Plan Commission Special Meeting — Agenda packet

Posted On: 05/13/2026 PLAN COMMISSION SPECIAL MEETING AGENDA Thursday, May 14, 2026 -- 4:00 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. Approval of the Agenda 3. Approve Meeting Minutes: a) March 31, 2026; Regular Meeting b) April 20, 2026; Special Meeting 4. Comments, Correspondence, and Concerns from the Public 5. Discussion/Action Items: a) Courtesy Review; Marina Building; 10733 Bay Shore Drive b) Site Plan Review; Coming of Age in Sister Bay, LLC; 10615 & 10619 Sister Bluff Drive c) Standard Zoning Application; Chop Restaurant; 2345 Mill Rd d) Revised Site Plan/Plat Submission; Luna View Development; 2399 Maple Drive e) Setback Review in P‑1 Zoning District; Peninsula Kayak Company; Accessory Structure f) Standard Zoning Permit; Door County Housing Partnership, Inc.; 2407 Ava Hope Trail g) Discussion on Zoning Code Revisions and Related Items 6. Matters to be Placed on a Future Agenda or Referred to a Committee, Official or Employee 7. Next Meeting • Regular Monthly Meeting; May 26, 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 VILLAGE OF SISTER BAY 1 PLAN COMMISSION MEETING MINUTES 2 TUESDAY , MARCH 31, 2026 3 UNAPPROVED 4 5 6 7 1. Call to Order & Roll Call 8 Nate Bell, sitting in for Chairperson Denise Bhirdo, called the Plan Commission meeting to order on 9 Tuesday, March 31, 2026, at 5:30 P.M., and roll call was taken. 10 11 Present: Commission members Nate Bell, Steve Bacsi, Skip Heidler, Patrice Champeau and Laurel Harff 12 via Zoom. Chairperson Denise Bhirdo was excused. 13 14 Staff Member(s): Village Administrator Benjamin Andrews, Administrative Assistant Sarah Bertges. 15 16 Others: Steve Musinsky, James Lohmiller, Katelyn Jerard, Erin Peddle, Abby Doobie, Paula Hedeen , 17 Chris Schmeltz. VIA ZOOM: Barbara, Jenn, “JEG”, “RGAZL”. 18 19 2. Approve of Agenda 20 Motion to approve the agenda as presented was made by Heidler, second by Champeau. Motion 21 carried -all ayes. 22 23 3. Approve Meeting Minutes: February 24, 2026 24 Heidler noted a grammatical correction needed on page 5, line 15 of the PDF, where the phrase 25 "Andrews advised that he coordinate" should read "Andrews advised that he will coordinate with 26 Bay Lakes." 27 Motion by Heidler, second by Champeau to approve the meeting minutes as amended. Motion 28 carried- all ayes. 29 30 4. Comments, Correspondence, and Concerns from the Public 31 Musinsky noted a housekeeping correction for future reference on page 3, line 31, indicating that 32 Don Howard's property address should reference "Fieldcrest Road" rather than "Fieldcrest Lane." 33 No other public comments were received either in person or online. 34 35 5. Public Hearing/Action Items 36 5a. Ord. 2026-001; Amending the Village of Sister Bay Future Land Use Map 37 Andrews provided background on the proposed ordinance, explaining that changes resulted from 38 annotations made during the February 24, 2026 Plan Commission meeting. Bay Lakes Regional 39 Planning was consulted on various items, and a proposed future land use map was prepared on page 40 20 of the packet, with annotations detailed on page 26. 41 Bell opened the public hearing at 5:35 PM. 42 Steve Musinsky questioned an environmental corridor shown on the map running along what he 43 believed should be parallel to the quarry road rather than at an angle through a swamp area. He 44 noted there appeared to be an easement running parallel west of the quarry road. 45 Jake Gazlay, son of property owner Ron Gazlay at 2698 South Bay Shore Drive, addressed the 46 Commission. He expressed appreciation for the Commission's work and acknowledged 47 understanding the importance of contiguous zoning. Gazlay explained his family's nearly 100-year 48 ownership of the property, which includes a memorial garden for his late sister. While accepting the 49 R2 multifamily designation, he expressed concerns about potential development pressure and traffic 50 2 March 31, 2026 Plan Commission Meeting- Unapproved 2 impacts on the Pebble Beach corridor. He requested the Commission's support in maintaining the 1 property's historic character and asked about potential variances for items like gravel driveways. 2 The public hearing was closed at 5:43 PM. 3 Discussion ensued regarding the environmental corridor issue raised by Musinsky. Heidler confirmed 4 the existence of an environmental easement on the GIS map, though noted it appeared at a 5 different angle than described. Andrews indicated this could be addressed administratively by 6 coordinating with Bay Lakes Regional Planning to correct the line work. 7 Heidler raised concerns about two properties along Highway 57 that were designated as commercial 8 on the current map but had previously been divided with business frontage and residential in the 9 rear. He noted this created an inconsistency between the future land use map and zoning map 10 discussions. 11 Andrews clarified that the intention from the last meeting was to include the remainder of those 12 parcels as commercial designation, though Heidler recalled the discussion being about maintaining a 13 commercial buffer along the highway while allowing potential subdivision of the larger properties. 14 Motion by Heidler, second by Bacsi to recommend approval of the future land use map ordinance to 15 the Village Board with amendments as discussed. Motion carried- all ayes. 16 17 5b. Ord. 2026-002; Adopting a New Zoning Map for the Village of Sister Bay 18 Andrews explained that similar to the future land use map, the proposed zoning map incorporated 19 annotations from the February Planning Commission meeting. Bay Lakes Regional Planning was 20 consulted on items lacking consensus, and the updated map was presented on page 20 with 21 annotations on page 26. 22 Bell opened the public hearing at 5:55 PM. 23 Musinsky identified an inconsistency on the Glen Lane apartment complex property, where the front 24 portion was correctly shown as R2 multifamily matching the future land use map, but the back 25 portion was designated as B1 general business, which did not match the future land use designation. 26 He noted that Phase 2 residential development had been proposed for that rear parcel. 27 Gazlay inquired about several properties that appeared to be spot zoned, including Pheasant Park 28 Resort, Glen Estates, and various condominium developments. He questioned why some R2 29 developments like the Cove condominiums had been changed to R1 zoning, and requested 30 consideration for his family's property to be zoned R1 rather than R2, citing potential financial 31 benefits regarding paving requirements. 32 The public hearing was closed at 6:02 PM. 33 The Commission discussed Gazlay's spot zoning observations. Andrews explained that most parcels 34 in question, such as those around the former Bay Ridge golf course area, were appropriately zoned 35 R2, with only the "countryside" parcel being different due to its larger size meeting different criteria. 36 Regarding Pheasant Park Resort, Heidler noted that due to its conference center business model, the 37 E1 designation was appropriate for the main facility while surrounding condos remained R2. 38 Heidler confirmed the Glen Lane property issue raised by Musinsky, noting that the rear parcel 39 should be R2 multifamily to match both the future land use map and previous Commission 40 discussions. 41 Heidler also identified issues with two Bayshore Drive properties (2629 and 2649) where Bay Lakes 42 Regional Planning appeared to misunderstand the Commission's intent. The discussion was about 43 changing residential zoning classes based on property size, not changing from business to 44 residential. Property 2629 at 1.1 acres should be R1, while property 2649 at 5.2 acres should be R3, 45 as neither meets the countryside zoning criteria. 46 Bell expressed continued concerns about the Woodland overlay district methodology but 47 acknowledged the need to move forward with the process rather than make fundamental changes. 48 Motion by Heidler, second by Harff to recommend approval of the zoning map ordinance to the 49 Village Board with amendments as discussed. Motion carried – all ayes. 50 51 6. Discussion/Action Items 52 3 March 31, 2026 Plan Commission Meeting- Unapproved 3 6a. Standard Zoning Application; Chop Restaurant; 2345 Mill Rd 1 Andrews presented the application from Chop Restaurant to install an outdoor cooler at the rear of 2 the building. The cooler would replace the current dumpster location and be positioned against but 3 not attached to the building. The application required exterior modification site plan review and 4 architectural review. The B3 zoning district permits the accessory structure, and garbage service 5 would continue to be shared with the Dorr Hotel. 6 Chris Schmeltz, representing the applicant, was present to answer questions and provided material 7 samples of the cooler. 8 Bacsi questioned why screening was required when current dumpster screening was poor, but 9 acknowledged the proposed improvement's aesthetic value. He praised the trellising and 10 landscaping design as a significant improvement. 11 Heidler raised several detailed questions about the current cedar fence, dumpster arrangements, 12 and screening materials. He expressed concern that the proposed metal cooler facade would not 13 meet code requirements, as the village code prohibits exposed metal siding. Heidler advocated for 14 screening the structure with siding materials similar to the building rather than relying solely on 15 landscaping. 16 The Commission debated whether the proposed trellis and vegetation would constitute adequate 17 screening. Heidler emphasized the importance of adhering strictly to code requirements to avoid 18 setting precedent for other businesses. 19 Discussion centered on the need to screen the metal facade with materials matching the building's 20 exterior. Schmeltz expressed willingness to work with various solutions but noted practical 21 challenges with different approaches. 22 The Commission reached consensus that while the cooler structure itself was acceptable, proper 23 screening matching the building's materials was required rather than relying primarily on 24 landscaping. 25 Schmeltz agreed to return with screening options that would meet code requirements, including an 26 8-foot fence with materials and design similar to the building's siding. 27 28 6b. Courtesy Review; Parking Requirement Review; Spa at the Dorr Hotel; 2335 Mill Road 29 Andrews presented a courtesy review for a proposed 2,500 square foot spa facility expected to 30 accommodate up to 20 patrons. The facility would be located in the B3 downtown district as a 31 permitted use. The review addressed parking methodology and potential shared parking 32 arrangements with the Dorr Hotel. 