Plan Commission

A G E N D A CITY OF WAUPUN PLAN COMMISSION MEETING Waupun City Hall – 201 E. Main Street, Waupun WI Wednesday, July 22, 2026 at 4:30 PM VIRTUAL ACCESS Topic: Plan Commission Join Zoom Meeting https://us02web.zoom.us/j/86316809654?pwd=oXUibyL9j7MNJTUeE7G6Llqnolmmxx.1 Meeting ID: 863 1680 9654 Passcode: 895241 1 312 626 6799 CALL TO ORDER ROLL CALL PUBLIC HEARING 1. John Bartlett, 208 E Franklin St, to convert off street parking in front yard per Municipal Code Section 16.03(4)(b)(iv)a. PERSONS WISHING TO ADDRESS THE PLAN COMMISSION--State name, address, and subject of comments. (2 Minutes) No Public Participation after this point. FUTURE MEETINGS AND GATHERING INVOLVING THE PLAN COMMISSION 2. Next Regularly Scheduled Meeting: Wednesday August 26, 2026, 4:30 p.m. Waupun City Hall, 201 E Main Street, Waupun, WI CONSIDERATION - ACTION 3. Minutes from June 24, 2026 Plan Commission Meeting 4. EXTRA-TERRITORIAL REVIEW OF CERTIFIED SURVEY MAP OF PART OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 21, TOWN 14 NORTH, RANGE 15 EAST, TOWN OF WAUPUN, FOND DU LAC COUNTY, WISCONSIN. 5. Prairie Fields Preliminary Plat 6. Betty Woxland, 6 South Madison St, to convert first floor commercial space to a residential unit per Municipal Code Section 16.04(2)(d)(x). (Was tabled from 6-24-2026 meeting). ADJOURNMENT Upon reasonable notice, efforts will be made to accommodate disabled individuals through appropriate aids and services. For additional information, contact the City Clerk at 920-324-7915. M I N U T E S CITY OF WAUPUN PLAN COMMISSION MEETING Waupun City Hall – 201 E. Main Street, Waupun WI Wednesday, June 24, 2026 at 4:30 PM CALL TO ORDER Chairperson Mayor Bishop called meeting to order at 4:30pm. ROLL CALL Members In-Person: Chairperson Rohn Bishop, Jerry Medema, Elton TerBeest, Jeff Daane, Jason Whitford, and Gary Dejager Members Absent/Excused: Michael Matoushek Members Virtual: None City Staff In-Person: City Attorney Dan VandeZande, Administrator Kathy Schlieve, and City Clerk Angie Hull Public: Jeff and Lisa Collien, Dylan Stein, Melanie Williamson, Jaedon Buchholz, Jack Russell of Adams Outdoor Advertising Public Virtual: Brooke Straks and Scotty Bland of Watchfire Signs PUBLIC HEARING 1. Adams Outdoor Advertising, 205 Gateway Drive, to convert the two faces of the southernmost billboard structure on the property from static (24’x48’) to digital display (14’x48’) Motion Whitford, second Terbeest to open the public hearing for consideration of the Conditional Use Permit application for Adams Outdoor Advertising, 205 Gateway Drive, to convert the two faces of the southernmost billboard structure on the property from static (24’x48’) to digital display (14’x48’). Motion carried 6-0. No comments from the audience Motion Whitford, second Terbeest to close the public hearing. Motion carried 6-0. Motion Whitford, second Dejager to approve the Conditional Use Permit application for Adams Outdoor Advertising, 205 Gateway Drive, to convert the two faces of the southernmost billboard structure on the property from static (24’x48’) to digital display (14’x48’). Motion carried 6-0 on roll call. At 4:36pm Commission member Matoushek appears. 2. Betty Woxland, 6 South Madison St, to convert first floor commercial space to a residential unit per Municipal Code Section 16.04(2)(d)(x) Motion Whitford, second Dejager to open the public hearing for consideration for the Conditional Use Permit application of Betty Woxland, 6 South Madison St, to convert first floor commercial space to a residential unit. Motion carried 6-0. Dylan Stein (814 Summer Ave, Waupun), Jeff Collien (19 Caddie Ct, Waupun), and Melanie Williams (W12011 Whooley Rd, Waupun) appear as downtown Waupun business owners, in opposition of the Conditional Use Permit. Administrator Schlieve provides recommended contingencies listed below to be applied if this Conditional Use Permit is approved. Staff recommends that, if the Plan Commission approves the CUP, it