importance of establishing a clear, predictable process for fee adjustments and benefit district management. Accessory Dwelling Units (ADUs) • As written, the zoning code does not permit dwelling units within accessory structures. • Commissioners expressed interest in exploring code revisions to allow ADUs. • Policy language and reference materials from Dane County were reviewed, including: 37 Page 2 • Dane County’s countywide ordinance regulating ADUs. • Informational and educational resources are available on the County’s website. • It is acknowledged that while the Dane County framework provides useful context, additional local analysis and tailoring will be required to suit the Village’s needs. RECOMMENDED ACTION(S) The Plan Commission’s objective is to further consider the policy implications of each of these zoning topics, determine the extent of additional workshopping needed, and identify future policy issues that may warrant code amendments. Staff will prepare materials, draft language, and additional research as directed by the Commission at upcoming meetings. ATTACHMENT(S) 1. Excerpts of Zoning Code a. B-1 Permitted Use i. Savard Letter b. Parking In Lieu i. Downtown Benefit District Documentation c. Accessory Dwelling Unit i. ADU Slide Deck 38 VILLAGE OF SISTER BAY ZONING CODE SEC. 66.0320 – B-1 GENERAL BUSINESS DISTRICT SEC. 66.0320 – B-1 GENERAL BUSINESS DISTRICT Last Updated: February 17, 2026 Page 27 SECTION 66.0320 – B-1 GENERAL BUSINESS DISTRICT 1 Sec. 66.0320 B-1 General Business District  2 The General Business (B-1) District  is intended to provide areas for attractive and accessible groupings 3 of business, commercial, office and other general re tail uses in convenient locations outside of the 4 Downtown Business (B-3) District. This section provides standards for the orderly improvement and 5  development within the General Business  District based on the following principles:  6 • Development that is consistent with the natural environment.  7 • Development that maintains the Village’s traditional small town appearance, 8 in which its housing, shops, work places, parks and civic facilities co-exist in 9 relative harmony.  10 • Development that balances the needs of a resort town and a residential 11 Village.  12 • Designs that meet the architectural standards and enhance the Village’s 13 historic architecture. [See Section 4000 (Architectural Guide] 14 (1) Permitted Uses.   15 (a) Automotive body and mechanical repair. 16 (a)(b) Auto sales and service.  17 (b)(c) Banks/financial institutions.  18 (c)(d) Barber shops, beauty salons and spas.  19 (d)(e) Bed and breakfasts.  20 (e)(f) Boat sales and service.  21 (f)(g) Catering services.  22 (g)(h) Churches.  23 (h)(i) Cinemas, theaters or performance halls.  24 (i)(j) Commercial laundries.  25 (j)(k) Dance studios.  26 (k)(l) Funeral homes.  27 (l)(m) Gasoline service stations. 28 (m)(n) Group day care centers. 29 (n)(o) Condominium Hotels/Motels and/or Hotel/Motel Condominiums.  30 (o)(p) Hotels/motels.  31 (p)(q) Indoor institutional uses.  32 (q)(r) Infrastructure essential services.  33 (r)(s) Information centers. 34 (s)(t) Lawn and garden centers.  35 (t)(u) Licensed massage therapy and body work facilities as certified by the State.  36 (u)(v) Light industrial food prepara tion, manufacturing, processing and assembly, packaging, 37 storage and distribution.  38 (v)(w) Construction supply centers.  39 (w)(x) Marinas.  40 (x)(y) Medical, dental, cosmetic and optical clinics.  41 (y)(z) Municipal buildings.  42 (z)(aa) Municipal utility facilities.  43 (aa)(bb) Parks.  44 (bb)(cc) Physical fitness centers. 45 (cc)(dd) Professional offices.  46 (dd)(ee) Public parking lots.  47 (ee)(ff) Radio and television studios.  48 Commented [BA1]: Updated zoning code to include ‘automotive body and mechanical repairs’ to B-1 District. 39 From: Marc Savard To: Ben Andrews Subject: Savard Mixed Use Project Date: Friday, May 1, 2026 3:17:54 PM Attachments: Plan Commission 06-24-25.pdf Dear Members of the Plan Commission, I am ready to begin the process of opening my automobile repair business in Sister Bay. To do so, however, the zoning code needs to be slightly changed to allow me to open my business in the area of the Village that makes the most sense. Last year, my attorney sent a letter to the Plan Commission explaining the changes I need in the code. That letter is attached. As soon as possible, I am now asking the Plan Commission members to introduce a text amendment that would change the list of allowable uses to allow me to begin the process of opening my automobile repair business in the Village. I am a life-long 32 year resident of the area, and a graduate of Gibraltar Schools. I have been operating my business on my family property in Liberty Grove for the last three years, and am ready to improve and expand my business in a more visible and appropriate location. Respectfully submitted, Amedee Savard 40 ATTORNEY BJORN JOHNSON www.attorneybjornjohnson.com bjorn@attorneybjornjohnson.com 920-421-1154 10698 North Bay Shore Drive PO Box 257 Sister Bay, WI 54234 Business and Corporate Employment and Labor Real Estate and Land Use Water and Environmental Municipal and Administrative Tuesday, June 24th, 2025 Village of Sister Bay Attn: Plan Commission Members Delivered via E-Mail: julie.schmelzer@sisterbaywi.gov RE: Savards Automobile Repair Garage; Village Zoning District Use Restrictions Members of the Plan Commission: Fellow locals Amedee Savard and Marc Savard (d/b/a Garage Savard LLC; hereinafter “the Savards”) have retained me to assist them with the Village’s regulatory process for expanding and establishing their potential business in Sister Bay. Over the last year, the Savards have been in discussions with Village staff regarding the requirements for starting an auto repair business in the General Business (B-1) zoning district. This district is primarily located along the southern parts of Highways 42 or 57 above the hill in Sister Bay (see attached map in dark pink areas). Under the Village’s zoning code, their business use would be considered an “Automotive Body Repair” and/or a “Automotive Mechanical Repair” (collectively, “automobile repair” to include both uses). The zoning code’s definitions of these uses are highlighted in green in the attachment to this letter. Recently, however, the Savards have ran into a code-based roadblock which is preventing them from successfully starting their business in Sister Bay. In the B-1 district, only “Auto sales and service” is listed as a permitted use, and “Automotive Sales and Service” has its own separate and distinct definition apart from automobile repair. The zoning code’s usage and definition of this use is highlighted in yellow in the attachment to this letter. And then to further complicate the matter, the zoning code’s only usage of the phrase , “automobile repair”, is where it is listed as a conditional use in the Downtown Business (B -3) zoning district. This district is primarily located north of the Highway 42/57 intersection to Scandia Road (see attached map in light brown areas). 