33 Schmeltz provided background on the complex parking arrangements within the Sister Bay 34 marketplace, explaining that 73 total spaces exist with 20 allocated to Chop and 52 to the Dorr Hotel 35 through development agreements. 36 The Commission discussed whether the spa should be classified under retail/customer service 37 (requiring 8 spaces) or business/recreational use (requiring 5 spaces). There was consensus that 38 business/recreational classification was more appropriate. 39 Bell noted the significant overlap between spa customers and hotel guests, with most non-hotel 40 customers likely using the facility during different peak hours than hotel parking demand. 41 Heidler questioned the three-space credit availability, given the shared operations, but the 42 Commission determined that as a separate use on a separate lot, the spa would be eligible for the 43 downtown credit. 44 The Commission provided guidance that the parking requirement would be based on business 45 recreational use (5 spaces), with 3 spaces credited and 2 additional spaces met through shared 46 parking with the Dorr Hotel, along with identification of required loading space. 47 48 7. Matters to be Placed on a Future Agenda or Referred to a Committee, Official or Employee 49 No items were identified for future agendas. 50 51 4 March 31, 2026 Plan Commission Meeting- Unapproved 4 8. Next Meeting 1 The next regular monthly meeting is scheduled for April 28, 2026, at 5:30 PM in the Large Meeting 2 Room at the Sister Bay-Liberty Grove Fire Station. 3 4 9. Adjournment 5 Motion to adjourn at 6:56 PM. 6 Motion by Heidler second by Harff. Motion carried -all ayes. 7 8 Respectfully submitted by Sarah Bertges, Administrative Assistant 9 5 VILLAGE OF SISTER BAY 1 SPECIAL PLAN COMMISSION MEETING MINUTES 2 MONDAY, APRIL 20, 2026 3 UNAPPROVED 4 5 1. Call to Order & Roll Call 6 Chair Denise Bhirdo called the Special Plan Commission meeting to order on Monday, APRIL 20, 2026, 7 at 5:34 P.M., and roll call was taken. 8 9 Present: Commission members Chair Denise Bhirdo, Nate Bell , Laurel Harff , Skip Heidler, Patrice 10 Champeau and Steve Bacsi via Zoom. 11 12 Staff Member(s): Administrative Assistant Sarah Bertges , Village Administrator Benjamin Andrews 13 was absent. 14 15 Others: Kurt Harff, Jolene Brydon, Corey Brydon, Erin Peddle, Pam Ledesic, Kevin Ladesic, Louise 16 Howson. VIA ZOOM: Barbara, Jenn, Jake Forestville Builders, Dominick Zarcone, MKS, Alex Chemerys, 17 Dr. Jennifer Hall, Marjorie Grutzmacher, Ron Kane, Jill Wiebe, Dave, Julie Thyssen 18 19 2. Approve the Agenda 20 Bell requested to move item 4c (discuss the history of the sign permit process) after item 4e to 21 provide better context for the sign-related discussions. 22 Motion by Bell, second by Heidler to approve the agenda as amended. Motion carried- all ayes. 23 24 3. Comments, Correspondence, and Concerns from the Public 25 Bhirdo opened the floor for public comments on non-agenda items. No public comments were 26 received either in person or via Zoom. 27 Before proceeding to action items, Bhirdo read a statement explaining the background of the 28 meeting. She noted that on April 13, 2026, she observed a sign that had not received proper plan 29 commission approval, prompting her to request an open records review of all permits from January 30 5, 2026 to present. During her review, she discovered permits had been issued without the plan 31 commission chair's approval, contrary to established procedure. She attempted to contact the 32 village president about this issue but received no response. 33 34 4. Action Items 35 a. Appeal the Decision of the Zoning Administrator Issuing a Zoning Permit on March 23, 2026 for 36 2613 South Bay Shore Drive, John Sawyer, 4,000 Sq Ft Garage. Parcel# 181080005 37 Bhirdo presented the appeal regarding John Sawyer's 4,000 square foot garage permit. She 38 explained that the administrator incorrectly told the applicant that plan commission approval was 39 not required, when all commercial property permits must come to the plan commission. The permit 40 application showed metal siding, which the village does not allow, and the structure's 100-foot 41 length would require architectural features to break up the wall. 42 Heidler noted additional code compliance issues, suggesting the structure might require conditional 43 use permit approval as a storage facility under section 166.032.03.i, which would necessitate 44 sprinkler systems and other requirements. Bell raised concerns about the village appealing its own 45 decision and the potential complications if the appeal process begins. 46 After a brief recess to consult with village attorney Randy Nesbitt, the commission agreed to pursue 47 a cooperative approach with the property owner. 48 Motion by Bhirdo, second by Champeau directing village attorney Randy Nesbitt to contact John 49 Sawyer to request replacement of the proposed metal siding with code-compliant materials. If the 50 property owner agrees to make the change, no appeal will be filed. If the property owner refuses to 51 6 April 20, 2026 Special Plan Commission Meeting- Unapproved 2 cooperate, the plan commission authorizes staff to proceed with the appeal process. Motion carried-1 all ayes. 2 3 b. Discuss and/or Appeal the Decision of the Zoning Administrator Issuing or Not Issuing a Zoning 4 Permit to 10855 North Bay Shore Drive, Zarcone, 16X20 Boathouse/Storage Shed. Parcel# 5 181270015 6 Bhirdo outlined the complex history of this property, explaining that the previous owner had 7 discussions with former administrator Julie Schmelzer about maintaining an accessory structure 8 while building a new house. The current owner, Dominick Zarcone, ultimately demolished both 9 structures but later applied for a new accessory structure. 10 The primary issue is that the proposed structure is within 20 feet of the ordinary high watermark, 11 violating the 50-foot setback requirement. Additionally, no formal zoning permit application was 12 found in the file—only email communications requesting a $200 fee payment. 13 Zarcone joined the meeting via Zoom and explained his understanding that boathouses were 14 allowable within the 20-foot setback. He clarified that the new structure would be 15 feet from the 15 property line (unlike the original structure which was 18-24 inches from the line) and would match 16 the architectural style of their new home. The concrete pad has already been poured at an 17 estimated cost of $10,000-$12,000 to remove and relocate. 18 Heidler researched DNR requirements during the meeting, finding that structures must be at least 35 19 feet from the ordinary high watermark, with most structures requiring 75-foot setbacks. The 20 commission noted that the structure doesn't meet the village's definition of a boathouse since it 21 won't be accessible by boats from navigable water. 22 After extensive discussion about moving the structure closer to the house (which would compromise 23 aesthetics and functionality), the commission reluctantly decided to allow the permit to stand given 24 the extenuating circumstances, including the village's error in the permit process and the precedent 25 set by a similar conditional use permit granted to neighboring property. 26 Motion by Bhirdo, second by Heidler requiring Zarcone to submit a complete zoning permit 27 application for the accessory structure, with the relevant portion of tonight's meeting minutes 28 attached to provide historical context. Motion carried- all ayes. 29 By consensus, the commission agreed to take no further action on the appeal, effectively allowing the 30 structure to remain as permitted. 31 32 c. Discuss the History of the Sign Permit Process and Reaffirm or Change 33 This item was moved to after item 4.e as agreed during agenda approval. Bhirdo explained the 34 historical evolution of sign permit approval from full plan commission review to delegation to the 35 plan commission chair and zoning administrator to expedite the process. The current criteria 36 requires wood materials or wood-look, dimensional features, and prohibits flat metal signs to 37 maintain the community's aesthetic character. 38 39 d. Discuss the Sign Permits Approved by the Zoning Administrator 40 d.i. 10590 Country Walk, Unit 4, Bay Birch Gallery 41 Bhirdo detailed her concerns with this permit, which was approved despite her identifying multiple 42 code violations including incorrect size calculations, missing dimensional requirements, and material 43 non-compliance. The administrator approved the sign without addressing her concerns or sharing 44 them with the applicant. 45 The business owner, Pam Ladesic, joined the discussion and clarified that she had submitted 46 corrected dimensions and confirmed wood composite materials per the administrator's request. She 47 confirmed the sign would have dimensional letters and provided the "little rad house" sign photo as 48 an example of similar style. The commission was satisfied that the final sign met code requirements. 49 7 April 20, 2026 Special Plan Commission Meeting- Unapproved 3 d.ii. 10663 North Bay Shore Drive, Savor (approved February 11, 2026) 1 Bhirdo noted this permit was never submitted to her for approval. She questioned the application's 2 missing dimensions for the projecting sign and the administrator's incorrect calculation listing it as 3 4x4 when it was clearly oblong. The linear frontage measurement was confirmed as accurate at 39 4 feet. After discussion with the business representative, the commission confirmed the sign included 5 proper dimensional features and met code requirements. 6 7 d.iii. 10635 North Bayshore Drive, Juicy Burgers 8 This permit involved changing signage from “Savor” to "Juicy Burgers" using the same sign structure. 9 Bhirdo confirmed the sign was made of 100% oak with routed raised letters, meeting dimensional 10 requirements. The permit was approved without her review, though she had no substantive 11 objections to the compliant sign. 12 13 e. Discuss and/or Appeal the Decision of the Zoning Administrator Issuing a Permit to 2363 Mill 14 Road Unit 1, Sweetlana's Gelato, Approved March 27, 2026 Parcel# 181520001 15 Bhirdo identified multiple deficiencies in this permit application, including describing the sign as 16 "wood polymetal" (which doesn't exist—it's actually polymetal with aluminum sheets), missing 17 dimensional aspects, incomplete illumination details, and no administrator's review checklist. The 18 sign lacked required wood texture and dimensional features. 