do so subject to the following conditions. Staff believes each condition is legally defensible and supported by the Municipal Code provisions referenced in the adjacent column. The Commission is encouraged to make specific findings at the hearing as to whether each condition is reasonable in light of this report and Staff's testimony. A. Storefront Preservation These conditions are supported by WMC Chapter 25 (Central Business District Design Standards) and WMC Chapter 16.04. Staff finds them reasonable to protect the visual continuity of the B-2 commercial corridor. # Condition Code / Statutory Basis A-1 The ground-floor unit must maintain a commercial-grade façade, which includes no conversion of display windows to residential windows, no installation of window treatments (blinds, curtains, or similar coverings) visible from the street, and no placement of residential signage, mailboxes or utility meters on the primary street-facing elevation. WMC Ch. 25 (CBD Design Standards); WMC § 16.04 A-2 Entry to the residential unit must be accessed from the side street, alley, or rear of the building — not from the primary street-facing facade. WMC Ch. 25; B-2 District standards A-3 Ground-floor frontage must remain visually consistent with the commercial character of neighboring storefronts, as determined by the Building Inspector in consultation with the Economic Development Director. No occupancy permit shall be issued unless and until the Building Inspector confirms in writing that the exterior of the property, including without limitation, siding, windows, and street-facing façade, is in full compliance with all applicable provisions of Chapter 25 of the Waupun Municipal Code. Any exterior condition found to be non-compliant at the time of permit application shall be fully remediated by the Owner prior to occupancy permit issuance. WMC Ch. 25 (CBD Design Standards) A-4 Notwithstanding the grant of this Permit, the Owner shall at all times comply with the applicable provisions of WMC Chapter 25 — Central Business District Design Standards. Any conflict between these conditions and Chapter 25 shall be resolved in favor of the more restrictive standard. WMC Ch. 25; Wis. Stat. § 62.23(7)(de) A-5 No exterior storage of vehicles or residential equipment (including grills or patio furniture) is permitted on the primary street-facing elevation or in any location visible from the public right-of-way. WMC Ch. 25 (CBD Design Standards); WMC § 16.04 A-6 Designated and approved spaces for residential trash and recycling containers must be submitted and approved by the Zoning Administrator and the Director of Public Works. Trash and recycling receptacles must not be visible from the public right-of- way and must not interfere with the flow of traffic or prohibit parking within public lots within the Central Business District. No use of public trash receptacles in the Downtown Business District may be used/substituted for required trash and recycling service. WMC Ch. 25 (Trash Receptacles); WMC 10.14 (Municipal Garbage Disposal) B. Property Maintenance and Life Safety These conditions are supported by WMC property maintenance provisions, the Wisconsin Uniform Dwelling Code (Wis. Stat. § 101; SPS 321–325), and the Plan Commission's authority to impose conditions reasonably related to the use. Staff finds them reasonable to protect occupant safety and neighboring property values. # Condition Code / Statutory Basis B-1 A residential occupancy permit must be obtained from the Building Inspector prior to occupancy of the unit. The occupancy permit shall verify that the unit meets all applicable requirements for egress windows, smoke detectors, carbon monoxide detectors, and other life safety standards under the Wisconsin Uniform Dwelling Code. Wis. Stat. § 101; SPS 321–325; WMC Building Code B-2 The Building Inspector is authorized to inspect the subject property upon not less than 48 hours' written notice to verify compliance with all