Meeting Agenda and Packet

WHITEFISH BAY COMMUNITY DEVELOPMENT AUTHORITY MEETING NOTICE AND AGENDA WHITEFISH BAY VILLAGE HALL 5300 N. MARLBOROUGH DR. Tuesday, August 18, 2026 4:00 PM As an alternative to attending in-person, the public may access this meeting of the Community Development Authority by phone or by computer. Please note that those participating remotely will not have an opportunity to provide public comment. The phone number is: +1 312 626 6799. The Zoom Meeting code is: 810 1621 0138 and the Passcode is: 181070. https://us06web.zoom.us/j/81016210138?pwd=YU5NbGRLMVZmeFQwRTJOLzY0SnBTdz09 I. Call to Order II. General Business 1. Approval of Minutes from the meeting held on July 14, 2026. 2. Discussion/recommendation on new Silver Spring entrance signs to be paid for by private development projects. 3. Discussion/recommendation on Strategic Plan initiative to evaluate permitted, conditional, and prohibited uses and other standards in District 11 (Silver Spring Drive Business District). 4. Discussion/recommendation on the 2027 budgets for TID 1, TID 2 and TID 3. III. Adjourn Upon reasonable notice, efforts will be made to accommodate the needs of disabled individuals through appropriate aids and services. Contact Village Hall at (414) 962-6690. It is possible that members of and possibly a quorum of members of other Boards, Commissions, or Committees of the Village including in particular the BID Board may be in attendance in the above stated meeting to gather information; no action will be taken by any other Boards, Commissions, or Committees of the Village except by the Board, Commission, or Committee noticed above. Agendas and minutes are available on the Village website (www.wfbvillage.gov) VILLAGE OF WHITEFISH BAY COMMUNITY DEVELOPMENT AUTHORITY MEETING MINUTES Tuesday, July 14, 2026 - 6:00 p.m. I. Call to Order President Buckley called the meeting to order at 6:02 p.m. Present: President Kevin Buckley, Mike Harrigan, Trustee Brian Vanevenhoven, Dick Lincoln, Sarah Malik, Mike Dwyer Absent: Chairperson Ray Krueger, Collin Wolfe (Alternate Member) Also Present: Kelsey McElroy-Anderson – Village Manager, Anna Christopherson – Assistant Village Manager II. General Business 1. Approval of Minutes from the meeting held on January 21, 2026. IT WAS MOVED BY MR. LINCOLN TO APPROVE THE JANUARY 21, 2026 MEETING MINUTES, SECONDED BY TRUSTEE VANEVENHOVEN. MOTION CARRIED 6-0. 2. Discussion/action on architectural and site plans for a mixed-use building to be located at 131 W. Silver Spring Drive. Village Manager McElroy-Anderson introduced the application for redevelopment of the property at 131 W. Silver Spring Drive, at the intersection of Lydell Avenue and Silver Spring Drive. The proposed three-story mixed-use building would include Bank of America and an additional, as-yet-unidentified commercial tenant on the first floor, with 16 market-rate apartments on the second and third floors. The CDA has final authority for exterior design review within District 11. The Architectural Review Commission (ARC) previously reviewed the plans, provided feedback, and, following revisions by the applicant, recommended approval on June 18, 2026. The project had also received prior conditional-use approval from the Plan Commission related to the financial institution. Applicant representative, Debby Tomczyk of Reinhart Boerner Van Deuren s.c., discussed the proposal and stated that no tax-increment financing was requested. Ms. Tomczyk noted that the development would replace the existing Bay Manor Apartments building and was presented as a gateway project for the Village. The project includes 45 parking spaces, including 32 below-grade spaces. Ms. Tomczyk stated that the proposed parking supply would be adequate for residents, employees, and customers; however, the development does not meet the full parking calculation applicable to an unidentified second retail tenant. The specific tenant and operational characteristics of the approximately 1,500-square-foot second commercial space have not yet been determined. Parking will be reevaluated when the tenant seeks occupancy or build-out approvals. CDA members discussed parking allocation, potential shared or leased use of below- grade parking, customer parking, deliveries to the site, and the future tenant’s potential intensity of use. Staff clarified that the CDA’s primary authority for this item concerns exterior aesthetics and related site-design features; parking compliance for future occupancy would be addressed through the appropriate administrative, conditional-use, or Plan Commission process. Further discussion by CDA members included the final lighting design and they expressed a preference for uniform, pedestrian-scale lighting. They also discussed the screening and enclosure of rooftop mechanical equipment from all visible sides, including Lydell Avenue, Silver Spring Drive, and adjacent residential properties, as well as potential noise and vibration from rooftop HVAC equipment. Members reviewed the proposed