Plan & Review Commission — Agenda packet

MEETING MINUTES Town of Spider Lake Plan and Review Commission Meeting July 1, 2026 1. Chair Delaney called the meeting to order at 6:00 pm. Present were Delaney, Vice Chair Johnson and Commissioners Capes and Tumbleson, and Zoning Administrator Mike Gardner. 2. Motion to approve the Agenda made by Johnson, seconded by Capes. All in favor; motion carried. 3. Pledge of Allegiance 4. Motion to approve the Minutes of the June 3, 2026 P&RC Meeting made by Capes, seconded by Johnson. All in favor; motion carried. 5. Zoning Administrator’s Report: ZA Gardner reported numerous conversations accompanying the high activity, with ten permit applications for review. a. Permit Applications: i. DM 26-02 – Boone – cabin demolition ii. LUP 26-17 – Boone – new dwelling The Boone applications were discussed together, as the owner proposes to demolish one cabin and replace with a new dwelling. As all Ordinance requirements are met, Motion to approve both DM 26- 02 and LUP 26-17 made by Johnson, seconded by Capes. All in favor; Motion carried. iii. LUP 26-18 – Hannula – addition to dwelling: Ordinance and Condo Association setbacks are met, and discussion centered on the existing septic system (whether it was sufficient to accommodate the addition). Motion to provisionally approve LUP 26-18 pending confirmation by Sawyer County H&HS that the septic system is acceptable made by Johnson, seconded by Capes. All in favor; Motion carried. iv. LUP 26-19 – Chelsea Real Estate – walkway/stairs replacement: As all Ordinance requirements are met, Motion to approve LUP 26-19 made by Capes, seconded by Johnson. All in favor; Motion carried. v. LUP 26-20 - Madalon – deck replacement: As all Ordinance requirements are met, Motion to approve LUP 26-20 made by Johnson, seconded by Capes. All in favor; Motion carried. LUP 26-21 – Romashko – Accessory Building – garage: As all Ordinance requirements are met, Motion to approve LUP 26-21 made by Capes, seconded by Johnson. All in favor; Motion carried. vi. LUP 26-22 – DR Barratt (Great Outdoor Club) – storage building vii. LUP 26-23 – DJ Barratt (Great Outdoor Club) – storage building viii. LUP 26-24 – McGann (Great Outdoor Club) – storage building The Great Outdoor Club applications were discussed together, as all three are identical accessory structures with placements of all three adjacent to existing storage sheds. As all Ordinance requirements are met, Motion to approve LUP 26-22, 26-23 and 26-24 made by Johnson, seconded by Capes. All in favor; Motion carried. ix. LUP 26-25 – Morelock – new dwelling: As all Ordinance requirements are met, Motion to approve LUP 26-25 made by Capes, seconded by Johnson. All in favor; Motion carried. b. Notices and anticipated activity i. Correction Notices – Kroll, Frick: Trailers owned by Kroll and Frick are still on location and remain in violation of the Ordinance. The Town’s legal counsel continues to work through the Kroll’s attorney and a Citation was issued to Terence Frick. No response from Mr. Frick at the time of the meeting. ii. The DNR has posted notice that a completed application has been received to apply for a dredging permit 6. Land Use Ordinance 17-88 update: Thor Jeppsen, Project Lead with von Briesen & Roper (vB&R) provided a written overview of June activity, which included Zoning Districts, Use Table, Supplemental Use Standards and Site Design Standards. Summary materials will be provided by the end of July so that work can be reviewed at the August 5 Meeting . 7. As there was no other business coming before the Commission, Motion to adjourn was made by Tumbleson, seconded by Capes. All in favor; Motion carried. Respectfully submitted, Sarah Delaney Plan & Review Commission Chair July 7, 2026 Town of Spider Lake Zoning Report July 2026 Date Permit# Name Address Descrip1on Construc1on Cost Total Sq Ft Fee 7/1 Tiffany Appraiser nonconforming structure inquiry 7/1,6,21,22,30 Kenney LUP inquiry, meeAng, applicaAon review 7/6,7,15 Alcoe Site Visit: 9623W Brandt Rd, TID 30480 7/6 Donnellan Realtor inquiry 8182W Nowak Rd 7/6 Madalon, Marty, Morelock, Romaschko LUP 26-20,18,25,21 follow ups 7/7 Boehme TID 30275, tree clearing inquiry 7/8,27 Fogel 9623W Brandt Rd driveway request 7/8,27 Boss Contacted re Frick follow up inquiry 7/8,9 Herbert TID 31097 soil erosion inquiry 7/9 Pobloske Driveway Permit applicaAons (4) referred to Fogel 7/13 Berens Contractor LUP inquiry 7/14,21 Ludewig True North Solar 11202W Murphy Blvd inquiry 7/14 Guzzo Received LUP applicaAon - review 7/14 Hanson Ghost Lake Dam