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Plan Commission Meeting Minutes July 29, 2026 at 7:00 PM **CITY HALL COMMON COUNCIL CHAMBERS** 500 Genesee Street, Delafield, WI 53018 Commissioners: Mayor Tim Aicher, Ald. Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult 7/29/2026 - Minutes Call To Order Mayor Tim Aicher called the City of Delafield Plan Commission meeting to order at 7:00 PM on Wednesday, July 29, 2026, in the City Hall Common Council Chambers, 500 Genesee Street, Delafield, WI 53018. Pledge Of Allegiance Mayor Aicher led the Commission in the Pledge of Allegiance. Roll Call Present: Mayor Tim Aicher, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Absent/Excused: Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan Also Present: City Planner Amy Barrows, City Clerk Molly Schneider, Administrative & Billing Clerk Kate Bach Minutes Approval of the Minutes from the June 24, 2026 Regular Meeting and Public Hearing. Motion to approve the minutes from the June 24, 2026, Regular Meeting and Public Hearing was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. Citizen Comments On Consent Agenda Items No citizen comments were received regarding the consent agenda. Consent Agenda Motion to approve the consent agenda as was made by Commissioner Hausman and seconded by Commissioner Marek. The motion carried unanimously. DELC0803994, 2675 Sun Valley Drive. Owner: Johnson Bank. Applicant: Matt Kaminski. Applicant requests Permanent Signage approval to modify existing signage at the Johnson Financial Group property. Public Hearings Public Hearing # 1 Topic: Conditional Use & Site Plan and Appearance Amendment Location: N101 State Road 83 (DELC0803999) Owner: Munger Holdings LLC Applicant: Christopher Mullet, Bubble’s Foam Farm Matter: Conditional Use – Site Plan and Appearance Amendment request to modify the approved chemical list, site plan details, and operational plan for Bubble’s Foam Farm. Mayor Aicher opened the Public Hearing at 7:02 PM. City Planner Amy Barrows introduced this item as a housekeeping amendment to the existing conditional use permit for Bubble's Foam Farm car wash, approved the previous year. The amendment addresses several changes that occurred during construction and operation. The first substantive change concerns the approved chemical list, which is a specific condition of the original conditional use agreement. While an amended list had previously received city approval, no mechanism existed to formally record those amendments. The proposed amendment establishes a protocol requiring that any future changes to the chemical list be recorded with the Register of Deeds, ensuring a clear public record going forward. Additional changes include a modification to the operational plan in the lower-level confined space, reducing the number of access ladders from two to one—a change agreed upon collaboratively with city staff during an on-site review. The applicant also substituted a curb in place of originally approved boulders in front of the retaining wall due to space constraints, and added star -powered junipers to the landscape plan to screen the double retaining wall along Highway 83. Planner Barrows noted that the guideline document in the packet had received minor editorial revisions from the city attorney, with no substantive changes, and recommended approval be conditioned on attorney review. No members of the public came forward to speak. The hearing was closed at 7:06 PM. Public Hearing # 2 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: Mark Van Kleunen Matter: Request to amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Mayor Aicher opened the Public Hearing at 7:06 PM. Planner Barrows summarized the proposed amendment to modify the definition of "open space" in Section 52-11 of the City of Delafield Zoning Ordinance to clarify that pergolas and other unenclosed decorative structures are not counted against open space calculations. The applicant was not present. The existing definition requires open space to be unoccupied by buildings or structures and open and unobstructed to the sky. The proposed revised language adds a provision that pergolas or other unenclosed decorative structures are exempt from this definition if they meet four criteria: unenclosed sides with no screens, windows, or other side structures (excepting support posts); at least 75 percent open to the sky; no more than 400 square feet in size; and no taller than 10 feet in height. Planner Barrows also noted that the city attorney recommended replacing the word "structures" with "buildings" throughout the open space definition, to align this section with a separate but related open space section in the code that refers only to buildings, thereby making the two sections internally consistent. A brief discussion arose regarding whether a pergola could reasonably be called a "building," with Commissioner Marek expressing some conceptual difficulty with the equivalence. Planner Barrows clarified that the attorney's intent was precisely to say a qualifying pergola is not a building, and the criteria in the amendment define the boundaries of that determination. Mayor Aicher noted that concerns raised in a submitted comment letter largely pertained to impervious surface, which remains governed by separate regulations unaffected by this amendment. No members of the public came forward to speak. The hearing was closed at 7:11 PM. Public Hearing #3 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: City of Delafield Plan Commission Matter: Request to amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Mayor Aicher opened the Public Hearing at 7:12 PM. Planner Barrows provided a detailed overview of the proposed amendments to Section 52-107(7) of the Zoning Ordinance and the City of Delafield Zoning Map. She explained that the Southeastern Wisconsin Regional Planning Commission (SEWER PACT) maps environmental corridors throughout the region and recommends that communities protect them. The City's Comprehensive Plan has long included policies to protect primary and secondary environmental corridors and isolated natural resource areas, including a residential density limit of one unit per five acres and a maximum site disturbance of 15 percent within corridors. The core purpose of this amendment is to formally incorporate those corridor boundaries onto the City's zoning map, making them easily referenceable by the building inspector, property owners, realtors, and developers. Currently, the corridors are regulated by ordinance but not visible on the zoning map, creating an enforcement and transparency gap. Key proposed text changes discussed included: extending coverage to commercial properties and isolated natural resource areas for density purposes; providing a minimum disturbance allowance of 15,000 square feet for smaller lots that would otherwise receive very little buildable envelope under the 15 percent rule; and allowing disturbance to encroach into corridor areas for properties that are only partially within a corridor, when necessary to meet minimum thresholds. Deed restrictions would be required to record approved building envelopes. The proposal also includes explicit language permitting the removal of dead, diseased, dying, and invasive species, as well as trees posing imminent safety hazards, without requiring prior city approval. Planner Barrows identified three areas proposed for removal from the draft corridor map: a residential parcel on St. John's Drive inadvertently included in the corridor designation; properties in the southeast corner of the I-94 and Highway C intersection that were only recently and incidentally mapped as corridor by SEWER PACT and are not within its regulated sewer service area; and a condominium property on Milwaukee Street near Gordie's boating that was incorrectly designated. Three members of the public came forward to speak. Linda Holton, 485 Lillian Court, spoke on behalf of her subdivision, expressing concern about the retroactive application of corridor regulations to an established 40-year-old neighborhood. She noted that 50 percent of the lots in the subdivision had already received city -approved permits to expand their building footprints, while the remaining half had not, and questioned the fairness of applying new disturbance limits that could treat the unexpanded properties as non -compliant simply by comparison. She also raised concerns about a potential regulatory "taking" if deed restrictions are applied at this stage, and questioned the basis for exempting the B5 property at Highway C and I-94 from the corridor rules while other environmentally similar properties remain included. Bill Wischer, 231 South Latin Peak Road, thanked Planner Barrows for removing an incidental appendage from his property. He raised concern about a narrow tree line running along several rear property lines in his area that has been included in the corridor mapping, noting it does not meet the width thresholds for a primary or secondary corridor and is largely the result of natural regrowth on former farmland. He offered to share a 1963 aerial photograph showing the area as agricultural land. Marty Wiley, 493 Lillian Court, echoed Ms. Holton's concerns and described the extensive, award-worthy work her household and neighbors have undertaken to restore and maintain an oak savannah adjacent to Lapham Peak State Park in cooperation with park staff. She expressed relief upon hearing that isolated natural resource areas would not be subject to disturbance regulations and expressed hope that residents would continue to be permitted to care for and enjoy their land. No additional public comments were received. The hearing was closed at 7:39 PM. Citizen Comments On Items Other Than Consent Agenda No additional citizen comments were received. Unfinished Business DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. John Kutz of MSI General appeared on behalf of the applicant. He confirmed that all changes were made collaboratively with city staff and that the applicant had no objections to the proposed conditional use agreement amendments as presented. He noted that all 18 originally approved boulders were installed, albeit configured slightly differently than shown on the original plan, and that the chemical list revision had been extensively discussed with the city. Planner Barrows recommended approval subject to city attorney review of both the agreement and the guidelines document. Motion to recommend that Common Council approve the proposed Conditional Use – Site Plan and Appearance Review Amendment for Bubble's Foam Farm, subject to the conditions of the enclosed conditional use agreement amendment and subject to city attorney review of the agreement and guidelines, was made by Commissioner Krienke and seconded. The motion carried unanimously. New Business DELC0788020, 1407 Milwaukee Street. Owner: Daniel Hurrle, Hurrle Trust. Applicant: Kevin Enright, K2 Structures, LLC. Applicant requests approval to significantly remodel an existing boathouse. Planner Barrows presented the application for a significant remodel of an existing 543.6-square-foot boathouse on the south shore of Nagawicka Lake. The boathouse is a non -conforming structure, situated two feet from the east lot line (six feet required) and approximately four feet from the ordinary high watermark (five feet required). The applicant proposes to stabilize and reconfigure the foundation while maintaining the existing footprint and retaining the recently installed siding, trim, gutters, and fascia. To comply with current building code, minor adjustments to the roof geometry at the two sides are necessary, and a deck will be added to the top of the boathouse. The applicant also proposed replacing the lakeside overhead door with a similar door incorporating a glass upper section not exceeding the 25 percent code allowance, adding a man door on the northwest side, and replacing an existing window. All materials will match the principal residence. In lieu of a rain garden, the applicant is proposing a drain field on the lakeside of the residence, subject to city engineer review and approval; a recorded agreement would be required for this alternative method. Planner Barrows noted that the remodeled boathouse would remain lower in height than the neighbor's boathouse on the adjacent property, and that the Lake Welfare Committee had unanimously recommended approval with conditions. A written objection from a neighboring property owner was included in the packet; that neighbor had also appeared and spoken at the Lake Welfare Committee meeting. Motion to approve the boathouse improvement subject to the following conditions recommended by the Lake Welfare Committee: (1) Construction of the boathouse improvements shall not commence until a Certificate of Compliance is issued by the City Planner and a Building Permit is issued by the Building Inspector. The boathouse plans prepared by CNChambliss Architecture, LLC, and reviewed by the Lake Welfare Committee shall be complied with; (2) The height of the boathouse shall only be modified as deemed necessary by the City of Delafield Building Inspector to comply with conventional roof framing standards; (3) In accordance with Section 52-25(b)(2), the City Engineer shall review the stormwater drain field and ensure that it provides the same level of environmental benefit as a rain garden; (4) Any concrete repair and/ or replacement between the boathouse and lake shall be located outside of the floodplain unless all necessary floodplain permitting is obtained; (5) No changes shall be made to the existing topography of the site without a grading plan being reviewed and approved by the City Engineer; (6)A downward light on a timer shall be installed as otherwise indicated in the code; was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. DELC0743999004, 120 Nashotah Road. Owner: St. Joan of Arc Congregation. Applicant: Jim Hoover. Applicant requests Site Plan and Appearance approval to install a playground. Planner Barrows described the 15-acre St. Joan of Arc Church property on the northwest edge of the city, noting that the property was rezoned to P1 Public and Semi -Public at the time the school was constructed and is not subject to a conditional use permit. The applicant, Jim Hoover, requested approval to install a donated second playground west of the existing playground, adjacent to the school on the south side of the property. Adjacent residential properties to the south, west, and east are separated from the proposed playground by over 200 to 400 feet of wooded area or are shielded by the school building itself. No adverse impacts to adjacent properties were identified. Motion to approve the playground expansion as presented was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. DELC0737995001, 1800 Vettelson Road. Owner: Lake Country School. Applicant: Pro 2 Pave Inc. Applicant requests Site Plan and Appearance approval to install additional lighting and to modify the parking lot. Planner Barrows introduced the application for parking lot modifications and additional lighting at Lake Country Elementary School. Applicant representative Hayden Hakala of Pro 2 Pave appeared to answer questions. The parking lot improvements are intended to address significant traffic flow problems during drop -off and pick-up times. The proposed layout would create two entry lanes and two exit lanes at the Vettelson Road entrance, converging to a single lane approximately 118 feet into the site. A dedicated drop-off lane adjacent to the building's sidewalk would be created, separated from a through lane by a low mountable median curb. The bus loop area, currently a teardrop shape that buses cannot adequately navigate, would be reconfigured by removing a small grass island to accommodate bus turning movements. The Nagawicka Road access would be widened to allow two-way traffic and designated for buses and employee/staff use only. Commission discussion focused on the safety and clarity of the two -entry lane configuration, with both Mayor Aicher and Commissioner Krienke raising questions about the risk of drivers merging and the absence of a physical concrete median island at the Vettelson Road entrance. Commissioner