Zoning Board of Appeals Meeting — Agenda Packet

VILLAGE OF WILLIAMS BAY 250 Williams Street | PO Box 580 | Williams Bay | WI | 53191 | vi.williamsbay.wi.gov Phone: 262-245-2700 NOTICE ZONING BOARD OF APPEALS (ZBA) MEETING TUESDAY, APRIL 21, 2026 AT 6:30 PM Village Hall Council Room 250 Williams Street Williams Bay, WI 53191 The meeting will be live-streamed on the Village of Williams Bay's YouTube, which can be found here: https://youtube.com/live/Q7r5dA-s2pY?feature=share AGENDA The following agenda items may be considered for Discussion, Consideration, or Action I. Call to Order II. Roll Call III. Pledge of Allegiance IV. Minutes A. Zoning Board of Appeals Meeting Minutes of December 16, 2025 V. Variance Application A. Motion to Open Public Hearing - All interested in this matter are invited to attend APPLICANT(S): Renee Lanam TAX KEY NUMBER: WLV 00027 STREET ADDRESS: 22 Upper Loch Vista Drive, Williams Bay, WI 53191 The applicant requests a variance to zoning code section 390-0212, SF-6 Village Residential District, to allow for a second story and attic addition on a portion of the home that already exists within the required side yard setback of 10 feet, rear yard setback of 30 feet, and shore yard setback of 150 feet. B. Motion to Close Public Hearing C. Consideration and Possible Action on Recommendation of Variance VI. Adjournment George Vlach Chairman Requests from persons with disabilities, who need assistance to participate in this meeting or hearing, should be made to the Village Clerk’s office in advance so the appropriate accommodations can be made. Posted: 04/17/2026 5:00 PM Page 1 of 63 VILLAGE OF WILLIAMS BAY 250 Williams Street | PO Box 580 | Williams Bay | WI | 53191 | vi.williamsbay.wi.gov Phone: 262-245-2700 UNOFFICIAL MINUTES ZONING BOARD OF APPEALS MEETING 12/16/2025 MEETING TUESDAY, DECEMBER 16, 2025 AT 6:30 PM VILLAGE HALL COUNCIL ROOM 250 WILLIAMS STREET WILLIAMS BAY, WI 53191 THERE MAY BE A QUORUM OF VILLAGE TRUSTEES PRESENT, NO BOARD BUSINESS WILL BE CONDUCTED. I. Call to Order Clerk Kolls called the meeting to order at 06:30pm. II. Roll Call Present: Trustee Robert Umans, Commissioners Dennis Costello, Tom Lothian, Mike Fieweger Also Present: Zoning Administrator Allison Schwark, Tina Kolls Excused: Trustee George Vlach, Commissioner Matt Robbins The Motion to select Trustee Umans to chair the remainder of the meeting was initiated by Commissioner Fieweger and seconded by Commissioner Costello. Unanimously Carried. III. Pledge of Allegiance The Pledge of Allegiance was recited by all. IV. Minutes A. Zoning Board of Appeals Meeting Minutes of November 18, 2025 The motion to approve the Zoning Board of Appeals Meeting Minutes of November 18, 2025 was initiated by Commissioner Lothian and seconded by Commissioner Fieweger. Unanimously carried. V. Variance Application A. Motion to Open Public Hearing - All interested in this matter are invited to attend APPLICANT(S): Elain Macalister (Applicant), Jops and Macalister Family Trust (Owners) TAX KEY NUMBER: WLV2 00005 STREET ADDRESS: 43 Lower Loch Vista Drive, Williams Bay, WI 53191 The applicants request a variance to zoning code section 390-0212, SF-6 Village Residential District, to allow a basement and first floor building addition that would convert an existing three season room to living space that already exists within the required rear yard setback of 30 feet. The applicant is requesting a 5.9-foot rear yard setback. Trustee Umans opened the public hearing at 06:33 pm. Jack Williams, 53 Lower Loch Vista Drive, spoke in favor Page 2 of 63 Thelma Parker, 2 Lackey Drive, spoke in favor Ryan MacKay, 187 Conference Point Rd, spoke in favor B. Motion to Close Public Hearing Trustee Umans closed the public hearing at 06:56 pm. C. Consideration and possible action on recommendation of Variance The motion to deny the variance to zoning code section 390-0212, SF-6 Village Residential District, to allow a basement and first floor building addition that would convert an existing three-season room to living space that already exists within the required rear yard setback of 30 feet. The applicant is requesting a 5.9-foot rear yard setback was initiated by Commissioner Costello and seconded by Commissioner Fieweger. Unanimously carried. Votes: Yes: Commissioners Costello, Lothian, and Fieweger No: Trustee Umans Abstain: None Result: Passes VI. Adjournment The motion to adjourn was initiated by Commissioner Lothian and seconded by Commissioner Costello at 07:11pm. Unanimously carried. /s/ Tina Kolls, Village Clerk These are not official Minutes until approved by the Governing Body. Page 3 of 63 OFFICIAL PUBLICATION FOR THE VILLAGE OF WILLIAMS BAY Walworth County, Wisconsin NOTICE OF PUBLIC HEARING FOR A VARIANCE APPLICATION BEFORE THE ZONING BOARD OF APPEALS April 21, 2026, at 6:30 PM Village Hall Council Room 250 Williams Street APPLICANT(S): Renee Lanam (Owner) TAX KEY NUMBER: WLV 00027 STREET ADDRESS: 22 Upper Loch Vista Drive, Williams Bay, WI 53191 Applicant requests a variance to zoning code section 390-0212, SF-6 Village Residential District, to allow for a second story and attic addition on a portion of the home that already exists within the required side yard setback of 10 feet, rear yard setback of 30 feet, and shore yard setback of 150 feet. All interested in the above matter are invited to attend. Copies of the application are on file at the Village Hall and are available for public inspection during regular office hours on Monday, Tuesday, Wednesday, Friday from 8:30 am – 5:00 pm and Thursday 8:30 am – 12:00 pm. Tina Kolls Village Clerk Published April 2, 2026 and April 9, 2026 Page 4 of 63 CWP/ah March 9, 2026 via email (zoning@vi.williamsbay.wi.gov ) and U.S. Mail. Village of Williams Bay c/o Allison Schwark P.O. Box 580 250 Williams Street Williams Bay, WI 53191 Re: Submission of Zoning Permit and Variance Application and Materials for Parcel WLV 00027 Dear Allison: Our office represents Ms. Renee Lanam , in connection with her property located at 22 Upper Loch Vista Drive, Williams Bay, WI 53191, identified as Walworth County Tax Parcel WLV 00027 and the forthcoming zoning and variance request. Enclosed with this letter, please find the following: 1. A fully executed zoning permit application; 2. A fully executed variance application; 3. Addendum A; 4. GIS Map showing general location of property; 5. Zoning map of the property; 6. Topographic Plat of Survey prepared by Chris Hodges of Farris, Hansen & Associates; 7. List of owners within 200 feet; 8. Construction plans prepared by Aspect Design, Inc.; 9. Zoning plans prepared by Aspect Design, Inc.; 10. Letters of Support; 11. Supplemental letter; and 12. Agreement to reimburse. These materials are being provided for purposes of effectuating the proposed remodel of 22 Upper Loch Vista Drive, Williams Bay, WI 53191. We trust that this submission will be sufficient for the April 21, 2026 Zoning Board of Appeals meeting. If you require any additional information or documentation, please do not hesitate to contact our office at 262 -728-9196. Very truly yours, By: electronically signed by Charles W. Pollard Charles W. Pollard cpollard@stsplaw.com Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 5 of 63 PAGE: 1 | 1 Zoning Permit Application Village of Williams Bay 250 Williams Street  PO Box 580  Williams Bay, WI 53191 Phone: 262-245-2700  Fax: 262-245-2705 Request: Please check all that apply.  