conditions of this Permit. This right of inspection shall continue for the full duration of the Permit. WMC Property Maintenance; Wis. Stat. § 62.23(7)(de) B-3 Permit issuance is contingent upon completion of all outstanding repair and paint orders prior to the Permit taking effect. Note: An active exterior maintenance order is currently outstanding at 319 E. Main Street (same ownership). Compliance with that order is a prerequisite to permit issuance. A copy of compliance letter is attached. WMC Property Maintenance Code; outstanding order on file B-4 A performance bond or cash deposit of $2,500 shall be posted with the City prior to permit issuance to ensure ongoing exterior maintenance. The bond shall be forfeited to the City if any exterior code violation is not cured within 30 days of written notice from the Building Inspector or Code Enforcement Officer. WMC Property Maintenance; Wis. Stat. § 62.23(7)(de) B-5 Any future code violations of record on the subject property shall constitute independent grounds for revocation of this Conditional Use Permit, following due notice and hearing. WMC Property Maintenance; Wis. Stat. § 62.23(7)(de) C. Use Limitations These conditions are supported by WMC Chapter 16.12 and the Plan Commission's authority under Wis. Stat. § 62.23(7)(de) to impose conditions that ensure the use remains consistent with the intent of the B-2 District. # Condition Code / Statutory Basis D-1 Residential use of the ground-floor unit is limited to the property owner as owner-occupant, or a single leaseholder. No multi-unit conversion of the ground floor is permitted under this Permit. WMC § 16.12; B-2 District use standards D-2 If the residential unit becomes vacant, the Owner must return the space to a condition suitable for commercial use within 90 days of vacancy. Failure to do so shall constitute a violation of this Permit and may be grounds for revocation. WMC § 16.12; Wis. Stat. § 62.23(7)(de) D. Duration, Transfer, and Renewal These conditions are authorized under Wis. Stat. § 62.23(7)(de), which expressly permits the Plan Commission to establish conditions governing the duration, transferability, and renewal of conditional use permits. Staff finds these provisions appropriate given the unique nature of residential use in the B-2 District and the need to ensure ongoing compliance and community accountability. # Condition Code / Statutory Basis E-1 — Duration This Permit is granted for an initial term of [2/3] years from the date of issuance, after which it shall automatically expire unless the Owner timely files a renewal application. The Plan Commission shall have jurisdiction to review, revoke, or modify this Permit after due notice and hearing, if any property owner within 200 feet of the subject property files a written complaint with the City raising concerns as to compliance with any condition of this Permit or applicable provisions of the Waupun Municipal Code. Wis. Stat. § 62.23(7)(de) E-2 — Transfer This Permit is personal to the Owner and is non-transferable. It does not run with the land. This Permit shall automatically expire upon transfer of any ownership interest in the subject property, including but not limited to a change in LLC membership interest, sale, conveyance, or assignment. A new CUP application and public hearing shall be required before residential use may continue following any change in ownership. Wis. Stat. § 62.23(7)(de); WMC § 16.12 E-3 — Renewal Renewal of this Permit shall be subject to the same conditions as the initial grant, unless modified by the Plan Commission. The Owner bears the burden of establishing, by substantial evidence, that the Owner was in compliance with all Permit conditions throughout the prior term. The Plan Commission retains full authority to add, remove, or modify conditions at the time of renewal. Annual review shall be conducted for the first three years of the Permit. Wis. Stat. § 62.23(7)(de) No further comments are heard from the audience. Motion