Schult expressed concern that painted lane markings alone, particularly in winter conditions, may be insufficient to prevent vehicles from turning into the wrong lane. The applicant acknowledged these concerns and indicated willingness to revisit the median design in consultation with the Public Works Committee. The city engineering staff had already transmitted a review letter to the applicant requiring additional detail on lane widths, turning radii for fire department access, and traffic markings. Regarding lighting, the Commission considered the addition of several new poles along the Nagawicka Road entrance and east employee parking area. Planner Barrows recommended that two light poles proposed at the Nagawicka Road entrance be relocated to the south side of the driveway so that shields could be installed to prevent light trespass onto the adjacent residential property to the south. All fixtures would be downcast, and the lighting engineer had confirmed this relocation was feasible. An overall condition requiring all non-security lights to be turned off when the property is not actively in use was also recommended. Motion to approve the proposed site plan for Lake Country School subject to the following conditions: (1) the parking, lighting, and landscape plan being submitted to city engineering staff for review and approval, including confirmation of proper turning radii for the Lake Country Fire Department, appropriate lane widths, and all traffic flow markings; (2) lighting being hooded and not resulting in trespass illumination or glare on the adjacent property to the south, all lights except security lighting being turned off when the property is not actively in use, and the two light poles at the Nagawicka Road entrance being relocated to the south side of the driveway; and (3) the access on Vettelson Road and Nagawicka Road, parking lot, and lighting being reviewed by the Public Works Committee with any comments addressed as part of the final plans reviewed by city engineering staff, and signage being considered to identify the limited users of the Nagawicka Road access, was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. Comprehensive Plan, Zoning And Ordinance Revision Amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Planner Barrows briefly recapped the proposed language as revised by the city attorney, which would amend the open space definition to refer to "buildings" rather than "buildings or structures," and to include an express provision that pergolas or other unenclosed decorative structures meeting all four qualifying criteria are permitted within open space. She noted that this change would also likely have the effect of clarifying that decks are not counted against open space, consistent with how other similar municipalities regulate the issue. The Commission discussed the concern, raised by Commissioner Hausman and echoed by Mayor Aicher, about the potential for incremental abuse —where a property owner installs a basic qualifying pergola and subsequently encloses it over time. The Commission acknowledged this risk but generally agreed it was manageable through existing enforcement mechanisms and neighbor reporting. Commissioner Krienke argued that the potential for abuse is not, in itself, sufficient reason to deny property owners reasonable use of their land. Commissioner Schult expressed concern about the interaction between pergola structures and existing open space requirements, while Planner Barrows acknowledged the code had a pre-existing inconsistency between the definition section and the substantive open space section that this amendment would help resolve. The motion resulted in a tie vote, which Mayor Aicher broke by voting in favor. Motion to recommend that Common Council amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance to modify the definition of open space as presented, replacing "structures" with "buildings" in the main definition, so that pergolas and other unenclosed decorative structures are considered part of open space, was made by Commissioner Krienke and seconded by Commissioner Marek. The motion carried with Commissioners Schult and Hausman voting nay. Amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Planner Barrows addressed the public comments received during the hearing. She clarified that, based on the Plan Commission's direction at the previous meeting, isolated natural resource areas would not be subject to disturbance regulations under the proposed amendment—addressing the primary concern raised by residents of the Lillian Court subdivision. Density limitations for isolated natural resource areas would still apply to future new development, consistent with the city's existing Comprehensive Plan policies, which have already been honored in recent developments such as Nagawicka Heights and Hawthorne Farms. Regarding the I-94 and Highway C property, Planner Barrows explained that the area was only recently and incidentally mapped as environmental corridor by SEWER PACT, had not been designated corridor for many years during which development proposals were evaluated, and is not yet within SEWER PACT's regulated sewer service area—providing the basis for the city's discretionary decision to exclude it from the map, consistent with SEWER PACT's own recommendation. Two substantive modifications were discussed for incorporation into the final ordinance. First, the Commission agreed to remove the proposed maximum disturbance cap of 32,670 square feet (the equivalent of 15 percent of five acres), so that the 15 percent allowance scales with actual lot size regardless of acreage. Larger lots would thus receive their full 15 percent disturbance allowance rather than being capped at the five-acre equivalent. Second, the Commission confirmed that the requirement for city administrator approval prior to removal of dead, diseased, dying, or invasive species should be stricken, leaving such removal self-regulated. Planner Barrows noted that property owners wishing to self-report such activity would be welcome to do so for documentation purposes. Mayor Aicher reiterated that the fundamental purpose of this amendment has always been to make the existing environmental corridor regulations visible and referenceable on the zoning map, not to introduce new substantive restrictions. He noted that the regulations being formalized have long been honored by developers, but lacked visibility for building permit review in the context of residential redevelopment. Motion to recommend that Common Council adopt the proposed text amendments to Section 52-107(7) Environmental Corridor Boundary of the City of Delafield Zoning Ordinance, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary, subject to staff preparing an ordinance reflecting the specific recommendations of the Plan Commission —including removing the 32,670 square foot maximum disturbance cap and removing the requirement for city administrator approval of dead, diseased, dying, and invasive species removal—subject to city attorney review, was made by Commissioner Krienke and seconded by Mayor Aicher. The motion carried unanimously. Reports Of City Officials Correspondence None. Planner None. Building Inspector The Building Inspector was not present. No report was given. Plan Commission Meeting Dates And Deadlines Regular Meeting Submittal Deadline 29, 2026. Regular Meeting August 26, 2026. Adjournment There being no further business, Mayor Aicher adjourned the meeting at 8:42 PM. Respectfully Submitted, Molly Schneider, City Clerk 1. 2. 3. 4. A. 5. 6. A. 7. A. B. C. 8. 9. A. 10. A. B. C. 11. A. B. 12. A. B. C. 13. A. B. 14. DRAFT Plan Commission Meeting Minutes July 29, 2026 at 7:00 PM **CITY HALL COMMON COUNCIL CHAMBERS** 500 Genesee Street, Delafield, WI 53018 Commissioners: Mayor Tim Aicher, Ald. Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult 7/29/2026 - Minutes Call To Order Mayor Tim Aicher called the City of Delafield Plan Commission meeting to order at 7:00 PM on Wednesday, July 29, 2026, in the City Hall Common Council Chambers, 500 Genesee Street, Delafield, WI 53018. Pledge Of Allegiance Mayor Aicher led the Commission in the Pledge of Allegiance. Roll Call Present: Mayor Tim Aicher, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Absent/Excused: Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan Also Present: City Planner Amy Barrows, City Clerk Molly Schneider, Administrative & Billing Clerk Kate Bach Minutes Approval of the Minutes from the June 24, 2026 Regular Meeting and Public Hearing. Motion to approve the minutes from the June 24, 2026, Regular Meeting and Public Hearing was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. Citizen Comments On Consent Agenda Items No citizen comments were received regarding the consent agenda. Consent Agenda Motion to approve the consent agenda as was made by Commissioner Hausman and seconded by Commissioner Marek. The motion carried unanimously. DELC0803994, 2675 Sun Valley Drive. Owner: Johnson Bank. Applicant: Matt Kaminski. Applicant requests Permanent Signage approval to modify existing signage at the Johnson Financial Group property. Public Hearings Public Hearing # 1 Topic: Conditional Use & Site Plan and Appearance Amendment Location: N101 State Road 83 (DELC0803999) Owner: Munger Holdings LLC Applicant: Christopher Mullet, Bubble’s Foam Farm Matter: Conditional Use – Site Plan and Appearance Amendment request to modify the approved chemical list, site plan details, and operational plan for Bubble’s Foam Farm. Mayor Aicher opened the Public Hearing at 7:02 PM. City Planner Amy Barrows introduced this item as a housekeeping amendment to the existing conditional use permit for Bubble's Foam Farm car wash, approved the previous year. The amendment addresses several changes that occurred during construction and operation. The first substantive change concerns the approved chemical list, which is a specific condition of the original conditional use agreement. While an amended list had previously received city approval, no mechanism existed to formally record those amendments. The proposed amendment establishes a protocol requiring that any future changes to the chemical list be recorded with the Register of Deeds, ensuring a clear public record going forward. Additional changes include a modification to the operational plan in the lower-level confined space, reducing the number of access ladders from two to one—a change agreed upon collaboratively with city staff during an on-site review. The applicant also substituted a curb in place of originally approved boulders in front of the retaining wall due to space constraints, and added star -powered junipers to the landscape plan to screen the double retaining wall along Highway 83. Planner Barrows noted that the guideline document in the packet had received minor editorial revisions from the city attorney, with no substantive changes, and recommended approval be conditioned on attorney review. No members of the public came forward to speak. The hearing was closed at 7:06 PM. Public Hearing # 2 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: Mark Van Kleunen Matter: Request to amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Mayor Aicher opened the Public Hearing at 7:06 PM. Planner Barrows summarized the proposed amendment to modify the definition of "open space" in Section 52-11 of the City of Delafield Zoning Ordinance to clarify that pergolas and other unenclosed decorative structures are not counted against open space calculations. The applicant was not present. The existing definition requires open space to be unoccupied by buildings or structures and open and unobstructed to the sky. The proposed revised language adds a provision that pergolas or other unenclosed decorative structures are exempt from this definition if they meet four criteria: unenclosed sides with no screens, windows, or other side structures (excepting support posts); at least 75 percent open to the sky; no more than 400 square feet in size; and no taller than 10 feet in height. Planner Barrows also noted that the city attorney recommended replacing the word "structures" with "buildings" throughout the open space definition, to align this section with a separate but related open space section in the code that refers only to buildings, thereby making the two sections internally consistent. A brief discussion arose regarding whether a pergola could reasonably be called a "building," with Commissioner Marek expressing some conceptual difficulty with the equivalence. Planner Barrows clarified that the attorney's intent was precisely to say a qualifying pergola is not a building, and the criteria in the amendment define the boundaries of that determination. Mayor Aicher noted that concerns raised in a submitted comment letter largely pertained to impervious surface, which remains governed by separate regulations unaffected by this amendment. No members of the public came forward to speak. The hearing was closed at 7:11 PM. Public Hearing #3 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: City of Delafield Plan Commission Matter: Request to amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Mayor Aicher opened the Public Hearing at 7:12 PM. Planner Barrows provided a detailed overview of the proposed amendments to Section 52-107(7) of the Zoning Ordinance and the City of Delafield Zoning Map. She explained that the Southeastern Wisconsin Regional Planning Commission (SEWER PACT) maps environmental corridors throughout the region and recommends that communities protect them. The City's Comprehensive Plan has long included policies to protect primary and secondary environmental corridors and isolated natural resource areas, including a residential density limit of one unit per five acres and a maximum site disturbance of 15 percent within corridors. The core purpose of this amendment is to formally incorporate those corridor boundaries onto the City's zoning map, making them easily referenceable by the building inspector, property owners, realtors, and developers. Currently, the corridors are regulated by ordinance but not visible on the zoning map, creating an enforcement and transparency gap. Key proposed text changes discussed included: extending coverage to commercial properties and isolated natural resource areas for density purposes; providing a minimum disturbance allowance of 15,000 square feet for smaller lots that would otherwise receive very little buildable envelope under the 15 percent rule; and allowing disturbance to encroach into corridor areas for properties that are only partially within a corridor, when necessary to meet minimum thresholds. Deed restrictions would be required to record approved building envelopes. The proposal also includes explicit language permitting the removal of dead, diseased, dying, and invasive species, as well as trees posing imminent safety hazards, without requiring prior city approval. Planner Barrows identified three areas proposed for removal from the draft corridor map: a residential parcel on St. John's Drive inadvertently included in the corridor designation; properties in the southeast corner of the I-94 and Highway C intersection that were only recently and incidentally mapped as corridor by SEWER PACT and are not within its regulated sewer service area; and a condominium property on Milwaukee Street near Gordie's boating that was incorrectly designated. Three members of the public came forward to speak. Linda Holton, 485 Lillian Court, spoke on behalf of her subdivision, expressing concern about the retroactive application of corridor regulations to an established 40-year-old neighborhood. She noted that 50 percent of the lots in the subdivision had already received city -approved permits to expand their building footprints, while the remaining half had not, and questioned the fairness of applying new disturbance limits that could treat the unexpanded properties as non -compliant simply by comparison. She also raised concerns about a potential regulatory "taking" if deed restrictions are applied at this stage, and questioned the basis for exempting the B5 property at Highway C and I-94 from the corridor rules while other environmentally similar properties remain