lease inquiry 7/15 Hannula LUP 26-18 follow up 7/15 Larson Reimbursement status request 7/16 Vervelde Received LUP dra_ for review 7/16 Oa LUP inquiry TID 44058 7/17 Wollner LUP inquiry – Red Deer Condos, accessory structure 7/20 Yoder Vervelde applicaAon follow up 7/20 Domovek CitaAon status inquiry 7/20 Junger Pre purchase inquiry 11756 Paddock Rd 7/21 Heuster Light issues report, Hanna bay 7/21 Cooper 81822W Nowak Rd inquiry 7/22,23 Kamps 8182 Nowak Rd inquiry 7/22 Schroeder LUP inquiry 7/25 Liddicot Boundary encroachment issues, TID 31197 7/27 Kostroski 2024 LUP inquiry, Nelson 7/27 Sperl 8182 Nowak Rd inquiry 7/29 Hinske 9407W Deer Path Rd LUP inquiry 7/29 Goold CSM follow up 7/29 Timler Subdividing requirement inquiry 7/29 Scrivner LUP review, Hill ConstrucAon contacts 7/31 Clamer CSM inquiry response 7/31 LaBree 8359W Hwy 77 pre purchase inquiry ExpirationDate________________ Page 1 of 2 TOWN OF SPIDER LAKE Permit for Access Driveway to Town Road Owner Name of Road Mailing Address Number and Type of Driveways City, State, Zip Anticipated Completion Date Daytime Phone Proposed Land Use Location of Driveway ______ ¼ _______ ¼ of Section __________, T____________N, R __________E (or) W _______________________________________________________________________ Location and direction from nearest intersection Required Drainage Structure If No Drainage Structure, State why CONSTRUCTION MAY NOT BEGIN UNTIL THE PERMIT IS ISSUED. Detailed Drawing of Proposed Work (include special restrictions, intersection clearances, distance to nearest intersecting road, distance to other driveways, other details and reference to any sketches which may be attached) Any driveways shall be constructed in accordance with all requirem ents printed on the reverse and any special conditions stated herein. The maintenance of the driveways shall be the responsibility of the applicant. Issuance of this permit shall not be construed as a waiver of the applicant ’s obligation to comply with any more restrictive requirements imposed by local ordinances. _______________________________________ ___________________ Signature of applicant Date OFFICE USE ONLY Approval Conditions ______________________________________________________________________________________ _______________________________________________________________________________________________________ Permit issued by__________________________ Date______________ Fee $___________________ Check #______________ _____________________________ Signature of Zoning Administrator Fee: $150.00 Checks should be made payable to: Treasurer, Town of Spider Lake 10896 W Town Hall Rd Hayward, WI 54843 Stake or mark location of driveway. Zoning administrator will not make an inspection until location(s) are staked or marked. Application No.____________________ DW 26-01 See attached. Lot 1 ExpirationDate________________ Page 1 of 2 TOWN OF SPIDER LAKE Permit for Access Driveway to Town Road Owner Name of Road Mailing Address Number and Type of Driveways City, State, Zip Anticipated Completion Date Daytime Phone Proposed Land Use Location of Driveway ______ ¼ _______ ¼ of Section __________, T____________N, R __________E (or) W _______________________________________________________________________ Location and direction from nearest intersection Required Drainage Structure If No Drainage Structure, State why CONSTRUCTION MAY NOT BEGIN UNTIL THE PERMIT IS ISSUED. Detailed Drawing of Proposed Work (include special restrictions, intersection clearances, distance to nearest intersecting road, distance to other driveways, other details and reference to any sketches which may be attached) Any driveways shall be constructed in accordance with all requirem ents printed on the reverse and any special conditions stated herein. The maintenance of the driveways shall be the responsibility of the applicant. Issuance of this permit shall not be construed as a waiver of the applicant ’s obligation to comply with any more restrictive requirements imposed by local ordinances. _______________________________________ ___________________ Signature of applicant Date OFFICE USE ONLY Approval Conditions ______________________________________________________________________________________ _______________________________________________________________________________________________________ Permit issued by__________________________ Date______________ Fee $___________________ Check #______________ _____________________________ Signature of Zoning Administrator Fee: $150.00 Checks should be made payable to: Treasurer, Town of Spider Lake 10896 W Town Hall Rd Hayward, WI 54843 Stake or mark location of driveway. Zoning administrator will not make an inspection until location(s) are staked or marked. Application No.