Residential Principal Use 1 or 2 Family $175.00  Residential Addition $75.00  Residential Accessory Use $75.00  Fence $75.00  Deck $75.00  Swimming Pool $100.00  Commercial Principal Use (includes multi-family) $150.00  Commercial Addition $100.00  Commercial Accessory Use $100.00  Signage $50.00 first 20 sq. ft. plus $.50 per sq. ft. thereafter  Lakefront and Shoreyard Projects $75.00  Other: ____________________ Fee: ___________ Applicant’s Signature: ___________________________________________ Date: ______________ OFFICE USE ONLY: PERMIT FEES: Permit $ __________________ Admin Fee $ __________________ Other $ __________________ Total $ __________________ PERMIT ISSUED BY: Name:___________________Date: ___________ Tel:________________Permit No. ___________ Date application was received: Fee Paid: ______________ CONDITIONS OF APPROVAL: Please answer all applicable. Missing or incomplete information may deem this application “incomplete,” delaying or prohibiting a review. Owner’s Name: ________________________________ Phone No.: ___________________________ Mailing Address: ____________________________________________________________________ Applicant’s Name: _____________________________ Phone No. ____________________________ Mailing Address: ____________________________________________________________________ Physical Address of Site: _________________________________Tax Parcel No: _______________ Subdivision Name: _____________________________ Lot No. ___________ Block No. _________ Current Zoning of Site: ________________ Current Overlay D istricts of Site: ________________ Proposed type of structure: ___________________________________________________________ Proposed use of structure or site: _____________________________________________________ Lot Area ___________ sq. ft. Proposed Bldg. / Structure Footprint Area _____________ sq. ft. Existing Building Coverage on Site: _________% Proposed __________% Existing Impervious Surface Coverage on Site: _________% Proposed _________% Proposed Setbacks: Front ________ Rear ________ Left ________ Right ________ Proposed Building Height __________ ft. 3-9-26 ✔ Renee Lanam 847-899-1515 22 Upper Loch Vista Drive, Williams Bay, WI 53191 Renee Lanam 847-899-1515 22 Upper Loch Vista Drive, Williams Bay, WI 53191 22 Upper Loch Vista Drive, Williams Bay, WI 53191 WLV 00027 Loch Vista Club SF-6 NONE Addition to 2nd Floor & Attic on Existing 1st Floor Footprint Single Family Residence 11,855 2,275 19.2 No Change 29.62 No Change See Variance 34' Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 6 of 63 Renee Lanam 22 Upper Loch Vista Drive, Williams Bay, WI 53191 847-899-1515 22 Upper Loch Vista Drive, Williams Bay, WI 53191 SF-6 Single Family Residence See Attached See Attached 9 March 26 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 7 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 8 of 63 Addendum A Variance Request The Owners request a variance to zoning code section § 390 -0212, SF-6 Village Residential District, to allow for a second story and attic addition to an existing legal nonconforming residence entirely within the existing �irst �loor footprint and within th e required interior side yard setback of 10 feet, rear yard setback of 30 feet, and shore yard setback of 150 feet. Unique Property Limitations • Irregular Flag Lot • Abuts Upper Loch Vista Drive, Unnamed Drive, and Geneva Lake • Increased Setback Distances due to Double Frontage and Corner Lot • Shallow Lot at 180 Feet of Depth on Geneva Lake • Steep Topography with 15-20 Feet of Change in Slope • Mature Trees with Tree Line Over Southern Lot Line • 430 sq. ft. and 270 sq. ft. disconnected buildable footprints Subject Lot (.31 acre) Standard Lot (.31 acre) 430 sq. ft. / 270 sq. ft. severed footprints 5,970 sq. ft. Unreasonable Hardship • Purpose of setback ordinances is to regulate building placement to protect safety, maintain neighborhood character, prevent con�licts between properties, and preserve environmental resources. • Due to the unique lot and enhanced setback restrictions the literal enforcement of the setbacks ordinances creates practical dif�iculty and unnecessary hardship because the owners are unable to remodel a home originally constructed in the 1900s to current building design and standards. • Approval of only vertical expansion does not move the residence any closer to Geneva Lake maintaining environmental protection and uniform setbacks. • Remodel versus new construction preserves neighborhood character No Harm to Public Interests • 13 Neighboring Property Owners Voiced Support for the Variance • “Very Happy” plans keep the established placement of homes on the shoreline. • Remodel Versus Tear Down and New Build Lessens Impact of Construction in the Neighborhood • No Known Opposition to Variance Request Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 9 of 63 22 Upper Loch Vista Location WALWORTH COUNTY, WISCONSIN Grid NorthGeodetic North Ö 0 350 700 1,050 1,400175 Feet Wisconsin State Plane Coordinate System, South Zone Horizontal Datum: NAD83-2011 Map Produced on: Walworth County Information Technology Department Land Information Division 1800 County Trunk NN Elkhorn, Wisconsin 53121-1001 DISCLAIMER: THE INFORMATION PROVIDED ON THIS MAP HAS BEEN PRODUCED AND PROCESSED FROM SOURCES BELIEVED TO BE RELIABLE. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY OR USEFULNESS OF THIS INFORMATION. THE INFORMATION CONTAINED HEREIN WILL NOT BE ACCEPTED AS AN OFFICIAL DOCUMENT. Author: 3/3/2026 1:9,915 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 10 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 11 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 12 of 63 HOMES WITHIN 200' of 22 UPPER LOCH VISTA DRIVE PARCEL ID OWNER & MAILING ADDRESS PER TAX RECORDSWILLIAMS BAY ADDRESS WLV 00032A 6 Upper Loch Vista Drive WLV 00028 19 Upper Loch Vista Drive WLV3 00001 24 Lower Loch Vista Drive WLV2 00001 KAREN M HEIDKAMP TRUST2 S CLAY STHINSDALE, IL 60521-0000 28 Lower Loch Vista Drive WA3 13400002 164 Conference Point Road WLV2 00003 DEBRA A ERICKSON TRUST1449 ABOURNDALE CTWHEELING IL 60090 35 Lower Loch Vista Dr WLV2 00002 34 Lower Loch Vista Drive WWUP 00073 200 Conference Point Road WLV 00024 182 Conference Point Road WLV 00025 35 Upper Loch Vista Drive WLV 00026 27 Upper Loch Vista Drive WLV 00032 10 Upper Loch Vista Drive WLV 00033 WLV 00031 24 Upper Loch Vista Drive WLV 00030 30 Upper Loch Vista Drive WLV 00029 WLV2 00004 186 Conference Point Road PETER M RUSSELLPAMELA J RUSSELL24 LOWER LOCH VISTA DRWILLIAMS BAY, WI 53191 JAMES A KIRCHSCHLAGER TRUST164 Conference POINT ROADWILLIAMS BAY, WI TRAJKOVICH PANDE TRUST6 UPPER LOCH VISTA DRWILLIAMS BAY, WI 53191-0000 CRAIG G CURRY TRUSTLINDA M CURRY TRUST19 UPPER LOCH VISTA DRWILLIAMS BAY, WI 53191 ANGELA C KIMES TRUST34 LOWER LOCH VISTA DRWILLIAMS BAY, WI 53191 CONGRESS CLUBPO BOX 402WILLIAMS BAY, WI 53191 MARIE ALETA RETTKER TRUST8016 W 125TH STPALOS PARK, IL 60464 SERO SED SERIO LLC550 S SWAIN AVEELMHURST, IL 60126 RENEE LANAM TRUSTSTEPHANIE RAPP TRUST650 HILL ROADWINNETKA, IL 60093 JOSEPH A GIRALAMO JR TRUSTGLORIA A GIRALAMO TRUST, et al.915 ST STEPHENS GREENOAK BROOK, IL 60523-0000 LOCH VISTA CLUB PARKPO BOX 995WILLIAMS BAY, WI 53191-0000 JOHANNES TROMPJEANNE TROMP315 WASHINGTON AVEWILMETTE, IL 60091 MICHAEL OCONNOR TRUSTHOLLY OCONNOR TRUST628 N. BRAINARD STNAPERVILLE, IL 60563 JOHN PORRITT TRUSTKRISTIN PORRITT TRUST42 UPPER LOCH VISTA DRWILLIAMS BAY, WI 53191 42 Upper Loch Vista Drive MYMILLER TRUST186 CONFERENCE POINT ROADWILLIAMS BAY, WI 53191 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 13 of 63 A 01TITLE SHEET & GEN. NOTES1PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONRAPPRESIDENCE22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191FIRESTOPPING NOTESENERGY CODEABBREVIATIONSSITE WORKCONCRETE WORKMETALSCARPENTRY NOTES DOORS AND WINDOWSMASONRYMECHANICAL GENERAL NOTESGENERAL NOTESMECHANICAL CONTINUEDELECTRICALPLUMBINGTHERMAL AND MOISTURE PROTECTIONSTRUCTURAL DESIGN CRITERIADESIGN LOADS SHEET INDEXADDITION/ REMODELPROJECT: REMODELING NOTESLEGENDSCOPE OF WORKAREA CALCULATIONSHEIGHT CALCULATIONS Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 14 of 63 38.84'PARCEL "B"LOT 34GENEVA LAKEEXISTINGPIEREXISTING2-STORYRESIDENCEEXISTINGWOODDECKEXISTINGWOODLANDING ANDSTAIRS TOREMAIN(NO CHANGES)144.39' 187.08'15.84'116.28'57.73'100.11'UPPER LOCH VISTA DRIVE A 02REFERENCE SITE PLAN2PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONSITE PLAN1A 02N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 15 of 63 A 03DEMOLITION ELEVATIONS3PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGENDEXISTING LEFT ELEVATION2A 03 EXISTING FRONT ELEVATION1A 03(LAKE VIEW) Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 16 of 63 A 04DEMOLITION ELEVATIONS4PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGENDEXISTING RIGHT ELEVATION2A 04 EXISTING REAR ELEVATION1A 04 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 17 of 63 CRAWLSPACECRAWLSPACEBASEMENTCRAWLSPACE CRAWLSPACEA 05EXISTING BASEMENT PLAN5PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTION REMODELING NOTESLEGEND EXISTING BASEMENT PLAN1A 05N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 18 of 63 BEDROOMPR.WICWC.BATH 1FOYERBREAKFASTBAYLDY. SCREENPORCHLIVINGROOMDININGAREAKITCHEN DECKA 06DEMO. FIRST FLOOR PLAN6PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGEND EXISTING FIRST FLOOR PLAN1A 06N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 19 of 63 A 07DEMO. SECOND FLOOR PLN.7PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGEND EXISTING SECOND FLOOR PLAN1A 07N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 20 of 63 A 08DEMO. ROOF PLAN8PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGEND EXISTING ROOF PLAN1A 08N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 21 of 63 CRAWLSPACEFIRSTFLOORSECONDFLOORATTIC A 09PROP. ELEVATIONS9PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTION REMODELING NOTESLEGEND FRONT ELEVATION1A 09 LEFT ELEVATION2A 09 TYPICAL WALL SECTION3A 09(LAKE VIEW) Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 22 of 63 A 10PROP. ELEVATIONS10PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTION REMODELING NOTESLEGEND REAR ELEVATION1A 10 RIGHT ELEVATION2A 10 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 23 of 63 CRAWLSPACECRAWLSPACEBASEMENTCRAWLSPACE CRAWLSPACEA 11PROP. BASEMENT PLAN11PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGENDBASEMENT PLAN1A 11N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 24 of 63 BEDROOMPR.WICWC.BATH 1FOYERBREAKFASTBAYLDY. SCREENPORCHLIVINGROOMDININGAREAKITCHENDECKA 12PROP. FIRST FLOOR PLAN12PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTION REMODELING NOTESLEGEND FIRST FLOOR PLAN1A 12N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 25 of 63 WICBEDROOM 1MEDIALOUNGEBATH 2WCHALLBEDROOM 2BEDROOM 3HALLLANDINGLDRY. BEDROOM 4BEDROOM 5WICWICBATH 3BATH 4 BATH 5 A 13PROP. SECOND FLOOR PLAN13PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGENDSECOND FLOOR PLAN1A 13N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 26 of 63 DORMERDORMERDORMERDORMERUNFINISHEDATTIC DORMERUNFINISHEDATTIC A 14PROP. FIN. ATTIC PLAN14PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGEND UNFINISHED ATTIC FLOOR PLAN1A 14N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 27 of 63 A 15PROP. ROOF PLAN15PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGEND ROOF PLAN1A 15N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 28 of 63 BATH 2LAUNDRYBATH 3BATH 4UTILITYBATH 2LAUNDRYBATH 3 A 16TYPICAL DETAILS16PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTION REMODELING NOTESLEGEND PARTIAL PLUMBING DIAGRAMS1A 16TYPICAL RAKE DETAIL2A 16TYPICAL STAIR SECTIONWITH RAILING NOTES3A 16 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 29 of 63 EXISTINGCRAWL SPACEEXISTINGFIRSTFLOOR SECONDFLOOR A 17TYPICAL WALL SECTION17PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONREMODELING NOTESLEGEND TYPICAL WALL SECTION1A 17 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 30 of 63 LOUNGEROOMBATHWC BEDROOMWICLAUNDRYLANDINGBEDROOMBEDROOMBEDROOMBEDROOMWIC HALL WIC UNFINISHED ATTICDORMERDORMERDORMERDORMERUTILITY DORMERUNFINISHED ATTIC A 18ELECTRICAL PLAN18PROJECT #DRAWN BY:# OF 18 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHREVIEW11/12/2025REVIEW02/27/2026REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTION REMODELING NOTESLEGEND SECOND FLOOR - ELECTRICAL PLAN1A 18 ELECTRICAL LEGEND UNFINISHED ATTIC ELECTRICAL PLAN2A 18N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 31 of 63 38.84' LOT 34 GENEVA LAKE EXISTING PIER EXISTING 2-STORY RESIDENCE EXISTING WOOD DECK EXISTING WOOD LANDING AND STAIRS TO REMAIN (NO CHANGES) 144.39' 187.08' 15.84' 116.28' 57.73' 39.79' UPPER LOCH VISTA DRIVE 75.31' Z 01 REFERENCE SITE PLAN 1 PROJECT # DRAWN BY: # OF 3 TOTAL SHEETS RAPP RESIDENCE ADDITION / REMODEL 22 UPPER LOCH VISTA DRIVE WILLIAMS BAY, WI 53191 © COPYRIGHT MMXXVI AD25221 22 UPPER LOCH VISTA DR. DB/ NH ZONING REVIEW 02/17/2026 ZONING REVIEW 03/04/2026 S P E C T D E S I G N I N C. A R C H I T E C T S WWW. ASPECTDESIGNINC.COM WI. LICENSE # 2968-011 26575 COMMERCE DR. SUITE 607 VOLO, IL 60073 MAIN: 847-457-2500 REVIEW ONLY-NOT FOR CONSTRUCTION SITE PLAN1 Z 01 N Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 32 of 63 Z 02ELEVATIONS3PROJECT #DRAWN BY:# OF 3 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHZONING REVIEW02/17/2026ZONING REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONPROPOSED LEFT ELEVATION2Z 02 PROPOSED FRONT ELEVATION1Z 02(LAKE VIEW) Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 33 of 63 Z 03ELEVATIONS3PROJECT #DRAWN BY:# OF 3 TOTAL SHEETSRAPPRESIDENCEADDITION / REMODEL22 UPPER LOCH VISTA DRIVEWILLIAMS BAY, WI 53191 ©COPYRIGHT MMXXVIAD2522122 UPPER LOCH VISTA DR.DB/ NHZONING REVIEW02/17/2026ZONING REVIEW03/04/2026 S P E C T D E S I G N I N C.A R C H I T E C T S WWW. ASPECTDESIGNINC.COMWI. LICENSE # 2968-01126575 COMMERCE DR.SUITE 607VOLO, IL 60073MAIN: 847-457-2500REVIEW ONLY-NOT FOR CONSTRUCTIONPROPOSED RIGHT ELEVATION2Z 03 PROPOSED REAR ELEVATION1Z 03 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 34 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 35 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 36 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 37 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 38 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 39 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 40 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 41 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 42 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 43 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 44 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 45 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 46 of 63 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 47 of 63 March 9, 2026 via email: zoning@vi.williamsbay.wi.gov only VILLAGE OF WILLIAMS BAY Zoning Board of Appeals c/o Allison Schwark, Zoning Administrator 250 Williams St Williams Bay, WI 53191 Re: Supplemental Letter to Variance Request 22 Upper Loch Vista Drive (Tax Key No. WLV 00027) Dear Zoning Board of