41 Unfortunately, the only legal conclusion from this current code structure is that only auto sales and service is allowed on the southern highways in B-1, and automobile repair is only allowed downtown in B-3—which is effectively preventing the Savards from starting their business in the most logical area to do so in Sister Bay. From a policy perspective, this makes no sense. It cannot be the case that the Village intended for automobile repair businesses to be located only downtown on foot traffic-based, water-view real estate. Everyone has to acknowledge that the proper location for this use should be south of the hill in the highway corridors where auto sales and service is currently allowed. It’s really backwards to think otherwise. Also, upon review of the zoning code, automobile repair appears to be one of the only enumerated commercial uses that is not listed as a permitted or conditional use in B-1. So, virtually every other allowed commercial use in Sister Bay can be located on the B-1 southern highways, except for automobile repair, which must only be located downtown in B-3. How can that be? The point here is the zoning code needs to be changed to fix this anomaly. The Savards ask the Plan Commission, upon its convenience, to introduce an ordinance amendment that would address and fix this zoning code discrepancy. We think it is very reasonable to ask the Plan Commission to clean up this part of the zoning code. Doing so, will allow a longstanding local family to invest-in and establish a much- needed business for the Sister Bay community. Automobile repair is already an allowed use in an odd area in Sister Bay, but the Savards are simply asking it to be allowed in the most logical area of the Village for this type of business. The Savards and I will be in attendance at the Plan Commission meeting. The Savards will be happy to answer and questions about their potential business proposal, and I will be happy to answer any legal-based questions related to their request. Sincerely, Electronically signed by Bjorn Johnson Attorney Bjorn Johnson 42 Hill Rd Scandia Rd Country Ln STATE HWY 57 Woodcrest Rd Fieldcrest Rd Mill Rd S Bay Sh ore Dr N Bay Shore Dr Maple Dr Plateau Rd Orchard Dr Little Sister Rd N Spring Rd COUNTY HW Y ZZ Westwood Dr Forest Ln Birchwood Dr Flint Ridge Rd Cherrywood Ln Su nset Dr Golf Rd ST ATE HWY 42 Autum n Ct Northwoods Dr S Spring Rd Meadow Ln Nordic Dr Trillium Ln S Highland Rd Villa Dr Cherrywood Ct Applewood Rd Country Walk Dr Trails End Rd Sunny Ct Chalet Ln Cante rbury Ln Jungwirth Ct Bay Ridge Pl N Highland Rd Golf Ln Admiral Dr Koessl Ln Sister Bluff Dr Pebble Beach Rd Heartland Trl Cardinal Ct Pheasant Ct Mill Ln Cove Ln Any Old Rd Flint Ridge Ln Mariners Pointe Dr Hillcrest Rd Sunnyside Rd Woodcrest Ln So m erset Dr Arbor Dr W oodland Dr Fieldcrest Ln Claflin Ln Bluffside Ln Parkview Dr Regatta Way Woodcrest Ct Hidden M aples Pl SH OALS CT Raven Ln Country Walk Ln Little Sister Hill Rd Mill Cir Glen Ln Settlement Ln Lindem Ln E Stony Ridge Cir Cut Stone Ct W Stony Ridge Cir Gateway Dr Pe te rson Ct Ava Hope Ct Judith Blazer Dr Commodore Cir Cutty Ridge Ct Po st Office Ln Settlement Woods Ln N Crescent Rd Tim ber Ridge Cir M eadow W ood Dr Woodcrest Rd Flint Ridge Rd Maple Dr Birchwood Dr STATE HWY 42 Mill Rd S Bay Sh ore Dr Ava Hope Trl Bitte rsweet Ln Hillcrest Ln S Crescent Rd Bluebird Ln Sk ogland Ct Shore View Pl Parkview Ln Edgewood Dr Bay Ridge Pl Admiral Dr Green Bay Zoning Districts (B-1) General Business (B-2) Downtown Business Transition (B-3) Downtown Business (CS-1) Countryside (I-1) Institutional (P-1) Park/Recreation (R-1) Single-Family Residence (R-2) Multiple-Family Residence (R-3) Large Lot Residence (R-4) Small Lot Residence Road Overlay Districts 42 42 57 (W-1) Wetland Overlay (HL) Highway Landscape Overlay (BP) Bluff Protection Overlay Road ROW Overlay (WHP) Wellhead Protection Overlay CERTIFICATION: I, the undersigned Village President of the Village of Sister Bay, Door County, Wisconsin, do hereby certify that this "Zoning map of the Village of Sister Bay, Door County, Wisconsin" was amended and approved as part of "The Village of Sister Bay Zoning Ordinance, Door County, Wisconsin" effective on November 13th 2004 and is available in the office of the Village Clerk. Amendments to the Zoning Map shall take affect upon adoption by the Village board, and the filing of proof of posting or publication thereof in the office of the Village Clerk. Attention: Rob Zoschke Date Heidi Teich Date This zoning map is based upon parcel and property boundary maps maintained by Door County. The right of way widths for public and private streets vary and the map shows a representation of the easements or rights-of-way. Questions regarding the Zoning <ap, the Zoning Code, the Building Code and development regulations should check with the Zoning Administarator, 2383 Maple Drive, PO Box 769, Sister Bay, WI 54234. More information can be found on the Village's web site at www.sisterbaywi.gov. The contact information for the Administrator is admin@sisterbaywi.gov and 920-854-4118. ® 1,00001,000 500 Feet Map created for the Village of Sister Bay by Door County Land Use Services Department: 421 Nebraska Street, Sturgeon Bay Wi, 54235. 920-746-2323 Zoning Map of the Village of Sister Bay Door County, Wisconsin Last Updated: 12/06/2023 43 VILLAGE OF SISTER BAY ZONING CODE SEC. 66.0320 – B-1 GENERAL BUSINESS DISTRICT SEC. 66.0320 – B-1 GENERAL BUSINESS DISTRICT SECTION 66.0320 – B-1 GENERAL BUSINESS DISTRICT Several Portions of This Section of the Zoning Code, (The B-1 General Business District Regulations), Have Been Amended in Accord With The Provisions of Ordinance No. 288, Which Was Passed and Adopted on November 9, 2021. Sec. 66.0320 B-1 General Business District  The General Business (B-1) District  is intended to provide areas for attractive and accessible groupings of business, commercial, office and other general retail uses in convenient locations outside of the Downtown Business (B-3) District. This section provides standards for the ord erly improvement and  development within the General Business  District based on the following principles:   Development that is consistent with the natural environment.   Development that maintains the Village’s traditional small town appearance, in which its housing, shops, work places, parks and civic facilities co -exist in relative harmony.   Development that balances the needs of a resort town and a residential Village.   Designs that meet the architectural standards and enhance the Village’s historic architecture. (See Section 4000 (Architectural Guide) (1) Permitted Uses:   (a) Auto sales and service  (b) Banks/financial institutions  (c) Barber shops, beauty salons and spas  (d) Bed and breakfasts  (e) Boat sales and service  (f) Catering services  (g) Churches  (h) Cinemas, theaters or performance halls  (i) Commercial laundries  (j) Dance studios  (k) Funeral homes  (l) Gasoline service stations (m) Group day care centers (n) Condominium Hotels/Motels and/or Hotel/Motel Condominiums  (o) Hotels/motels  (p) Indoor institutional uses  (q) Infrastructure essential services  (r) Information centers (s) Lawn and garden centers  (t) Licensed massage therapy and body work facilities as certified by the State.  (u) Light industrial food preparation, manufacturing, processing and assembly , packaging, storage and distribution.  (v) Construction supply centers  (w) Marinas  (x) Medical, dental, cosmetic and optical clinics  (y) Municipal buildings  (z) Municipal utility facilities  (aa) Parks  (bb) Physical fitness centers 44 VILLAGE OF SISTER BAY ZONING CODE SEC. 66.0320 – B-1 GENERAL BUSINESS DISTRICT SEC. 66.0320 – B-1 GENERAL BUSINESS DISTRICT (cc) Professional offices  (dd) Public parking lots  (ee) Radio and television studios  (ff) Restaurants   (gg) Retail general uses (hh) Self-service laundries and dry-cleaning facilities (ii) Single family housing in existence as of January 1, 2007 ; said housing can be utilized as a short-term rental. (jj) Taverns and/or cocktail lounges  (kk) Trade and contractor suppliers’ offices and supply centers  (ll) Travel agencies   (mm) Video productions  (2) Permitted Accessory Uses:  (a) (See Accessory Uses and Structures – Sec. 66.0501.)   (b) Outdoor Displays. (See Sec. 66.0506.)   (c) Solar collectors attached to the principal structure.  (d) Accessory Residential Use . One single-family dwelling or a non-transient residential unit, located on the same property as the business. The on -site parking  required for the accessory residential unit must be available on site. (3) Conditional Uses:  (a) Apartments  (Subject to the provisions of Sec. 66.0320)    (b) Assembly Halls (c) Commercial recreation facilities, (indoor and outdoor), such as arcades, bowling alleys, clubs, dance halls, driving ranges, gymnasiums, health clubs, miniature golf facilities, pool and billiard halls and indoor skating rinks.  (d) Flea Markets (Limited to 12 days outdoors in any calendar year.) (e) Solar energy as an accessory structure.  (f) Non-Village utility facilities.  (g) Light assembly, light manufacturing and related activities.  (h) Seasonal employee housing (Subject to Sec. 66.0320(5)(b)) (i) Storage (Subject to Sec. 66.0320(5)(a)) (j) Outdoor entertainment facilities. (k) Mobile Food Vendor Courts. (Subject to Sec. 66.0320(6)) (4) Dimensional Lot Standards: B-1 District Dimensional Lot Standards Table Lot Served by Public Sewer [1] Minimum Area 20,000 Square Feet Minimum Width (Interior Lot) 60 Feet Minimum Width (Corner Lot) 110 Feet Lot Served by Public Sewer [1] Minimum Green Space 20% of Lot Shall Be Left As Green Space Lot Not Served by Public Sewer [1] Minimum Area 25,000 Square Feet Minimum Width (Interior Lot) 100 Feet Minimum Width (Corner Lot) 110 Feet 45 VILLAGE OF SISTER BAY ZONING CODE SEC. 66.0323 – B-3 DOWNTOWN BUSINESS DISTRICT SEC. 66.0323 – B-3 DOWNTOWN BUSINESS DISTRICT SECTION 66.0323 – B-3 DOWNTOWN BUSINESS DISTRICT Several Portions of This Section of the Zoning Code, ( The B -3 Downtown Business District Regulations), Have Been Amended in Accord With The Provisions of Ordinance No. 288, Which Was Passed and Adopted on November 9, 2021. Sec. 66.0323 B-3 Downtown Business District  The Downtown Business (B -3) District is intended to apply to the Village’s Downtown Business District and Village Center. This area is typified by small lots, and buildings with minimal setbacks. The Downtown Business District is intended to offer greater flexibility in area requirements and setback requirements than other districts in order to promote the reuse of buildings and lots and the construction of new developments in the Downtown Business District consistent with the existing scale of development. The character, appearance and operation of any business in the Downtown District should be compatible with any surrounding areas. The goal of the Village is to strengthen the Downtown District as the “heart” of the community and as the logical place for people to gather and create a business center. The Downtown District is intended to support this goal through elements of design and appropriate development.  This section provides standards for the orderly improvement and expansion of the Downtown District based on the following principles:   Designs that meet the architectural standards and enhance the Village’s historic architecture. (See Sec. (4000 -Architectural Guide)   Development that is consistent with the natural environment.   Development that maintains the Village’s traditional small -town appearance, in which its housing, shops, work places, parks and civic facilities co -exist in relative harmony.   Development that balances the needs of a resort town and a residential village.   Efficient use of land and urban services.   A mixture of land uses to encourage walking as an alternative to driving, and provide more employment and housing options, and,    An opportunity to provide formal and informal community gathering places.   The Downtown District is also connected to neighborhoods and other employment areas.  (1) Permitted Uses: (a) Barber shops, beauty salons and spas  (b) Dance studios  (c) Gasoline service stations that were being operated as of September 1, 2010  (d) Hotels/motels (e) Infrastructure essential services  (f) Information centers  (g) Licensed massage therapy and body work facilities as certified by the State  (h) Marinas  (i) Municipal utility facilities  (j) Parks  (k) Public parking lots  (l) Real estate offices  (m) Restaurants  (n) Retail general use   46 VILLAGE OF SISTER BAY ZONING CODE SEC. 66.0323 – B-3 DOWNTOWN BUSINESS DISTRICT SEC. 66.0323 – B-3 DOWNTOWN BUSINESS DISTRICT (p) Single family housing in existence as of January 1, 2004 ; said housing can be utilized as a short-term rental. (q) Taverns or cocktail lounges  (2) Conditional Uses:  (a) Liquor stores  (b) Solar energy as an accessory structure  (c) Non-village utility facilities (d) Gasoline stations or automobile repair (e) Permitted Accessory Uses and Structures. (See Sec. 66.0501) (f) Outdoor displays. (See Sec. 66.0506)    (g) Professional offices (h) Outdoor entertainment facilities. (3) Dimensional Standards In the Downtown District, buildings are placed closer to the street to create a vibrant pedestrian environment, to slow traffic down, to provide a storefront character to the street and encourage walking. The setback standards are flexible to encourage pub lic spaces between sidewalks and building entrances (e.g., extra -wide sidewalks, plazas, squares, outdoor dining areas and pocket parks). The standards also encourage the formation of solid blocks of commercial buildings for a walkable downtown. Building  setbacks are measured from the respective property line. Setbacks for porches are measured from the edge of the deck or porch to the property line. The setback standards, as listed below, apply to primary structures as well as accessory structures.  B-3 District Dimensional Lot Standards Table Lot Minimum Area 4,500 Square Feet Minimum Width 45 Feet Minimum Green Space 10% of Lot Must Be Left as Green Space. Structure Standards Principal Structure, Business Maximum Height 35 Feet [5] Minimum Floor Area None Accessory Structures Maximum Height 35 Feet, [5] But Shall Not Exceed Height of Principal Structure Minimum Setbacks Principal Structure Front Yard, on Public Streets [1] Side Yard 6 Feet [2] Must Be Left As Green Space. Rear Yard (Street Access Lot) 6 Feet [3] Must Be Left As Green Space. Rear Yard (Alley Access Lot) 8 Feet [3] Must Be Left As Green Space. 47 VILLAGE OF SISTER BAY ZONING CODE SECTION 2000 – GENERAL DEFINITIONS SECTION 2000 – GENERAL DEFINITIONS Art The conscious use of skill, taste and creative imagination in the production of objects whose primary or sole value is intended to be aesthetic. Art is distinct from other forms of production by its application of personal, un-analyzable creative power, not merely expertness in workmanship.  Arterial Highway A public street or highway used or intended to be used primarily for fast or heavy through traffic. Arterial streets and highways include freeways and expressways, state trunk and county trunk highways, and other heavily traveled streets.  Assembly Hall A facility designed and/or operated for the gathering of fifty (50) or more people for private or commercial functions. For example, an event conducted for the purpose of hosting a party, banquet, wedding, reception or other social event. (Amended Ordinance No. 260-082118)  Attainable Housing Attainable housing shall be defined as housing for individuals actively working within the boundaries of the Gibraltar School District, who meet the incomes levels for individuals and families, which do not exceed the average median earned income level for Door County.  Audio/Video Production An activity, not in conjunction with adult -oriented facilities, involving the production, including scripting, recording, editing and postproduc tion of audio and visual taped media for educational, entertainment or promotional purposes.  Automotive Body Repair Activities involving the repair, painting or undercoating of the body or frame of vehicles with a gross vehicle weight of 10,000 pounds or less. Body and frame repair does not include mechanical engine or power train repair.  Automotive Mechanical Repair Activities involving the maintenance, servicing or repair of automotive engines, power train, suspension and exhaust system on vehicles with a gross vehicle weight of 10,000 pounds or less. Mechanical repair does not include body and frame repair, painting or undercoating.  Automotive Sales and Service Any building, land area, or other premises for the display and sale of new or used automobiles, pickup trucks or vans, lawn and garden implements, trailers, boats, or other recreational vehicles and including any warranty repair work and other repair service conducted as an accessory use.  