____________________ DW 26-02 See attached. Lot 2 ExpirationDate________________ Page 1 of 2 TOWN OF SPIDER LAKE Permit for Access Driveway to Town Road Owner Name of Road Mailing Address Number and Type of Driveways City, State, Zip Anticipated Completion Date Daytime Phone Proposed Land Use Location of Driveway ______ ¼ _______ ¼ of Section __________, T____________N, R __________E (or) W _______________________________________________________________________ Location and direction from nearest intersection Required Drainage Structure If No Drainage Structure, State why CONSTRUCTION MAY NOT BEGIN UNTIL THE PERMIT IS ISSUED. Detailed Drawing of Proposed Work (include special restrictions, intersection clearances, distance to nearest intersecting road, distance to other driveways, other details and reference to any sketches which may be attached) Any driveways shall be constructed in accordance with all requirem ents printed on the reverse and any special conditions stated herein. The maintenance of the driveways shall be the responsibility of the applicant. Issuance of this permit shall not be construed as a waiver of the applicant ’s obligation to comply with any more restrictive requirements imposed by local ordinances. _______________________________________ ___________________ Signature of applicant Date OFFICE USE ONLY Approval Conditions ______________________________________________________________________________________ _______________________________________________________________________________________________________ Permit issued by__________________________ Date______________ Fee $___________________ Check #______________ _____________________________ Signature of Zoning Administrator Fee: $150.00 Checks should be made payable to: Treasurer, Town of Spider Lake 10896 W Town Hall Rd Hayward, WI 54843 Stake or mark location of driveway. Zoning administrator will not make an inspection until location(s) are staked or marked. Application No.____________________ DW 26-03 See attached. Lot 3 ExpirationDate________________ Page 1 of 2 TOWN OF SPIDER LAKE Permit for Access Driveway to Town Road Owner Name of Road Mailing Address Number and Type of Driveways City, State, Zip Anticipated Completion Date Daytime Phone Proposed Land Use Location of Driveway ______ ¼ _______ ¼ of Section __________, T____________N, R __________E (or) W _______________________________________________________________________ Location and direction from nearest intersection Required Drainage Structure If No Drainage Structure, State why CONSTRUCTION MAY NOT BEGIN UNTIL THE PERMIT IS ISSUED. Detailed Drawing of Proposed Work (include special restrictions, intersection clearances, distance to nearest intersecting road, distance to other driveways, other details and reference to any sketches which may be attached) Any driveways shall be constructed in accordance with all requirem ents printed on the reverse and any special conditions stated herein. The maintenance of the driveways shall be the responsibility of the applicant. Issuance of this permit shall not be construed as a waiver of the applicant ’s obligation to comply with any more restrictive requirements imposed by local ordinances. _______________________________________ ___________________ Signature of applicant Date OFFICE USE ONLY Approval Conditions ______________________________________________________________________________________ _______________________________________________________________________________________________________ Permit issued by__________________________ Date______________ Fee $___________________ Check #______________ _____________________________ Signature of Zoning Administrator Fee: $150.00 Checks should be made payable to: Treasurer, Town of Spider Lake 10896 W Town Hall Rd Hayward, WI 54843 Stake or mark location of driveway. Zoning administrator will not make an inspection until location(s) are staked or marked. Application No.____________________ DW 26-04 See attached. Lot 4 LUP 26-26 DM 26-03 LUP 26-27 Application for Land Use/Building Permit Town of Spider Lake Sawyer County, Wisconsin CONSTRUCTION MAY NOT BEGIN UNTIL THE PERMIT IS ISSUED AND A PERMIT CARD POSTED AT THE PROPERTY ENTRANCE.  Be sure to complete all steps in this application.  