Appeals Members: Our office represents the owners of 22 Upper Loch Vista Drive (Tax Key No. WLV 00027)(“Owners”) in the Village of Williams Bay. The purpose of this letter is to supplement and support the application submitted herewith. Variance Request The Owners request a variance to zoning code section § 390 -0212, SF-6 Village Residential District, to allow for a second story and attic addition to an existing legal nonconforming residence entirely within the existing first floor footprint and within the required interior side yard setback of 10 feet, rear yard setback of 30 feet, and shore yard setback of 150 feet. Background The original house on this lot was built in 1906. It has been remodeled and partially torn down over the past 100+ years, but a portion of the original home has always remained in place. The efforts to preserve the historic value of the property has resulted in, among other things, part of the foundation still being on cinder block and the HVAC system/routes throughout the house being a maze of inefficiency. While tearing down and reconstructing lakefront homes is a growing trend, the Owners believe preserving the character of the home is more important than the efficiencies of new construction. They further anticipate that a remodel will be less disruptive to the neighboring community and will help maintain the look and feel of the Loch Vista Club shoreline. In October of 2023, the applicants submitted plans to begin a remodel and expand their second floor, which is only partially built out. They stayed within the existing footprint and limited the height to 35’. These plans were approved by Bonnie Schaeffer and signed off on by Dave Fliess on November 8, 2023, without requiring a variance application. For several reasons, construction was unable to commence on the project. While the variance application includes modifications to the original approved plans, the request is still limited solely to a vertical expansion of a legal nonconforming structure’s existing footprint Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 48 of 63 2 Unique Lot The subject lot was originally created in the early 1900s when the Loch Vista Club Subdivision was formed. The lot is an irregular L-shape abutting Upper Loch Vista Drive, an unnamed drive, and Geneva Lake, which creates a nearly one- of-a-kind combination of both double frontage and corner lot setbacks . Due to the unique lot configuration, a more restrictive rear yard setback (30’) is required on the southern lot line, instead of a less restrictive interior yard setback (10’), which would be typical on a standard lake front lot . The lot is also relatively shallow for a lake front lot in the Village of Williams Bay at approximately 180’ on the south lot line, which further increas es the burden of the 150’ setback from Geneva Lake. The literal application of the current setback severs and restricts the lot to two practically unbuildable 430 sq. ft. and 270 sq. ft. buildable footprints . To put this in perspective, a lot with standard side yard setbacks at 10 feet and front and rear yard setbacks at 30 feet in the SF -6 District with a similar overall acreage would have a building footprint of approximately 6,000 sq. ft. The lot also contains a significant amount of slope descending between 15-20 feet across the lot down to Geneva Lake; and there are several mature trees on the southern neighboring property near the southernmost property line creating a potential for damage to underlying roots should grading of the slope take place in that area. Variance Requirements The Village of Williams Bay Ordinanc e § 390- 1215 allows for a variation from setback requirements when owing to special factors literal enforcement of the setbacks results in practical difficulty or unnecessary hardship, so that the spirit of the ordinances is observed, public safety and welfare is secured, and substantial justice is done. The setback ordinances were established based on the legislature’s delegation to local zoning boards substantial discretion to grant variances “where the literal application of zoning regulations would result in unnecessary hardship not justified by the underlying purposes of the ordinance in question.” Id., ¶19; Wis. Stat. § 62.23(7)(e)7.b. In the context of an area variance, an “unnecessary hardship” exists where “compliance with the strict letter of the restrictions governing area setbacks ... would unreasonably prevent the owner from using the property for a permitted purpose or would render conformity with such restrictions unnecessarily burdensome.” State ex rel. Ziervogel, 269 Wis. 2d 549, ¶¶24, 33. In determining whether this standard is met, the Board considers the purpose of the zoning restriction, its effect on the property, and the effect of the proposed variance on the neighborhood and larger public interest. Id., ¶33. The combination of the 150’ shore yard setback, 30’ rear yard (effectively in a side yard), and 10’ interior side yard, if literally enforced , creates practical difficulty and unnecessary hardship for the owners of the property because they are unable to remodel their existing residence to meet current residential standards. 150’ Shore Yard Setback The general p urpose of setback ordinances is to regulate building placement to protect safety, maintain neighborhood character, prevent conflicts between properties, and preserve environmental resources. In particular, the purpose of the 150’ shore yard setback is to protect the shoreline and Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 49 of 63 3 maintain uniformity along the shores of Geneva Lake. In Waushara County, the Wisconsin Supreme Court highlighted the fact that because the variance in question was not seeking to move the residence closer to the lake, then it was not implicating shoreland zoning concerns. State v. Waushara Cnty. Bd. of Adjustment , 2004 WI 56, ¶ 35, 271 Wis. 2d 547, 573, 679 N.W.2d 514, 527. The 150’ Shore Yard Setback is much larger than typical on Geneva Lake. Upon information and belief, in 2011 the Village of Williams Bay increased its shore yard setback requirements from 75’ to 150’. For reference, the prevailing standard around Geneva Lake remains 75’, or as low as 35’ based on an existing pattern of development. 1 Comparable Regulations Allowing Vertical Expansion 2015 Wis Act 55 substantially reduced the restrictions on nonconforming structures with the enactment of Wis. Stat. § 59.692 (1k)(a) 2. In particular, the Wisconsin Legislature required counties to allow for vertical expansions of non-conforming structures in lake yard setbacks, provided (1) the footprint of the non-conforming structure was not expanded, (2) the non- conforming structure was more than 75’ from the shoreline and (3) the vertical expansion did not exceed the 35’ height restriction. The City of Lake Geneva ordinances similarly allow for vertical expansions above existing nonconforming portions of a building within the maximum permitted height requirement with the approval of a conditional use permit. 