privacy fence adjoining the nearby single-family residence, including the need for final administrative review of its location. Additional discussion addressed rooftop patio materials and access limitations, along with the applicant’s revisions in response to ARC feedback, including four-sided architecture and enhanced building materials. No known opposition to the project was reported by Village Manager McElroy- Anderson. IT WAS MOVED BY MR. LINCOLN TO APPROVE THE ARCHITECTURAL AND SITE PLANS FOR A MIXED-USE BUILDING TO BE LOCATED AT 131 W. SILVER SPRING DR. SUBJECT TO THE SEVEN CONDITIONS OUTLINED IN THE STAFF MEMO AND AMENDING COMMENT SEVEN TO PROVIDE THAT THE MONUMENT SIGN WOULD REQUIRE REVIEW AND APPROVAL BY THE ARC, CDA, AND VILLAGE BOARD, SECONDED BY TRUSTEE VANEVENHOVEN. MOTION CARRIED 6-0. 4. Discussion on new Silver Spring entrance signs to be paid for by private development projects. Village Manager McElroy-Anderson introduced the replacement of the two Village entrance signs on Silver Spring Drive associated with two private redevelopment projects: Sendik’s redevelopment and the 131 W. Silver Spring Drive development. Both developers are expected to fund replacement of the existing monument signs. Village Manager McElroy-Anderson requested CDA input to guide a Village design consultant in developing entrance-sign concepts. CDA members generally agreed that the entrance signs should function as Village identity signs rather than extensions of the adjacent private developments. The signs should include consistent Village branding, such as “Village of Whitefish Bay” and an appropriate seal or emblem, and should be coordinated in overall form, materials, lighting, and visual character. Members emphasized that the signs should contrast with adjacent buildings so they appear independent of private development projects. The CDA also recommended that the design be adaptable for future use at other Village entry points, potentially through scaled versions of the same design, and that electrical service be provided for illumination. The CDA did not favor either of the initial concepts presented and indicated that the signs should be more distinctive and durable in appearance. Members supported allowing appropriate variation in size based on site constraints, while maintaining a coordinated overall design. Village Manager McElroy-Anderson pointed out that the Sendik’s sign location is constrained by a sight-triangle requirement that limits height to approximately 42 inches; the 131 W. Silver Spring Drive sign may have greater flexibility. Direction to Staff was to convey CDA feedback to the Village’s design consultant and continue coordination on entrance-sign concepts. No formal action was taken. 3. Discussion on Strategic Plan initiative to evaluate permitted, conditional, and prohibited uses and other standards in District 11 (Silver Spring Drive Business District). Assistant Village Manager Christopherson introduced the Village Board-referred initiative to evaluate permitted, conditional, and prohibited uses and related development standards in District 11/Silver Spring Drive. The initiative, informed by the Village’s 2024–2027 Strategic Plan, stakeholder and community feedback, staff review, and Board member requests, includes consideration of boutique hotels, active first-floor retail, financial institutions, drive-throughs and freestanding ATMs, motor-vehicle uses, building height and setbacks, and conditional-use provisions. Assistant Village Manager Christopherson explained that Wisconsin Act 67 makes conditional uses difficult to deny without substantial evidence tied to adopted standards; CDA members discussed whether specified uses should instead be permitted subject to objective standards or prohibited outright. The discussion included preliminary concepts such as limiting boutique hotels to 10 rooms or fewer, with hotel rooms on upper floors and only a lobby or accessory use, such as a small bar or restaurant, on the first floor. Members discussed encouraging active first-floor retail while considering standards to distinguish retail-dominant uses from service- or office-dominant uses, including possible limitations on wireless-phone stores and similar uses. The discussion also included prohibiting motor-vehicle sales and service uses on the first floor; prohibiting financial institutions on the first floor or regulating their permitted location by floor, with existing uses potentially becoming legal nonconforming uses; and prohibiting drive-throughs and freestanding ATMs outright or allowing only more enclosed forms. Finally, members considered front-facing upper- story setbacks along Silver Spring Drive to reduce a potential “tunnel” effect, while recognizing that setbacks on both the front and rear of a building could create massing or tower-like design concerns. Following discussion, the CDA expressed preliminary consensus that boutique hotels should not be a permitted or conditional use in District 11 and that bookstores should be