Click Skip or Continue to save your input. To exit the application at any point, close the app or browser after saving. Is agent/builder same as owner? Yes No First name Brad & Rachel Last name Scrivner Property Owner Daytime Phone # 608 3383775 Property Owner Mailing Address 205 Glenview Rd, Mt Horeb, WI 53572 First name Carrie Last name Bender Agent/Builder Daytime Phone # 715 6380849 Agent/Builder Mailing Address 15988 US Hwy 63, Hayward, WI 54843 Govʼt Lot 1 1/4 1/4 Sec. 33 Twn. 42N R______W 06W Alternate/Legacy ID 028642335109 Description PRT GOVT LOT 1, LOT 4 CSM 9/56, #1851 Site Address 8784W Elephant Rock Rd, Hayward, WI 54843 Acreage 1.99 Deed Document # 443076 Sanitary Permit # 665683 Sanitary Permit Date 3/13/2026 Sanitary Permit Issued By Sawyer County Year Installed 2026 Owner When Installed Brad & Rachel Scrivner Attach Copy Of Approved Sawyer County Sanitary Permit scrivner-san-2026024 1785347954610.pdf Visit heygov.co/townofspiderlake.com/fr_01kyqg2jbt3ac6fqdvwh8zp8ft to view or download full files. Zone District R1 RR1 RR2 A1 C1 I1 F1 Wetland/Shoreland Yes No Shoreland: The area of frontage on navigable waters measured from the normal high-water elevation within one thousand 1,000 feet from lakes, ponds and flowages; and three hundred 300 feet from rivers and streams. To Download the Power of Attorney Form open this link here. Please upload filled in and notarized Power of Attorney scrivner-power-of-attorney- 1785347982899.pdf Visit heygov.co/townofspiderlake.com/fr_01kyqg2jbt3ac6fqdvwh8zp8ft to view or download full files. Throughout the process the inputed information is automatically saved as a Draft document and you can always revisit it to continue where you left off. Permit Requested For New Dwelling Addition To Dwelling Accessory Structure Addition To Accessory Structure Other/Misc Use of Land Home Occupation/ Professional Office Alternative or Renewable Energy Systems Communication Systems Other New Building/Structure (e.g., Commercial, Industrial, Agricultural) Other New Addition To Building/Structure (e.g., Commercial, Industrial, Agricultural) Other/ Misc info Other / Misc type Foundation Replacement Roof Structure Replacement Other Stairs/Walkways Within 75ʼ Of OHWM Area Involved (length X width = total SQFT 69 sf Height of Structure Grade to Peak 4 Construction Cost $7000 Submit Completed Application And Fee To: Clerk, Town of Spider Lake Attn: Sarah Delaney Chair PRC 10896 Town Hall Rd. Hayward, WI 548543 Skip if project is not Shoreland/Wetland To take a look at any Additional Information, the Worksheet & the Example Plot Plan open this link here. To Download the Shoreland Preservation Agreement open this link here. Total land area within 300ʼ of the water body: 67256 Please Upload the SHORELAND PRESERVATION A GREEMENT scrivner-intact-shoreland-signed- 1785349019538.pdf Visit heygov.co/townofspiderlake.com/fr_01kyqg2jbt3ac6fqdvwh8zp8ft to view or download full files. Total impervious surface area (including this project) 2011 Please Upload the the worksheet in the Additional Information Worksheet document scrivner-impervious-worksheet-stairs- 1785351653308.pdf Visit heygov.co/townofspiderlake.com/fr_01kyqg2jbt3ac6fqdvwh8zp8ft to view or download full files. B/A x 100 = % Used 2.99% Attach the Site Plan stair-lup-layout-1785355501569.pdf scrivner-lake-stairs-1785355557771.pdf Visit heygov.co/townofspiderlake.com/fr_01kyqg2jbt3ac6fqdvwh8zp8ft to view or download full files. In the event this application is approved by the Zoning Office, I agree: That no work shall commence until I have received the issued Land Use Permit, and the Permit Card is posted That all work shall be done in accordance with the requirements of the Town of Spider Lake Land Use Permit, the Town of Spider Lake Land Use Ordinance, all other applicable County Ordinances and the laws and regulations of the State of Wisconsin, That the signing of this application grants permission to allow free and unlimited access to the property for onsite inspections between the hours of 800 AM 600 PM Mon – Fri to the Zoning Administrator(s) and/or Plan & Review Commissioners. I (we) declare that this application (including any accompanying information) has been examined be me (us) and to the best of my (our) knowledge and belief it is true, correct and complete. I (we) acknowledge that I (we) am (are) responsible for the detail and accuracy of all information I (we) am (are) providing and that it will be relied upon by the Town of Spider Lake in determining whether to issue a permit. I (we) further accept liability which may result of the Town of Spider Lake relying on this information I (we) am (are) providing in or with this application.  