2 While Williams Bay is not bound by these regulations , this legislation does provide some guidance on how to address shallow lots that are unbuildable if strict adherence to a shore yard setback is applied. Allowing applicants to build vertically, while staying in the same footprint and going no closer to the lake is consistent with state legislation and a reasonable solution to the hardship imposed when the 150’ lake yard setback was adopted in 2011. APPLICATION OF VARIANCE FACTORS: (a) Exceptional Property Circumstances [1] The hardship or difficulty shall be peculiar to the subject property and different from that of other properties, and not one that affects all properties similarly. Such a hardship or difficulty shall have arisen because of the [a] unusual shape of the original acreage parcel; [b] unusual topography or elevation; or [c] because the property was created before the passage of the current, applicable zoning regulations and is not economically suitable for an allowed use or will not accommodate a structure of reasonable design for an allowed use if all area, yard, green space, and setback requirements are observed. The hardship is unique to the subject property wherein (a) the lot is irregularly L-shaped and shallow , creating a one- of-a-kind double frontage and corner lot, and inadvertently creates more burdensome 30’ front/street and rear yard setback requirements on either side of the residence, than the 10’ interior setbacks, and the shallow lot puts nearly the entire 1 See Wisconsin Admin. Code NR 115(1)(b)1; Walworth County Ordinances Sec. 74-174B; Village of Fontana Ordinances (d)(3) Sec. 18-110. 2 See City of Lake Geneva Ordinance Sec. 98-408(7) Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 50 of 63 4 buildable space within the 150’ shore yard setback; (b) the topography of the lot includes an approximate 15-20 foot change in slope and several mature trees are nearby to the southern lot line; and (c) since the lot and residence were created in the early 1900’s, the property is now frozen in time without an opportunity to be remodeled in a reasonable, modern design, and current building standards. [2] Loss of profit or pecuniary hardship shall not, in and of itself, be grounds for a variance. While the strict application of the setbacks to the property would certainly lead to loss of profit in a future sale or other pecuniary hardship, it is clearly not the only grounds for a variance, as further identified herein. [3] Self-imposed hardship shall not be grounds for a variance. Reductions resulting from the sale of portions of a property reducing the remainder of said property below buildable size or cutting off existing access to a public right -of-way or deed restrictions imposed by the owner's predecessor in title are considered to be such self-imposed hardships. There are no self -imposed hardships present. The unique property and increased setback requirements on the 1906 residence created the relevant hardship, not any sale of portions of the lot reducing its size, or cutting off existing access, or deed restrictions. A request to vertically expand a legal nonconforming structure into the envelope while maintaining the existing footprint is not de facto a self-imposed hardship. The Wisconsin Court of Appeals rejected arguments that expansions into setbacks constitutes a self-created hardship and upheld a Village of Williams Bay Zoning Board of Appeals approval of variances to the side yard and street yard ordinances. See Duda v. Vill. of Williams Bay Zoning Bd. of Appeals, No. 2019AP1745, 2021 WL 8567890, at *2 (Wis. Ct. App. Oct. 13, 2021) (unpublished). If municipalities deny variance requests as self-created hardships automatically because the applicant requests an expansion into a setback , then the variance ordinance itself has been effectively nullified. Nearly every variance request includes an encroachment into a setback or height restriction. The purpose of variance ordinances is to give municipalities an opportunity to address unique circumstances without the need to rewrite the entire zoning ordinances. While self-created hardships are a factor, the board has flexibility to find that an unnecessary hardship exists when compliance with the strict letter of restrictions governing setbacks renders conformity with such restrictions unnecessarily burdensome as it relates to the purpose of the zoning restriction itself. Id. [4] Violations by, or variances granted to, neighboring properties shall not justify a variance. There are no violations or previously granted variances being referenced in support of this request, nor should prior denials of related variances be applicable. [5] The alleged hardship shall not be one that would have existed in the absence of a zoning ordinance. (For example, if a lot were unbuildable because of topography in the absence of any or all setback requirements.) The hardship exists due to the unique property configuration and multiple setback requirements. The lot is not unbuildable due to topography or the absence of the setback requirements. Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 51 of 63 5 (b) In what manner do the factors identified in Subsection D(2)(a) above prohibit the development of the subject property in a manner similar to that of other properties under the same zoning district? The response to this question shall clearly indicate how the requested variance is essential to make the subject propert y developable so that property rights enjoyed by the owners of similar properties can be enjoyed by the owners of the subject property. The literal application of the interior side yard, street yard, rear yard, and shore yard setbacks on the shallow flag lot practically eliminates a buildable footprint on the lot. As show in Addendum A, the buildable footprint of a standard lot within the SF-6 Zoning district with at 0.31 acres is nearly 6,000 square feet, wherein the subject lot is limited to a severed buildable foot prints of 430 sq. ft. and 270 sq. ft. In 2004, the Wisconsin Supreme Court clarified the law on area variances by explicitly denying the “no reasonable use” standard and adopting the “unnecessary hardship” test, which does not require a lot to be unbuildable but rather finds “unnecessary hardship” exists where literal application of the setback ordinance would unreasonably prevent the owner from using the p roperty for a permitted purpose or would render conformity with such restrictions unnecessarily burdensome. (c) Would the granting of the proposed variance be of substantial detriment to adjacent properties? The response to this question shall clearly indicate how the proposed variance will have no substantial impact on adjacent properties. As shown by the support of 1 3 neighboring property owners, the approval will have no substantial impact on adjacent properties. Importantly, the requested vertical expansion is not moving the existing residence any closer to Geneva Lake. The proposed variance will have no substantial impact on adjacent properties, as the home is staying in the same footprint and the vertical expansion does not meaningfully impact the views of the adjacent homes. Because the applicants’ home sits parallel or behind the homes on both sides, the expansion will not interfere with the neighbors view of the lake. With respect to the homes behind the applicants’ home, because of trees and the fact that the second floor is already partially built out, their view of the lake will not be changed in any meaningful way. (d) Would the granting of the proposed variance as depicted on the required site plan [see Subsection C(3) above] result in a substantial or undue adverse impact on the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights-of-way, or other matters affecting the public health, safety, or general welfare, either as they now exist or as they may in the future be developed as a result of the implementation of the intent, provisions, and policies of this chapter, the Comprehensive Plan, or any other plan, program, map, or ordinance adopted or under consideration pursuant to official notice by the Village or other governmental agency having jurisdiction to guide growth and development? The response to this question shall clearly indicate how the proposed variance will have no substantial impact on such long-range planning matters. Approval of the variance request will not have a substantial impact on long range planning matters. The granting of the variance will allow for remodel instead of tear down and rebuild preserving the character of the neighborhood. The residence is only being expanded vertically within the existing footprint and importantly is not being moved any closer to Geneva Lake. There are no changes to the traffic factors, parking, public improvements, public property or rights of way, or other matters affecting the public. The neighboring community is in favor of granting the variance as shown by the many letters o f support, especially concerning maintaining the existing placement of homes in relation to the shoreline. Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 52 of 63 6 (e) Have the factors that present the reason for the proposed variance been created by an act of the applicant or previous property owner or their agent (for example: previous development decisions such as building placement, floor plan, or orientation, lot pattern, or grading) after the effective date of this chapter? The response to this question shall clearly indicate that such factors existed prior to the effective date of this chapter and were not created by action of the applicant, a previous property owner, or their agent. The unique property and increased setback requirements on the 1906 residence created the relevant hardship, not any previous development decisions such as building placement, floor plan, orientation, lot pattern or grading, after the effective date of the chapter. (f) The Zoning Administrator may also evaluate the application to determine whether the requested variance is in harmony with the recommendations of the Village of Williams Bay's Comprehensive Plan. The requested variance is in harmony with the recommendations of the Village of Williams Bay’s Comprehensive Plan, wherein the future land use of the subject property is single- family residential (sewered) recommending SF -6 zoning. SF -6 provides for moderate- density, single-family residential developments, with a target of approximately 6 dwelling units per acre. The use of the property shall continue to be single family residential and shall not increase the density. We look forward to presenting the variance request at the next meeting of the Village of Williams Bay Zoning Board of Appeals. Thank you. STUART, TOKARZ, SOBERALSKI & POLLARD LLC By: electronically signed by Charles W. Pollard Charles W. Pollard cpollard@stsplaw.com CWP/ah Enc. cc: Client (via email only) Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 53 of 63 VILLAGE OF WILLIAMS BAY 250 Williams Street | PO Box 580 | Williams Bay | WI | 53191 | USA | vi.williamsbay.wi.gov Phone: 262-245-2700 AGREEMENT TO REIMBURSE FOR PROFESSIONAL SERVICES As a prerequisite for processing the application of Applicant, this Agreement must be signed and submitted by Applicant and, if different than Applicant, the Owner of the subject property at time of application. The terms of this Agreement shall be binding upon both the Applicant and the Owner. 1. The Village of Williams Bay (Village) shall authorize its professional staff, including but not limited to, the Village engineer, the Village attorney, the Village building inspector/zoning administrator, and any other professional the Village deems it necessary to retain, as well as its office staff and any other employee of the Village whose participation is deemed necessary by the Village, to assist the Village in reviewing the application and related documents submitted by Applicant. The type and amount of services provided shall be those deemed necessary and appropriate by the Village, its professional staff and office staff. 2. In consideration of the Village authorizing its professional staff, office staff and other personnel to perform the services set forth in paragraph 1, the Applicant agrees to reimburse the Village for engineering, legal, accounting or other professional expenses incurred by the Village for services performed by individuals in connection with the work described in paragraph 1 above. Further, the Applicant agrees to reimburse the Village for any extraordinary expenses incurred by the Village for services provided by its office staff in connection with the work identified in paragraph 1 above, as well as for any other expenses incurred by the Village in connection with the work identified in paragraph 1 above including, not limited to, inspection fees, postage, copies, office expense, mileage and publication expense. 3. T he Village agrees to invoice the Applicant on a monthly basis for any costs which the Villa ge i ncurs as described in paragraphs 1 and 2 above. Payment of each invoice by the Applicant shall be within 30 days of receipt of same. In the event timely payment of an invoice is not received by the Village, the amount owed on the invoice shall be applied against the property which is the subject of the application, and collected as a special charge pursuant to Wis. Stats. Sec. 66.0627. __ ______________________________________ Project Name ____ ________________________________ Project Address ____ _________________________________ Parcel Number ____ _____________________________________________________________________________________________ Send Invoices To (Name and Address) 22 Upper Loch Vista 22 Upper Loch Vista Drive, Williams Bay, WI 53191 WLV 00027 Renee Lanam, 22 Upper Loch Vista Drive, Williams Bay, WI 53191 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 54 of 63 P age 2 of 2 – Meter Immediate Repair letter 3Q 2017 Merged.docx RESPONSIBLE PARTY INFORMATION AP PLICANT INFORMATION: __ _______________________________________ ___________________________________________________________________ Applicant Name Mailing Address (if different than property address) ____ ________________________________ Applicant Signature and Date O WNER INFORMATION (IF DIFFERENT THAN APPLICANT): __ _______________________________________ ___________________________________________________________________ Owner Name Mailing Address (if different than property address) ____ ________________________________ Owner Signature and Date V ILLAGE OF WILLIAMS BAY STAFF ONLY ____ _____________________________ __________________________________________ Building Inspector/Zoning Administrator Village Administrator D ate ________________________________ Date _____________________________________ Renee Lanam 22 Upper Loch Vista Drive, Williams Bay, WI 53191 Renee Lanam 22 Upper Loch Vista Drive, Williams Bay, WI 53191 03 / 09 / 2026 03 / 09 / 2026 Doc ID: 3b97af7e12ef0567940384c19e274a2f13eb49f8 Page 55 of 63 (Enc. Submission of Zoning Permit and Variance Application )... %28Enc.%20Submiss...29%2003-09-26.pdf 3b97af7e12ef0567940384c19e274a2f13eb49f8 MM / DD / YYYY Signed This document was requested from app.clio.com 03 / 09 / 2026 15:37:59 UTC-5 Sent for signature to Renee Lanam Trust (reneelanam@gmail.com) by services@clio.com acting on behalf of ahansen@stsplaw.com IP: 47.49.3.50 03 / 09 / 2026 15:38:23 UTC-5 Viewed by Renee Lanam Trust (reneelanam@gmail.com) IP: 24.13.231.27 03 / 09 / 2026 15:38:56 UTC-5 Signed by Renee Lanam Trust (reneelanam@gmail.com) IP: 24.13.231.27 The document has been completed. 