Awning A roof-like structure of a permanent nature, which projects from the wall of a building. An awning may also be called a canopy or marquee.    Baby Sitting The act of providing care and supervision for fewer than four children. This definition does not apply when the baby sitter is related to th e child, or when more than four children in one household are related.  Basement That portion of any structure, which is below grade, or which is partly below and partly above grade but so located that the vertical distance from the grade to the floor is greater than the vertical distance from the grade to the ceiling. 48 VILLAGE OF SISTER BAY ZONING CODE SEC. 400 – PARKING REGULATIONS SEC. 400 – PARKING REGULATIONS Last Updated: February 17, 2026 Page 80 shall be clearly posted for the joint use of employees, and/or tenants, or customers of each 1 respective use sharing those spaces. 2 (c) Use of Optional Modes of Transportation. Upon demonstration to the Plan Commission that 3 effective alternative transportation to an auto mobile will occur within twelve (12) months 4 following the issuance of the Certificate of Compliance, the Plan Commission may reduce 5 parking requirements. Optional modes of transp ortation may include, but are not limited to, 6 bus transit, vanpool operations, car pool/ride sharing, moped, scooters and bicycles. 7 (2) Fee In Lieu of Creating Parking Spaces. A deve loper who cannot or chooses not to construct the 8 required parking spaces on the parcel may be allowe d to pay to the Village a fee in lieu of parking ., 9 as established by resolution of the Village Board, Tthe rate shall be $1,000 per stall per year and 10 shall be adjusted annually; the adjustment shall be calculated based on the annual percentage 11 change in the Consumer Price Index. The fee in lieu of parking is to be paid into a fund established 12 by the Village to construct and maintain common transition parking spaces. The payment of the fee 13 to the Village in either instance shall absolve the developer from constructing the required number 14 of spaces on their property. 15 (3) Large Vehicles. All businesses that cater to customers who drive vehicles larger than what can be 16 accommodated in a 9’ X 20’ parking space, shall provide the appropriate number of parking spaces 17 and access aisles to accommodate those vehicles. 18 (4) Space To Be Set Aside For Reduced Parking. The site plan for a business use in the R-2, B-1, P-1 and 19 I-1 Districts shall be designed to provide sufficient green space on the subject site to accommodate 20 the additional parking spaces ot herwise required by this chapter. Such green space shall be in 21 addition to required yards, setbacks, driveways, private streets, loading and service areas. Sufficient 22 green space shall be provided which, if converted to parking spaces, would provide off-street parking 23 to meet the full requirements of this chapter at the time of application. 24 (5) Changes In Occupancy Or Use. When the use of a building, structure, or land is changed to another 25 use or occupancy that requires more parking spaces than required for the use existing immediately 26 prior to such change, additional parking spaces shall be constructed for the new use or occupancy 27 in the amount necessary to conform to this chapter prior to the issuance of a Certificate of 28 Occupancy for the new use. 29 (6) Changes In Intensity Of Use [See Sec. 66.1532(2)]. When the intensity of use of a building, structure 30 or land is increased by the addition of employees, gross floor area, seating capacity, or other unit of 31 measurement, additional parking spaces shall be constructed for such additions in the amount 32 necessary to conform to this chapter. 33 (7) Plan Commission Review and Verification. Where an adjustment to parking requirements has been 34 granted, within one (1) year following such parkin g modification grant and periodically thereafter, 35 the Plan Commission shall review the adequacy of parking to determine that the conditions justifying 36 the parking adjustment still exist. If the parking is found to be inadequate, the Plan Commission shall 37 order that the use of the property must comply with the parking requirem ents set forth in Sec. 38 66.0403. 39 (8) B-3 District Exemption. The exem ption from certain parking requir ements granted by this section 40 shall automatically expire forty-eight (48) months from the date of the adoption of the enabling 41 ordinance. The parking exemption and related requirements shall only apply to the B-3 District. 42 (a) Subject to the requirements of site and zoning approval, all proposed new uses, new buildings, 43 expansions of existing buildings, expanded uses , changes in intensity of use or changes in 44 occupancy shall be evaluated for the required number of customer and employee parking 45 spaces. 46 (b) A calculation must have been done to determin e the amount of parking required to achieve 47 compliance with the green spac e and related requirements. 48 (c) The business shall be given the option of inst alling the required parking or leaving the 49 equivalent area as landscaped green space except that: 50 Commented [BA2]: Update section to include a specific fee with adjustment increment. 49 Downtown Parking Benefit District — Fee-in-Lieu Framework Plan Commission Discussion Issue Identification Requiring off -street parking construction in the B -3 district produces the opposite of a walkable downtown. Every new parking lot fragments the pedestrian environment, adds impervious surface, and creates a feedback loop — more cars require more parking, m ore parking generates more cars. The fee -in-lieu mechanism already exists in the code at Sec. 66.0404(2). What doesn't exist is a real number, a real formula to justify it, and real protection against a future board using the mechanism as a weapon instead of a tool. This framework provides all three. Section 1: The Formula The fee must be anchored to what a parking space actually costs the Village to provide. Not what someone decided sounds reasonable. Not a number that can be doubled overnight by a board that wants to squeeze a particular business. A formula tied to documen ted inputs that any board member, any business owner, or any attorney can verify. 1.1 What a Parking Space Actually Costs A surface parking space in the B-3 downtown corridor has three real cost components: Land A standard space including its share of the drive aisle occupies approximately 350 square feet. In the B -3 district, downtown Door County commercial land carries real value — assessed at roughly $10 –$20 per square foot depending on location. Even if the Vi llage already owns the land, that land has an opportunity cost: it could be sold, leased, or developed. Using $15/sq ft as the formula input: 350 sq ft × $15.00/sq ft = $5,250 per space Construction Building a surface parking lot in Wisconsin in 2026 — grading, drainage, asphalt paving, stormwater management, curb and gutter, lighting, striping, signage — runs $5,000 to $10,000 per space. The formula uses $7,500 as the midpoint, consistent with current Wisconsin municipal procurement data. Construction cost = $7,500 per space Total capital per space = $12,750 50 Downtown Parking Benefit District — Fee-in-Lieu Framework Plan Commission Discussion This is the realistic number. It is consistent with research suggesting approximately $25,000 per space for structured/premium downtown parking — the $12,750 figure is for a surface lot on existing Village-owned land; a structured facility would easily reach that range. Maintenance Annual upkeep of a surface lot — seal coating cycle, snow removal share, line refresh, lighting maintenance — runs approximately $250 per space per year. This is the ongoing operational cost the Village bears regardless of who funded construction. 