included. Bill Wischer, 231 South Latin Peak Road, thanked Planner Barrows for removing an incidental appendage from his property. He raised concern about a narrow tree line running along several rear property lines in his area that has been included in the corridor mapping, noting it does not meet the width thresholds for a primary or secondary corridor and is largely the result of natural regrowth on former farmland. He offered to share a 1963 aerial photograph showing the area as agricultural land. Marty Wiley, 493 Lillian Court, echoed Ms. Holton's concerns and described the extensive, award-worthy work her household and neighbors have undertaken to restore and maintain an oak savannah adjacent to Lapham Peak State Park in cooperation with park staff. She expressed relief upon hearing that isolated natural resource areas would not be subject to disturbance regulations and expressed hope that residents would continue to be permitted to care for and enjoy their land. No additional public comments were received. The hearing was closed at 7:39 PM. Citizen Comments On Items Other Than Consent Agenda No additional citizen comments were received. Unfinished Business DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. John Kutz of MSI General appeared on behalf of the applicant. He confirmed that all changes were made collaboratively with city staff and that the applicant had no objections to the proposed conditional use agreement amendments as presented. He noted that all 18 originally approved boulders were installed, albeit configured slightly differently than shown on the original plan, and that the chemical list revision had been extensively discussed with the city. Planner Barrows recommended approval subject to city attorney review of both the agreement and the guidelines document. Motion to recommend that Common Council approve the proposed Conditional Use – Site Plan and Appearance Review Amendment for Bubble's Foam Farm, subject to the conditions of the enclosed conditional use agreement amendment and subject to city attorney review of the agreement and guidelines, was made by Commissioner Krienke and seconded. The motion carried unanimously. New Business DELC0788020, 1407 Milwaukee Street. Owner: Daniel Hurrle, Hurrle Trust. Applicant: Kevin Enright, K2 Structures, LLC. Applicant requests approval to significantly remodel an existing boathouse. Planner Barrows presented the application for a significant remodel of an existing 543.6-square-foot boathouse on the south shore of Nagawicka Lake. The boathouse is a non -conforming structure, situated two feet from the east lot line (six feet required) and approximately four feet from the ordinary high watermark (five feet required). The applicant proposes to stabilize and reconfigure the foundation while maintaining the existing footprint and retaining the recently installed siding, trim, gutters, and fascia. To comply with current building code, minor adjustments to the roof geometry at the two sides are necessary, and a deck will be added to the top of the boathouse. The applicant also proposed replacing the lakeside overhead door with a similar door incorporating a glass upper section not exceeding the 25 percent code allowance, adding a man door on the northwest side, and replacing an existing window. All materials will match the principal residence. In lieu of a rain garden, the applicant is proposing a drain field on the lakeside of the residence, subject to city engineer review and approval; a recorded agreement would be required for this alternative method. Planner Barrows noted that the remodeled boathouse would remain lower in height than the neighbor's boathouse on the adjacent property, and that the Lake Welfare Committee had unanimously recommended approval with conditions. A written objection from a neighboring property owner was included in the packet; that neighbor had also appeared and spoken at the Lake Welfare Committee meeting. Motion to approve the boathouse improvement subject to the following conditions recommended by the Lake Welfare Committee: (1) Construction of the boathouse improvements shall not commence until a Certificate of Compliance is issued by the City Planner and a Building Permit is issued by the Building Inspector. The boathouse plans prepared by CNChambliss Architecture, LLC, and reviewed by the Lake Welfare Committee shall be complied with; (2) The height of the boathouse shall only be modified as deemed necessary by the City of Delafield Building Inspector to comply with conventional roof framing standards; (3) In accordance with Section 52-25(b)(2), the City Engineer shall review the stormwater drain field and ensure that it provides the same level of environmental benefit as a rain garden; (4) Any concrete repair and/ or replacement between the boathouse and lake shall be located outside of the floodplain unless all necessary floodplain permitting is obtained; (5) No changes shall be made to the existing topography of the site without a grading plan being reviewed and approved by the City Engineer; (6)A downward light on a timer shall be installed as otherwise indicated in the code; was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. DELC0743999004, 120 Nashotah Road. Owner: St. Joan of Arc Congregation. Applicant: Jim Hoover. Applicant requests Site Plan and Appearance approval to install a playground. Planner Barrows described the 15-acre St. Joan of Arc Church property on the northwest edge of the city, noting that the property was rezoned to P1 Public and Semi -Public at the time the school was constructed and is not subject to a conditional use permit. The applicant, Jim Hoover, requested approval to install a donated second playground west of the existing playground, adjacent to the school on the south side of the property. Adjacent residential properties to the south, west, and east are separated from the proposed playground by over 200 to 400 feet of wooded area or are shielded by the school building itself. No adverse impacts to adjacent properties were identified. Motion to approve the playground expansion as presented was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. DELC0737995001, 1800 Vettelson Road. Owner: Lake Country School. Applicant: Pro 2 Pave Inc. Applicant requests Site Plan and Appearance approval to install additional lighting and to modify the parking lot. Planner Barrows introduced the application for parking lot modifications and additional lighting at Lake Country Elementary School. Applicant representative Hayden Hakala of Pro 2 Pave appeared to answer questions. The parking lot improvements are intended to address significant traffic flow problems during drop -off and pick-up times. The proposed layout would create two entry lanes and two exit lanes at the Vettelson Road entrance, converging to a single lane approximately 118 feet into the site. A dedicated drop-off lane adjacent to the building's sidewalk would be created, separated from a through lane by a low mountable median curb. The bus loop area, currently a teardrop shape that buses cannot adequately navigate, would be reconfigured by removing a small grass island to accommodate bus turning movements. The Nagawicka Road access would be widened to allow two-way traffic and designated for buses and employee/staff use only. Commission discussion focused on the safety and clarity of the two -entry lane configuration, with both Mayor Aicher and Commissioner Krienke raising questions about the risk of drivers merging and the absence of a physical concrete median island at the Vettelson Road entrance. Commissioner Schult expressed concern that painted lane markings alone, particularly in winter conditions, may be insufficient to prevent vehicles from turning into the wrong lane. The applicant acknowledged these concerns and indicated willingness to revisit the median design in consultation with the Public Works Committee. The city engineering staff had already transmitted a review letter to the applicant requiring additional detail on lane widths, turning radii for fire department access, and traffic markings. Regarding lighting, the Commission considered the addition of several new poles along the Nagawicka Road entrance and east employee parking area. Planner Barrows recommended that two light poles proposed at the Nagawicka Road entrance be relocated to the south side of the driveway so that shields could be installed to prevent light trespass onto the adjacent residential property to the south. All fixtures would be downcast, and the lighting engineer had confirmed this relocation was feasible. An overall condition requiring all non-security lights to be turned off when the property is not actively in use was also recommended. Motion to approve the proposed site plan for Lake Country School subject to the following conditions: (1) the parking, lighting, and landscape plan being submitted to city engineering staff for review and approval, including confirmation of proper turning radii for the Lake Country Fire Department, appropriate lane widths, and all traffic flow markings; (2) lighting being hooded and not resulting in trespass illumination or glare on the adjacent property to the south, all lights except security lighting being turned off when the property is not actively in use, and the two light poles at the Nagawicka Road entrance being relocated to the south side of the driveway; and (3) the access on Vettelson Road and Nagawicka Road, parking lot, and lighting being reviewed by the Public Works Committee with any comments addressed as part of the final plans reviewed by city engineering staff, and signage being considered to identify the limited users of the Nagawicka Road access, was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. Comprehensive Plan, Zoning And Ordinance Revision Amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Planner Barrows briefly recapped the proposed language as revised by the city attorney, which would amend the open space definition to refer to "buildings" rather than "buildings or structures," and to include an express provision that pergolas or other unenclosed decorative structures meeting all four qualifying criteria are permitted within open space. She noted that this change would also likely have the effect of clarifying that decks are not counted against open space, consistent with how other similar municipalities regulate the issue. The Commission discussed the concern, raised by Commissioner Hausman and echoed by Mayor Aicher, about the potential for incremental abuse —where a property owner installs a basic qualifying pergola and subsequently encloses it over time. The Commission acknowledged this risk but generally agreed it was manageable through existing enforcement mechanisms and neighbor reporting. Commissioner Krienke argued that the potential for abuse is not, in itself, sufficient reason to deny property owners reasonable use of their land. Commissioner Schult expressed concern about the interaction between pergola structures and existing open space requirements, while Planner Barrows acknowledged the code had a pre-existing inconsistency between the definition section and the substantive open space section that this amendment would help resolve. The motion resulted in a tie vote, which Mayor Aicher broke by voting in favor. Motion to recommend that Common Council amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance to modify the definition of open space as presented, replacing "structures" with "buildings" in the main definition, so that pergolas and other unenclosed decorative structures are considered part of open space, was made by Commissioner Krienke and seconded by Commissioner Marek. The motion carried with Commissioners Schult and Hausman voting nay. Amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Planner Barrows addressed the public comments received during the hearing. She clarified that, based on the Plan Commission's direction at the previous meeting, isolated natural resource areas would not be subject to disturbance regulations under the proposed amendment—addressing the primary concern raised by residents of the Lillian Court subdivision. Density limitations for isolated natural resource areas would still apply to future new development, consistent with the city's existing Comprehensive Plan policies, which have already been honored in recent developments such as Nagawicka Heights and Hawthorne Farms. Regarding the I-94 and Highway C property, Planner Barrows explained that the area was only recently and incidentally mapped as environmental corridor by SEWER PACT, had not been designated corridor for many years during which development proposals were evaluated, and is not yet within SEWER PACT's regulated sewer service area—providing the basis for the city's discretionary decision to exclude it from the map, consistent with SEWER PACT's own recommendation. Two substantive modifications were discussed for incorporation into the final ordinance. First, the Commission agreed to remove the proposed maximum disturbance cap of 32,670 square feet (the equivalent of 15 percent of five acres), so that the 15 percent allowance scales with actual lot size regardless of acreage. Larger lots would thus receive their full 15 percent disturbance allowance rather than being capped at the five-acre equivalent. Second, the Commission confirmed that the requirement for city administrator approval prior to removal of dead, diseased, dying, or invasive species should be stricken, leaving such removal self-regulated. Planner Barrows noted that property owners wishing to self-report such activity would be welcome to do so for documentation purposes. Mayor Aicher reiterated that the fundamental purpose of this amendment has always been to make the existing environmental corridor regulations visible and referenceable on the zoning map, not to introduce new substantive restrictions. He noted that the regulations being formalized have long been honored by developers, but lacked visibility for building permit review in the context of residential redevelopment. Motion to recommend that Common Council adopt the proposed text amendments to Section 52-107(7) Environmental Corridor Boundary of the City of Delafield Zoning Ordinance, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary, subject to staff preparing an ordinance reflecting the specific recommendations of the Plan Commission —including removing the 32,670 square foot maximum disturbance cap and removing the requirement for city administrator approval of dead, diseased, dying, and invasive species removal—subject to city attorney review, was made by Commissioner Krienke and seconded by Mayor Aicher. The motion carried unanimously. Reports Of City Officials Correspondence None. Planner None. Building Inspector The Building Inspector was not present. No report was given. Plan Commission Meeting Dates And Deadlines Regular Meeting Submittal Deadline 29, 2026. Regular Meeting August 26, 2026. Adjournment There being no further business, Mayor Aicher adjourned the meeting at 8:42 PM. Respectfully Submitted, Molly Schneider, City Clerk 1. 2. 3. 4. A. 5. 6. A. 7. A. B. C. 8. 9. A. 10. A. B. C. 11. A. B. 12. A. B. C. 13. A. B. 14. DRAFT Plan Commission Meeting Minutes July 29, 2026 at 7:00 PM **CITY HALL COMMON COUNCIL CHAMBERS** 500 Genesee Street, Delafield, WI 53018 Commissioners: Mayor Tim Aicher, Ald. Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult 7/29/2026 - Minutes Call To Order Mayor Tim Aicher called the City of Delafield Plan Commission meeting to order at 7:00 PM on Wednesday, July 29, 2026, in the City Hall Common Council Chambers, 500 Genesee Street, Delafield, WI 53018. Pledge Of Allegiance Mayor Aicher led the Commission in the Pledge of Allegiance. Roll Call Present: Mayor Tim Aicher, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Absent/Excused: Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan Also Present: City Planner Amy Barrows, City Clerk Molly Schneider, Administrative & Billing Clerk Kate Bach Minutes Approval of the Minutes from the June 24, 2026 Regular Meeting and Public Hearing. Motion to approve the minutes from the June 24, 2026, Regular Meeting and Public Hearing was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. Citizen Comments On Consent Agenda Items No citizen comments were received regarding the consent agenda. Consent Agenda Motion to approve the consent agenda as was made by Commissioner Hausman and seconded by Commissioner Marek. The motion carried unanimously. DELC0803994, 2675 Sun Valley Drive. Owner: Johnson Bank. Applicant: Matt Kaminski. Applicant requests Permanent Signage approval to modify existing signage at the Johnson Financial Group property. Public Hearings Public Hearing # 1 Topic: Conditional Use & Site Plan and Appearance Amendment Location: N101 State Road 83 (DELC0803999) Owner: Munger Holdings LLC Applicant: Christopher Mullet, Bubble’s Foam Farm Matter: Conditional Use – Site Plan and Appearance Amendment request to modify the approved chemical list, site plan details, and operational plan for Bubble’s Foam Farm. Mayor Aicher opened the Public Hearing at 7:02 PM. City Planner Amy Barrows introduced this item as a housekeeping amendment to the existing conditional use permit for Bubble's Foam Farm car wash, approved the previous year. The amendment addresses several changes that occurred during construction and operation. The first substantive change concerns the approved chemical list, which is a specific condition of the original conditional use agreement. While an amended list had previously received city approval, no mechanism existed to formally record those amendments. The proposed amendment establishes a protocol requiring that any future changes to the chemical list be recorded with the Register of Deeds, ensuring a clear public record going forward. Additional changes include a modification to the operational plan in the lower-level confined space, reducing the number of access ladders from two to one—a change agreed upon collaboratively with city staff during an on-site review. The applicant also substituted a curb in place of originally approved boulders in front of the retaining wall due to space constraints, and added star -powered junipers to the landscape plan to screen the double retaining wall along Highway 83. Planner Barrows noted that the guideline document in the packet had received minor editorial revisions from the city attorney, with no substantive changes, and recommended approval be conditioned on attorney review. No members of the public came forward to speak. The hearing was closed at 7:06 PM. Public Hearing # 2 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: Mark Van Kleunen Matter: Request to amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Mayor Aicher opened the Public Hearing at 7:06 PM. Planner Barrows summarized the proposed amendment to modify the definition of "open space" in Section 52-11 of the City of Delafield Zoning Ordinance to clarify that pergolas and other unenclosed decorative structures are not counted against open space calculations. The applicant was not present. The existing definition requires open space to be unoccupied by buildings or structures and open and unobstructed to the sky. The proposed revised language adds a provision that pergolas or other unenclosed decorative structures are exempt from this definition if they meet four criteria: unenclosed sides with no screens, windows, or other side structures (excepting support posts); at least 75 percent open to the sky; no more than 400 square feet in size; and no taller than 10 feet in height. Planner Barrows also noted that the city attorney recommended replacing the word "structures" with "buildings" throughout the open space definition, to align this section with a separate but related open space section in the code that refers only to buildings, thereby making the two sections internally consistent. A brief discussion arose regarding whether a pergola could reasonably be called a "building," with Commissioner Marek expressing some conceptual difficulty with the equivalence. Planner Barrows clarified that the attorney's intent was precisely to say a qualifying pergola is not a building, and the criteria in the amendment define the boundaries of that determination. Mayor Aicher noted that concerns raised in a submitted comment letter largely pertained to impervious surface, which remains governed by separate regulations unaffected by this amendment. No members of the public came forward to speak. The hearing was closed at 7:11 PM. Public Hearing #3 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: City of Delafield Plan Commission Matter: Request to amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Mayor Aicher opened the Public Hearing at 7:12 PM. Planner Barrows provided a detailed overview of the proposed amendments to Section 52-107(7) of the Zoning Ordinance and the City of Delafield Zoning Map. She explained that the Southeastern Wisconsin Regional Planning Commission (SEWER PACT) maps environmental corridors throughout the region and recommends that communities protect them. The City's Comprehensive Plan has long included policies to protect primary and secondary environmental corridors and isolated natural resource areas, including a residential density limit of one unit per five acres and a maximum site disturbance of 15 percent within corridors. The core purpose of this amendment is to formally incorporate those corridor boundaries onto the City's zoning map, making them easily referenceable by the building inspector, property owners, realtors, and developers. Currently, the corridors are regulated by ordinance but not visible on the zoning map, creating an enforcement and transparency gap. Key proposed text changes discussed included: extending coverage to commercial properties and isolated natural resource areas for density purposes; providing a minimum disturbance allowance of 15,000 square feet for smaller lots that would otherwise receive very little buildable envelope under the 15 percent rule; and allowing disturbance to encroach into corridor areas for properties that are only partially within a corridor, when necessary to meet minimum thresholds. Deed restrictions would be required to record approved building envelopes. The proposal also includes explicit language permitting the removal of dead, diseased, dying, and invasive species, as well as trees posing imminent safety hazards, without requiring prior city approval. Planner Barrows identified three areas proposed for removal from the draft corridor map: a residential parcel on St. John's Drive inadvertently included in the corridor designation; properties in the southeast corner of the I-94 and Highway C intersection that were only recently and incidentally mapped as corridor by SEWER PACT and are not within its regulated sewer service area; and a condominium property on Milwaukee Street near Gordie's boating that was incorrectly designated. Three members of the public came forward to speak. Linda Holton, 485 Lillian Court, spoke on behalf of her subdivision, expressing concern about the retroactive application of corridor regulations to an established 40-year-old neighborhood. She noted that 50 percent of the lots in the subdivision had already received city -approved permits to expand their building footprints, while the remaining half had not, and questioned the fairness of applying new disturbance limits that could treat the unexpanded properties as non -compliant simply by comparison. She also raised concerns about a potential regulatory "taking" if deed restrictions are applied at this stage, and questioned the basis for exempting the B5 property at Highway C and I-94 from the corridor rules while other environmentally similar properties remain included. Bill Wischer, 231 South Latin Peak Road, thanked Planner Barrows for removing an incidental appendage from his property. He raised concern about a narrow tree line running along several rear property lines in his area that has been included in the corridor mapping, noting it does not meet the width thresholds for a primary or secondary corridor and is largely the result of natural regrowth on former farmland. He offered to share a 1963 aerial photograph showing the area as agricultural land. Marty Wiley, 493 Lillian Court, echoed Ms. Holton's concerns and described the extensive, award-worthy work her household and neighbors have undertaken to restore and maintain an oak savannah adjacent to Lapham Peak State Park in cooperation with park staff. She expressed relief upon hearing that isolated natural resource areas would not be subject to disturbance regulations and expressed hope that residents would continue to be permitted to care for and enjoy their land. No additional public comments were received. The hearing was closed at 7:39 PM. Citizen Comments On Items Other Than Consent Agenda No additional citizen comments were received. Unfinished Business DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. John Kutz of MSI General appeared on behalf of the applicant. He confirmed that all changes were made collaboratively with city staff and that the applicant had no objections to the proposed conditional use agreement amendments as presented. He noted that all 18 originally approved boulders were installed, albeit configured slightly differently than shown on the original plan, and that the chemical list revision had been extensively discussed with the city. Planner Barrows recommended approval subject to city attorney review of both the agreement and the guidelines document. Motion to recommend that Common Council approve the proposed Conditional Use – Site Plan and Appearance Review Amendment for Bubble's Foam Farm, subject to the conditions of the enclosed conditional use agreement amendment and subject to city attorney review of the agreement and guidelines, was made by Commissioner Krienke and seconded. The motion carried unanimously. New Business DELC0788020, 1407 Milwaukee Street. Owner: Daniel Hurrle, Hurrle Trust. Applicant: Kevin Enright, K2 Structures, LLC. Applicant requests approval to significantly remodel an existing boathouse. Planner Barrows presented the application for a significant remodel of an existing 543.6-square-foot boathouse on the south shore of Nagawicka Lake. The boathouse is a non -conforming structure, situated two feet from the east lot line (six feet required) and approximately four feet from the ordinary high watermark (five feet required). The applicant proposes to stabilize and reconfigure the foundation while maintaining the existing footprint and retaining the recently installed siding, trim, gutters, and fascia. To comply with current building code, minor adjustments to the roof geometry at the two sides are necessary, and a deck will be added to the top of the boathouse. The applicant also proposed replacing the lakeside overhead door with a similar door incorporating a glass upper section not exceeding the 25 percent code allowance, adding a man door on the northwest side, and replacing an existing window. All materials will match the principal residence. In lieu of a rain garden, the applicant is proposing a drain field on the lakeside of the residence, subject to city engineer review and approval; a recorded agreement would be required for this alternative method. Planner Barrows noted that the remodeled boathouse would remain lower in height than the neighbor's boathouse on the adjacent property, and that the Lake Welfare Committee had unanimously recommended approval with conditions. A written objection from a neighboring property owner was included in the packet; that neighbor had also appeared and spoken at the Lake Welfare Committee meeting. Motion to approve the boathouse improvement subject to the following conditions recommended by the Lake Welfare Committee: (1) Construction of the boathouse improvements shall not commence until a Certificate of Compliance is issued by the City Planner and a Building Permit is issued by the Building Inspector. The boathouse plans prepared by CNChambliss Architecture, LLC, and reviewed by the Lake Welfare Committee shall be complied with; (2) The height of the boathouse shall only be modified as deemed necessary by the City of Delafield Building Inspector to comply with conventional roof framing standards; (3) In accordance with Section 52-25(b)(2), the City Engineer shall review the stormwater drain field and ensure that it provides the same level of environmental benefit as a rain garden; (4) Any concrete repair and/ or replacement between the boathouse and lake shall be located outside of the floodplain unless all necessary floodplain permitting is obtained; (5) No changes shall be made to the existing topography of the site without a grading plan being reviewed and approved by the City Engineer; (6)A downward light on a timer shall be installed as otherwise indicated in the code; was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. DELC0743999004, 120 Nashotah Road. Owner: St. Joan of Arc Congregation. Applicant: Jim Hoover. Applicant requests Site Plan and Appearance approval to install a playground. Planner Barrows described the 15-acre St. Joan of Arc Church property on the northwest edge of the city, noting that the property was rezoned to P1 Public and Semi -Public at the time the school was constructed and is not subject to a conditional use permit. The applicant, Jim Hoover, requested approval to install a donated second playground west of the existing playground, adjacent to the school on the south side of the property. Adjacent residential properties to the south, west, and east are separated from the proposed playground by over 200 to 400 feet of wooded area or are shielded by the school building itself. No adverse impacts to adjacent properties were identified. Motion to approve the playground expansion as presented was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. DELC0737995001, 1800 Vettelson Road. Owner: Lake Country School. Applicant: Pro 2 Pave Inc. Applicant requests Site Plan and Appearance approval to install additional lighting and to modify the parking lot. Planner Barrows introduced the application for parking lot modifications and additional lighting at Lake Country Elementary School. Applicant representative Hayden Hakala of Pro 2 Pave appeared to answer questions. The parking lot improvements are intended to address significant traffic flow problems during drop -off and pick-up times. The proposed layout would create two entry lanes and two exit lanes at the Vettelson Road entrance, converging to a single lane approximately 118 feet into the site. A dedicated drop-off lane adjacent to the building's sidewalk would be created, separated from a through lane by a low mountable median curb. The bus loop area, currently a teardrop shape that buses cannot adequately navigate, would be reconfigured by removing a small grass island to accommodate bus turning movements. The Nagawicka Road access would be widened to allow two-way traffic and designated for buses and employee/staff use only. Commission discussion focused on the safety and clarity of the two -entry lane configuration, with both Mayor Aicher and Commissioner Krienke raising questions about the risk of drivers merging and the absence of a physical concrete median island at the Vettelson Road entrance. Commissioner Schult expressed concern that painted lane markings alone, particularly in winter conditions, may be insufficient to prevent vehicles from turning into the wrong lane. The applicant acknowledged these concerns and indicated willingness to revisit the median design in consultation with the Public Works Committee. The city engineering staff had already transmitted a review letter to the applicant requiring additional detail on lane widths, turning radii for fire department access, and traffic markings. Regarding lighting, the Commission considered the addition of several new poles along the Nagawicka Road entrance and east employee parking area. Planner Barrows recommended that two light poles proposed at the Nagawicka Road entrance be relocated to the south side of the driveway so that shields could be installed to prevent light trespass onto the adjacent residential property to the south. All fixtures would be downcast, and the lighting engineer had confirmed this relocation was feasible. An overall condition requiring all non-security lights to be turned off when the