Signature of Owner or Agent with Power of Attorney) Signed electronically on 7/29/26, 315 PM To Review the Fee Schedule for the Land Use Application open this link here. Enter amount of calculated fees 200 Thank you for calculating your payment fees. The Zoning Administrator will review the calculations and will send you a request for payment. SUBMITED ON 7/29/26 For Zoning & Building Department use only Does the Plan & Review Commission recommend approval from the Town Board? Yes No Reason for recommendation DN 4' 6' 14'-2" 3'-4" 6'-2" 4'-9" 3' 10' 10'-9" 18'-2" P-1 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 7/27/2026 Scrivner Lake Stairs STAIRS HAVE A 7" RISE AND A 10" STEP LUP 26-30 Memorandum To: Town of Spider Lake, Plan and Review Commission From: Thor Jeppson Date: July 29, 2026 Re: Land Use Ordinance Update – Summary of Phase I Revisions Purpose and Scope This memorandum summarizes the changes proposed to date for Part I of the Town of Spider Lake Land Use Ordinance. It is intended as a status overview for the Plan and Review Commission, not as a line-by-line redline. Nothing described below is final and each item remains subject to Commission direction and, ultimately, to action by the Town Board. Statutory Framework The Town zones under Wis. Stat. § 60.62, which authorizes a town exercising village powers under Wis. Stat. § 60.22(3) to adopt zoning regulations subject to the substantive requirements of Wis. Stat. § 62.23(7). Two features of that framework shape much of the draft. Consistency with the comprehensive plan. Wis. Stat. § 66.1001(3) requires that a zoning ordinance enacted under § 60.62 be consistent with the Town’s adopted comprehensive plan. Limits on local authority. Several statutes enacted since the current ordinance was written now constrain what the Town may regulate and how it must decide applications. Several provisions of the current ordinance are unenforceable under those statutes, and these have been corrected. Phase 1 — Part I, Land Use Reorganization Part I has been restructured to proceed generally from administrative procedures, to zoning districts, to use regulations, to dimensional and development standards, and finally to other development regulations. The current ordinance frequently shifts between administrative procedures, use regulations, development standards, and other topics, making it difficult to determine what is allowed on a property and which standards apply. The proposed reorganization creates a more logical, user- friendly document that is easier for property owners to navigate and for the Town to administer and maintain, without changing the ordinance's substantive policies. Current Organization Proposed Organization 1. Introduction 2. Definitions 3. Zoning Districts 4. Regulations 5. Signs 6. Regulation of Special Uses 7. Screening and Fencing 8. Conditional Uses 9. Administrative 10. Nonconforming Uses 11. Zoning Board of Appeals 12. Amendments 13. Public Hearing / Notices 14. Severability 15. Zone Districts 16. Dimensional Requirements 1. Introduction 2. Definitions 3. Administration and Procedures 4. Zoning Districts 5. Use Regulations 6. Dimensional and Development Standards 7. Parking, Loading, and Access 8. Landscaping and Screening 9. Outdoor Lighting 10. General Performance Standards 11. Supplemental Use Regulations 12. Signs 13. Conditional Uses 14. Nonconforming Uses Section 4.0 — Zoning Districts The draft reduces the number of base districts, refines the statement of purpose and intent for each district, and moves wetland regulation from a base district to an overlay. Current District Proposed District R-1 Residential One Eliminated — no mapped parcels RR-1 Residential/Recreational One RR-1 Rural Residential (renamed) RR-2 Residential/Recreational Two RR-2 Residential/Recreational Two (unchanged) A-1 Agricultural A-1 Agricultural (unchanged) C-1 Commercial C-1 Commercial (unchanged) I-1 Industrial Eliminated — no mapped parcels F-1 Forestry F-1 Forestry (unchanged) W-1 Wetland/Shoreland One Eliminated as a base district SP-1 Shoreland Protection Overlay SP-1 Shoreland Protection Overlay (unchanged) — WO-1 Wetland Overlay (new) • R-1 Residential One and I-1 Industrial are proposed for elimination. Neither district has any mapped parcels in the Town, and retaining unmapped districts adds length to the ordinance without regulatory effect. • W-1 Wetland/Shoreland One would be eliminated as a base district. Mapped W-1 lands would be placed in F-1 Forestry, and the wetland standards