Whitford, second Matoushek to close the public hearing. Motion carried 7-0. Motion Whitford, second DeJager to table the Conditional Use Permit application from Betty Woxland, 6 South Madison St, to convert first floor commercial space to a residential unit to the July 29, 2026, Plan Commission meeting. Motion carried 7-0 on roll call. NOMINATIONS AND APPOINTMENT OF BOARD SECRETARY Motion Bishop, second by Whitford to appoint Daane as Board Secretary. Motion carried 7-0. NO PERSONS WISHING TO ADDRESS THE PLAN COMMISSION FUTURE MEETINGS AND GATHERING INVOLVING THE PLAN COMMISSION 3. Next meeting is scheduled for July 29, 2026, at 4:30PM. CONSIDERATION - ACTION 4. Minutes from May 27, 2026, Plan Commission Meeting Motion Whitford, second Matoushek to approve minutes from May 27, 2026, Plan Commission Meeting. Motion carried 7-0. 5. Consider Revision to Certified Survey of Lands Being Part of Lot 2 CSM #5337 and Unplatted Lands Described as Parcel B in Document No 1361951, City of Waupun, Dodge County Wisconsin Motion Whitford, second Terbeest to approve a revision to Certified Survey of Lands Being Part of Lot 2 CSM #5337 and Unplatted Lands Described as Parcel B in Document No 1361951, City of Waupun, Dodge County Wisconsin. Motion carried 7-0. ADJOURNMENT Motion Medema, second Whitford to adjourn this meeting at 5:08 PM. Motion carried 7-0. STO STO STO STO STO STO 0.07 PART OF LOT 2, CSM 5337 DOC. 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W 1/4 CORNERSECTION 4,T13N, R15ECUT CROSS FOUNDW1/4 CORNERSEC. 9, T13N, R15EBRASS CAP MONUMENTFND. LOT 8,MAYFAIRESTATES LOT 7,MAYFAIRESTATES LOT 6,MAYFAIRESTATES LOT 11,MAYFAIRESTATES LOT 12,MAYFAIRESTATES LOT 13,MAYFAIRESTATES LOT 9,MAYFAIRESTATES LOT 15,MAYFAIRESTATES S WATERTOWN ST.(S.T.H. "26") SHALER DRIVE (66') LOT 7,CLAGGETT'SSUBDIVISION LOT 6,CLAGGETT'SSUBDIVISION LOT 5,CLAGGETT'SSUBDIVISION LOT 4,CLAGGETT'SSUBDIVISION LOT 3,CLAGGETT'SSUBDIVISION LOT 2,CLAGGETT'SSUBDIVISION LOT 1,CLAGGETT'SSUBDIVISION SUNRISE AVE. LOT 1,CSM 308 LOT 2,CSM 308 LOT 3,CSM 308 LOT 4,CSM 308 LOT 1,CSM 668 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-1 ZONED R-2 ZONED R-2 ZONED R-2 ZONED R-3 ZONED R-2 ZONED R-2 ZONED R-2 ZONED G-2 COMMERCIAL LOT 1, CSM 5337 ZONED G-1 RESIDENTIAL LOT 1,CSM 6770 ZONED G-1 RESIDENTIAL TAFT LANE FRASER LANE LOT 2,CSM 6770 ZONED G-1 RESIDENTIAL S.T.H. "151" SHALER DR. (WIDTH- VARIES) LOT 14,MAYFAIRESTATESZONED R-2 ARTHUR DRIVE VANCE'S WAY SE1/4 / SW1/4 SW1/4 / SW1/4 NE1/4 / NW1/4 NW1/4 /NW1/4 15' UTILITY EASEMENT VOLUME 809 PAGE 392 SOUTH LINE OF THESOUTHWEST SECTION 4 SAN 66' SEYMOUR STREET (66') S.T.H. "151" PRAIRIE FIELDS MAYFAIR ST. TAFT LN. S.T.H. "26" SEYMOUR ST. FRASER LN. SHALER CLAGGETTSUNRISE AVE. ROBIN RD. ANDY LN. SHALER SW 14 SEC 4 NW 14 SEC 9 LOT 10, MAYFAIR SUBDIVISION AS RECORDED AS DOCUMENT NO. 1233191; PART OF LOT 2, OF CERTIFIED SURVEY MAP 5337 AS RECORDED IN VOLUME 35 OF CERTIFIED SURVEY MAPS ON PAGE 54-57 AS DOCUMENT NO. 991668; PART OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 4; AND PART OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 AND THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 9; ALL BEING IN TOWNSHIP 13 NORTH, RANGE 15 EAST, CITY OF WAUPUN, DODGE COUNTY, WISCONSIN C:\Carlson Projects\4861 GLEWEN\4861 BOUNDARY PRE PLATFOUNDULAC COUNTY COORDINATES 2-18-26.dwg, 7/14/2026 3:57:04 PM, DWG To PDF.pc3 LOT 10, MAYFAIR SUBDIVISION AS RECORDED AS DOCUMENT NO. 1233191; PART OF LOT 2, OF CERTIFIED SURVEY MAP 5337 AS RECORDED IN VOLUME 35 OF CERTIFIED SURVEY MAPS ON PAGE 54-57 AS DOCUMENT NO. 991668; PART OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 4; AND PART OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 AND THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 9; ALL BEING IN TOWNSHIP 13 NORTH, RANGE 15 EAST, CITY OF WAUPUN, DODGE COUNTY, WISCONSIN C:\Carlson Projects\4861 GLEWEN\4861 BOUNDARY PRE PLATFOUNDULAC COUNTY COORDINATES 2-18-26.dwg, 7/14/2026 3:58:06 PM, DWG To PDF.pc3