property is not actively in use was also recommended. Motion to approve the proposed site plan for Lake Country School subject to the following conditions: (1) the parking, lighting, and landscape plan being submitted to city engineering staff for review and approval, including confirmation of proper turning radii for the Lake Country Fire Department, appropriate lane widths, and all traffic flow markings; (2) lighting being hooded and not resulting in trespass illumination or glare on the adjacent property to the south, all lights except security lighting being turned off when the property is not actively in use, and the two light poles at the Nagawicka Road entrance being relocated to the south side of the driveway; and (3) the access on Vettelson Road and Nagawicka Road, parking lot, and lighting being reviewed by the Public Works Committee with any comments addressed as part of the final plans reviewed by city engineering staff, and signage being considered to identify the limited users of the Nagawicka Road access, was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. Comprehensive Plan, Zoning And Ordinance Revision Amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Planner Barrows briefly recapped the proposed language as revised by the city attorney, which would amend the open space definition to refer to "buildings" rather than "buildings or structures," and to include an express provision that pergolas or other unenclosed decorative structures meeting all four qualifying criteria are permitted within open space. She noted that this change would also likely have the effect of clarifying that decks are not counted against open space, consistent with how other similar municipalities regulate the issue. The Commission discussed the concern, raised by Commissioner Hausman and echoed by Mayor Aicher, about the potential for incremental abuse —where a property owner installs a basic qualifying pergola and subsequently encloses it over time. The Commission acknowledged this risk but generally agreed it was manageable through existing enforcement mechanisms and neighbor reporting. Commissioner Krienke argued that the potential for abuse is not, in itself, sufficient reason to deny property owners reasonable use of their land. Commissioner Schult expressed concern about the interaction between pergola structures and existing open space requirements, while Planner Barrows acknowledged the code had a pre-existing inconsistency between the definition section and the substantive open space section that this amendment would help resolve. The motion resulted in a tie vote, which Mayor Aicher broke by voting in favor. Motion to recommend that Common Council amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance to modify the definition of open space as presented, replacing "structures" with "buildings" in the main definition, so that pergolas and other unenclosed decorative structures are considered part of open space, was made by Commissioner Krienke and seconded by Commissioner Marek. The motion carried with Commissioners Schult and Hausman voting nay. Amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Planner Barrows addressed the public comments received during the hearing. She clarified that, based on the Plan Commission's direction at the previous meeting, isolated natural resource areas would not be subject to disturbance regulations under the proposed amendment—addressing the primary concern raised by residents of the Lillian Court subdivision. Density limitations for isolated natural resource areas would still apply to future new development, consistent with the city's existing Comprehensive Plan policies, which have already been honored in recent developments such as Nagawicka Heights and Hawthorne Farms. Regarding the I-94 and Highway C property, Planner Barrows explained that the area was only recently and incidentally mapped as environmental corridor by SEWER PACT, had not been designated corridor for many years during which development proposals were evaluated, and is not yet within SEWER PACT's regulated sewer service area—providing the basis for the city's discretionary decision to exclude it from the map, consistent with SEWER PACT's own recommendation. Two substantive modifications were discussed for incorporation into the final ordinance. First, the Commission agreed to remove the proposed maximum disturbance cap of 32,670 square feet (the equivalent of 15 percent of five acres), so that the 15 percent allowance scales with actual lot size regardless of acreage. Larger lots would thus receive their full 15 percent disturbance allowance rather than being capped at the five-acre equivalent. Second, the Commission confirmed that the requirement for city administrator approval prior to removal of dead, diseased, dying, or invasive species should be stricken, leaving such removal self-regulated. Planner Barrows noted that property owners wishing to self-report such activity would be welcome to do so for documentation purposes. Mayor Aicher reiterated that the fundamental purpose of this amendment has always been to make the existing environmental corridor regulations visible and referenceable on the zoning map, not to introduce new substantive restrictions. He noted that the regulations being formalized have long been honored by developers, but lacked visibility for building permit review in the context of residential redevelopment. Motion to recommend that Common Council adopt the proposed text amendments to Section 52-107(7) Environmental Corridor Boundary of the City of Delafield Zoning Ordinance, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary, subject to staff preparing an ordinance reflecting the specific recommendations of the Plan Commission —including removing the 32,670 square foot maximum disturbance cap and removing the requirement for city administrator approval of dead, diseased, dying, and invasive species removal—subject to city attorney review, was made by Commissioner Krienke and seconded by Mayor Aicher. The motion carried unanimously. Reports Of City Officials Correspondence None. Planner None. Building Inspector The Building Inspector was not present. No report was given. Plan Commission Meeting Dates And Deadlines Regular Meeting Submittal Deadline 29, 2026. Regular Meeting August 26, 2026. Adjournment There being no further business, Mayor Aicher adjourned the meeting at 8:42 PM. Respectfully Submitted, Molly Schneider, City Clerk 1. 2. 3. 4. A. 5. 6. A. 7. A. B. C. 8. 9. A. 10. A. B. C. 11. A. B. 12. A. B. C. 13. A. B. 14. DRAFT Plan Commission Meeting Minutes July 29, 2026 at 7:00 PM **CITY HALL COMMON COUNCIL CHAMBERS** 500 Genesee Street, Delafield, WI 53018 Commissioners: Mayor Tim Aicher, Ald. Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult 7/29/2026 - Minutes Call To Order Mayor Tim Aicher called the City of Delafield Plan Commission meeting to order at 7:00 PM on Wednesday, July 29, 2026, in the City Hall Common Council Chambers, 500 Genesee Street, Delafield, WI 53018. Pledge Of Allegiance Mayor Aicher led the Commission in the Pledge of Allegiance. Roll Call Present: Mayor Tim Aicher, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Absent/Excused: Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan Also Present: City Planner Amy Barrows, City Clerk Molly Schneider, Administrative & Billing Clerk Kate Bach Minutes Approval of the Minutes from the June 24, 2026 Regular Meeting and Public Hearing. Motion to approve the minutes from the June 24, 2026, Regular Meeting and Public Hearing was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. Citizen Comments On Consent Agenda Items No citizen comments were received regarding the consent agenda. Consent Agenda Motion to approve the consent agenda as was made by Commissioner Hausman and seconded by Commissioner Marek. The motion carried unanimously. DELC0803994, 2675 Sun Valley Drive. Owner: Johnson Bank. Applicant: Matt Kaminski. Applicant requests Permanent Signage approval to modify existing signage at the Johnson Financial Group property. Public Hearings Public Hearing # 1 Topic: Conditional Use & Site Plan and Appearance Amendment Location: N101 State Road 83 (DELC0803999) Owner: Munger Holdings LLC Applicant: Christopher Mullet, Bubble’s Foam Farm Matter: Conditional Use – Site Plan and Appearance Amendment request to modify the approved chemical list, site plan details, and operational plan for Bubble’s Foam Farm. Mayor Aicher opened the Public Hearing at 7:02 PM. City Planner Amy Barrows introduced this item as a housekeeping amendment to the existing conditional use permit for Bubble's Foam Farm car wash, approved the previous year. The amendment addresses several changes that occurred during construction and operation. The first substantive change concerns the approved chemical list, which is a specific condition of the original conditional use agreement. While an amended list had previously received city approval, no mechanism existed to formally record those amendments. The proposed amendment establishes a protocol requiring that any future changes to the chemical list be recorded with the Register of Deeds, ensuring a clear public record going forward. Additional changes include a modification to the operational plan in the lower-level confined space, reducing the number of access ladders from two to one—a change agreed upon collaboratively with city staff during an on-site review. The applicant also substituted a curb in place of originally approved boulders in front of the retaining wall due to space constraints, and added star -powered junipers to the landscape plan to screen the double retaining wall along Highway 83. Planner Barrows noted that the guideline document in the packet had received minor editorial revisions from the city attorney, with no substantive changes, and recommended approval be conditioned on attorney review. No members of the public came forward to speak. The hearing was closed at 7:06 PM. Public Hearing # 2 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: Mark Van Kleunen Matter: Request to amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Mayor Aicher opened the Public Hearing at 7:06 PM. Planner Barrows summarized the proposed amendment to modify the definition of "open space" in Section 52-11 of the City of Delafield Zoning Ordinance to clarify that pergolas and other unenclosed decorative structures are not counted against open space calculations. The applicant was not present. The existing definition requires open space to be unoccupied by buildings or structures and open and unobstructed to the sky. The proposed revised language adds a provision that pergolas or other unenclosed decorative structures are exempt from this definition if they meet four criteria: unenclosed sides with no screens, windows, or other side structures (excepting support posts); at least 75 percent open to the sky; no more than 400 square feet in size; and no taller than 10 feet in height. Planner Barrows also noted that the city attorney recommended replacing the word "structures" with "buildings" throughout the open space definition, to align this section with a separate but related open space section in the code that refers only to buildings, thereby making the two sections internally consistent. A brief discussion arose regarding whether a pergola could reasonably be called a "building," with Commissioner Marek expressing some conceptual difficulty with the equivalence. Planner Barrows clarified that the attorney's intent was precisely to say a qualifying pergola is not a building, and the criteria in the amendment define the boundaries of that determination. Mayor Aicher noted that concerns raised in a submitted comment letter largely pertained to impervious surface, which remains governed by separate regulations unaffected by this amendment. No members of the public came forward to speak. The hearing was closed at 7:11 PM. Public Hearing #3 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: City of Delafield Plan Commission Matter: Request to amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Mayor Aicher opened the Public Hearing at 7:12 PM. Planner Barrows provided a detailed overview of the proposed amendments to Section 52-107(7) of the Zoning Ordinance and the City of Delafield Zoning Map. She explained that the Southeastern Wisconsin Regional Planning Commission (SEWER PACT) maps environmental corridors throughout the region and recommends that communities protect them. The City's Comprehensive Plan has long included policies to protect primary and secondary environmental corridors and isolated natural resource areas, including a residential density limit of one unit per five acres and a maximum site disturbance of 15 percent within corridors. The core purpose of this amendment is to formally incorporate those corridor boundaries onto the City's zoning map, making them easily referenceable by the building inspector, property owners, realtors, and developers. Currently, the corridors are regulated by ordinance but not visible on the zoning map, creating an enforcement and transparency gap. Key proposed text changes discussed included: extending coverage to commercial properties and isolated natural resource areas for density purposes; providing a minimum disturbance allowance of 15,000 square feet for smaller lots that would otherwise receive very little buildable envelope under the 15 percent rule; and allowing disturbance to encroach into corridor areas for properties that are only partially within a corridor, when necessary to meet minimum thresholds. Deed restrictions would be required to record approved building envelopes. The proposal also includes explicit language permitting the removal of dead, diseased, dying, and invasive species, as well as trees posing imminent safety hazards, without requiring prior city approval. Planner Barrows identified three areas proposed for removal from the draft corridor map: a residential parcel on St. John's Drive inadvertently included in the corridor designation; properties in the southeast corner of the I-94 and Highway C intersection that were only recently and incidentally mapped as corridor by SEWER PACT and are not within its regulated sewer service area; and a condominium property on Milwaukee Street near Gordie's boating that was incorrectly designated. Three members of the public came forward to speak. Linda Holton, 485 Lillian Court, spoke on behalf of her subdivision, expressing concern about the retroactive application of corridor regulations to an established 40-year-old neighborhood. She noted that 50 percent of the lots in the subdivision had already received city -approved permits to expand their building footprints, while the remaining half had not, and questioned the fairness of applying new disturbance limits that could treat the unexpanded properties as non -compliant simply by comparison. She also raised concerns about a potential regulatory "taking" if deed restrictions are applied at this stage, and questioned the basis for exempting the B5 property at Highway C and I-94 from the corridor rules while other environmentally similar properties remain included. Bill Wischer, 231 South Latin Peak Road, thanked Planner Barrows for removing an incidental appendage from his property. He raised concern about a narrow tree line running along several rear property lines in his area that has been included in the corridor mapping, noting it does not meet the width thresholds for a primary or secondary corridor and is largely the result of natural regrowth on former farmland. He offered to share a 1963 aerial photograph showing the area as agricultural land. Marty Wiley, 493 Lillian Court, echoed Ms. Holton's concerns and described the extensive, award-worthy work her household and neighbors have undertaken to restore and maintain an oak savannah adjacent to Lapham Peak State Park in cooperation with park staff. She expressed relief upon hearing that isolated natural resource areas would not be subject to disturbance regulations and expressed hope that residents would continue to be permitted to care for and enjoy their land. No additional public comments were received. The hearing was closed at 7:39 PM. Citizen Comments On Items Other