permitted. The CDA also supported further staff analysis of a conditional-use standard requiring financial institutions to be located on the second floor; a prohibition on freestanding ATMs; conditional-use standards for drive-through facilities that would prohibit access from Silver Spring Drive; and upper-story setback standards, including averaging setbacks or requiring only a front setback while eliminating a rear setback requirement. The CDA also expressed consensus to continue discussion regarding existing conditional uses at its next meeting. III. Adjourn MR. LINCOLN MOTIONED TO ADJOURN, SECONDED BY MR. HARRIGAN. MOTION CARRIED 6-0 AT 7:44 P.M. Respectfully submitted, Anna Christopherson Assistant Village Manager Community Development Authority Meeting REPORT TO: Community Development Authority REPORT FROM: Kelsey McElroy-Anderson, Village Manager MEETING DATE: August 18, 2026 AGENDA ITEM: Design guidance for the new Silver Spring monument signs ACTION REQUESTED: _____Ordinance _____Resolution ___√___Motion _____Information Only BACKGROUND There are two existing Whitefish Bay entrance signs on Silver Spring Drive. 1. Located on the northwest corner of Marlborough Drive and Silver Spring Drive in front of the new Sendik’s Food Market store. 2. Located on the southeast corner of Lydell Avenue and Silver Spring Drive in front of the Bay Manor Apartments Both signs are scheduled to be replaced, at the developer’s expense, as part of redevelopment projects. Of note, the Sendik’s sign is located in the Sight Triangle, which restricts the height of the sign to 42 inches. The new monument sign at Lydell and Silver Spring appears to not be located within the Sight Triangle and therefore not subject to the same height restrictions. Page 2 of 2 The Village Board discussed the monument sign replacement during the April 6, 2026 Board meeting and provided the following guidance: • The two signs should match and serve as a gateway into Whitefish Bay. • Better lighting so the sign is more visible. • There were concerns at the Sendik’s location about using the same red brick and that the existing sign camouflages into the new building. • Would like the text “Village of Whitefish Bay” to be higher on the sign so the shrubs don’t grow over it. • Use the Fish logo This topic was also presented to the Architectural Review Commission (ARC) on June 28, 2026. There seemed to be consensus from ARC members that the font and form should match. There was discussion about an inlay or panel that could match and then each sign could use their own building materials. The CDA also discussed this topic on July 14, 2026. CDA members generally agreed that the entrance signs should include consistent Village branding and should be coordinated in overall form, materials, lighting, and visual character. Members emphasized that the signs should contrast with adjacent buildings so they appear independent of private development projects. Village staff provided all of the feedback to GROTH Design Group, which is the architectural firm hired for the Klode Warming House project, and asked for three renderings based on this feedback. The Business Improvement District reviewed the preliminary designs on August 7, 2026, and unanimously recommended a modified version of Option 1. They liked the inlay concept and would like both signs to share the same form. However, because the signs are located so close to the buildings, they felt the materials should complement and match the materials used in the development. PROPOSALS Groth Design Group is working on updated renderings with the recommendations above. These will be shared with the CDA prior to the meeting. REQUESTED ACTION Recommendation to the Village Board. CDA MEETING STAFF REPORT REPORT TO: Chairman Ray Krueger & CDA Members REPORT FROM: Anna Christopherson – Assistant Village Manager MEETING DATE: August 18, 2026 AGENDA ITEM: Discussion on Strategic Plan initiative to evaluate permitted, conditional, and prohibited uses and other standards in District 11 (Silver Spring Drive Business District). ACTION REQUESTED: ____Ordinance ____ Resolution ____ Motion ____ Direction to Staff BACKGROUND In 2024, the Village Board adopted the 2024–2027 Strategic Plan. One of the outcomes identified in the Strategic Plan was to evaluate the permitted, conditional, and prohibited uses in District 11 (Silver Spring Business District). Key takeaways from the Strategic Plan Focus Group included: • Interest in a boutique hotel • Additional restaurants • More first-floor retail uses in place of professional services • Stores that attract visitors from outside the community In addition, staff has received Village Board feedback regarding the use of drive-through facilities and building height in District 11. At the June 15 Village Board meeting, staff presented a high-level overview of the uses in District 11, with specific discussion regarding hotels, restaurants and dining establishments, first-floor retail, drive-through facilities, and building height. Following