would be carried forward in a new Wetland Overlay applied over the underlying base district. Regulating wetlands through an overlay rather than a base district avoids the mapping problems that arise when a delineation is revised but keeps the underlying use regulations intact. • SP-1 Shoreland Protection Overlay is unchanged. County shoreland zoning adopted under Wis. Stat. § 59.692(1c) and Wis. Admin. Code ch. NR 115 continues to apply independently within the shoreland area; the Town’s overlay operates on top of the County’s ordinance where stricter, as permitted by Wis. Stat. § 59.692(2)(bg), subject to the limits in Wis. Stat. § 60.62(5). Section 5.0 — Use Regulations • Converted the narrative lists of permitted and conditional uses into a consolidated Use Table, with permitted (P), conditional (C), and not permitted designations shown by district. • Added contemporary use categories that the current ordinance does not address, such as townhouses, accessory dwelling units, event venues, and data centers, among others, so that these uses are classified in advance and reviewed against objective standards the Town has adopted. This matters practically, as a use the ordinance does not identify or regulate is difficult to condition or deny defensibly. • Added temporary use standards, and standards governing multiple principal uses on a single lot. • Removed condominiums as a land use. A condominium is a form of ownership under Wis. Stat. ch. 703, and zoning that regulates the ownership form rather than the use is vulnerable to challenge. The applicable standards have been relocated to Part III, Land Divisions. Two use classifications warrant specific mention: • Rooftop solar is classified as a permitted use subject to standards. Wis. Stat. § 66.0401(1m) limits the Town’s authority over solar energy systems to restrictions that preserve or protect public health or safety, that do not significantly increase the cost of the system or decrease its efficiency, or that allow for an alternative system of comparable cost and efficiency. • Boathouses remain permitted in the RR-1 Rural Residential and RR-2 districts, subject to the setback standards of the Shoreland Zoning Ordinance. No change to the existing boathouse standards is proposed. Section 6.0 — Dimensional and Development Standards • Simplified the dimensional standards table so that the applicable lot area, width, setback, and height requirements for each district can be read in one place, but the standards are unchanged. • Added a clear definition of building setback to remove ambiguity about the point from which measurement is taken, together with express exceptions for access features and ordinary architectural projections such as eaves, gutters, and overhangs. • Added a limited list of prohibited structures, including shipping containers used as accessory structures and detached garages or storage buildings exceeding the habitable floor area of the principal dwelling. • Added wildfire-resistant roof construction requirements. • Removed the contiguous substandard lot provision. The Town cannot require lots to be merged without the owners' consent (Wis. Stat. § 66.10015(4)) or restrict the sale or use of a substandard lot as a building site if it complies with the Town's other ordinances. The existing clause is unenforceable. The nonconformity standards in Section 14.0 still apply to development on these lots. Section 7.0 — Parking, Loading, and Access • The existing standards are generally carried forward. They have performed well for the Town and no structural change is proposed. • Off-street parking ratios have been expanded to cover additional use categories, and reduced for two categories in which the current requirement produces more pavement than demand warrants: – retail and service uses move from one space per 200 square feet to one space per 300 square feet, – office and professional uses move from one space per 200 square feet to one space per 400 square feet. • Access and driveway standards are unchanged. Section 8.0 — Landscaping and Screening • Substantially strengthened, with new objective standards governing fence height, materials, and location, as well as landscaping design and plant selection. • Added landscaping and screening standards applicable to larger commercial and institutional development. • The standards are drafted to be measurable and administratively applied, so that compliance can be determined at permit review without discretionary judgment. Section 9.0 — Outdoor Lighting • The existing standards are strengthened