Than Consent Agenda No additional citizen comments were received. Unfinished Business DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. John Kutz of MSI General appeared on behalf of the applicant. He confirmed that all changes were made collaboratively with city staff and that the applicant had no objections to the proposed conditional use agreement amendments as presented. He noted that all 18 originally approved boulders were installed, albeit configured slightly differently than shown on the original plan, and that the chemical list revision had been extensively discussed with the city. Planner Barrows recommended approval subject to city attorney review of both the agreement and the guidelines document. Motion to recommend that Common Council approve the proposed Conditional Use – Site Plan and Appearance Review Amendment for Bubble's Foam Farm, subject to the conditions of the enclosed conditional use agreement amendment and subject to city attorney review of the agreement and guidelines, was made by Commissioner Krienke and seconded. The motion carried unanimously. New Business DELC0788020, 1407 Milwaukee Street. Owner: Daniel Hurrle, Hurrle Trust. Applicant: Kevin Enright, K2 Structures, LLC. Applicant requests approval to significantly remodel an existing boathouse. Planner Barrows presented the application for a significant remodel of an existing 543.6-square-foot boathouse on the south shore of Nagawicka Lake. The boathouse is a non -conforming structure, situated two feet from the east lot line (six feet required) and approximately four feet from the ordinary high watermark (five feet required). The applicant proposes to stabilize and reconfigure the foundation while maintaining the existing footprint and retaining the recently installed siding, trim, gutters, and fascia. To comply with current building code, minor adjustments to the roof geometry at the two sides are necessary, and a deck will be added to the top of the boathouse. The applicant also proposed replacing the lakeside overhead door with a similar door incorporating a glass upper section not exceeding the 25 percent code allowance, adding a man door on the northwest side, and replacing an existing window. All materials will match the principal residence. In lieu of a rain garden, the applicant is proposing a drain field on the lakeside of the residence, subject to city engineer review and approval; a recorded agreement would be required for this alternative method. Planner Barrows noted that the remodeled boathouse would remain lower in height than the neighbor's boathouse on the adjacent property, and that the Lake Welfare Committee had unanimously recommended approval with conditions. A written objection from a neighboring property owner was included in the packet; that neighbor had also appeared and spoken at the Lake Welfare Committee meeting. Motion to approve the boathouse improvement subject to the following conditions recommended by the Lake Welfare Committee: (1) Construction of the boathouse improvements shall not commence until a Certificate of Compliance is issued by the City Planner and a Building Permit is issued by the Building Inspector. The boathouse plans prepared by CNChambliss Architecture, LLC, and reviewed by the Lake Welfare Committee shall be complied with; (2) The height of the boathouse shall only be modified as deemed necessary by the City of Delafield Building Inspector to comply with conventional roof framing standards; (3) In accordance with Section 52-25(b)(2), the City Engineer shall review the stormwater drain field and ensure that it provides the same level of environmental benefit as a rain garden; (4) Any concrete repair and/ or replacement between the boathouse and lake shall be located outside of the floodplain unless all necessary floodplain permitting is obtained; (5) No changes shall be made to the existing topography of the site without a grading plan being reviewed and approved by the City Engineer; (6)A downward light on a timer shall be installed as otherwise indicated in the code; was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. DELC0743999004, 120 Nashotah Road. Owner: St. Joan of Arc Congregation. Applicant: Jim Hoover. Applicant requests Site Plan and Appearance approval to install a playground. Planner Barrows described the 15-acre St. Joan of Arc Church property on the northwest edge of the city, noting that the property was rezoned to P1 Public and Semi -Public at the time the school was constructed and is not subject to a conditional use permit. The applicant, Jim Hoover, requested approval to install a donated second playground west of the existing playground, adjacent to the school on the south side of the property. Adjacent residential properties to the south, west, and east are separated from the proposed playground by over 200 to 400 feet of wooded area or are shielded by the school building itself. No adverse impacts to adjacent properties were identified. Motion to approve the playground expansion as presented was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. DELC0737995001, 1800 Vettelson Road. Owner: Lake Country School. Applicant: Pro 2 Pave Inc. Applicant requests Site Plan and Appearance approval to install additional lighting and to modify the parking lot. Planner Barrows introduced the application for parking lot modifications and additional lighting at Lake Country Elementary School. Applicant representative Hayden Hakala of Pro 2 Pave appeared to answer questions. The parking lot improvements are intended to address significant traffic flow problems during drop -off and pick-up times. The proposed layout would create two entry lanes and two exit lanes at the Vettelson Road entrance, converging to a single lane approximately 118 feet into the site. A dedicated drop-off lane adjacent to the building's sidewalk would be created, separated from a through lane by a low mountable median curb. The bus loop area, currently a teardrop shape that buses cannot adequately navigate, would be reconfigured by removing a small grass island to accommodate bus turning movements. The Nagawicka Road access would be widened to allow two-way traffic and designated for buses and employee/staff use only. Commission discussion focused on the safety and clarity of the two -entry lane configuration, with both Mayor Aicher and Commissioner Krienke raising questions about the risk of drivers merging and the absence of a physical concrete median island at the Vettelson Road entrance. Commissioner Schult expressed concern that painted lane markings alone, particularly in winter conditions, may be insufficient to prevent vehicles from turning into the wrong lane. The applicant acknowledged these concerns and indicated willingness to revisit the median design in consultation with the Public Works Committee. The city engineering staff had already transmitted a review letter to the applicant requiring additional detail on lane widths, turning radii for fire department access, and traffic markings. Regarding lighting, the Commission considered the addition of several new poles along the Nagawicka Road entrance and east employee parking area. Planner Barrows recommended that two light poles proposed at the Nagawicka Road entrance be relocated to the south side of the driveway so that shields could be installed to prevent light trespass onto the adjacent residential property to the south. All fixtures would be downcast, and the lighting engineer had confirmed this relocation was feasible. An overall condition requiring all non-security lights to be turned off when the property is not actively in use was also recommended. Motion to approve the proposed site plan for Lake Country School subject to the following conditions: (1) the parking, lighting, and landscape plan being submitted to city engineering staff for review and approval, including confirmation of proper turning radii for the Lake Country Fire Department, appropriate lane widths, and all traffic flow markings; (2) lighting being hooded and not resulting in trespass illumination or glare on the adjacent property to the south, all lights except security lighting being turned off when the property is not actively in use, and the two light poles at the Nagawicka Road entrance being relocated to the south side of the driveway; and (3) the access on Vettelson Road and Nagawicka Road, parking lot, and lighting being reviewed by the Public Works Committee with any comments addressed as part of the final plans reviewed by city engineering staff, and signage being considered to identify the limited users of the Nagawicka Road access, was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. Comprehensive Plan, Zoning And Ordinance Revision Amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Planner Barrows briefly recapped the proposed language as revised by the city attorney, which would amend the open space definition to refer to "buildings" rather than "buildings or structures," and to include an express provision that pergolas or other unenclosed decorative structures meeting all four qualifying criteria are permitted within open space. She noted that this change would also likely have the effect of clarifying that decks are not counted against open space, consistent with how other similar municipalities regulate the issue. The Commission discussed the concern, raised by Commissioner Hausman and echoed by Mayor Aicher, about the potential for incremental abuse —where a property owner installs a basic qualifying pergola and subsequently encloses it over time. The Commission acknowledged this risk but generally agreed it was manageable through existing enforcement mechanisms and neighbor reporting. Commissioner Krienke argued that the potential for abuse is not, in itself, sufficient reason to deny property owners reasonable use of their land. Commissioner Schult expressed concern about the interaction between pergola structures and existing open space requirements, while Planner Barrows acknowledged the code had a pre-existing inconsistency between the definition section and the substantive open space section that this amendment would help resolve. The motion resulted in a tie vote, which Mayor Aicher broke by voting in favor. Motion to recommend that Common Council amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance to modify the definition of open space as presented, replacing "structures" with "buildings" in the main definition, so that pergolas and other unenclosed decorative structures are considered part of open space, was made by Commissioner Krienke and seconded by Commissioner Marek. The motion carried with Commissioners Schult and Hausman voting nay. Amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Planner Barrows addressed the public comments received during the hearing. She clarified that, based on the Plan Commission's direction at the previous meeting, isolated natural resource areas would not be subject to disturbance regulations under the proposed amendment—addressing the primary concern raised by residents of the Lillian Court subdivision. Density limitations for isolated natural resource areas would still apply to future new development, consistent with the city's existing Comprehensive Plan policies, which have already been honored in recent developments such as Nagawicka Heights and Hawthorne Farms. Regarding the I-94 and Highway C property, Planner Barrows explained that the area was only recently and incidentally mapped as environmental corridor by SEWER PACT, had not been designated corridor for many years during which development proposals were evaluated, and is not yet within SEWER PACT's regulated sewer service area—providing the basis for the city's discretionary decision to exclude it from the map, consistent with SEWER PACT's own recommendation. Two substantive modifications were discussed for incorporation into the final ordinance. First, the Commission agreed to remove the proposed maximum disturbance cap of 32,670 square feet (the equivalent of 15 percent of five acres), so that the 15 percent allowance scales with actual lot size regardless of acreage. Larger lots would thus receive their full 15 percent disturbance allowance rather than being capped at the five-acre equivalent. Second, the Commission confirmed that the requirement for city administrator approval prior to removal of dead, diseased, dying, or invasive species should be stricken, leaving such removal self-regulated. Planner Barrows noted that property owners wishing to self-report such activity would be welcome to do so for documentation purposes. Mayor Aicher reiterated that the fundamental purpose of this amendment has always been to make the existing environmental corridor regulations visible and referenceable on the zoning map, not to introduce new substantive restrictions. He noted that the regulations being formalized have long been honored by developers, but lacked visibility for building permit review in the context of residential redevelopment. Motion to recommend that Common Council adopt the proposed text amendments to Section 52-107(7) Environmental Corridor Boundary of the City of Delafield Zoning Ordinance, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary, subject to staff preparing an ordinance reflecting the specific recommendations of the Plan Commission —including removing the 32,670 square foot maximum disturbance cap and removing the requirement for city administrator approval of dead, diseased, dying, and invasive species removal—subject to city attorney review, was made by Commissioner Krienke and seconded by Mayor Aicher. The motion carried unanimously. Reports Of City Officials Correspondence None. Planner None. Building Inspector The Building Inspector was not present. No report was given. Plan Commission Meeting Dates And Deadlines Regular Meeting Submittal Deadline 29, 2026. Regular Meeting August 26, 2026. Adjournment There being no further business, Mayor Aicher adjourned the meeting at 8:42 PM. Respectfully Submitted, Molly Schneider, City Clerk 1. 2. 3. 4. A. 5. 6. A. 7. A. B. C. 8. 9. A. 10. A. B. C. 11. A. B. 12. A. B. C. 13. A. B. 14. DRAFT Plan Commission Meeting Minutes July 29, 2026 at 7:00 PM **CITY HALL COMMON COUNCIL CHAMBERS** 500 Genesee Street, Delafield, WI 53018 Commissioners: Mayor Tim Aicher, Ald. Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult 7/29/2026 - Minutes Call To Order Mayor Tim Aicher called the City of Delafield Plan Commission meeting to order at 7:00 PM on Wednesday, July 29, 2026, in the City Hall Common Council Chambers, 500 Genesee Street, Delafield, WI 53018. Pledge Of Allegiance Mayor Aicher led the Commission in the Pledge of Allegiance. Roll Call Present: Mayor Tim Aicher, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Absent/Excused: Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan Also Present: City Planner Amy Barrows, City Clerk Molly Schneider, Administrative & Billing Clerk Kate Bach Minutes Approval of the Minutes from the June 24, 2026 Regular Meeting and Public Hearing. Motion to approve the minutes from the June 24, 2026, Regular Meeting and Public Hearing was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. Citizen Comments On Consent Agenda Items No citizen comments were received regarding the consent agenda. Consent Agenda Motion to approve the consent agenda as was made by Commissioner Hausman and seconded by Commissioner Marek. The motion carried unanimously. DELC0803994, 2675 Sun Valley Drive. Owner: Johnson Bank. Applicant: Matt Kaminski. Applicant requests Permanent Signage approval to modify existing signage at the Johnson Financial Group property. Public Hearings Public Hearing # 1 Topic: Conditional Use & Site Plan and Appearance Amendment Location: N101 State Road 83 (DELC0803999) Owner: Munger Holdings LLC Applicant: Christopher Mullet, Bubble’s Foam Farm Matter: Conditional Use – Site Plan and Appearance Amendment request to modify the approved chemical list, site plan details, and operational plan for Bubble’s Foam Farm. Mayor Aicher opened the Public Hearing at 7:02 PM. City Planner Amy Barrows introduced this item as a housekeeping amendment to the existing conditional use permit for Bubble's Foam Farm car wash, approved the previous year. The amendment addresses several changes that occurred during construction and operation. The first substantive change concerns the approved chemical list, which is a specific condition of the original conditional use agreement. While an amended list had previously received city approval, no mechanism existed to formally record those amendments. The proposed amendment establishes a protocol requiring that any future changes to the chemical list be recorded with the Register of Deeds, ensuring a clear public record going forward. Additional changes include a modification to the operational plan in the lower-level confined space, reducing the number of access ladders from two to one—a change agreed upon collaboratively with city staff during an on-site review. The applicant also substituted a curb in place of originally approved boulders in front of the retaining wall due to space constraints, and added star -powered junipers to the landscape plan to screen the double retaining wall along Highway 83. Planner Barrows noted that the guideline document in the packet had received minor editorial revisions from the city attorney, with no substantive changes, and recommended approval be conditioned on attorney review. No members of the public came forward to speak. The hearing was closed at 7:06 PM. Public Hearing # 2 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: Mark Van Kleunen Matter: Request to amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Mayor Aicher opened the Public Hearing at 7:06 PM. Planner Barrows summarized the proposed amendment to modify the definition of "open space" in Section 52-11 of the City of Delafield Zoning Ordinance to clarify that pergolas and other unenclosed decorative structures are not counted against open space calculations. The applicant was not present. The existing definition requires open space to be unoccupied by buildings or structures and open and unobstructed to the sky. The proposed revised language adds a provision that pergolas or other unenclosed decorative structures are exempt from this definition if they meet four criteria: unenclosed sides with no screens, windows, or other side structures (excepting support posts); at least 75 percent open to the sky; no more than 400 square feet in size; and no taller than 10 feet in height. Planner Barrows also noted that the city attorney recommended replacing the word "structures" with "buildings" throughout the open space definition, to align this section with a separate but related open space section in the code that refers only to buildings, thereby making the two sections internally consistent. A brief discussion arose regarding whether a pergola could reasonably be called a "building," with Commissioner Marek expressing some conceptual difficulty with the equivalence. Planner Barrows clarified that the attorney's intent was precisely to say a qualifying pergola is not a building, and the criteria in the amendment define the boundaries of that determination. Mayor Aicher noted that concerns raised in a submitted comment letter largely pertained to impervious surface, which remains governed by separate regulations unaffected by this amendment. No members of the public came forward to speak. The hearing was closed at 7:11 PM. Public Hearing #3 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: City of Delafield Plan Commission Matter: Request to amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Mayor Aicher opened the Public Hearing at 7:12 PM. Planner Barrows provided a detailed overview of the proposed amendments to Section 52-107(7) of the Zoning Ordinance and the City of Delafield Zoning Map. She explained that the Southeastern Wisconsin Regional Planning Commission (SEWER PACT) maps environmental corridors throughout the region and recommends that communities protect them. The City's Comprehensive Plan has long included policies to protect primary and secondary environmental corridors and isolated natural resource areas, including a residential density limit of one unit per five acres and a maximum site disturbance of 15 percent within corridors. The core purpose of this amendment is to formally incorporate those corridor boundaries onto the City's zoning map, making them easily referenceable by the building inspector, property owners, realtors, and developers. Currently, the corridors are regulated by ordinance but not visible on the zoning map, creating an enforcement and transparency gap. Key proposed text changes discussed included: extending coverage to commercial properties and isolated natural resource areas for density purposes; providing a minimum disturbance allowance of 15,000 square feet for smaller lots that would otherwise receive very little buildable envelope under the 15 percent rule; and allowing disturbance to encroach into corridor areas for properties that are only partially within a corridor, when necessary to meet minimum thresholds. Deed restrictions would be required to record approved building envelopes. The proposal also includes explicit language permitting the removal of dead, diseased, dying, and invasive species, as well as trees posing imminent safety hazards, without requiring prior city approval. Planner Barrows identified three areas proposed for removal from the draft corridor map: a residential parcel on St. John's Drive inadvertently included in the corridor designation; properties in the southeast corner of the I-94 and Highway C intersection that were only recently and incidentally mapped as corridor by SEWER PACT and are not within its regulated sewer service area; and a condominium property on Milwaukee Street near Gordie's boating that was incorrectly designated. Three members of the public came forward to speak. Linda Holton, 485 Lillian Court, spoke on behalf of her subdivision, expressing concern about the retroactive application of corridor regulations to an established 40-year-old neighborhood. She noted that 50 percent of the lots in the subdivision had already received city -approved permits to expand their building footprints, while the remaining half had not, and questioned the fairness of applying new disturbance limits that could treat the unexpanded properties as non -compliant simply by comparison. She also raised concerns about a potential regulatory "taking" if deed restrictions are applied at this stage, and questioned the basis for exempting the B5 property at Highway C and I-94 from the corridor rules while other environmentally similar properties remain included. Bill Wischer, 231 South Latin Peak Road, thanked Planner Barrows for removing an incidental appendage from his property. He raised concern about a narrow tree line running along several rear property lines in his area that has been included in the corridor mapping, noting it does not meet the width thresholds for a primary or secondary corridor and is largely the result of natural regrowth on former farmland. He offered to share a 1963 aerial photograph showing the area as agricultural land. Marty Wiley, 493 Lillian Court, echoed Ms. Holton's concerns and described the extensive, award-worthy work her household and neighbors have undertaken to restore and maintain an oak savannah adjacent to Lapham Peak State Park in cooperation with park staff. She expressed relief upon hearing that isolated natural resource areas would not be subject to disturbance regulations and expressed hope that residents would continue to be permitted to care for and enjoy their land. No additional public comments were received. The hearing was closed at 7:39 PM. Citizen Comments On Items Other Than Consent Agenda No additional citizen comments were received. Unfinished Business DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. John Kutz of MSI General appeared on behalf of the applicant. He confirmed that all changes were made collaboratively with city staff and that the applicant had no objections to the proposed conditional use agreement amendments as presented. He noted that all 18 originally approved boulders were installed, albeit configured slightly differently than shown on the original plan, and that the chemical list revision had been extensively discussed with the city. Planner Barrows recommended approval subject to city attorney review of both the agreement and the guidelines document. Motion to recommend that Common Council approve the proposed Conditional Use – Site Plan and Appearance Review Amendment for Bubble's Foam Farm, subject to the conditions of the enclosed conditional use agreement amendment and subject to city attorney review of the agreement and guidelines, was made by Commissioner Krienke and seconded. The motion carried unanimously. New Business DELC0788020, 1407 Milwaukee Street. Owner: Daniel Hurrle, Hurrle Trust. Applicant: Kevin Enright, K2 Structures, LLC. Applicant requests approval to significantly remodel an existing boathouse. Planner Barrows presented the application for a significant remodel of an existing 543.6-square-foot boathouse on the south shore of Nagawicka Lake. The boathouse is a non -conforming structure, situated two feet from the east lot line (six feet required) and approximately four feet from the ordinary high watermark (five feet required). The applicant proposes to stabilize and reconfigure the foundation while maintaining the existing footprint and retaining the recently installed siding, trim, gutters, and fascia. To comply with current building code, minor adjustments to the roof geometry at the two sides are necessary, and a deck will be added to the top of the boathouse. The applicant also proposed replacing the lakeside overhead door with a similar door incorporating a glass upper section not exceeding the 25 percent code allowance, adding a man door on the northwest side, and replacing an existing window. All materials will match the principal residence. In lieu of a rain garden, the applicant is proposing a drain field on the lakeside of the residence, subject to city engineer review and approval; a recorded agreement would be required for this alternative method. Planner Barrows noted that the remodeled boathouse would remain lower in height than the neighbor's boathouse on the adjacent property, and that the Lake Welfare Committee had unanimously recommended approval with conditions. A written objection from a neighboring property owner was included in the packet; that neighbor had also appeared and spoken at the Lake Welfare Committee meeting. Motion to approve the boathouse improvement subject to the following conditions recommended by the Lake Welfare Committee: (1) Construction of the boathouse improvements shall not commence until a Certificate of Compliance is issued by the City Planner and a Building Permit is issued by the Building Inspector. The boathouse plans prepared by CNChambliss Architecture, LLC, and reviewed by the Lake Welfare Committee shall be complied with; (2) The height of the boathouse shall only be modified as deemed necessary by the City of Delafield Building Inspector to comply with conventional roof framing standards; (3) In accordance with Section 52-25(b)(2), the City Engineer shall review the stormwater drain field and ensure that it provides the same level of environmental benefit as a rain garden; (4) Any concrete repair and/ or replacement between the boathouse and lake shall be located outside of the floodplain unless all necessary floodplain permitting is obtained; (5) No changes shall be made to the existing topography of the site without a grading plan being reviewed and approved by the City Engineer; (6)A downward light on a timer shall be installed as otherwise indicated in the code; was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. DELC0743999004, 120 Nashotah Road. Owner: St. Joan of Arc Congregation. Applicant: Jim Hoover. Applicant requests Site Plan and Appearance approval to install a playground. Planner Barrows described the 15-acre St. Joan of Arc Church property on the northwest edge of the city, noting that the property was rezoned to P1 Public and Semi -Public at the time the school was constructed and is not subject to a conditional use permit. The applicant, Jim Hoover, requested approval to install a donated second playground west of the existing playground, adjacent to the school on the south side of the property. Adjacent residential properties to the south, west, and east are separated from the proposed playground by over 200 to 400 feet of wooded area or are shielded by the school building itself. No adverse impacts to adjacent properties were identified. Motion to approve the playground expansion as presented was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. DELC0737995001, 1800 Vettelson Road. Owner: Lake Country School. Applicant: Pro 2 Pave Inc. Applicant requests Site Plan and Appearance approval to install additional lighting and to modify the parking lot. Planner Barrows introduced the application for parking lot modifications and additional lighting at Lake Country Elementary School. Applicant representative Hayden Hakala of Pro 2 Pave appeared to answer questions. The parking lot improvements are intended to address significant traffic flow problems during drop -off and pick-up times. The proposed layout would create two entry lanes and two exit lanes at the Vettelson Road entrance, converging to a single lane approximately 118 feet into the site. A dedicated drop-off lane adjacent to the building's sidewalk would be created, separated from a through lane by a low mountable median curb. The bus loop area, currently a teardrop shape that buses cannot adequately navigate, would be reconfigured by removing a small grass island to accommodate bus turning movements. The Nagawicka Road access would be widened to allow two-way traffic and designated for buses and employee/staff use only. Commission discussion focused on the safety and clarity of the two -entry lane configuration, with both Mayor Aicher and Commissioner Krienke raising questions about the risk of drivers merging and the absence of a physical concrete median island at the Vettelson Road entrance. Commissioner Schult expressed concern that painted lane markings alone, particularly in winter conditions, may be insufficient to prevent vehicles from turning into the wrong lane. The applicant acknowledged these concerns and indicated willingness to revisit the median design in consultation with the Public Works Committee. The city engineering staff had already transmitted a review letter to the applicant requiring additional detail on lane widths, turning radii for fire department access, and traffic markings. Regarding lighting, the Commission considered the addition of several new poles along the Nagawicka Road entrance and east employee parking area. Planner Barrows recommended that two light poles proposed at the Nagawicka Road entrance be relocated to the south side of the driveway so that shields could be installed to prevent light trespass onto the adjacent residential property to the south. All fixtures would be downcast, and the lighting engineer had confirmed this relocation was feasible. An overall condition requiring all non-security lights to be turned off when the property is not actively in use was also recommended. Motion to approve the proposed site plan for Lake Country School subject to the following conditions: (1) the parking, lighting, and landscape plan being submitted to city engineering staff for review and approval, including confirmation of proper turning radii for the Lake Country Fire Department, appropriate lane widths, and all traffic flow markings; (2) lighting being hooded and not resulting in trespass illumination or glare on the adjacent property to the south, all lights except security lighting being turned off when the property is not actively in use, and the two light poles at the Nagawicka Road entrance being relocated to the south side of the driveway; and (3) the access on Vettelson Road and Nagawicka Road, parking lot, and lighting being reviewed by the Public Works Committee with any comments addressed as part of the final plans reviewed by city engineering staff, and signage being considered to identify the limited users of the Nagawicka Road access, was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. Comprehensive