03 / 09 / 2026 15:38:56 UTC-5 Page 56 of 63 VILLAGE OF WILLIAMS BAY Office of Zoning Administrator 250 Williams Street | PO Box 580 | Williams Bay | WI | 53191 | USA | williamsbay.org Email: zoning@vi.williamsbay.wi.gov | Phone: 262-245-2700 Evaluation Report Zoning Board of Appeals Meeting April 21, 2026 April 14, 2026 APPLICANT(S): Renee Lanam (Owner) TAX KEY NUMBER: WLV 00027 STREET ADDRESS: 22 Upper Loch Vista Drive, Williams Bay, WI 53191 The applicant requests a variance to zoning code section 390-0212, SF-6 Village Residential District, to allow for a second story and attic addition on a portion of the home that already exists within the required side yard setback of 10 feet, rear yard setback of 30 feet, and shore yard setback of 150 feet. Per Section 390-0212(L) a 30 feet rear yard setback is required for SF-6 Village Residential District. Per Section 390-0212(L) a 10 feet side yard setback is required for SF-6 Village Residential District. Per Section 390-0212(L) a 150 feet shore yard setback is required for SF-6 Village Residential District. Page 57 of 63 Page 2 of 2 Page 58 of 63 Page 2 of 2 The Zoning Board of Appeals shall have the following powers: (a) To hear and decide appeals when it is alleged there is error in any order, requirement, decision, or determination made by the Zoning Administrator or Plan Commission. (b) To hear and grant variances as will not be contrary to the public interest, when, owing to special conditions, a literal enforcement will result in unnecessary hardship, so that the spirit and purposes of this chapter shall be observed and the public safety, welfare, and justice secured. Use variances shall not be granted. (c) To hear and decide applications for interpretations of the zoning regulations and the boundaries of the zoning districts after the Plan Commission has made a review and recommendation. (d) To hear and grant applications for substitution of more restrictive nonconforming uses for existing nonconforming uses, provided no structural alterations are to be made and the Plan Commission has made a review and recommendation. Whenever the Board permits such a substitution, the use may not thereafter be changed without application. (e) To hear and decide appeals where it is alleged there is error in any order, requirement, decision, or determination made by an administrative official in the enforcement or administration of the Shoreland-Wetland Overlay Zoning District provisions. • The Board may reverse, affirm wholly, or partly modify the requirements appealed from, and may issue or direct the issue of a permit. • Conditions may be placed upon any building permit ordered or authorized by the Zoning Board of Appeals. • The Board may request assistance from other Village officers, departments, commissions, and boards. • The Chairperson may administer oaths and compel the attendance of witnesses. The Zoning Administrator shall review the application and evaluate and comment on the written justification for the proposed variance provided in the application per the following: (a) What exceptional or extraordinary circumstances or special factors are present that apply only to the subject property? The response to this question shall clearly indicate how the subject property contains factors that are not present on other properties in the same zoning district, specifically the following: [1] The hardship or difficulty shall be peculiar to the subject property and different from that of other properties, and not one that affects all properties similarly. Such a hardship or difficulty shall have arisen because of the unusual shape of the original acreage parcel; unusual topography or elevation; or because the property was created before the passage of the current, applicable zoning regulations and is not economically suitable for an allowed use or will not accommodate a structure of reasonable design for an allowed use if all area, yard, green space, and setback requirements are observed. A variance is only justified when the hardship is unique and specific to the property, caused by unusual physical conditions or legal circumstances predating current zoning. General hardships that affect all properties equally do not meet this standard and cannot serve as a basis for a variance. Page 59 of 63 Page 2 of 2 [2] Loss of profit or pecuniary hardship shall not, in and of itself, be grounds for a variance. The Zoning Board of Appeals shall avoid granting variances just to improve profitability or reduce cost. A variance is not a tool for maximizing financial gain, it's a remedy for unique, property-specific burdens that prevent reasonable use regardless of economic considerations. [3] Self-imposed hardship shall not be grounds for a variance. Reductions resulting from the sale of portions of a property reducing the remainder of said property below buildable size or cutting off existing access to a public right-of-way or deed restrictions imposed by the owner's predecessor in title are considered to be such self-imposed hardships. The hardship is self-imposed because the applicant seeks to expand the structure beyond what is allowed by the ordinance. Reasonable use of the home exists without additional expansion, and the proposed addition is based on personal circumstances, not a condition created by the zoning regulations. While the existing structure may encroach into the required side, rear, and shore yard setbacks, the applicant is not seeking relief to maintain the structure as it currently exists, but rather to construct a second-story and attic addition within those setback areas. The need for a variance arises solely from the applicant’s desire to expand the structure in a manner that does not comply with the zoning ordinance. The applicant has the ability to design the addition in a way that conforms to required setbacks or to forgo the expansion altogether. Because the zoning constraints were in place prior to the proposal and the requested hardship results from the applicant’s voluntary design and construction choices, it is considered self-imposed and does not meet the standards for granting a variance. [4] Violations by, or variances granted to, neighboring properties shall not justify a variance. This is not applicable to this request as every variance request shall stand on its own merits. No previous variances for other properties should be considered. [5] The alleged hardship shall not be one that would have existed in the absence of a zoning ordinance. (For example, if a lot were unbuildable because of topography in the absence of any or all setback requirements.) This point explains that the hardship described must be caused by the zoning ordinance itself, not because of other circumstances. ● The property is already buildable and has been developed. ● The desire to expand is not due to a zoning-created hardship, but rather a personal preference or desire. The alleged hardship would exist even in the absence of zoning ordinance requirements. The limitations described are not solely the result of the SF-6 Village Residential District setback standards, but rather stem from the existing placement and configuration of the residence on the lot and the applicant’s proposed expansion of that structure. Page 60 of 63 Page 2 of 2 (b) In what manner do the factors identified in Subsection D(2)(a) above prohibit the development of the subject property in a manner similar to that of other properties under the same zoning district? The