and their scope expanded, including objective light trespass limits measured at the property line. • The draft prohibits uplighting and floodlighting, caps correlated color temperature at 3000K, requires that fixtures provide no more than the minimum intensity necessary for the intended purpose, and establishes a lighting curfew. • These provisions respond to the dark-sky and lakeshore character concerns raised during the planning process, and are written as numerical standards so they can be enforced consistently. Section 10.0 — General Performance Standards • This is a new section establishing objective, measurable standards for recurring nuisance concerns. The standards apply to all development review. • The section addresses landscaping, screening, lighting, noise, vibration, dust, fumes and odors, stormwater, hazardous materials, outdoor storage, refuse and waste disposal, fire protection and emergency access, drainage, traffic generation, outdoor activities, natural resource protection, and contaminated soils. • This section does much of the ordinance's legal work. Under Wis. Stat. § 60.62(4e)(b), any condition on a conditional use permit must relate to the ordinance's purpose, be reasonable and measurable where practicable, and rest on substantial evidence. Section 11.0 — Supplemental Use Regulations • For uses with a heightened potential for nuisance, or that require regulation beyond the general standards, the draft adds use-specific supplemental regulations. • Each supplemental section identifies the additional protections required for that use and, where appropriate, the circumstances in which the use may deviate from the general dimensional or performance standards. • The Town’s existing supplemental regulations, including those for mobile home parks, campgrounds, kennels, and mineral extraction, are carried forward substantially as written, with drafting corrections and updated cross-references. • Other sections are new. Where a use is already subject to state regulation, the supplemental standards are drafted to the limit of the Town’s remaining authority rather than restating state law, such as for wind energy systems or mobile service support structures. • This section is designed to be amended over time as market conditions change and new concerns arise, without disturbing the structure of the balance of the ordinance. Section 12.0 — Signs • Reorganized and simplified for clarity. The substance of the permanent sign regulations is retained. • The temporary sign provisions have been rewritten. The current provisions regulate by message, for example, political signs from real estate signs, which is content-based regulation. The new provisions are form-based and regulate categories like yard signs and banners according to size, location, and duration. • Eliminated the conditional use permit requirement for signs in the Shoreland Protection Overlay. Signs that satisfy the objective standards are approved administratively, which removes an unnecessary hearing burden from the Commission and shortens the review timeline for applicants. Section 13.0 — Conditional Uses • The existing structure is retained and conformed to 2017 Wis. Act 67, codified for towns exercising village powers at Wis. Stat. § 60.62(4e). • The draft states the substantial evidence standard expressly. Under Wis. Stat. § 60.62(4e)(b)1, the Town must grant a conditional use permit where the applicant meets or agrees to meet all of the requirements and conditions specified in the ordinance or imposed by the Town. Any condition imposed must be related to the purpose of the ordinance and based on substantial evidence, and under § 60.62(4e)(b)2. must be reasonable and, to the extent practicable, measurable. • The draft sets out the factors the Commission will consider in reviewing a conditional use. The purpose is to ensure that the record supporting any approval, denial, or condition is built against adopted standards rather than developed at the hearing. Section 14.0 — Nonconformities • The existing framework is mostly retained. Abandonment and discontinuance provisions are strengthened. Wis. Stat. § 62.23(7)(h) permits termination of a nonconforming use that has been discontinued for a period of 12 months, and the draft applies that period while defining discontinuance in objective terms. • The registration requirement for nonconforming uses is removed. No statute requires registration, and the draft instead provides expressly that the burden of establishing a lawful nonconforming use or structure rests on the property owner.