19 Alex Chemerys, the business owner, joined via Zoom and explained he originally considered 20 polymetal but was willing to use wood with 3D cut letters as requested. He confirmed the sign had 21 not yet been manufactured. 22 Motion by Bhirdo, second by Heidler that if Sweetlana's Gelato and Coffee surrenders their current 23 sign permit and resubmits a complete application, the commission will not appeal the original 24 permit. The new application will be expedited and reviewed by the village administrator and plan 25 commission chair. If they do not resubmit, staff is authorized to begin the appeal process. Motion 26 carried- all ayes. 27 28 c. Discuss the History of the Sign Permit Process and Reaffirm or Change (continued) 29 Bell noted that the village code only explicitly grants sign approval authority to the plan commission 30 chair in the B2 historic overlay district, despite the long-standing practice of chair approval for all 31 signs. He suggested the code should be amended to formalize this practice if the commission wishes 32 to continue it. 33 The commission discussed the need to improve sign permit applications to require complete 34 information and include building frontage calculations. Bhirdo emphasized that incomplete 35 applications should be returned rather than processed with missing information. 36 37 5. Matters to be Placed on a Future Agenda or Referred to a Committee, Official or Employee 38 -Bell requested staff provide an estimate of costs and timeline for a complete rewrite of the village 39 zoning code, including the plan commission time commitment required. The commission discussed 40 their experience with previous code revisions and the benefits of doing the work internally versus 41 hiring consultants. 42 -Heidler requested that the commission receive current copies of the zoning code and that staff 43 default to providing digital copies rather than printed versions unless specifically requested. 44 -The commission agreed to place sign application review and revision on a future agenda. 45 46 6. Next Meeting 47 The next regular monthly meeting is scheduled for April 28, 2026, at 5:30 P.M. in the Large Meeting 48 Room at the Sister Bay-Liberty Grove Fire Station. 49 50 7. Adjournment 51 Motion to adjourn at 7:48 PM. 52 8 April 20, 2026 Special Plan Commission Meeting- Unapproved 4 Motion by Bhirdo second by Champeau. Motion carried -all ayes. 1 2 Respectfully submitted by Sarah Bertges, Administrative Assistant 3 4 9 COMMENTS, CORRESPONDENCE, AND CONCERNS FROM THE PUBLIC Date: May 14, 2026 To: Plan Commission Re: May 2026 Author: Benjamin Andrews, Village Administrator Written comments, correspondence, and concerns addressed to the Plan Commission for the include: 1. Savard Mixed Use Project (Email and Letter) 10 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 11 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). 12 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 13 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 14 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 15 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 16 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   17 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. 18 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. 19 Page 1 STAFF REPORT Date: May 14, 2026 To: Plan Commission Re: Courtesy Review; Marina Building; 10733 Bay Shore Drive Author(s): Benjamin Andrews, Village Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Motion ☒ Receive/File BACKGROUND INFORMATION The Village has contracted with MDT for architecture and engineering services for the design of the new Marina Building located at 10733 Bay Shore Drive. The design process is substantially complete. This agenda item is a courtesy review, intended to give the Plan Commission an opportunity to provide early, non ‑binding architectural and site ‑related feedback before final construction documents are prepared. PROJECT DESCRIPTION The proposed Marina Building is a two-story, 3,655 sq ft (first and second floors combined) structure designed to replace and modernize existing marina facilities. • First Floor Area: 2,005 sq ft • Second Floor Area: 1,651 sq ft • The building includes a variety of public, staff, and boater amenities. The project appears consistent with the goals of the P -1 Park District, which supports public buildings intended to serve recreation, waterfront access, and community use. Exterior: • The building height reaches a maximum of +35'-0", matching the P‑1 District height limit. • Exterior materials include: o Hardie shingle staggered edge panels o Stonewood thin stone veneer (Manchester Granite) o Stone sills o Copper standing seam roof (with asphalt shingle alternate) o Hardie panel o Wood trim 20 Page 2 These materials appear to be compatible with the Village’s Architectural Guidelines, which emphasize natural materials and traditional detailing. RECOMMENDED ACTION(S) Village Staff recommend that the Plan Commission conduct a courtesy review to: • Provide preliminary architectural feedback • Identify any preferred adjustments before final design development • Confirm general support for the direction of the building’s form, materials, and program ATTACHMENT(S) 1. Marina Building Plans 21 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 22 RevIDIssued ForDate 01 - WIPIssue for ReviewWork in Progress AD01 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 5/1/26 New Marina Building Demolition Plan Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin Selective Demolition Notes A. Owner and Architect assume no responsibility for the actual condition of the structures to be demolished. Details of existing construction where shown are furnished for convenience only. Contractor assumes responsibility for preparation to receive new work. B. Structural members are not to be disturbed, except where specifically shown and detailed. The Contractor shall be responsible for any damage to the existing structure. Do not impose excessive loads onto existing construction. C. Execute cutting and demolition by methods which will prevent damage to other work. Do not make openings larger than necessary to accept new work.Terminate cutting and demolition at existing construction to remain, leaving clean and straight break lines. D. All materials and labor required for shoring shall be provided by this contractor. Prior to any demolition work the contractor shall ascertain the framing system, determine support walls, and plan a sequence of demolition that will assure portions of the building remain intact and in place. E. Prior to any demolition work this contractor shall provide the necessary temporary support, shoring, and bracing for walls, floors, roofs, and parts to remain. This shoring shall be installed in such a manner as to adequately support and brace the building and its parts throughout the construction period until such time as the new work shall provide its support. F. Remove debris, rubbish and all other materials resulting from the demolition from the site. All demolished and wrecked materials not to be salvaged and remain the property of the Owner shall become the property of this contractor who shall remove it from the job site. Removal and disposal of material shall be in a place and in a manner prescribed by local, state and federal (including the EPA) authorities having jurisdiction. G. All Dimensions to existing construction shall be field verified. Report any discrepancies to the Architect. Dimensions are typically to finished surface of wall. N SCALE: 1/4" = 1'-0" 3 Demolition Floor Plan AD01 23 RevIDIssued ForDate AK01 4629 N Broadway Chicago, IL 60640 773.561.1987 www.mdtarch.com Printed: 5/1/26 New Marina Building Egress Plan Sister Bay Marina 10733 Bay Shore Drive, Sister Bay, Wisconsin RDW 82'-1" to bottom of stair WC 3 206 52 sq ft HVAC/Storage 207 184 sq ft Conference 201 219 sq ft WC 2 205 52 sq ftBoater's Lounge 202 683 sq ft Corridor 204 76 sq ft Stair 200 189 sq ft Panoramic Room 203 291 sq ft IT 208 12 sq ft R UP 11'-11" to exit (94'-0" total distance) A C D E F G B H 52'-1" to exit 38'-10" to exit 45'-10" to exit 17'-5" to exit 6'-9" to exit18'-6" to exit 18'-6" to exit WC 1 111 61 sq ft Elevator 102 39 sq ft Staff Room 105 221 sq ft Manager 104 112 sq ft Staff Workstation 103 277 sq ft Lobby 101 251 sq ft Women's - Private 112 233 sq ft Men's - Private 113 232 sq ft Corridor 107 185 sq ft Workroom 106 134 sq ft Unisex 116 49 sq ft Womens - Public 117 140 sq ft Mens - Public 115 139 sq ft Enclosed Utilities 114 203 sq ft JC 109 11 sq ft Life Safety Plan Notes 1. All fire extinguishers to be provided in accordance with NFPA 10. 2. All required exits and fire protection devices to be properly maintained at all times during alterations. 3. No electrically or electromagnetically locked doors are permitted in paths of egress. 4. Door locking devices shall be readily opened in the direction of egress without the use of a key, special knowledge, or effort. Exit Path ID Door ID #ft to Exit Fire Extinguisher Life Safety Plan Key Corresponding to Egress and Occupancy Tables on AG02 1 HR Elevator enclosure Recessed per D1 below Preserve rating and firestop any penetrations SCALE: 3/16" = 1'-0" 1 Second Floor AK01 SCALE: 3/16" = 1'-0" 2 First Floor AK01 24 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 25 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 26 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 27 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 28 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 29 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 30 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 31 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 32 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 33 Page 1 STAFF REPORT Date: May 14, 2026 To: Plan Commission Re: Site Plan Review; Coming of Age in Sister Bay, LLC; 10615 & 10619 Sister Bluff Drive Author(s): Benjamin Andrews, Village Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Motion ☒ Receive/File BACKGROUND INFORMATION The Village has received a Zoning Permit Application and Site Plan Review package for proposed development activity at 10615 and 10619 Sister Bluff Drive, associated with parcel number 181- 00-05312833NI. This proposal represents the second building in a previously approved multi ‑building development, with the first building reviewed and approved by the Plan Commission in 2024. The applicant requests review and approval of the architectural design updates and the corresponding site plan modifications for the next building phase. PROJECT DESCRIPTION The proposed second building is substantially similar in layout, footprint, and general massing to