1.2 The Formula Annual Fee per Space = (Land Value per Space + Construction Cost per Space) ÷ Amortization Period + Annual Maintenance Cost per Space The inputs: Input Variable Name 2026 Value Updated By Land area per space L 350 sq ft Fixed in ordinance Assessed land value per sq ft V $15.00 Door County assessment, updated at each 5-year review Construction cost per space C $7,500 Village Board resolution, updated at 5-year review Amortization period A 20 years Fixed in ordinance Annual maintenance per space M $250 Village Administrator, updated annually The formula expressed: Annual Fee = ((L × V) + C) ÷ A + M 51 Downtown Parking Benefit District — Fee-in-Lieu Framework Plan Commission Discussion 2026 baseline calculation: ((350 × $15.00) + $7,500) ÷ 20 + $250 = ($5,250 + $7,500) ÷ 20 + $250 = $12,750 ÷ 20 + $250 = $637.50 + $250 = $887.50 → rounded to $900 per space per year This is the number. It is not arbitrary. It can be defended in public, in print, in court, and to the next five Village Boards. Any board that wants to change it has to change the inputs — and to change the inputs, they need documented evidence that constr uction costs or land values have changed. They cannot simply vote to raise the fee because they want to. 1.3 Annual CPI Adjustment Between five-year input reviews, the annual fee adjusts each January 1 by the percentage change in the U.S. Bureau of Labor Statistics CPI -U, Midwest Urban region, for the prior calendar year. Hard caps: • Maximum annual increase: 3% regardless of actual CPI • Minimum annual change: 0% — the fee does not decrease in deflationary years The Village Administrator publishes the adjusted fee by December 1 of each year for the following calendar year. Year 2% CPI 3% CPI (cap) 2026 (base) $900 $900 2031 $994 $1,043 2036 $1,097 $1,210 2041 $1,211 $1,402 2046 $1,337 $1,626 1.4 Five-Year Input Review Every five years, the Village Board shall review and update C (construction cost) and V (assessed land value per sq ft) based on: • Current Door County property assessment data for B-3 parcels • At least two independent construction cost estimates for surface lot construction in Door County 52 Downtown Parking Benefit District — Fee-in-Lieu Framework Plan Commission Discussion The updated inputs are adopted by Village Board resolution. The resulting fee change is not a CPI adjustment — it is a separate action. If the formula -calculated fee after a 5 -year review would increase by more than 15% over the prior fee, the increase shall be phased in over two years at equal increments. Section 2: Protection Against Future Boards The mechanisms below do not prevent future boards from governing — they prevent them from retroactively moving the goalposts on businesses that relied on this program to make investment decisions. 2.1 The Formula Is in the Ordinance — Not a Number The ordinance does not state a dollar amount. It states the formula and the inputs. To change the fee, a future board must change the ordinance — which requires a public hearing, Plan Commission recommendation, and Village Board vote. A board cannot raise the fee by resolution alone. This is the most important structural protection. Any board that wants to charge $25,000 per space to run a business out of the district would have to do it in public, through a formal amendment process, with findings of fact justifying why construction costs quadrupled. 2.2 Supermajority Required to Amend the Formula The ordinance shall include a provision that the formula in Sec. 66.0404(2) — specifically the amortization period (A), the land area per space (L), and the definition of eligible inputs — may only be amended by an affirmative vote of four of the five Village Board members (4/5 majority). Changes to V and C at the five -year input review require only a simple majority, since those are factual updates, not structural changes. Wisconsin municipalities may establish supermajority requirements for specific ordinance amendments. This is a legally available tool. 2.3 Vested Rights for Enrolled Businesses Once a business executes a DPBD Participation Agreement and makes its first annual payment, that business's fee rate is vested: • The fee adjusts annually by CPI (subject to the 3% cap) from the enrollment-year rate • The fee does not reset at five-year reviews for existing enrollees • A future board cannot retroactively reprice existing agreements New enrollees after a five -year review pay the then -current formula rate. Existing enrollees are grandfathered at their enrollment-year rate plus CPI. 53 Downtown Parking Benefit District — Fee-in-Lieu Framework Plan Commission Discussion This means a business that enrolls in 2026 at $900/year knows with certainty what their fee trajectory looks like. They can model it. They can budget it. They can explain it to a lender. 2.4 Findings Required for Any Amendment Any ordinance amendment affecting the fee-in-lieu formula must include written findings of fact addressing: 1. The documented change in construction costs or land values that justifies the amendment 2. The impact on businesses currently enrolled in the DPBD program 3. Whether the proposed amendment is consistent with the purpose of the program Findings must be included in the ordinance record. This creates an evidentiary paper trail that makes bad-faith amendments difficult to defend legally and politically. Section 3: The Parking Benefit District 3.1 Boundary The Downtown Parking Benefit District (DPBD) covers all parcels within the B -3 Downtown Business District plus all parcels within 500 feet of the B -3 boundary. The boundary is mapped and maintained by the Village Administrator. 3.2 What the Money Pays For All fee-in-lieu revenue is restricted to the DPBD for: • Construction and maintenance of public parking facilities • Road and alley maintenance within the district • Sidewalks, pedestrian lighting, crosswalks • Public trash receptacles and waste removal infrastructure • Wayfinding signage and parking direction signage • Streetscape improvements (benches, bike racks, street trees) The fund cannot be raided for general operations. Transfers out of the fund require a 4/5 Board vote and written findings. 3.3 Annual Accounting The Village Administrator reports to the Plan Commission and Board by March 1 each year: receipts, expenditures, fund balance, participating businesses, spaces enrolled, and planned expenditures. This is public record. 54 Downtown Parking Benefit District — Fee-in-Lieu Framework Plan Commission Discussion Section 4: By-Right Enrollment 4.1 No Plan Commission Approval Required Under the current code, fee -in-lieu is a Plan Commission discretionary approval. This framework makes it by-right for qualifying uses. A business that meets the eligibility criteria files a Participation Agreement with the Zoning Administrator. No Plan Commission vote. No public hearing. No uncertainty. Eligibility: • Use is within the B-3 district • Required parking does not include residential units or hotel/motel guest rooms • Required parking does not exceed 12 spaces total • Employee parking for more than four employees is still provided on-site 4.2 Partial Enrollment A business may satisfy parking requirements through any combination of on -site construction, shared parking agreement, and fee-in-lieu. No minimum number of fee-in-lieu spaces is required. A business that builds 3 spaces and owes 2 more pays for 2. 4.3 No Sunset Enrollment does not expire. The fee obligation runs with the use — not the owner. Change of ownership does not reset the rate. Change of use or intensity of use triggers a recalculation for the new/additional requirement only; the existing enrolled spaces remain at the grandfathered rate. 55 Downtown Parking Benefit District — Fee-in-Lieu Framework Plan Commission Discussion Section 5: Implementation What's needed 1. Ordinance amendment to Sec. 66.0404 — inserts the formula, establishes by -right status, adds supermajority amendment requirement, adds findings requirement, establishes DPBD fund. Requires Plan Commission recommendation and Village Board adoption (public hearing, Class 2 notice). 