response to this question shall clearly indicate how the requested variance is essential to make the subject property developable so that property rights enjoyed by the owners of similar properties can be enjoyed by the owners of the subject property. The factors identified in Subsection D(2)(a) do not prohibit the development of the subject property in a manner similar to other properties within the SF-6 Village Residential District. The property is already developed with a residential structure, demonstrating that it is capable of lawful use under the existing zoning regulations. The required side, rear, and shore yard setbacks apply uniformly to all properties within the district and are intended to ensure consistent development patterns. The subject property retains the ability to be used, maintained, and improved in a manner consistent with other similarly zoned properties without the need for a variance. The requested variance is not essential to render the property developable. Rather, it is sought to facilitate a specific design choice, a second-story and attic addition over an existing structure that encroaches into required setbacks. Alternative compliant development options remain available, including redevelopment within the permitted building envelope. Because the property retains reasonable use and development potential consistent with other properties in the district without deviation from the zoning standards, the criteria for demonstrating that a variance is essential have not been met. (c) Would the granting of the proposed variance be of substantial detriment to adjacent properties? The response to this question shall clearly indicate how the proposed variance will have no substantial impact on adjacent properties. The granting of the proposed variance would be a substantial detriment to adjacent properties. The request would allow for the expansion of a structure that already encroaches into required side, rear, and shore yard setbacks, resulting in increased building mass and intensity of development within areas intended to provide separation, light, air, privacy, and shoreline protection. Allowing additional vertical development within these setback areas would increase perceived bulk and building height impacts relative to neighboring properties and could reduce visual and spatial buffering that the zoning ordinance is designed to maintain. This is particularly significant given the proximity to the shore yard setback, where development controls are intended to protect adjacent property interests and preserve neighborhood character. Approval of the variance could also set a precedent for similar encroachments, potentially undermining the uniform application of setback standards within the SF-6 Village Residential District. Page 61 of 63 Page 2 of 2 (d) Would the granting of the proposed variance as depicted on the required site plan result in a substantial or undue adverse impact on the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights-of-way, or other matters affecting the public health, safety, or general welfare, either as they now exist or as they may in the future be developed as a result of the implementation of the intent, provisions, and policies of this chapter, the Comprehensive Plan, or any other plan, program, map, or ordinance adopted or under consideration pursuant to official notice by the Village or other governmental agency having jurisdiction to guide growth and development? The response to this question shall clearly indicate how the proposed variance will have no substantial impact on such long-range planning matters. The granting of the proposed variance would result in a substantial and undue adverse impact on the character of the neighborhood and on the intent of applicable long-range planning policies. The request would permit expansion of a structure already located within required side, rear, and shore yard setbacks, thereby increasing building mass and intensity of development in areas specifically intended to remain as open buffers between structures and sensitive shoreline resources. Approval of the variance would be inconsistent with the established development pattern of the SF-6 Village Residential District, which relies on uniform setback standards to preserve neighborhood character, maintain visual and spatial separation between structures, and protect environmental and shoreline-related resources. Allowing additional encroachment would erode these planned separations and could contribute to incremental intensification that is not contemplated by the zoning ordinance or Comprehensive Plan. The proposal would not have no substantial impact on planning or environmental considerations, but would instead result in adverse effects on neighborhood character and the broader goals of orderly development and resource protection. (e) Have the factors that present the reason for the proposed variance been created by an act of the applicant or previous property owner or their agent (for example: previous development decisions such as building placement, floor plan, or orientation, lot pattern, or grading) after the effective date of this chapter? The response to this question shall clearly indicate that such factors existed prior to the effective date of this chapter and were not created by action of the applicant, a previous property owner, or their agent. The need for the requested variance arises not from pre-existing, unavoidable site conditions, but from the manner in which the property was previously developed and the applicant’s current proposal to further expand the structure in a manner that extends nonconformity. These conditions are therefore not inherent to the property independent of human action, but are the result of discretionary development choices. The factors creating the need for relief were generated by prior and/or current actions associated with the property and do not satisfy the requirement that such conditions existed prior to the effective date of the ordinance and independent of the applicant’s control. Page 62 of 63 Page 2 of 2 (f) The Zoning Administrator may also evaluate the application to determine whether the requested variance is in harmony with the recommendations of the Village of Williams Bay's Comprehensive Plan. The comprehensive plan shows the land use designation as single family, which is consistent with the current zoning designation of the property (SF-6). The requested variance is not conflicting with the guiding principles of the comprehensive plan. The Comprehensive Plan generally promotes orderly and consistent development patterns, protection of shoreline and environmentally sensitive areas, and maintenance of established residential neighborhood character through adherence to zoning standards, including setback requirements. The requested variance would allow expansion of a structure further into required side, rear, and shore yard setbacks, increasing building mass within areas intended to provide open space buffers, preserve views, and protect shoreline resources. This type of deviation from established setback standards is inconsistent with the Plan’s intent to ensure compatible development and to prevent incremental encroachment that could cumulatively degrade neighborhood and environmental quality. The proposed variance does not align with the goals, objectives, and land use policies of the Village’s Comprehensive Plan and therefore weighs against approval. Respectfully submitted, Allison Schwark Zoning Administrator Page 63 of 63