the first structure already on the site. However, the applicant proposes additional sunrooms on both sides of the structure, resulting in modest exterior design changes. Further, the applicant seeks to include two driveways. The original development agreement only included the driveway. The proposed driveways are 28 ft in width at the property line; the required width, per the Village’s code, is 24 ft. Further, the Village’s code limits R-2 developments to one driveway. The request for a second driveway could require Plan Commission approval. All other aspects of the building, including roof form, height, siding materials, architectural character, and general site layout, are consistent with what was approved in the prior phase. Here are links to previously approved/executed documents: • Fully Executed Development Agreement (1).pdf • Fully Executed Development Agreement (2).pdf 34 Page 2 REVIEW CONSIDERATIONS • The design continues to meet the intent of the R‑2 zoning district. • The building changes are limited in scope and do not alter the development permitted uses. • The architectural character, materials, and building form remain consistent with the first building approved by the Plan Commission. • The site plan and elevations appear complete and suitable for review. • The largest consideration is the driveway width and the request for two driveways. • Moving forward, if the Plan Commission finds the modified site plan and architectural designs acceptable, the next step would be to formally approve the updated site plan. • Alternatively, the Plan Commission could have concerns with the site plan and seek additional modifications. • Because the proposed building includes changes from the original approval, an amendment to the previously approved development agreement will also be required. • Further, the applicant wanted to consider subdivision of the property in the future. ATTACHMENT(S) 1. Permit Application 2. Site Plan 3. 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Bader November 4, 2025 181-00-05312833NI 10615 & 10619 Sister Bluff Drive 40 08/2023 5642029D_SPLIT DRIVES 5642029 LLP ---- JGS 2SITE PLAN COMING OF AGE IN SISTER BAY, LLC SISTER BLUFF DRIVE VILLAGE OF SISTER BAY DOOR COUNTY, WISCONSIN 1 3-14-2023 JGS GRADING PLAN EDITS 2 07/2023 JGS REVISED BUILDING PLAN 3 11/10/2023 JGS 4 UNIT SHARED DRIVE NORTH SCALE IN FEET 0' 20' 40' CONCRETE PAVEMENT ASPHALT PAVEMENT (5,951 SF) LANDSCAPE AREA GREEN SPACE INDICATES NUMBER OF PARKING STALLS SITE DATA ZONING LEGEND TOTAL AREA = 1.06 ACRES, 46,373 S.F. BUILDING AREA = 0.19 ACRES, 8,124 S.F. (17.5%) SIDEWALK/PARKING LOT AREA = 0.16 ACRES, 7,172 S.F. (15.5%) GREEN SPACE = 0.71 ACRES, 31,077 S.F. (67.0%) R-2 MULTIPLE-FAMILY RESIDENCE DISTRICT 1810005312833N1 PARCEL NO. 2 *NOTE: ALL DIMENSIONS ARE TO THE FACE OF CURB, UNLESS NOTED OTHERWISE BUILDING SETBACKS FRONT YARD = 60' FROM CENTERLINE OF RIGHT OF WAY SIDE YARD = 10' ON ONE SIDE, 25' TOTAL REAR YARD = 30' 8 COVERED STALLS 2 SURFACE STALLS 10 TOTAL STALLS PARKING DATAMARINERS POINTE DRIVE SISTER BLUFF DRIVE PR BUILDING 1 4,062 S.F. PR BUILDING 2 4,062 S.F. 2' GRAVEL SHOULDER (TYP.) PROPANE TANK CONSTRUCTION LIMITS 28,333 S.F. 0.65 ACRES 1 1 20.0' 20.0' R3.0' 80.6' 79.9' 27.0' 12.0' 20.0' 20.0' 24.0' 24.0' 30.0' 15.0' 35.0' 12.0' 15.0' 15.0' 14.0' 10.0' 10.0'14.0' R3.0' R3.0' 28.0' 28.0' R5.0' R5.0' R15.0' 58.0' 58.0' PR LOT LINE 10.0' 15.0' 41 LUMBER & SUPPLY SHEET: ELEVATION A1 ALTHOUGH EVERY EFFORT HAS BEEN MADE IN PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE CONTRACTOR MUST CHECK ALL DETAILS AND DIMENSIONS AND BE RESPONSIBLE FOR SAME. ALL CODE ISSUES ARE THE RESPONSIBILITY OF THE CONTRACTOR. REVISIONS: SCALE: GARAGE SQ.FT.: DRAWN BY: DATE: 6-18-2024 PROJECT: CONTRACTOR: SISTER BAY CONDOS CLASSIC CONSTRUCTION ADDRESS: -- PRELIM.6-18-2024 HOUSE SQ.FT.: 3/8"=1'-0" THESE PLANS ARE PROTECTED BY COPYRIGHT LAW, AND ARE THE PROPERTY OF DETERVILLE LUMBER & SUPPLY LLC. ANY USE OF THESE PLANS WITHOUT WRITTEN CONSENT IS PROHIBITED. FOR CONSTRUCTION FOR BID X KELLY S. REV. 1 09-09-2025 42 LUMBER & SUPPLY SHEET: ELEVATION A1-1 ALTHOUGH EVERY EFFORT HAS BEEN MADE IN PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE CONTRACTOR MUST CHECK ALL DETAILS AND DIMENSIONS AND BE RESPONSIBLE FOR SAME. ALL CODE ISSUES ARE THE RESPONSIBILITY OF THE CONTRACTOR. REVISIONS: SCALE: GARAGE SQ.FT.: DRAWN BY: DATE: 6-18-2024 PROJECT: CONTRACTOR: SISTER BAY CONDOS CLASSIC CONSTRUCTION ADDRESS: -- PRELIM.6-18-2024 HOUSE SQ.FT.: 3/8"=1'-0" THESE PLANS ARE PROTECTED BY COPYRIGHT LAW, AND ARE THE PROPERTY OF DETERVILLE LUMBER & SUPPLY LLC. ANY USE OF THESE PLANS WITHOUT WRITTEN CONSENT IS PROHIBITED. FOR CONSTRUCTION FOR BID X KELLY S. REV. 1 09-09-2025 43 LUMBER & SUPPLY 4'-3" 2'-5 1/2" 12'-6"12'-6"12'-6"12'-6" 2'-5 1/2" 4'-3"2'-5 1/2" 9'-2" 25'-0"25'-0" 50'-0" 5'-7"5'-7" 1'-6" 5'-7"5'-7" 3'-0" 16'-0"11'-2"11'-2" 3'-3" 34'-2" 71'-0" 13'-5"10'-7"15'-1" 11'-1" 18'-0 3/8" 2'-8"2'-4" 5'-1" 2'-2"6'-0"8'-2"16'-10"7'-10" 5'-10" 4'-8" 2'-8"2'-4" 5'-1" 6'-0"8'-2"16'-10"7'-10" 2'-2" 14'-9 1/2"14'-9 1/2" 12'-1 1/16" 18'-11 3/8" 5'-0"41'-0" 72'-11" 77'-7" 5'-10" 4'-8" 41'-0" 56'-11" 77'-7" 5'-0" 24'-1"24'-1" 25'-1 1/2" 25'-1 1/2" 10'-7"15'-1" 11'-1" 18'-0 3/8" 18'-11 3/8" 13'-5" 12'-1 1/16" 7'-4 1/2" 10'-5" 4'-8 1/2" 6'-2" 7'7' 6'-2" 5'-11"8'-5 1/16" 5'-11"8'-5 1/16" 8'-4 15/16" 6'-0 1/2" 8'-4 15/16"6'-0 1/2" 13'-1 3/8" 4'-11"13'-1 3/8"4'-11" 34'-2" 68'-4" 9'-2" 108" X 83"108" X 83" 1 A3 10'-5" 7'-4 1/2" 2 13 NOTES: 1. STONE AT TERRACE, INCLUDING SIDES 2. WATER SPIGOT 3. PROVIDE GAS CONNECTION FOR POTENTIAL FUTURE GRILL 16'-0" 2 A3 2'-6"2'-6" 3'-0" 3'-0" 1'-6" 3'-0" 3'-3" 3'-0" 5'-0" 5'-0" 3'-0" 16'-0" 1'-6" 1'-6" CONCRETE PATIO CONCRETE PATIO 14'-1"14'-1" 108" X 83" 108" X 83" 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 5'-0"5'-0" 4'-9" 4'-9" 3'-3" 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 4'-9" 3'-3" 5'-0" 4'-9" 16'-0" 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 36" X 66" COTT. STYLE D.H. WINDOW 72" X 80" SLIDING PATIO DOOR 36" X 66" COTT. STYLE D.H. WINDOW 72" X 80" SLIDING PATIO DOOR IMPORTANT NOTES: ALL LARGE HEADERS, BEAMS, COLUMNS & WALL BRACING TO BE SPEC'D. BY OTHERS ALL EXT. WALL DIMENSIONS TO OUTSIDE OF STUD FACE ALL FINAL WINDOW AND DOOR R.O. PER CONTRACTOR IT IS UNDERSTOOD THAT THE UNIFORM DWELLING CODE AND LAYOUT DRAWINGS FOR FLOOR AND ROOF TRUSSES SHALL TAKE FINAL PRECEDENCE OVER THESE PLANS BUILDING INFORMATION PER SIDE: 1ST FLOOR SQ.FT. : 1387 2 ND FLOOR SQFT. : 1307 BONUS ROOM SQFT. : 329 GARAGE SQ.FT.: 636 1ST. FLR. WALL HEIGHT: 9' 1-1/8" 2ND FLR. WALL HEIGHT: 8'-1-1/8" SHEET: FLOOR PLAN A2 ALTHOUGH EVERY EFFORT HAS BEEN MADE IN PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE CONTRACTOR MUST CHECK ALL DETAILS AND DIMENSIONS AND BE RESPONSIBLE FOR SAME. ALL CODE ISSUES ARE THE RESPONSIBILITY OF THE CONTRACTOR. REVISIONS: SCALE: GARAGE SQ.FT.: DRAWN BY: DATE: 6-18-2024 PROJECT: CONTRACTOR: SISTER BAY CONDOS CLASSIC CONSTRUCTION ADDRESS: -- PRELIM.6-18-2024 HOUSE SQ.FT.: 3/16"=1'-0" THESE PLANS ARE PROTECTED BY COPYRIGHT LAW, AND ARE THE PROPERTY OF DETERVILLE LUMBER & SUPPLY LLC. ANY USE OF THESE PLANS WITHOUT WRITTEN CONSENT IS PROHIBITED. FOR CONSTRUCTION FOR BID X KELLY S. REV. 109-09-2025 44 LUMBER & SUPPLY 9'-5 13/16"3'-9" 3'-4 1/2" 3'-4 1/2"3'-4 1/2" 3'-4 1/2" 9'-5 13/16"9'-5 11/16" 1'-4" 9'-5 11/16" 18'-11 1/2" 6'-9"9'-5"6'-9"3'-9" 18'-11 1/2" 4'-8 1/2"4'-8 1/2" 4'-9 1/2"6'-6 1/2"6'-6 1/2" 13'-1"13'-0 15/16" 6'-6 3/8"6'-6 1/2" 5'-7"5'-7" 4'-9 1/2" 68'-4" 15'-0 1/2" 10'-10 1/2" 14'-9 1/2" 8'-5 1/2" 6'-1" 17'-5" 15'-4" 3'-8" 9'-9" 4'-1" 25'-1 1/2" 14'-3 9/16" 25'-1 1/2" 14'-3 1/2" 5'-7" 4'-1" 12'-2" 6'-1" 8'-5 1/2" 5'-4" 14'-9 3/8" 10'-10 1/2" 15'-0 1/2" 15'-4" 3'-8" 34'-2"34'-2" 1'-4" 71'-0" 2'-6 11/16"2'-6 11/16" 3'-4 3/8"3'-4 3/8" 5'-11"5'-11" 34'-2"34'-2" 10'-6" 7'-9 1/2" 16'-10" 8'-2" 6'-0" 2'-2 1/2" 5'-1" 2'-3 1/2" 1'-6" 1'-6" 2'-8 1/2" 2'-8 1/2" 2'-3 1/2" 5'-1" 2'-2 1/2"6'-0"8'-2"16'-10"7'-9 1/2" 10'-6" 5'-0"41'-0" 61'-7" 5'-0"41'-0" 61'-7" 51'-1" 51'-1" 4'-9 1/2" 9'-7" 4'-9 1/2" 9'-7" 5'-4" 6'-0 1/2" 2'-1" 6'-0 3/8" 2'-1" 4'-1 1/2" 1'-6 1/2" 9'-8 7/8" 10'-0" 2 A3 12'-2" 5'-7" 4'-1 1/2" 1'-6 1/2" 5/0 2'-1" 5/0 2'-1" 10'-0" 2/8 2/8 2/82/8 2/8 5/0 14'-1" 14'-1" 2'-1" 5/0 11' 11' 3/0 3/0 2/8 3/0 3/0 2/8 2/8 2/8 2/8 2/82/8 2'-1" 15'-2 1/2" 15'-2 1/2" 5'-9 7/16"5'-9 7/16" 14'-1" 17'-5" 14'-1" IMPORTANT NOTES: ALL LARGE HEADERS, BEAMS, COLUMNS & WALL BRACING TO BE SPEC'D. BY OTHERS ALL EXT. WALL DIMENSIONS TO OUTSIDE OF STUD FACE ALL FINAL WINDOW AND DOOR R.O. PER CONTRACTOR IT IS UNDERSTOOD THAT THE UNIFORM DWELLING CODE AND LAYOUT DRAWINGS FOR FLOOR AND ROOF TRUSSES SHALL TAKE FINAL PRECEDENCE OVER THESE PLANS BUILDING INFORMATION PER SIDE: 1ST FLOOR SQ.FT. : 1387 2 ND FLOOR SQFT. : 1307 BONUS ROOM SQFT. : 329 GARAGE SQ.FT.: 636 1ST. FLR. WALL HEIGHT: 9' 1-1/8" 2ND FLR. WALL HEIGHT: 8'-1-1/8" SHEET: 2ND FLOOR A2-1 ALTHOUGH EVERY EFFORT HAS BEEN MADE IN PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE CONTRACTOR MUST CHECK ALL DETAILS AND DIMENSIONS AND BE RESPONSIBLE FOR SAME. ALL CODE ISSUES ARE THE RESPONSIBILITY OF THE CONTRACTOR. REVISIONS: SCALE: GARAGE SQ.FT.: DRAWN BY: DATE: PROJECT: CONTRACTOR: ADDRESS: -- PRELIM. HOUSE SQ.FT.: THESE PLANS ARE PROTECTED BY COPYRIGHT LAW, AND ARE THE PROPERTY OF DETERVILLE LUMBER & SUPPLY LLC. ANY USE OF THESE PLANS WITHOUT WRITTEN CONSENT IS PROHIBITED. FOR CONSTRUCTION FOR BID X 6-18-2024 6-18-2024 3/16"=1'-0" KELLY S. SISTER BAY CONDOS CLASSIC CONSTRUCTION REV. 109-09-2025 45 LUMBER & SUPPLY 1/2" DRYWALL 2X4 STUD 5/8" DRYWALL 1/2" DRYWALL 2X4 STUD 1"RESILIENT CHANNEL 1/2" SOUND BOARD 1" AIR GAP 6" MAX 2'-0" TYP. 1/2"3 1/2" 5/8" 3 1/2"1/2" 1" 1/2" 1" 4'-8" 0'-11 1/4" INSULATION PER CONTRACTOR VAPOR BARRIER PROPER VENTS 5/8" FC DRYWALL CEILING 8/12 PITCH ROOF TRUSSES PER MANUF 1/2" OSB SHEATHING & 15# ASTM FELT 30 YR. DIM. SHINGLES WITH CONT. RIDGE VENT HEADERS PER SCHEDULE 2X6 EXTERIOR WALLS 7/16" OSB SHEATHING TYVEK HOUSE WRAP INSULATION BY CONTRACTOR VAPOR BARRIER 1/2" DRYWALL INTERIOR 1.5" FOAM D-4 VINYL SIDING DRAIN TILE & STONE PER CODE REG. ALL CODE REQUIREMENTS ARE THE RESPONSIBILITY OF THE CONTRACTOR 9'-1 1/8" HEEL HGT. 1'-0" 3/4" SUB FLOOR TREATED 2 X 4 SLEEPERS @ 24" O.C. W/ 1-1/2" RIGID FOAM TIGHT IN BETWEEN 4" REINFORCED CONCRETE FLOOR 2" RIGID FOAM 8'-1 1/8" 1'-6" 3/4" SUBFLOOR 18" FLOOR TRUSSES 5/8" FC DRYWALL CEILING SECTIONS & DETAILS SHEET: A3 ALTHOUGH EVERY EFFORT HAS BEEN MADE IN PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE CONTRACTOR MUST CHECK ALL DETAILS AND DIMENSIONS AND BE RESPONSIBLE FOR SAME. ALL CODE ISSUES ARE THE RESPONSIBILITY OF THE CONTRACTOR. REVISIONS: SCALE: GARAGE SQ.FT.: DRAWN BY: DATE: PROJECT: CONTRACTOR: ADDRESS: PRELIM. HOUSE SQ.FT.: 1-1/2"=1"-0" THESE PLANS ARE PROTECTED BY COPYRIGHT LAW, AND ARE THE PROPERTY OF DETERVILLE LUMBER & SUPPLY LLC. ANY USE OF THESE PLANS WITHOUT WRITTEN CONSENT IS PROHIBITED. FOR CONSTRUCTION FOR BID X 6-18-2024 SISTER BAY CONDOS CLASSIC CONSTRUCTION 6-18-2024 KELLY S. REV. 1 09-09-2025 46 LUMBER & SUPPLY 3'-6"3'-6"18'-0"3'-6" 18'-0" 3'-6" 9'-2" 4'-8" 5'-10" 41'-0" 5'-1" 5'-0" 56'-11" 77'-7" 25'-0"25'-0" 9'-2" 68'-4" 14'-10" 14'-10" 34'-11" 34'-11" 17'-9 13/16"17'-9 13/16" 1' 2 A3 7'-0" 9'-0" 16'-0"14'-2" 9'-10"9'-10" 2'-8"2'-8" 14'-2"16'-0" 1'-6" 4'-8" 5'-10" 41'-0" 5'-1" 5'-0" 16'-0"56'-11" 77'-7" 1'-6" 1'-4"1'-4" 1'-6" 35'-6"35'-6" 2'-6"2'-6" 16'-0" 71'-0" IMPORTANT NOTES: ALL LARGE HEADERS, BEAMS, COLUMNS & WALL BRACING TO BE SPEC'D. BY OTHERS ALL EXT. WALL DIMENSIONS TO OUTSIDE OF STUD FACE ALL FINAL WINDOW AND DOOR R.O. PER CONTRACTOR IT IS UNDERSTOOD THAT THE UNIFORM DWELLING CODE AND LAYOUT DRAWINGS FOR FLOOR AND ROOF TRUSSES SHALL TAKE FINAL PRECEDENCE OVER THESE PLANS BUILDING INFORMATION PER SIDE: 1ST FLOOR SQ.FT. : 1387 2 ND FLOOR SQFT. : 1307 BONUS ROOM SQFT. : 329 GARAGE SQ.FT.: 636 1ST. FLR. WALL HEIGHT: 9' 1-1/8" 2ND FLR. WALL HEIGHT: 8'-1-1/8" SHEET: FND. PLAN S1 ALTHOUGH EVERY EFFORT HAS BEEN MADE IN PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE CONTRACTOR MUST CHECK ALL DETAILS AND DIMENSIONS AND BE RESPONSIBLE FOR SAME. ALL CODE ISSUES ARE THE RESPONSIBILITY OF THE CONTRACTOR. REVISIONS: SCALE: GARAGE SQ.FT.: DRAWN BY: DATE: PROJECT: CONTRACTOR: ADDRESS: PRELIM. HOUSE SQ.FT.: THESE PLANS ARE PROTECTED BY COPYRIGHT LAW, AND ARE THE PROPERTY OF DETERVILLE LUMBER & SUPPLY LLC. ANY USE OF THESE PLANS WITHOUT WRITTEN CONSENT IS PROHIBITED. FOR CONSTRUCTION FOR BID X 6-18-2024 -- 6-18-2024 3/16"=1'-0" KELLY S. SISTER BAY CONDOS CLASSIC CONSTRUCTION REV. 109-09-2025 47 Page 1 STAFF REPORT Date: May 14th, 2026 To: Plan Commission Re: Standard Zoning Application; Chop Restaurant; 2345 Mill Rd Author(s): Benjamin Andrews, Village/Zoning Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Motion ☒ Receive/File PROJECT SUMMARY The applicant, Jaco Management (Mr. Chris Schm eltz), proposes to remove the existing 6-foot cedar screening fence behind CHOP Restaurant and to install a new outdoor cooler at the rear of the principal building. Per the applicant’s statem ent, the cooler will be positioned against the building but not attached. The request is befo re the Plan Commission because exterior modifications require Site Plan and Architectural Review under Sec. 66.1050. ZONING DISTRICT & PERMITTED USES The property is in the B ‑3 Downtown Business District, which permits accessory structures that meet the district’s dimensional standards and applicable requirements (Sec. 66.0323). The proposed cooler qualifies as a conditional-use accessory structure beca use it is customarily incidental and subordinate to the principal rest aurant use and is located on the same lot, consistent with Sec. 66.0501. PRIOR REVIEW At the March 31 st, 2026, Plan Commission Meeting..”th e Commission reached consensus that while the cooler structure itself was acceptab le, proper screening matching the building's materials was required rather than relying primarily on landscapin g. Schmeltz agreed to return with screening options that would meet code requirements, including an 8-foot fence with materials and design similar to the building's siding.” 48 Page 2 KEY ZONING REQUIREMENTS Accessory Structure Standards (Sec. 66.0501): Accessory structures must: • Setback requirements are outlined within th e approved Planned Unit Development for the parcel. • Not exceed the height of the principal building; • Obtain a zoning permit and, if over 120 sq. ft, a building permit; • Be located on the same lot and remain subordinate to the principal structure. After Village Staff review, these requirements appear to be met. Screening Requirements (Sec. 66.1055; Sec. 66.1060) The zoning code includes explicit language requiring the screening of mechanical equipment and service areas: • “Ground-mounted mechanical equipment…shall no t be located in front/street yards and must be screened from casual view with co mpatible screening and landscaping. Screening materials must match the main building/structure.” • “Mechanical equipment/service areas must be concealed from en trances, pedestrian areas, and residential areas; 100% screened with materials matching the primary exterior.” The existing 6' cedar fence currently provides screening. Removing this fence without providing an alternative screening solution would violate the screening requirements under these sections. The applicant proposes that the structure will be screened using an 8-foot-tall fence, per the consensus of the plan commission. The dumpsters currently onsite are proposed to be removed, and garb age services would be shared with the Dorr Hotel. 49 PLAN COMMISSION REVIEW When evaluating this zoning permit applicatio n, the Plan Commission should consider several required factors as outlined in the zoning standards referenced in the packet. The Commission must evaluate whe ther the proposed cooler satisfies the requirements for accessory structures. Under the Zoning Administrator’s interpretation, the cooler qualifies as an accessory structure be cause it is “customarily incidental and subordinate to the principal us e and located on the same lot.” The most significant component of the Co mmission’ s evaluation concerns screening. The existing 6 ‑foot cedar fence provides the required scr eening but is proposed for removal. The zoning code language states that “ground‑mounted mechanical equipment and trash receptacles shall not be located in front/street yards and must be screened from casual view with compatible screening and landscaping. Screening materials must match the main building/structure,” and furthe r requires that “mechanical equipment/service areas must be concealed from entrances, pedestrian areas, and resident ial areas; 100% screened with materials matching the primary exterior.” The Commission must evaluate whether the applicant’s proposed screening meets these mandatory requirements for full vi sual conceal ment, appropriate material compatibility, and effectiv e buffering from public and pedestrian areas. Finally, the Commission must consider the broader site plan and architectural review obligations. “Any exterior modification, including installation of an acce ssory structure and re moval of screening, requires site plan and architectural review by the Plan Commission.” This includes evaluating the cooler’s visibility, its relationship to the building, potential impacts on adjacent properties, and whether the screening method mai ntains or improves the visual environment of the service area. The Commission must ensure that the proposal is not only technically compliant but also consistent with the design and screening standards expected in the B‑3 district. ATTACHMENT(S) 1. 2345 Mill Rd; Chop Restaurant; Revised Proposal Page 3 50 Proposed Cooler and removal of cedar screening 2345 Mill Rd, Sister Bay CHOP Restaurant 51 CHOP The Dorr Hotel 52 View from Sister Bay Marketplace Parking lot 53 CHOP Area of interest 54 9’6” 14’ Proposed accessory structure 55 Proposed Cooler 56 57 58 Page 1 STAFF REPORT Date: May 14, 2026 To: Plan Commission Re: Revised Site Plan/Plat Submission; Luna View Development; 2399 Maple Drive Author(s): Benjamin Andrews, Village Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Motion ☒ Receive/File BACKGROUND INFORMATION The Village has received a revised site plan/plat submission from the developer of the Luna View project (Parcel 181 ‑21‑0504). The proposed changes modify el ements previously approved by the Plan Commission on October 25, 2022, and incorporated into the Village’s Development Agreement with the applicant. The revisions include modifications to the floor pl an, specifically involving the Unit 301 rooftop area, as well as adjustments to the parking plan, including additional designation of guest parking spaces. Because the site plan, floor plans, and parking pl an were explicitly approved as part of the development review process, the submitted changes require Plan Commission review and action. REVIEW Under the previously approved Development Agreement and the Village Zoning Code: • The site plan, floor plans, parking plan, and all supporting documents were reviewed and approved by the Plan Commission and Board as part of the original approval package. • Any modification to these approved documents must be returned to the Plan Commission for review and potential recommendation. • Material revisions to those same documents may also require a formal amendment to the Development Agreement, which must be appr oved by the Village Board following Plan Commission recommendation. ATTACHMENT(S) 1. Revised Site Plan/Plat 2. Current Site Plan/Plat 59 7 108 LOT 4 LOT 5 BLOCK 6 UNITS UNITS UNITS UNITS UNIT 103 UNIT 102 UNIT 101 N16°34'03"E 150.16' N13°14'23"W 73.01' N80°49'49"E 181.38' 73.62' S15°39'22"E 67.44' S23°37'13"E 40.10' S70°31'40"W S64°45'20"W 123.48' S71°22'49"W 151.14' 132.28' 9.85' N19°00'00"W 23.38' Sister Bluffs Estates Condominium Yacht Club at Sister Bay Condo 40.79' N85°41'00"E Vacated Maple DriveDoc. #449850 25' 15' Vacated Maple Drive Maple Drive25' 25' 25' Mill Road 4 5 Block 6 Village of Sister Bay Assessor's Plat No. 1 4 3 Block 6 Village of Sister Bay Assessor's Plat No. 1 Block 5 Village of Sister Bay Assessor's Plat No. 1 4 2 Retaining wall Common Element Common Element Retaining wall Retaining wall Concrete steps Concrete curb and gutter Retaining wall N71°00'00"E 42.47' S19°00'00"E 43.65' N19°00'00"W 25.55' 25.10' 98.38' Common Element 5 6 Common Element 37.97' 44.66' 98.75' 22.62' 50.39' 9.01'N71°00'00"E 126.08' 27.59' 122.57' 206 & 306 205 & 305 204 & 304 203 & 303 Doc. #449852 Existing Village of Sister Baysewer and water easementDoc. #449850 40.0' N23°37'25"W 114.02' Found disturbed 1" pipe N67°34'20"E, 1.15' from true corner Document #843952 Proposed foundation EV/Guest 101 301 302 102 204 205 305 103 206 306 Guest 201 202 203 303 304 206 306 201 & 301 202 & 302 UNITS UNITS UNIT 301 - ROOFTOP Dumpsters Guest Guest S19°00'00"E 35.86' ALL OF LUNA VIEW CONDOMINIUM, HANGER 346, DOCUMENT NUMBER 865182, BEING ALL OF LOT'S 4, 5 AND 6, BLOCK 5, VILLAGE OF SISTER BAY ASSESSOR'S PLAT NO. 1, HANGER A, PAGES 361 & 362, DOCUMENT NUMBER 451848, AND THAT PORTION OF VACATED MAPLE DRIVE, DOCUMENT NUMBER 449850, ADJOINING SAID LOTS 5 AND 6, AND ALSO THAT PORTION DESCRIBED IN DOCUMENT NUMBER 449852, DOOR COUNTY RECORDS, BEING PART OF GOVERNMENT LOT 4, SECTION 5, TOWNSHIP 31 NORTH, RANGE 28 EAST, VILLAGE OF SISTER BAY, DOOR