the discussion, the Village Board requested feedback from the CDA before bringing the matter back to the Village Board for potential referral to the Plan Commission. At the July 14 CDA meeting, the CDA expressed preliminary consensus on several potential changes to District 11 regulations. Specifically, the CDA: • Expressed preliminary consensus that boutique hotels should not be a permitted or conditional use in District 11. • Supported allowing bookstores as a permitted use. • Supported further staff analysis of a conditional-use standard requiring financial institutions to be located on the second floor. • Supported further staff analysis of a prohibition on freestanding ATMs. • Supported further staff analysis of conditional-use standards for drive-through facilities that would prohibit access from Silver Spring Drive. • Supported further staff analysis of upper-story setback standards, including averaging setbacks or requiring only a front setback while eliminating a rear setback requirement. The CDA also expressed consensus to continue discussion regarding existing conditional uses. USES The uses in District 11 are categorized by the regulatory status (permitted/conditional/prohibited) and then distinguished based on location within the building (any floor/only on second floor and above/only on the first floor with a conditional use permit) as shown in the table below. Wisconsin’s 2017 Act 67 significantly changed how municipalities must handle conditional use permits by creating a uniform, statewide framework that limits local discretion and emphasizes objective, evidence-based decision-making. Under Act 67, if an applicant demonstrates using substantial evidence that they meet, or agree to meet, all ordinance standards and any reasonable, measurable conditions imposed, it becomes much more difficult for the municipality to deny the conditional use. For this reason, the Village’s conditional use standards need to be clear, specific, and tied to identifiable impacts (such as traffic, noise, parking or hours of operation). Act 67 means that once a use is listed as conditional in a zoning district, the focus at the public hearing is on whether the applicant can satisfy the adopted standards and conditions, rather than on broader, case-by-case judgments about whether that use is desirable in the district. Given Act 67, the Village Board discussed the possibility of removing the blanket statement that designates all other uses not otherwise listed as a conditional use and instead those uses not listed would be prohibited. Category/Floor Subcategory Uses Permitted – any floor Retail Art galleries; art supply; clothing stores; florists; gift stores; home furnishings stores; jewelry stores; luggage and leather goods stores; paint and wallpaper stores; shoe stores; specialty retail; sporting goods and hobby stores; stationery stores Category/Floor Subcategory Uses Permitted – any floor Service-oriented Camera, computer, and wireless service stores; footwear and leather goods repair; interior design services; photography studios and services; travel arrangement and reservation services Permitted – second floor and above Professional office Professional office uses (e.g., lawyers, accountants, real estate agents and brokers, medical practitioners, dentists; “office” = rooms where professional affairs or administrative/financial business affairs are carried out, without retail or direct sales activity) Permitted – second floor and above Residential Residential apartment-style units; town homes (in mixed-use buildings with first-floor retail or service) Conditional – any floor Service / eating / entertainment Arts, entertainment, and recreational uses; bakeries and food production with retail and/or commercial operations; barber shops; bars; beauty salons; brewpubs; cafes; coffee shops; fitness and recreational sports centers; performing arts companies including public performance spaces; pet grooming establishments; restaurants; specialty food stores; supermarkets and full service grocery stores; taverns; wine bars; any commercial, retail, or dining establishment that sells or serves alcohol Conditional – any floor Other commercial Financial institutions; motor vehicle sales or service; all other uses not defined as (1) permitted, (2) permitted in second-floor and above spaces, (4) conditional in first-floor spaces, or (5) prohibited uses in § 16-21 Conditional – first floor only Professional office Professional office uses (same definition as above) – conditional on first floor, permitted on upper floors Category/Floor Subcategory Uses Prohibited – any floor (District 11-specific) Adult-oriented / boardinghouses Adult-oriented businesses (including but not limited to adult bookstores, movie theatres, video arcades, paraphernalia dealers, and Internet providers as part of adult-oriented businesses); boardinghouses or similar accommodations that charge on more than a nightly basis and do not provide an individual self-contained unit, including a full bath, with