2. Village Board resolution — formally establishes 2026 baseline inputs (V = $15.00/sq ft, C = $7,500, M = $250, A = 20 years) and the initial fee of $900/space/year. Adopted by simple majority concurrent with the ordinance. 3. DPBD boundary map — prepared by staff or BLRPC using existing B -3 zoning boundary plus 500-foot buffer. 4. DPBD Participation Agreement template — drafted by Village Attorney. 5. Dedicated fund account — established by Village Treasurer. Also need to sync the eligibility criteria in Sec. 66.0404(8)(c)(3) — the existing B-3 exemption language caps at 40 spaces for the green space option, but the by -right fee -in-lieu enrollment cap is set at 12. Uses requiring more than 12 fee -in-lieu spaces would still go through Plan Commission under the existing case-by-case adjustment process. Draft prepared June 2026. Requires Village Attorney review of supermajority amendment provision under Wisconsin municipal law before adoption. Formula inputs should be verified against current Door County assessment data prior to final ordinance adoption. 56 Land Component Square feet per parking space (stall + aisle sh 360 Standard stall 9×20 ft plus proportionate aisle. Fixed in ordinance. Assessed land value per sq ft ($) $123.45 Use current Door County assessed value for B-3 parcels. Update at 5-year review. → Land cost per space ($) $44,442.00 Calculated: sq ft × land value per sq ft Construction Component Construction cost per space ($) $7,500 Surface lot: grading, paving, drainage, lighting, striping. Update at 5-year review. Capital Recovery Total capital cost per space ($) $51,942.00 Land + construction Amortization period (years) 20 Useful life of surface lot. Fixed in ordinance at 20 years. Annual capital recovery ($) $2,597.10 Total capital ÷ amortization period Maintenance Component Annual maintenance cost per space ($) $250 Snow removal, seal coat cycle, lighting, line refresh. Updated annually by Administrator. Annual fee per space (raw) ($) $2,847.10 Round to nearest ($) 100 Rounding unit — enter 50 to round to nearest $50, 100 for nearest $100 ANNUAL FEE PER SPACE — ADOPTED RAT $2,800 CPI rate to model (%) 2.5% Enter annual CPI assumption. Hard cap in ordinance is 3.0%. CPI cap (hard max per year) (%) 3.0% Ordinance cap. Do not change unless ordinance is amended. Year Fee (modeled CPI) 2026 (base) $2,800 Year 1 $2,870 Year 2 $2,942 Year 3 $3,015 Year 4 $3,091 Year 5 $3,168 Year 10 $3,584 Year 15 $4,055 Year 20 $4,588 Year 25 $5,191 Total parking spaces required by code 5 Spaces provided on-site by applicant 0 Spaces covered by shared parking agreement 0 Fee-in-lieu spaces required 5 Must not exceed 12 for by-right enrollment Eligible for by-right enrollment? YES — by-right By-right if fee-in-lieu spaces ≤ 12 and no residential/hotel rooms ANNUAL FEE FOR THIS USE ($) $14,000 Fee-in-lieu spaces × adopted rate Monthly equivalent ($) $1,166.67 • Once a Participation Agreement is signed, the enrolled rate is vested and adjusts by CPI only — not by future input reviews. • Uses requiring more than 12 fee-in-lieu spaces require Plan Commission approval under Sec. 66.0404(1). • Residential units and hotel/motel guest rooms are not eligible for fee-in-lieu under any circumstance. SECTION 5 — NOTES • Yellow cells are user inputs. All other values are calculated automatically. • The adopted rate (Section 2) is the only number that appears in the Village Board resolution. • Formula inputs V (land value) and C (construction cost) are updated every 5 years by Village Board resolution. • Annual CPI adjustment applies each January 1, capped at 3% per year. Fee does not decrease. SECTION 1 — FORMULA INPUTS SECTION 2 — CALCULATED ANNUAL FEE Formula: Annual Fee = ((Sq Ft × Land Value) + Construction) ÷ Amortization + Maintenance SECTION 3 — CPI ESCALATION PROJECTION SECTION 4 — FEE ESTIMATE FOR A SPECIFIC USE 57 VILLAGE OF SISTER BAY ZONING CODE SEC. 66.0501 – ACCESS. USES & STRUCTURES SEC. 66.0501 – ACCESS. USES & STRUCTURES Last Updated: February 17, 2026 Page 85 SECTION 500 - ACCESSORY USES, HOME OCCUPATIONS, 1 FENCES, AND ANTENNAS 2 Sec. 66.0501 Accessory Uses and Structures 3 Accessory uses and structures are th ose that are usually and customarily incidental to the principal use 4 that is located on the same property as the accessory use or structure. Accessory uses shall be permitted 5 in any district as may be specified in the appropriate district regulations or herein. 6 (1) General Regulations. Accessory structures shall be subject to the following regulations: 7 (a) Permit Required. Accessory structures shall require a regular zoning permit except: minor 8 structures such as birdhouses, yard light poles, birdbaths, doghouses (housing dogs which are 9 licensed as the personal pets of the residents of the property), tree houses, non-commercial 10 fuel storage tanks and pumps, clothesline poles, lawn ornaments, flag poles, mailboxes, 11 garbage containers, ice fishing shanties, scho ol bus waiting shelters, and farm livestock 12 hutches. Accessory buildings greater than 120 s quare feet in area shall also require the 13 issuance of a building permit. 14 (b) Accessory Dwelling Unit s. Accessory dwelling units shall be subject to the following 15 regulations: 16 1. The principal dwelling or the accessory dwelling unit must be owner-occupied except that 17 a temporary absence of up to six (6) months is allowed. 18 2. The principal dwelling must be a single-family detached dwelling. 19 3. No more than one (1) accessory dwelling unit may be located on a lot. 20 4. The number of occupants of the accessory dwelling unit shall not exceed one (1) family or 21 two (2) unrelated individuals. 22 5. The accessory dwelling unit shall not be sold separately from the principal dwelling. 23 6. The maximum height of a detached building containing an accessory dwelling unit, 24 including one built above a garage or similar space, shall be twenty-five (25) feet. 25 7. The size of an accessory dwelling unit shall be [five to twelve] hundred square feet. 26 8. An accessory dwelling unit shall contain no more than two (2) bedrooms 27 9. The minimum setback requirements shall be those for accessory buildings or structures of 28 the underlying zoning district. 29 10. Accessory dwelling unit entry ways within a rear or side yard shall be connected to a street 30 frontage by a paved walkway or driveway. 31 (a)11. For accessory dwelling units constructed within the principal 32 building, the appearance or ch aracter of the principal building shall not be significantly 33 altered so that its appearance is no longer that of a single-family dwelling. 34 (b) Living Quarters Prohibited. Accessory structures shall not contain living quarters. 35 (c) Location. Accessory structures shall be located on the same lot as the principal use to which it 36 is accessory. 37 (d) Principal First. An accessory structure shall not be permitted until its associated principal 38 structure is present or under construction, except that one accessory building may be 39 permitted prior to the erection of a principal structure only in the CS-1, R-1, R-3 and R-4 40 Districts. 41 (e) Block and Metal Buildings. No pole or block buildings with smooth faced block or standing rib 42 metal siding will be permitted in any district. 43 (f) Design Guidelines. All accessory structures, except those that are on residential parcels, shall 44 comply with the architectural standards as provided in Sec. 66.1055. 45 (g) Services and Use. The installation of sanitary sewer se rvice and water service to an accessory 46 building shall be permitted for a toilet and sink(s), upon the issuance of a zoning permit, 47 subject to the following requirements: 48 Commented [BA3R2]: Owner Commented [BA3]: ADU-slideshow-DCHI-Feb-2023.pdf Commented [BA4]: This section of the code prohibits accessory dwelling units. 58 VILLAGE OF SISTER BAY ZONING CODE SEC. 66.0501 – ACCESS. USES & STRUCTURES SEC. 66.0501 – ACCESS. USES & STRUCTURES Last Updated: February 17, 2026 Page 86 1. The installation shall be subject to building code permitting and inspection under Chapter 1 14 of the Village’s Building Code. 2 2. The installation shall be subject to the standards, policies, fees and charges contained in 3 Chapter 62, Utilities. 