COUNTY, WISCONSIN SHEET 1 OF 6 SURVEYOR'S CERTIFICATE: I, Troy E. Hewitt, Professional Land Surveyor, do hereby certify that in accordance with State Statute 703 that I have surveyed the within described property and that the survey is an accurate representation of the exterior boundary and units thereof. This condominium plat is a correct representation of the LUNA VIEW CONDOMINIUM FIRST ADDENDUM, a condominium hotels/motels development at the date hereof, and the identification and location of each unit and the common elements can be determined from the plat. Dated this April 6, 2026. ______________________________________ Troy E. Hewitt, PLS #2831 Professional Land Surveyor ROBERT E. LEE & ASSOCIATES, INC. LEGEND LEGAL DESCRIPTION All of Luna View Condominium, Hanger 346, Document Number 865182, being all of Lot's 4, 5 and 6, Block 5, Village of Sister Bay Assessor's Plat No. 1, Hanger A, Pages 361 & 362, Document Number 451848, and that portion of vacated Maple Drive, Document Number 449850, adjoining said Lots 5 and 6, and also that portion described in Document Number 449852, Door County Records, being part of Government Lot 4, Section 5, Township 31 North, Range 28 East, Village of Sister Bay, Door Dounty, Wisconsin more fully described as follows: Commencing at the Southwest corner of said Section 5; thence S89°43'22"E, 1386.43 feet on the south line of the Southwest 14 of said Section 5 to the southwesterly extension of the west line of said Lot 4; thence N16°34'03"E, 1142.09 feet on said southwesterly extension to the southwest corner of said Lot 4, the POINT OF BEGINNING; thence continuing N16°34'03"E, 150.16 feet on said west line; thence N13°14'23"W, 73.01 feet on said west line to the northwest corner thereof; thence N80°49'49"E, 181.38 feet on the north line of said Lot 4 and continuing on the north line of said Lot 5 to the northeast corner thereof; thence N85°41'00"E, 40.79 feet on the north line of lands described in Document Number 843952 to the northeast corner thereof also being the northeast corner of lands described in Document Number 449852; thence S15°39'22"E, 73.62 feet on the east line of said lands described in Document Number 843952; thence S23°37'13"E, 67.44 feet on said east line to the southeast corner of said lands; thence S70°31'40"W, 40.10 feet on the south line of said lands to the southeast corner of said Lot 6; thence S64°45'20"W, 123.48 feet on the south line of said Lot 6; thence S71°22'49"W, 151.14 feet on said south line and continuing on the south line of said Lot 4 to the Point of Beginning. Said parcel contains 43,420 Square Feet (0.997 Acres) of land more or less. Parcel subject to easements and restrictions of record. Declared Area Declarant: Packerland Builders LLC 60'0' 30' SCALE: 1"= 30' 15' Bearings are referenced to the Door County Coordinate System. The south line of the Southwest 14 of Section 5 bears S89°43'22"E. N EW S 1. All areas within the condominium and outside the units, except those areas designated as limited common elements (LCE) are common elements. 2. Balconies and patios (decks) are limited common elements. 3. Building plans provided by declarant do not represent as-built conditions. 4. Parking spaces may be allocated by declarant. Parking spaces are identified on this plat. TOTAL UNITS Total Units = 15 Units CONDOMINIUM NOTES R:\6200\6234\6234001\DWG\6234001_condo_first addendum.dwg Point of Beginning Declared Area 43,420 Sq. Ft. 0.997 Acres There are no objections to this condominium plat with respect to Sec. 703.115 Wis. Stats. and is hereby approved for the Village of Sister Bay Dated this ___ day of _____________________, 2026. ________________________________________________________ Heidi Teich, Village Clerk CERTIFICATE OF THE VILLAGE OF SISTER BAY S89°43'22"E 2717.39' N16°34'03"E1142.09' 1386.43' 1330.96' Southwest Corner Section 5, T31N-R28E Found mag nail at road surface South 14 Corner Section 5, T31N-R28E Found Door County monument ~ A RESIDENTIAL CONDOMINIUM ~ Existing 1" Iron Pipe Existing 2" Iron Pipe Government PLSS Monument Units 201 -206 & 301-306 Units 101-103 Unit 301 - Roof LUNA VIEW CONDOMINIUM FIRST ADDENDUM 60 7 108 LOT 4 LOT 5 BLOCK 6 UNITS UNITS UNITS UNITS UNIT 103 UNIT 102 UNIT 101 N16°34'03"E 150.16' N13°14'23"W 73.01' N80°49'49"E 181.38' 73.62' S15°39'22"E 67.44' S23°37'13"E 40.10' S70°31'40"W S64°45'20"W 123.48' S71°22'49"W 151.14' 132.28' 9.85' N19°00'00"W 23.38' Sister Bluffs Estates Condominium Yacht Club at Sister Bay Condo 40.79' N85°41'00"E Vacated Maple DriveDoc. #449850 25' 15' Vacated Maple Drive Maple Drive25' 25' 25' Mill Road 4 5 Block 6 Village of Sister Bay Assessor's Plat No. 1 4 3 Block 6 Village of Sister Bay Assessor's Plat No. 1 Block 5 Village of Sister Bay Assessor's Plat No. 1 4 2 Retaining wall Common Element Common Element Retaining wall Retaining wall Concrete steps Concrete curb and gutter Retaining wall N71°00'00"E 42.47' S19°00'00"E 43.65' N19°00'00"W 25.55' 25.10' 98.38' Common Element 5 6 Common Element 37.97' 44.66' 98.75' 22.62' 50.39' 9.01'N71°00'00"E 126.08' 27.59' 122.57' 206 & 306 205 & 305 204 & 304 203 & 303 Doc. #449852 Existing Village of Sister Baysewer and water easementDoc. #449850 40.0' N23°37'25"W 114.02' Found disturbed 1" pipe N67°34'20"E, 1.15' from true corner Document #843952 Proposed foundation EV/Guest 101 301 302 102 204 205 305 103 206 306 Guest 201 202 203 303 304 206 306 201 & 301 202 & 302 UNITS UNITS UNIT 301 - ROOFTOP Dumpsters Guest Guest S19°00'00"E 35.86' ALL OF LUNA VIEW CONDOMINIUM, HANGER 346, DOCUMENT NUMBER 865182, BEING ALL OF LOT'S 4, 5 AND 6, BLOCK 5, VILLAGE OF SISTER BAY ASSESSOR'S PLAT NO. 1, HANGER A, PAGES 361 & 362, DOCUMENT NUMBER 451848, AND THAT PORTION OF VACATED MAPLE DRIVE, DOCUMENT NUMBER 449850, ADJOINING SAID LOTS 5 AND 6, AND ALSO THAT PORTION DESCRIBED IN DOCUMENT NUMBER 449852, DOOR COUNTY RECORDS, BEING PART OF GOVERNMENT LOT 4, SECTION 5, TOWNSHIP 31 NORTH, RANGE 28 EAST, VILLAGE OF SISTER BAY, DOOR COUNTY, WISCONSIN SHEET 1 OF 6 SURVEYOR'S CERTIFICATE: I, Troy E. Hewitt, Professional Land Surveyor, do hereby certify that in accordance with State Statute 703 that I have surveyed the within described property and that the survey is an accurate representation of the exterior boundary and units thereof. This condominium plat is a correct representation of the LUNA VIEW CONDOMINIUM FIRST ADDENDUM, a condominium hotels/motels development at the date hereof, and the identification and location of each unit and the common elements can be determined from the plat. Dated this April 6, 2026. ______________________________________ Troy E. Hewitt, PLS #2831 Professional Land Surveyor ROBERT E. LEE & ASSOCIATES, INC. LEGEND LEGAL DESCRIPTION All of Luna View Condominium, Hanger 346, Document Number 865182, being all of Lot's 4, 5 and 6, Block 5, Village of Sister Bay Assessor's Plat No. 1, Hanger A, Pages 361 & 362, Document Number 451848, and that portion of vacated Maple Drive, Document Number 449850, adjoining said Lots 5 and 6, and also that portion described in Document Number 449852, Door County Records, being part of Government Lot 4, Section 5, Township 31 North, Range 28 East, Village of Sister Bay, Door Dounty, Wisconsin more fully described as follows: Commencing at the Southwest corner of said Section 5; thence S89°43'22"E, 1386.43 feet on the south line of the Southwest 14 of said Section 5 to the southwesterly extension of the west line of said Lot 4; thence N16°34'03"E, 1142.09 feet on said southwesterly extension to the southwest corner of said Lot 4, the POINT OF BEGINNING; thence continuing N16°34'03"E, 150.16 feet on said west line; thence N13°14'23"W, 73.01 feet on said west line to the northwest corner thereof; thence N80°49'49"E, 181.38 feet on the north line of said Lot 4 and continuing on the north line of said Lot 5 to the northeast corner thereof; thence N85°41'00"E, 40.79 feet on the north line of lands described in Document Number 843952 to the northeast corner thereof also being the northeast corner of lands described in Document Number 449852; thence S15°39'22"E, 73.62 feet on the east line of said lands described in Document Number 843952; thence S23°37'13"E, 67.44 feet on said east line to the southeast corner of said lands; thence S70°31'40"W, 40.10 feet on the south line of said lands to the southeast corner of said Lot 6; thence S64°45'20"W, 123.48 feet on the south line of said Lot 6; thence S71°22'49"W, 151.14 feet on said south line and continuing on the south line of said Lot 4 to the Point of Beginning. Said parcel contains 43,420 Square Feet (0.997 Acres) of land more or less. Parcel subject to easements and restrictions of record. Declared Area Declarant: Packerland Builders LLC 60'0' 30' SCALE: 1"= 30' 15' Bearings are referenced to the Door County Coordinate System. The south line of the Southwest 14 of Section 5 bears S89°43'22"E. N EW S 1. All areas within the condominium and outside the units, except those areas designated as limited common elements (LCE) are common elements. 2. Balconies and patios (decks) are limited common elements. 3. Building plans provided by declarant do not represent as-built conditions. 4. Parking spaces may be allocated by declarant. Parking spaces are identified on this plat. TOTAL UNITS Total Units = 15 Units CONDOMINIUM NOTES R:\6200\6234\6234001\DWG\6234001_condo_first addendum.dwg Point of Beginning Declared Area 43,420 Sq. Ft. 0.997 Acres There are no objections to this condominium plat with respect to Sec. 703.115 Wis. Stats. and is hereby approved for the Village of Sister Bay Dated this ___ day of _____________________, 2026. ________________________________________________________ Heidi Teich, Village Clerk CERTIFICATE OF THE VILLAGE OF SISTER BAY S89°43'22"E 2717.39' N16°34'03"E1142.09' 1386.43' 1330.96' Southwest Corner Section 5, T31N-R28E Found mag nail at road surface South 14 Corner Section 5, T31N-R28E Found Door County monument ~ A RESIDENTIAL CONDOMINIUM ~ Existing 1" Iron Pipe Existing 2" Iron Pipe Government PLSS Monument Units 201 -206 & 301-306 Units 101-103 Unit 301 - Roof LUNA VIEW CONDOMINIUM FIRST ADDENDUM 61 2 S1.1 4 S1.2 3 S1.1 1 S1.1 1 S1.2 5 S1.2 6 S1.1 6 S1.2 5 S1.1 2 S1.2 4 S1.1 3 S1.2 14'-4" (TYP) 3'-8" (TYP) 14'-4" (TYP) 3'-8" STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP STEP TW (102' - 10") TF (99' - 6") TW (104' - 10") TF (96' - 0") TW (109' - 0") TW (109' - 8") TW (110' - 8") TW (113' - 8 1/4") TF (99' - 6") TW (113' - 3") TW (113' - 3") TW (113' - 8 1/4") TW (113' - 8 1/4") TW (113' - 8 1/4") TW (100' - 0") TW (111' - 8") TW (109' - 8") TW (107' - 8") TW (106' - 0") TW (106' - 0") TW (100' - 0") TL (111' - 9 3/4") TL (99' - 4") TF (96' - 0") TW (100' - 0") TF (97' - 9") TF (99' - 6") TF (96' - 0") TF (99' - 6") TF (97' - 3") TF (95' - 0") TF (107' - 8") TF (99' - 6") TF (96' - 0") TF (99' - 6") TF (96' - 0") TF (96' - 0") TF (99' - 6") TF (96' - 0") TF (96' - 0") TF (99' - 6") TF (96' - 0") TF (96' - 0") TF (99' - 6") TF (96' - 0") TF (94' - 6") TW (100' - 0") TW (100' - 0") TW (100' - 0") TW (100' - 0") TW (100' - 0") TW (111' - 9 3/4") TF (107' - 8") TF (99' - 6") TW (111' - 9 3/4") TF (107' - 8") TF (99' - 6") TW (111' - 9 3/4") TF (107' - 8") TF (99' - 6") TW (111' - 9 3/4") TF (98' - 0") TF (99' - 6") TF (104' - 2") TF (105' - 11") TW (111' - 9 3/4") TF (104' - 2") TF (107' - 8") TF (108' - 6") TF (106' - 4") TF (110' - 8") TW (113' - 3") TW (113' - 3") TW (113' - 3") TW (113' - 3") TF (98' - 0") TF (99' - 6") TF (104' - 2") TF (104' - 2") TF (107' - 8") TF (105' - 1 1/4") TF (102' - 6 1/2") TF (99' - 11 3/4") TF (97' - 5") TF (110' - 8") TF (107' - 8") TF (104' - 8") TF (101' - 8") TF (99' - 6") TF (99' - 6") TF (99' - 6") TF (99' - 6") 20'-4" 32'-4" 18'-0" 18'-0" 18'-0" 23'-3 1/2" 11'-7 1/2" 10'-2" 5'-8 1/2" 2'-6" 28'-2 1/2" 13'-8 1/2" 11'-7 1/2" 4'-10" 7'-1 1/2" 5'-6" 2'-10 1/2" 18'-0" 18'-0" 18'-0" 18'-0" 18'-4 1/2" 17'-5" 20'-9" 12'-0" 6'-9 1/2" 18'-0" 1'-0" 1'-0" 1'-0" 6'-6" 8'-0" 2'-0" FIREPLACE 2'-0" 22'-8 1/2" 4'-8 1/2" 1'-5 1/2" 84" x Ø4" STEEL BALLARDS SET IN Ø18" CONC. FTG. 