each sleeping room Prohibited – any floor (District 11-specific) Convenience / drive-through / auto Unattended coin-operated facilities of any kind; convenience stores; drive-through establishments deriving more than one-half of sales from drive-through operations; gas station and auto or other equipment service businesses; outdoor freestanding ATMs, vending machines, or unattended dispensing machines of any kind dispensing cash, prepaid telephone cards, or goods Prohibited – any floor (District 11-specific) Financial / collateral / other Pawn shops; sale of firearms, fireworks, or weapons of any kind; short-term loan facilities that provide loans in exchange for collateral (with specified exceptions); tattoo and piercing parlors; establishments that charge a fee for cashing checks or exchanging currency or financial instruments (with specified exceptions); maintenance of vehicles, equipment, or other personal property as collateral executed upon in satisfaction of a loan Prohibited – any floor (Village-wide cross-reference) Village-wide prohibited uses All uses prohibited in the entire Village pursuant to the Zoning Code CDA Question(s): • Should the Village change the regulatory status of any of the uses listed or not listed? • Should any standards or conditions be added to any of the conditional uses? • Should all other uses not otherwise listed be categorized as a conditional use (existing practice) or prohibited? RECOMMENDED ACTION BY THE CDA Motion to recommend changes on conditional uses to the Village Board. Community Development Authority Meeting REPORT TO: Community Development Authority REPORT FROM: Kelsey McElroy-Anderson, Village Manager MEETING DATE: August 18, 2026 AGENDA ITEM: Design guidance for the new Silver Spring monument signs ACTION REQUESTED: _____Ordinance _____Resolution ___√___Motion _____Information Only BACKGROUND The draft 2027 budgets for TID 1, TID 2, and TID 3 are attached. The TID 1 budget largely mirrors the cash flow projection included in the Sendik’s Development Agreement. This includes for 2027 a $60,000 payment to BID, $20,000 payment to Stone Creek Coffee, and $50,000 transfer to CDA for future use on a revolving loan or grant program. The only difference is that the 2026 G.O. Note payment is slightly lower than originally anticipated. The TID 2 budget follows the Development Agreement with Mandel. The TID 3 budget follows the Development Agreements with New Land Enterprises and Sendik’s. REQUESTED ACTION A motion to recommend the TID 1, TID 2, and TID 3 2027 budgets to the Village Board. ATTACHMENTS • TID 1 2027 Draft Budget • TID 2 2027 Draft Budget • TID 3 2027 Draft Budget Fund 25 - Tax Increment District # 1 Summary of Revenues & Expenditures 2024 2025 2026 6/30/26 2026 2027 Budget Account Account Name Actual Actual Budget YTD Projected Budget % Change Revenues 41100 Tax Increment 670,647 $ 630,247 $ 630,203 $ 716,182 $ 716,182 $ 716,244 $ 13.65% 43430 Personal property & exempt computer aid 18,574 62,072 62,072 48,562 62,072 62,072 0.00% 48911 Developer agreement obligations 5,504 15,474 17,000 13,107 13,107 - -100.00% 48440 Miscellaneous 10,607 - - - - - 0.00% 49100 Proceeds from Debt - - - 1,885,000 1,885,000 - 0.00% 49502 Debt Premium - - - 122,318 122,318 - 0.00% Total Revenue 705,332 707,793 709,275 2,785,169 2,798,679 778,316 Expenditures 98200-715 Bond Issue Costs - $ - $ - $ 23,049$ 23,049 $ - $ #DIV/0! 98200-731 Transfer to Debt Service 290,738 199,213 189,088 189,088 610,675 222.96% 98200-790 Project Costs 152,987 - - 732 - - #DIV/0! 98200-791 General Expenses 30,142 47,612 35,000 1,176 35,000 35,000 0.00% 98200-792 Developer/Retail Incentive/Façade 194,500 280,000 103,500 620,000 703,500 130,000 25.60% Total Expenditures 668,367 526,825 327,588 644,957 950,637 775,675 136.78% Fund 27 - Tax Increment District # 2 Summary of Revenues & Expenditures 2024 2025 2026 6/30/26 2026 2027 Budget Account Account Name Actual Actual Budget YTD Projected Budget % Change Revenues 41100 Tax Increment 322,962 $ 278,216 $ 278,216 $ 305,338 $ 305,338 $ 305,338 $ 9.75% Total Revenue 322,962 278,216 278,216 305,338 305,338 305,338 9.75% Expenditures 98200-731 Transfer to Debt Service 118,100 121,050 123,900 - 123,900 116,750 -5.77% 98200-796 TID #2 General Expenses 32,170 35,077 32,150 31,050 32,150 35,077 9.10% 98200-797 Developer/Retail Incentive/Façade 193,713 176,375 179,550 - 145,546 182,075 1.41% Total Expenditures 343,983 332,502 335,600 31,050 301,596 333,902 -0.51% Fund 19 - Tax Increment District # 3 Summary of Revenues & Expenditures 2025 2026 6/30/26 2026 2027 Budget Account Account Name Actual Budget YTD Projected Budget % Change Revenues 41100 Tax Increment - $ - $ - $ - $ 49,786$ #DIV/0! 48440 3rd party reimbursements - - 439,204 439,204 - Total Revenue - - 439,204 439,204 49,786 #DIV/0! Expenditures 98200-796 TID #3 General Expenses 28,468 15,000 1,050 15,000 15,300 2.00% 98200-797 Developer/Retail Incentive/Façade - - - - 36,401 #DIV/0! Total Expenditures 28,468 15,000 1,050 15,000 51,701 244.67%