4 3. The accessory building shall not contain living quarters. 5 4.3. The violation of the provisions of this subsection shall: 6 a. Result in imposition of the fee or forfeitur e that is delineated in the most recently 7 adopted version of the fee schedule for the Village, retroactive to the date the living 8 quarters were found to have been created in the building; 9 b. The removal of the water and sanitary sewer service from the building; and 10 c. The removal of the living quarters found in the building; 11 d. In addition, if they were not paid at the time the installation occurred, all fees and 12 penalties associated with im pact fees, zoning permits, building permits and other 13 applicable fees will also be required. 14 5.4. If the violation of this subsection do es not involve living quarters then the 15 following shall apply:16 a. The imposition of the fine that is delineated in the most recently adopted version of 17 the fee schedule for the Village, retroact ive to the date the improperly installed 18 installation was found to have been created in the building, and, 19 b. Inspection of the installation under the then current building code. 20 c. In addition, if they were not paid at the time the installation occurred, imposition of 21 all fees and penalties associated with impact fees, zoning permits, building permits 22 and other applicable fees will also be required. 23 (2) Setback Requirements. 24 (a) All accessory structures except the minor stru ctures mentioned in subsection (1)(a) shall 25 comply with all setback and yard requirements for accessory structures. 26 (b) If the Plan Commission establishes a large project setback as specified in Sec. 66.0307(4) that 27 setback shall also apply to all accessory buildings. 28 (c) All accessory buildings for all zoning districts shall comply with the following setback 29 requirements. 30 1. Setback From Easements. 31 a. No accessory building shall be placed over an easement that prohibits such 32 placement. No accessory building shall encr oach into the public right-of-way. No 33 accessory building shall encroach upon the street yard of a corner lot. 34 2. Side Yard Setback. 35 a. See district requirements for primary structures. 36 3. Rear Yard Setback. 37 a. See district requirement for primary structures. 38 4. Front Yard Setback. 39 a. No accessory building shall be placed in a front yard setback area, except as part of 40 a Conditional Use Permit issued by the Plan Commission 41 b. Existing single-family homes as of July 1, 2008, in the R-1 District located within 100 42 feet of the ordinary high water mark may be permitted to have one accessory 43 building located in the front yard area setback area. The accessory building may not 44 be located any closer than 40 feet from the edge of the pavement and 15 feet from 45 the side lot line. Any modifications to non-conforming accessory buildings subject 46 to this exemption shall comply with Sec. 66.0903. If an existing home is demolished 47 and rebuilt then Sec. 66.0501(2)(c)5.a shall apply. 48 (3) Structures Not Buildings. The following accessory structures that are not buildings shall be 49 constructed on a property as follows: 50 59 VILLAGE OF SISTER BAY ZONING CODE SECTION 2000 – GENERAL DEFINITIONS SECTION 2000 – GENERAL DEFINITIONS Last Updated: February 17, 2026 Page 176 SECTION 2000 – GENERAL DEFINITIONS 1 Sec. 66.2001 General Definitions. For the purpose of this chapter, certain words or phrases shall have 2 meanings that either vary somewhat from their customary dictionary meanings or are intended to be 3 interpreted to have a specific meaning. Words used in the present tense in this chapter include the 4 future. The word “person” includes a firm, association, partnership, trust, company, or corporation as 5 well as an individual. The word “he” includes the word “she.” The word “shall” is mandatory, the word 6 “should” is advisory and the word “may” is permissive. Any words not defined in this section shall be 7 presumed to have their customary dictionary definitions; in the absence of a definition or the absence 8 of a definition that is consistent with land use law, words and phrases shall have the definition found 9 in Black’s Law Dictionary or as established by case law. Definitions shall be interpreted in favor of the 10 Village.  11 Sec. 66.2100 Specific Words and Phrases.   12 Abutting 13 Having common border with, or being separated from such common border by an alley or 14 easement other than publicly dedicated and approved rights-of-way.  15 Accessory Dwelling Unit 16 [See Dwelling, Accessory] 17 Accessory Structure 18 [See Structure, Accessory] 19 20 Accessory Use 21 [See Use, Accessory] 22 23 Adult Family Home 24 A private residence to which all of the following apply: 25 (1) Care and maintenance  above the level of room and board but not including nursing care are 26 provided in the private residence by the care pr ovider whose primary domicile is this residence 27 for 3 or 4 adults, or more adults if all of the adults are siblings, each of whom has a developmental 28 disability, as defined in Wis. Stats. §51.01(5), or, if the residence is licensed as a foster home, care 29 and maintenance are provided to children, the comb ined total of adults and children so served 30 being no more than 4, or more adults or children if all of the adults or all of the children are 31 siblings; and,   32 (2) The private residence was licensed under Wis. St ats. §48.62 as a foster home for the care of the 33 adults specified in sub(a) at least 12 months before any of the adults attained 18 years of age.  34 And also includes a place where 3 or 4 adults who are not related to the oper ator reside and receive 35 care, treatment or services that are above the level of room and board and that may include up to 36 7hours per week of nursing care per resident. 37 Aggrieved Person 38 One whose application  for a permit is denied, one whose permit is revoked, and in some instances, 39 taxpayers. An adjacent property owner is not an aggrieved person unless suffering some specific 40 ascertainable damage or is specifically injured by the actions of a neighbor.  41 Agricultural Tourism Activity 42 An educational or recreational activity that takes place on a farm or other place where agricultural, 43 horticultural, or silvicultural crops are grown or farm animals or farmed fish are raised, and that 44 allows visitors to tour, explore, observe, learn about, participate in, or be entertained by an aspect of 45 agricultural production, harvesting, or husbandry that occurs on the farm. 46 60 VILLAGE OF SISTER BAY ZONING CODE SECTION 2000 – GENERAL DEFINITIONS SECTION 2000 – GENERAL DEFINITIONS Last Updated: February 17, 2026 Page 183 Development Regulations 1 The regulations within this chapter that apply to elements including setback, height, lot coverage, and 2 side yard. 3 Diffuse 4 To spread or scatter widely, or thinly.  5 Direct Illumination 6 Illumination resulting from light  emitted directly from a lamp or luminaire,  not light diffused through 7 translucent signs/internally illuminated signage or reflected from other surfaces such as the ground or 8 building facades.  9 Display Lot or Area 10 To qualify as a display lot, one of the following specific uses must occur: Automobile sales, boat sales, 11 tractor sales, building supply sales, gardening or nursery sales. Uses not on this list must be approved 12 as display lot uses by the Plan Commission.  13 District, Basic 14 A part or parts of the Village for which the regulations  of this chapter governing the use and location 15 of land and buildings are uniform (such as the residential and business district classifications).  16 District, Overlay 17 Overlay districts provide for the possibility of superimposing certain additional requirements upon a 18 basic zoning district.  