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB ON 2" RIGID INSUL. ON 12" GRANULAR FILL TOP SLAB: ELEV. = 100'-0" 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB ON 2" RIGID INSUL. ON 12" GRANULAR FILL TOP SLAB: ELEV. = 100'-0" 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB ON 2" RIGID INSUL. ON 12" GRANULAR FILL TOP SLAB: ELEV. = 100'-0" 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB ON 2" RIGID INSUL. ON 12" GRANULAR FILL TOP SLAB: ELEV. = 100'-0" 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB ON 2" RIGID INSUL. ON 12" GRANULAR FILL TOP SLAB: ELEV. = 100'-0" 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB ON 2" RIGID INSUL. ON 12" GRANULAR FILL TOP SLAB: ELEV. = 100'-0" 2'-0" 3'-0" 3'-0" 5'-6" 3'-0" 3'-0" 3'-0" TF (96' - 6") TF (98' - 0") TF (99' - 6") 27'-9 1/2" TF (99' - 6") TW (100' - 0") (TYP) 3'-3" (TYP) 2'-10" SUMP 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB TOP SLAB: ELEV. = 108'-0" 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB TOP SLAB: ELEV. = 108'-0" 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB TOP SLAB: ELEV. = 108'-0" ELEVATOR PIT STAIRWELL STAIRWELL 6 S1.1 SIM 6 S1.1 SIM 6 S1.1 SIM 6 S1.1 SIM 6 S1.1 SIM 2 S1.2 SIM 2 S1.2 SIM 2 S1.2 SIM 2 S1.2 SIM TYP 3 S1.1 SIM 3 S1.1 SIM 3 S1.1 SIM 3 S1.1 SIM 3 S1.2 SIM 3 S1.2 SIM 3 S1.2 SIM 1 S1.2 SIM 3 S1.2 SIM 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB TOP SLAB: ELEV. = 104'-8" TF (98' - 0") TW (100' - 0") TF (94' - 6") TW (104' - 0") TF (98' - 0")TW (98' - 6") TL (97' - 10") TF (94' - 6") STEP 7 S1.2 TF (104' - 2") TW (107' - 8") TF (96' - 3") TF (98' - 0") TF (98' - 0") TF (99' - 6") TW (109' - 8") 4 S1.3 4 S1.3 7'-6" 10'-0"2'-0" 2'-4"2'-4" (TYP.) 1'-6" 4'-0" 5'-10" 5'-0" 2'-0" 5'-0" 3'-0" 2'-0" 5'-0" 3'-0" 5'-0" 2'-4" 3'-0" 2'-4" 5'-6" 1'-6" 2'-4"2'-8" 2'-4" 4'-0" 5'-6" 2'-8" 1'-0" 3'-8" 2'-0" 2'-4" 1'-4" 3'-0" TL (111' - 8 1/4") TL (113' - 8 3/4") 1'-6" 2'-4" TW (111' - 9 3/4") TF (95' - 0") TW (107' - 4") 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB TOP SLAB: ELEV. = 108'-0" STEP STEP 4" CONC. SLAB W/ 6x6 WWF ON 6 MIL VB TOP SLAB: ELEV. = 108'-0" TW (107' - 4") STEP STEP TW (107' - 4") STEP STEP TW (107' - 4") STEP STEP TW (104' - 2") TW (113' - 3") 4'-8" 6'-4" TW (111' - 9 3/4") TW (111' - 9 3/4") TW (111' - 9 3/4") TW (111' - 9 3/4") 3'-4" 3'-4" 3'-4" 3'-4" 3'-0" BLOCK OUT OPENING IN FOUNDATION FOR SANITARY SEWER. VERIFY LOCATION STORM SEWER SHOWER RECESS SHOWER RECESS SHOWER RECESS TOP SLAB: ELEV.=98'-6" TOP SLAB: ELEV.= 95'-0" 10" Foundation Plan NNot to Scale SHEET 2 OF 6 R:\6200\6234\6234001\DWG\6234001_condo_first addendum.dwg ALL OF LUNA VIEW CONDOMINIUM, HANGER 346, DOCUMENT NUMBER 865182, BEING ALL OF LOT'S 4, 5 AND 6, BLOCK 5, VILLAGE OF SISTER BAY ASSESSOR'S PLAT NO. 1, HANGER A, PAGES 361 & 362, DOCUMENT NUMBER 451848, AND THAT PORTION OF VACATED MAPLE DRIVE, DOCUMENT NUMBER 449850, ADJOINING SAID LOTS 5 AND 6, AND ALSO THAT PORTION DESCRIBED IN DOCUMENT NUMBER 449852, DOOR COUNTY RECORDS, BEING PART OF GOVERNMENT LOT 4, SECTION 5, TOWNSHIP 31 NORTH, RANGE 28 EAST, VILLAGE OF SISTER BAY, DOOR COUNTY, WISCONSIN LUNA VIEW CONDOMINIUM FIRST ADDENDUM Declarant: Packerland Builders LLC ~ A RESIDENTIAL CONDOMINIUM ~ 62 Storage Stairs Elevator Stairs Mech Kitchen Office Bedroom Living Bath Lobby / Lounge Bedroom/Liv Rm Crawl Space 1 Crawl Space 2 Crawl Space 3 Crawl Space 4 Crawl Space 5 Dumpsters 1 1st Floor Plan A1.1 N Storage Patio Patio Patio Kitchen Bath Office Living Bedroom Hall Exit 42" GB TP 36" GB PTD CHANGING Unisex HC FP EL. (619.0') EL. 98-6" EL. 98-6" EL. 100-0" EL. 100-0" EL. (617.5') EL. (617.5') EL. 100-0" EL. 100-0" ADA Bath36" GB 42" GB TP Not to Scale SHEET 3 OF 6 R:\6200\6234\6234001\DWG\6234001_condo_first addendum.dwg UNIT 101 406 Sq. Ft. UNIT 102 829 Sq. Ft. UNIT 103 832 Sq. Ft. Common Element Common Element Common Element Common Element Common Element LCE LCE LCE Common Element ALL OF LUNA VIEW CONDOMINIUM, HANGER 346, DOCUMENT NUMBER 865182, BEING ALL OF LOT'S 4, 5 AND 6, BLOCK 5, VILLAGE OF SISTER BAY ASSESSOR'S PLAT NO. 1, HANGER A, PAGES 361 & 362, DOCUMENT NUMBER 451848, AND THAT PORTION OF VACATED MAPLE DRIVE, DOCUMENT NUMBER 449850, ADJOINING SAID LOTS 5 AND 6, AND ALSO THAT PORTION DESCRIBED IN DOCUMENT NUMBER 449852, DOOR COUNTY RECORDS, BEING PART OF GOVERNMENT LOT 4, SECTION 5, TOWNSHIP 31 NORTH, RANGE 28 EAST, VILLAGE OF SISTER BAY, DOOR COUNTY, WISCONSIN LUNA VIEW CONDOMINIUM FIRST ADDENDUM Declarant: Packerland Builders LLC ~ A RESIDENTIAL CONDOMINIUM ~ 63 Deck Deck Deck Deck Deck Deck 1 2nd Floor Plan Walkway Stairs Bedroom Bath Kitchen Bedroom Bedroom Bath Bath Kitchen Stairs Elevator Kitchen Bath Bedroom A1.2 N Kitchen Bath Bedroom Kitchen Bath Bedroom Kitchen Bath Bedroom Not to Scale SHEET 4 OF 6 R:\6200\6234\6234001\DWG\6234001_condo_first addendum.dwg UNIT 201 791 Sq. Ft. Common Element Common Element Common Element Common Element LCE LCE LCE LCE LCE LCE UNIT 202 767 Sq. Ft. UNIT 203 767 Sq. Ft. UNIT 204 767 Sq. Ft. UNIT 205 767 Sq. Ft. UNIT 206 1,046 Sq. Ft. ALL OF LUNA VIEW CONDOMINIUM, HANGER 346, DOCUMENT NUMBER 865182, BEING ALL OF LOT'S 4, 5 AND 6, BLOCK 5, VILLAGE OF SISTER BAY ASSESSOR'S PLAT NO. 1, HANGER A, PAGES 361 & 362, DOCUMENT NUMBER 451848, AND THAT PORTION OF VACATED MAPLE DRIVE, DOCUMENT NUMBER 449850, ADJOINING SAID LOTS 5 AND 6, AND ALSO THAT PORTION DESCRIBED IN DOCUMENT NUMBER 449852, DOOR COUNTY RECORDS, BEING PART OF GOVERNMENT LOT 4, SECTION 5, TOWNSHIP 31 NORTH, RANGE 28 EAST, VILLAGE OF SISTER BAY, DOOR COUNTY, WISCONSIN LUNA VIEW CONDOMINIUM FIRST ADDENDUM Declarant: Packerland Builders LLC ~ A RESIDENTIAL CONDOMINIUM ~ 64 3rd Floor Plan N Deck Deck Deck Deck Deck Deck 1 Stairs Stairs Elevator A1.3 Walkway Living Kitchen Bath Bedroom Living Kitchen Bath Bedroom Living Kitchen Bath Bedroom Living Kitchen Bath Bedroom Bath Kitchen Bedroom Bath Bedroom Kitchen Bath Bedroom Not to Scale SHEET 5 OF 6 R:\6200\6234\6234001\DWG\6234001_condo_first addendum.dwg UNIT 301 1,302 Sq. Ft. Common Element Common Element Common Element Common Element LCE LCE LCE LCE LCE LCE UNIT 302 767 Sq. Ft. UNIT 303 767 Sq. Ft. UNIT 304 767 Sq. Ft. UNIT 305 767 Sq. Ft. UNIT 306 1,046 Sq. Ft. ALL OF LUNA VIEW CONDOMINIUM, HANGER 346, DOCUMENT NUMBER 865182, BEING ALL OF LOT'S 4, 5 AND 6, BLOCK 5, VILLAGE OF SISTER BAY ASSESSOR'S PLAT NO. 1, HANGER A, PAGES 361 & 362, DOCUMENT NUMBER 451848, AND THAT PORTION OF VACATED MAPLE DRIVE, DOCUMENT NUMBER 449850, ADJOINING SAID LOTS 5 AND 6, AND ALSO THAT PORTION DESCRIBED IN DOCUMENT NUMBER 449852, DOOR COUNTY RECORDS, BEING PART OF GOVERNMENT LOT 4, SECTION 5, TOWNSHIP 31 NORTH, RANGE 28 EAST, VILLAGE OF SISTER BAY, DOOR COUNTY, WISCONSIN LUNA VIEW CONDOMINIUM FIRST ADDENDUM Declarant: Packerland Builders LLC ~ A RESIDENTIAL CONDOMINIUM ~ 65 Roof Plan A1.4 N 1 C D D D D D A A B A B A B A B B A A D D D D D D C C A A A A A A A Not to Scale SHEET 6 OF 6 R:\6200\6234\6234001\DWG\6234001_condo_first addendum.dwg UNIT 301 1302 Sq. Ft. ALL OF LUNA VIEW CONDOMINIUM, HANGER 346, DOCUMENT NUMBER 865182, BEING ALL OF LOT'S 4, 5 AND 6, BLOCK 5, VILLAGE OF SISTER BAY ASSESSOR'S PLAT NO. 1, HANGER A, PAGES 361 & 362, DOCUMENT NUMBER 451848, AND THAT PORTION OF VACATED MAPLE DRIVE, DOCUMENT NUMBER 449850, ADJOINING SAID LOTS 5 AND 6, AND ALSO THAT PORTION DESCRIBED IN DOCUMENT NUMBER 449852, DOOR COUNTY RECORDS, BEING PART OF GOVERNMENT LOT 4, SECTION 5, TOWNSHIP 31 NORTH, RANGE 28 EAST, VILLAGE OF SISTER BAY, DOOR COUNTY, WISCONSIN LUNA VIEW CONDOMINIUM FIRST ADDENDUM Declarant: Packerland Builders LLC ~ A RESIDENTIAL CONDOMINIUM ~ 66 67 68 69 70 71 Page 1 STAFF REPORT Date: May 14, 2026 To: Plan Commission Re: Setback Review in P‑1 Zoning District; Peninsula Kayak Company; Accessory Structure Author(s): Benjamin Andrews, Village Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Motion ☒ Receive/File PURPOSE The purpose of this agenda item is to provide the Plan Commission with zoning information related to the proposed e‑bike storage shed to be located within Waterfront Park and to request the Commission’s input regarding the appropriate siting of the accessory structure. BACKGROUND INFORMATION Peninsula Kayak Company (PKC), an existing park vendor, has proposed the installation of a small wooden storage shed to support e‑bike rentals at Sister Bay Beach. The structure is intended to be placed in Waterfront Park, which is zoned P‑1 Park District. The Parks, Property & Streets Committee reviewed the general concept and directed that the shed be forwarded to the Plan Commission for a zoning compliance review, specifically, a setback determination, prior to any final approval. ZONING REVIEW • The proposed shed location is within the P‑1 Park District. • Front setbacks are fixed (50 ft from the centerline of a public street right‑of‑way) • Rear setbacks are also fixed (minimum 50 ft). • Side setbacks, however, are not defined and are instead determined by the Plan Commission based on site plan review and the best use of open space within the park. 72 Page 2 COMPLIANCE Based on the preliminary shed location submitted by PKC, staff anticipates that the structure can be placed to comply with the required front and rear setbacks in the P ‑1 district. However, because side setbacks are discretionary in this district, the proposed placement requires Plan Commission review to determine an appropriate setback and confirm the shed’s suitability relative to adjacent park features, pedestrian circulation, pub lic views, and overall open space planning. LOCATION (FROM PARKS COMMITTEE) PKC initially placed a prior (metal) box in the RED location but was told to relocate it due to a neighboring property complaint. We assume the revised YELLOW location, closer to the parking lot, is acceptable unless the Committee selects an alternative. The formal proposal places the shed on the berm between the sidewalk and the fence, with electrical access nearby. RECOMMENDED ACTION(S) Village Staff respectfully requests that the Plan Commission: 1. Review the proposed shed location, including its proximity to existing park infrastructure and property boundaries; 2. Determine the appropriate side setback for this accessory structure under the discretionary authority provided within the P‑1 district; and 3. Provide directions on whether the proposed location is acceptable or if adjustments are required prior to zoning permit issuance. ATTACHMENT(S) 1. Setback Map (Front and Rear) – Waterfront Park 73 Setback - Waterfront Address Roads Private Village ROW Easements Easement Parcel Parcel Boundaries 5/11/2026 0 0.01 0.020.01 mi 0 0.01 0.030.01 km 1:879 Approx. 