19 Driveway 20 An access point connecting the area used for vehicular travel  on a parcel that le ads to a public or 21 private street right-of-way, and the surface area occupied by that vehicular travel.  22 Dryland Access 23 A vehicular access route which is above the regional flood elevation and which connects land located 24 in the floodplain  to land, which is outside the floodplain, su ch as a road with its surface above the 25 regional flood elevation and wide enough to accommodate wheeled vehicles.  26 Dune 27 A mound, hill or ridge of sand piled by wind.  28 Dwelling 29 A building designed or used exclusively as a residence or sleeping place, but does not include boarding 30 or lodging houses, motels, hotels, tents, cabins, or travel trailers.   31 Dwelling, Accessory 32 A second dwelling unit contained within a single family dwelling or within a detached building located 33 on the same lot as a single-family dwelling. This de finition includes accessory buildings constructed in 34 connection with a private garage or a private garage converted into a dwelling unit. 35 Dwelling, Bi-Level 36 A two-level dwelling with one level above grade, and the other level partially above grade and partially 37 below grade. The lowest level may or may not have exterior access. For the purpose of measuring living 38 area, the Zoning Administrator  will determine functional areas as set forth in the definition of “living 39 area” and the first floor area will be considered the first level that is entirely above grade.  40 Dwelling, Detached 41 A dwelling, which is entirely surrounded by green space on the same lot.  42 Dwelling, Multiple-Family 43 61 Accessory Dwelling Units (ADUs) Hints for Homeowners & Considerations for Municipal Officials & Staff Susan Thering, Ph.D. Susan@DesignCoalition.org 62 Overview Part 1: For Homeowners § Types of ADUs § Why add an ADU? § Next Steps Part 2: For Municipal Officials & Staff § Benefits of ADUs § Example code language § Action Steps 63 Types of ADUs 64 Accessory Dwelling Units Also Known as: • ADUs • Granny flats • In-law apartments • Casitas • Back yard cottages • Garage apartments 65 Some are detached Some are attached 66 Some are traditional Some are modern 67 Some are fancy Some are plain 68 Some are rustic Some are fanciful 69 Some are studios 70 Some have one bedroom Some have two bedrooms 71 Some are over garages… …both attached and detached 72 Some are built for aging - in - place 73 Homeowners: Why add an ADU? Reasons include: • Age in place/in community • Income generating investment • Multi- generational living • Caring for loved ones at home • Preparing for future downsizing 74 Homeowners: Considerations & Next Steps: Check with: 1. Your zoning/planning administrator: Allowed? By Right or Conditional use? 2. Local lender: Loan products & rates? 3. Designer, design/build, or contractor: Availability, rates, similar projects? 75 By Right Conditional Use Madison Towns Verona Others? Fitchburg Others? Homeowners: ADU Zoning Codes in Dane County 76 Part 2: For Municipal Officials & Staff • Benefits of ADUs to your community • Example code language • Actions Steps 77 Benefits of ADUs to your community Example Purpose Statement: A. The purpose of regulating ADUs is to: (1) Create new housing units while respecting the look and scale of single-family residential development; (2) Increase the housing stock of existing neighborhoods in a manner that is less intense than alternatives; continued….. 78 (3) Allow more efficient use of existing housing stock and public infrastructure; (4) Provide a broader range of housing opportunities and mix of housing options that respond to changing family needs and smaller households; and (5) Offer a means for residents, particularly seniors, single parents, and families with grown children, to remain in their homes and neighborhoods, and obtain extra income, security, services, and companionship. 79 For Municipal Officials & Staff Check for consistency: Regulations & Guidelines Comprehensive Plan 80 Accessory Dwelling Unit: A second dwelling unit contained within a single- family dwelling or within a detached building located on the same lot as a single-family dwelling. This definition includes accessory buildings constructed in connection with a private garage or a private garage converted into a dwelling unit. Example code language: #1 Definition 81 (a) The principal dwelling or the accessory dwelling unit must be owner-occupied except that a temporary absence of up to six (6) months is allowed. (b) The principal dwelling must be a single-family detached dwelling. (c) No more than one (1) accessory dwelling unit may be located on a lot. Example code language #2: Guidelines 82 (d) The number of occupants of the accessory dwelling unit shall not exceed one (1) family or two (2) unrelated individuals. (e) The accessory dwelling unit shall not be sold separately from the principal dwelling. (f) The maximum height of a detached building containing an accessory dwelling unit, including one built above a garage or similar space, shall be twenty-five (25) feet. 83 (g) The size of an accessory dwelling unit shall be [five to twelve] hundred square feet. (h) An accessory dwelling unit shall contain no more than two (2) bedrooms. (i) The minimum setback requirements shall be those for accessory buildings or structures of the underlying zoning district. 84 (j) Accessory dwelling unit entry ways within a rear or side yard shall be connected to a street frontage by a paved walkway or driveway. (k) For accessory dwelling units constructed within the principal building, the appearance or character of the principal building shall not be significantly altered so that its appearance is no longer that of a single-family dwelling. 85 Example setback diagrams for ADUs #1 86 Example setback diagrams for ADUs #2 87 Contradictions in the existing code? 88 Land Use: RESIDENTIAL Zoning Districts R-1 R-2 R-3 R-4 Single-family dwelling P P P P Two-family dwelling — P P P Multifamily dwelling — C — C Manufactured home park — — — C Nursing home or assisted-living facility — C C C Bed-and-breakfast C C C C Home occupation C C C C Accessory dwelling unit C C — C Example: P = Permitted By Right C = Conditional Use (see Article XVII) –– = Not allowed Is this consistent with the comprehensive plan or the stated purpose? 89 Article XVII Conditional Use Permits j 190-150 Purpose and intent. j 190-151 Applicability. j 190-152 Application requirements. j 190-153 Public hearing required. j 190-154 Review criteria. j 190-155 Conditions on permits. j 190-156 Expiration of permit. j 190-157 Amendments to approved 90 Homeowners: Education & Technical Assistance Zoning: Conditional Use vs By Right Local Government Financing: Banks & Credit Unions Fannie Mae/Freddie Mac Strengthen the ADU Loop 91 Strengthen the ADU Loop Action Step #1: Municipalities: • Update the zoning code to ADUs By Right Example: Same regulations as accessory building or an addition to the primary residence 92 Strengthen the ADU Loop Action Step #2: Lenders: • Learn new Fannie Mae/Freddie Mac ADU guidelines • Develop/promote loan products for ADUs • Share info with Realtors, Builders, Appraisers, etc. 93 Strengthen the ADU Loop Action Step #3: Education & Technical Assistance for Homeowners Examples: • Pre -approved construction documents program • Landlord 101 course for homeowners • Preliminary review of site plans at no cost 94 Example Technical Assistance: Eugene OR ADU Pre-Approved Plans Library Welcome to the City of Eugene's library of pre-approved Accessory Dwelling Unit (ADU) plans. The following plans are available for purchase from the architectural companies that created them, and have been reviewed for compliance with the building code by the City of Eugene. Source: https://www.eugene-or.gov/4979/ADU-Pre-Approved-Plans-Library 95 Susan Thering, Ph.D. Susan@DesignCoalition.org Accessory Dwelling Units (ADUs): Hints for Homeowners & Considerations for Municipal Officials & Staff Thank you! 96