50 ft. Approx. 50 ft 74 Page 1 STAFF REPORT Date: May 14, 2026 To: Plan Commission Re: Standard Zoning Permit; Door County Housing Partnership, Inc.; 2407 Ava Hope Trail Author(s): Benjamin Andrews, Village Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Motion ☒ Receive/File BACKGROUND INFORMATION A zoning permit application was submitted by Tim Halbrook on behalf of the Door County Housing Partnership for a residential development located in the R ‑2 Single‑Family Residential Zoning District. The application has been reviewed for compliance with the zoning code and has been found to meet all applicable standards. STREET TREE REQUIREMENT Per the regulations of the R‑2 District, street trees are required along both the existing and newly created public rights ‑of‑way at a minimum rate of one (1) tr ee per forty (40) feet of street frontage. In accordance with Village practice and the applicable review standards, all tree species must be approved by the Plan Commission before the applicant may proceed with installation. The applicant has indicated that there is no preference to meet this requirement. RECOMMENDED ACTION(S) The Plan Commission is asked to: 1. Review and approve the proposed street tree species for this development; or 2. Provide direction to staff and the applicant regarding acceptable species if revisions are necessary. Following Plan Commission approval, staff will incorporate the approved species list into the final zoning permit documentation. 75 Zoning Permit Review Single-Family Residence (R-2 District) Project Information • Applicant Name: Tim Halbrook Builders • Property Address / Parcel Number: 2407 Ava Hope Trail (181510011) • Zoning District: R-2 (Multiple-Family Residence District) • Proposed Use: Single-Family Dwelling (Permitted use) • Date of Review: 04/30/2026 • Reviewer: Benjamin Andrews, Village/Zoning Administrator Use Classification Is the proposed use permitted? Single-family dwellings are a permitted use in R-2. ☒ Yes ☐ No (explain): Are any conditional uses proposed? Examples: bed-and-breakfast, community living arrangement with 9+ residents, accessory solar collector structure, antennas >35 ft. ☒ No ☐ Yes (requires Plan Commission review): Lot and Dimensional Compliance (R-2 Dimensional Standards) Lot Area • Minimum Required: 20,000 sq ft • Provided: 13,068 sq ft Compliant? ☒ Yes ☐ No Lot Width • Required (interior): 75 ft • Required (corner): 110 ft • Provided: 110 ft Compliant? ☒ Yes ☐ No 76 Minimum Green Space • Minimum Required: 40% of lot (5,227.20 Maximum) • Provided: % o 36 x 36 = 1296 o 4 x 14 = 56 o 22 x 22 = 484 o 22 x 35.59 = 778.58 o 14 x 14 = 196 TOTAL: 2,810.58 TOTAL LOT AREA: 13,068.00 REMAINING GREEN SPACE: 10,257.42 (78%) Compliant? ☒ Yes ☐ No Principal Structure Standards Building Height • Maximum Required: 35 ft • Proposed: 17' 5/8 ft Compliant? ☒ Yes ☐ No Minimum Building Width • Minimum Required: 24 ft (excludes attached garage) • Proposed: 36 ft Compliant? ☒ Yes ☐ No Minimum Floor Area • 1 BR: 900 sq ft • 2 BR: 1,000 sq ft • 3+ BR: 1,200 sq ft • Proposed total: 2,032 sq ft Compliant? ☒ Yes ☐ No 77 Setback Verification Front Yard (public street) • Required: 60 ft from centerline • Provided: 60 ft ☒ Compliant Front Yard (private road/easement) • Required: 40 ft from pavement/easement • Provided: ft Side Yards • Required: 10 ft one side / 25 ft total • Proposed: Left 48.98 ft / Right 20 ft (68.98 ft) ☒ Compliant Rear Yard • Required: 30 ft • Provided: 30 ft ☒ Compliant Accessory Structures (if included) Detached garages, pools, antennas, etc. • Accessory structure present? ☐ No ☐ Yes (list): Verify: • Side yard: 10 ft / 25 ft total • Rear yard: 30 ft • Height ≤ principal structure • No accessory structure in front yard unless CUP • Architectural compatibility (if applicable) Compliant? ☐ Yes ☐ No (explain): 78 Parking & Driveway Compliance Parking Requirement • Single-family: 2 spaces minimum • Provided: 2 spaces (Garage Stalls) ☒ Compliant Driveways • Must be paved to ROW • Width max: 24 ft • Actual: 22 ft • Setback: 10 ft from side lot line • Note: Greater than 10 feet on either side ☒ Compliant Building Design Standards (R-2 District – exterior materials, foundation, garage orientation, façade articulation) Verify: • Approved siding materials: vinyl • Permanently enclosed foundation: yes • Garage does not dominate front façade (multi-family development) • Wall articulation if wall >50 ft visible from street • Street trees: 1 per 40 ft of ROW frontage Street trees shall be planted by the property owner along all existing and new public rights- of-way at a rate of at least one tree per 40 feet. Meets architectural requirements? ☒ Yes ☐ No (explain): Overlay District Review Is the parcel within any overlay requiring special review? ☒ None 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 Zoning Permit Review Template Single-Family Residence (R-2 District) Project Information • Applicant Name: Tim Halbrook Builders • Property Address / Parcel Number: 2407 Ava Hope Trail (181510011) • Zoning District: R-2 (Multiple-Family Residence District) • Proposed Use: Single-Family Dwelling (Permitted use) • Date of Review: 04/30/2026 • Reviewer: Benjamin Andrews, Village/Zoning Administrator Use Classification Is the proposed use permitted? Single-family dwellings are a permitted use in R-2. ☒ Yes ☐ No (explain): Are any conditional uses proposed? Examples: bed-and-breakfast, community living arrangement with 9+ residents, accessory solar collector structure, antennas >35 ft. ☒ No ☐ Yes (requires Plan Commission review): Lot and Dimensional Compliance (R-2 Dimensional Standards) Lot Area • Minimum Required: 20,000 sq ft • Provided: 13,068 sq ft Compliant? ☒ Yes ☐ No Lot Width • Required (interior): 75 ft • Required (corner): 110 ft • Provided: 110 ft Compliant? ☒ Yes ☐ No 110 Minimum Green Space • Minimum Required: 40% of lot (5,227.20 Maximum) • Provided: % o 36 x 36 = 1296 o 4 x 14 = 56 o 22 x 22 = 484 o 22 x 35.59 = 778.58 o 14 x 14 = 196 TOTAL: 2,810.58 TOTAL LOT AREA: 13,068.00 REMAINING GREEN SPACE: 10,257.42 (78%) Compliant? ☒ Yes ☐ No Principal Structure Standards Building Height • Maximum Required: 35 ft • Proposed: 17' 5/8 ft Compliant? ☒ Yes ☐ No Minimum Building Width • Minimum Required: 24 ft (excludes attached garage) • Proposed: 36 ft Compliant? ☒ Yes ☐ No Minimum Floor Area • 1 BR: 900 sq ft • 2 BR: 1,000 sq ft • 3+ BR: 1,200 sq ft • Proposed total: 2,032 sq ft Compliant? ☒ Yes ☐ No 111 Setback Verification Front Yard (public street) • Required: 60 ft from centerline • Provided: 60 ft ☒ Compliant Front Yard (private road/easement) • Required: 40 ft from pavement/easement • Provided: ft Side Yards • Required: 10 ft one side / 25 ft total • Proposed: Left 48.98 ft / Right 20 ft (68.98 ft) ☒ Compliant Rear Yard • Required: 30 ft • Provided: 30 ft ☒ Compliant Accessory Structures (if included) Detached garages, pools, antennas, etc. • Accessory structure present? ☐ No ☐ Yes (list): Verify: • Side yard: 10 ft / 25 ft total • Rear yard: 30 ft • Height ≤ principal structure • No accessory structure in front yard unless CUP • Architectural compatibility (if applicable) Compliant? ☐ Yes ☐ No (explain): 112 Parking & Driveway Compliance Parking Requirement • Single-family: 2 spaces minimum • Provided: 2 spaces (Garage Stalls) ☒ Compliant Driveways • Must be paved to ROW • Width max: 24 ft • Actual: 22 ft • Setback: 10 ft from side lot line • Note: Greater than 10 feet on either side ☒ Compliant Building Design Standards (R-2 District – exterior materials, foundation, garage orientation, façade articulation) Verify: • Approved siding materials: vinyl • Permanently enclosed foundation: yes • Garage does not dominate front façade (multi-family development) • Wall articulation if wall >50 ft visible from street • Street trees: 1 per 40 ft of ROW frontage Street trees shall be planted by the property owner along all existing and new public rights- of-way at a rate of at least one tree per 40 feet. Meets architectural requirements? ☒ Yes ☐ No (explain): Overlay District Review Is the parcel within any overlay requiring special review? ☒ None 113 Page 1 STAFF REPORT Date: May 14, 2026 To: Plan Commission Re: Discussion on Zoning Code Revisions and Related Items Author(s): Benjamin Andrews, Village Administrator Action(s) Requested: ☐ Ordinance ☐ Resolution ☒ Direction ☒ Receive/File BACKGROUND INFORMATION In previous meetings, the Plan Commission discussed reviewing the comprehensive rewrite and revisions to the Zoning Code. There was discussion about whether this process is needed and, if needed, whether it should be done in-house or by a contracted firm. The purpose of this agenda item is to provide the Commission with an opportunity to continue its discussion and determine whether further action or direction is necessary at this stage. OTHER DISCUSSION ITEMS Sign Permit Process As part of the broader code review, staff and the Commission have previously discussed potential refinements to the sign permit process. This agenda item allows for further evaluation of application requirements, review procedures, and alignment with best practices. Accessory Dwelling Unit (ADU) Incentives There w as discussion about exploring options to encourage the development of accessory dwelling units while maintaining short -term-rental restrictions . The Commission may provide directions on whether these concepts should be incorporated into the ongoing code revisions. 114