Plan, Zoning And Ordinance Revision Amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Planner Barrows briefly recapped the proposed language as revised by the city attorney, which would amend the open space definition to refer to "buildings" rather than "buildings or structures," and to include an express provision that pergolas or other unenclosed decorative structures meeting all four qualifying criteria are permitted within open space. She noted that this change would also likely have the effect of clarifying that decks are not counted against open space, consistent with how other similar municipalities regulate the issue. The Commission discussed the concern, raised by Commissioner Hausman and echoed by Mayor Aicher, about the potential for incremental abuse —where a property owner installs a basic qualifying pergola and subsequently encloses it over time. The Commission acknowledged this risk but generally agreed it was manageable through existing enforcement mechanisms and neighbor reporting. Commissioner Krienke argued that the potential for abuse is not, in itself, sufficient reason to deny property owners reasonable use of their land. Commissioner Schult expressed concern about the interaction between pergola structures and existing open space requirements, while Planner Barrows acknowledged the code had a pre-existing inconsistency between the definition section and the substantive open space section that this amendment would help resolve. The motion resulted in a tie vote, which Mayor Aicher broke by voting in favor. Motion to recommend that Common Council amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance to modify the definition of open space as presented, replacing "structures" with "buildings" in the main definition, so that pergolas and other unenclosed decorative structures are considered part of open space, was made by Commissioner Krienke and seconded by Commissioner Marek. The motion carried with Commissioners Schult and Hausman voting nay. Amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Planner Barrows addressed the public comments received during the hearing. She clarified that, based on the Plan Commission's direction at the previous meeting, isolated natural resource areas would not be subject to disturbance regulations under the proposed amendment—addressing the primary concern raised by residents of the Lillian Court subdivision. Density limitations for isolated natural resource areas would still apply to future new development, consistent with the city's existing Comprehensive Plan policies, which have already been honored in recent developments such as Nagawicka Heights and Hawthorne Farms. Regarding the I-94 and Highway C property, Planner Barrows explained that the area was only recently and incidentally mapped as environmental corridor by SEWER PACT, had not been designated corridor for many years during which development proposals were evaluated, and is not yet within SEWER PACT's regulated sewer service area—providing the basis for the city's discretionary decision to exclude it from the map, consistent with SEWER PACT's own recommendation. Two substantive modifications were discussed for incorporation into the final ordinance. First, the Commission agreed to remove the proposed maximum disturbance cap of 32,670 square feet (the equivalent of 15 percent of five acres), so that the 15 percent allowance scales with actual lot size regardless of acreage. Larger lots would thus receive their full 15 percent disturbance allowance rather than being capped at the five-acre equivalent. Second, the Commission confirmed that the requirement for city administrator approval prior to removal of dead, diseased, dying, or invasive species should be stricken, leaving such removal self-regulated. Planner Barrows noted that property owners wishing to self-report such activity would be welcome to do so for documentation purposes. Mayor Aicher reiterated that the fundamental purpose of this amendment has always been to make the existing environmental corridor regulations visible and referenceable on the zoning map, not to introduce new substantive restrictions. He noted that the regulations being formalized have long been honored by developers, but lacked visibility for building permit review in the context of residential redevelopment. Motion to recommend that Common Council adopt the proposed text amendments to Section 52-107(7) Environmental Corridor Boundary of the City of Delafield Zoning Ordinance, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary, subject to staff preparing an ordinance reflecting the specific recommendations of the Plan Commission —including removing the 32,670 square foot maximum disturbance cap and removing the requirement for city administrator approval of dead, diseased, dying, and invasive species removal—subject to city attorney review, was made by Commissioner Krienke and seconded by Mayor Aicher. The motion carried unanimously. Reports Of City Officials Correspondence None. Planner None. Building Inspector The Building Inspector was not present. No report was given. Plan Commission Meeting Dates And Deadlines Regular Meeting Submittal Deadline 29, 2026. Regular Meeting August 26, 2026. Adjournment There being no further business, Mayor Aicher adjourned the meeting at 8:42 PM. Respectfully Submitted, Molly Schneider, City Clerk 1. 2. 3. 4. A. 5. 6. A. 7. A. B. C. 8. 9. A. 10. A. B. C. 11. A. B. 12. A. B. C. 13. A. B. 14. DRAFT Plan Commission Meeting Minutes July 29, 2026 at 7:00 PM **CITY HALL COMMON COUNCIL CHAMBERS** 500 Genesee Street, Delafield, WI 53018 Commissioners: Mayor Tim Aicher, Ald. Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult 7/29/2026 - Minutes Call To Order Mayor Tim Aicher called the City of Delafield Plan Commission meeting to order at 7:00 PM on Wednesday, July 29, 2026, in the City Hall Common Council Chambers, 500 Genesee Street, Delafield, WI 53018. Pledge Of Allegiance Mayor Aicher led the Commission in the Pledge of Allegiance. Roll Call Present: Mayor Tim Aicher, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Absent/Excused: Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan Also Present: City Planner Amy Barrows, City Clerk Molly Schneider, Administrative & Billing Clerk Kate Bach Minutes Approval of the Minutes from the June 24, 2026 Regular Meeting and Public Hearing. Motion to approve the minutes from the June 24, 2026, Regular Meeting and Public Hearing was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. Citizen Comments On Consent Agenda Items No citizen comments were received regarding the consent agenda. Consent Agenda Motion to approve the consent agenda as was made by Commissioner Hausman and seconded by Commissioner Marek. The motion carried unanimously. DELC0803994, 2675 Sun Valley Drive. Owner: Johnson Bank. Applicant: Matt Kaminski. Applicant requests Permanent Signage approval to modify existing signage at the Johnson Financial Group property. Public Hearings Public Hearing # 1 Topic: Conditional Use & Site Plan and Appearance Amendment Location: N101 State Road 83 (DELC0803999) Owner: Munger Holdings LLC Applicant: Christopher Mullet, Bubble’s Foam Farm Matter: Conditional Use – Site Plan and Appearance Amendment request to modify the approved chemical list, site plan details, and operational plan for Bubble’s Foam Farm. Mayor Aicher opened the Public Hearing at 7:02 PM. City Planner Amy Barrows introduced this item as a housekeeping amendment to the existing conditional use permit for Bubble's Foam Farm car wash, approved the previous year. The amendment addresses several changes that occurred during construction and operation. The first substantive change concerns the approved chemical list, which is a specific condition of the original conditional use agreement. While an amended list had previously received city approval, no mechanism existed to formally record those amendments. The proposed amendment establishes a protocol requiring that any future changes to the chemical list be recorded with the Register of Deeds, ensuring a clear public record going forward. Additional changes include a modification to the operational plan in the lower-level confined space, reducing the number of access ladders from two to one—a change agreed upon collaboratively with city staff during an on-site review. The applicant also substituted a curb in place of originally approved boulders in front of the retaining wall due to space constraints, and added star -powered junipers to the landscape plan to screen the double retaining wall along Highway 83. Planner Barrows noted that the guideline document in the packet had received minor editorial revisions from the city attorney, with no substantive changes, and recommended approval be conditioned on attorney review. No members of the public came forward to speak. The hearing was closed at 7:06 PM. Public Hearing # 2 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: Mark Van Kleunen Matter: Request to amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Mayor Aicher opened the Public Hearing at 7:06 PM. Planner Barrows summarized the proposed amendment to modify the definition of "open space" in Section 52-11 of the City of Delafield Zoning Ordinance to clarify that pergolas and other unenclosed decorative structures are not counted against open space calculations. The applicant was not present. The existing definition requires open space to be unoccupied by buildings or structures and open and unobstructed to the sky. The proposed revised language adds a provision that pergolas or other unenclosed decorative structures are exempt from this definition if they meet four criteria: unenclosed sides with no screens, windows, or other side structures (excepting support posts); at least 75 percent open to the sky; no more than 400 square feet in size; and no taller than 10 feet in height. Planner Barrows also noted that the city attorney recommended replacing the word "structures" with "buildings" throughout the open space definition, to align this section with a separate but related open space section in the code that refers only to buildings, thereby making the two sections internally consistent. A brief discussion arose regarding whether a pergola could reasonably be called a "building," with Commissioner Marek expressing some conceptual difficulty with the equivalence. Planner Barrows clarified that the attorney's intent was precisely to say a qualifying pergola is not a building, and the criteria in the amendment define the boundaries of that determination. Mayor Aicher noted that concerns raised in a submitted comment letter largely pertained to impervious surface, which remains governed by separate regulations unaffected by this amendment. No members of the public came forward to speak. The hearing was closed at 7:11 PM. Public Hearing #3 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: City of Delafield Plan Commission Matter: Request to amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Mayor Aicher opened the Public Hearing at 7:12 PM. Planner Barrows provided a detailed overview of the proposed amendments to Section 52-107(7) of the Zoning Ordinance and the City of Delafield Zoning Map. She explained that the Southeastern Wisconsin Regional Planning Commission (SEWER PACT) maps environmental corridors throughout the region and recommends that communities protect them. The City's Comprehensive Plan has long included policies to protect primary and secondary environmental corridors and isolated natural resource areas, including a residential density limit of one unit per five acres and a maximum site disturbance of 15 percent within corridors. The core purpose of this amendment is to formally incorporate those corridor boundaries onto the City's zoning map, making them easily referenceable by the building inspector, property owners, realtors, and developers. Currently, the corridors are regulated by ordinance but not visible on the zoning map, creating an enforcement and transparency gap. Key proposed text changes discussed included: extending coverage to commercial properties and isolated natural resource areas for density purposes; providing a minimum disturbance allowance of 15,000 square feet for smaller lots that would otherwise receive very little buildable envelope under the 15 percent rule; and allowing disturbance to encroach into corridor areas for properties that are only partially within a corridor, when necessary to meet minimum thresholds. Deed restrictions would be required to record approved building envelopes. The proposal also includes explicit language permitting the removal of dead, diseased, dying, and invasive species, as well as trees posing imminent safety hazards, without requiring prior city approval. Planner Barrows identified three areas proposed for removal from the draft corridor map: a residential parcel on St. John's Drive inadvertently included in the corridor designation; properties in the southeast corner of the I-94 and Highway C intersection that were only recently and incidentally mapped as corridor by SEWER PACT and are not within its regulated sewer service area; and a condominium property on Milwaukee Street near Gordie's boating that was incorrectly designated. Three members of the public came forward to speak. Linda Holton, 485 Lillian Court, spoke on behalf of her subdivision, expressing concern about the retroactive application of corridor regulations to an established 40-year-old neighborhood. She noted that 50 percent of the lots in the subdivision had already received city -approved permits to expand their building footprints, while the remaining half had not, and questioned the fairness of applying new disturbance limits that could treat the unexpanded properties as non -compliant simply by comparison. She also raised concerns about a potential regulatory "taking" if deed restrictions are applied at this stage, and questioned the basis for exempting the B5 property at Highway C and I-94 from the corridor rules while other environmentally similar properties remain included. Bill Wischer, 231 South Latin Peak Road, thanked Planner Barrows for removing an incidental appendage from his property. He raised concern about a narrow tree line running along several rear property lines in his area that has been included in the corridor mapping, noting it does not meet the width thresholds for a primary or secondary corridor and is largely the result of natural regrowth on former farmland. He offered to share a 1963 aerial photograph showing the area as agricultural land. Marty Wiley, 493 Lillian Court, echoed Ms. Holton's concerns and described the extensive, award-worthy work her household and neighbors have undertaken to restore and maintain an oak savannah adjacent to Lapham Peak State Park in cooperation with park staff. She expressed relief upon hearing that isolated natural resource areas would not be subject to disturbance regulations and expressed hope that residents would continue to be permitted to care for and enjoy their land. No additional public comments were received. The hearing was closed at 7:39 PM. Citizen Comments On Items Other Than Consent Agenda No additional citizen comments were received. Unfinished Business DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. John Kutz of MSI General appeared on behalf of the applicant. He confirmed that all changes were made collaboratively with city staff and that the applicant had no objections to the proposed conditional use agreement amendments as presented. He noted that all 18 originally approved boulders were installed, albeit configured slightly differently than shown on the original plan, and that the chemical list revision had been extensively discussed with the city. Planner Barrows recommended approval subject to city attorney review of both the agreement and the guidelines document. Motion to recommend that Common Council approve the proposed Conditional Use – Site Plan and Appearance Review Amendment for Bubble's Foam Farm, subject to the conditions of the enclosed conditional use agreement amendment and subject to city attorney review of the agreement and guidelines, was made by Commissioner Krienke and seconded. The motion carried unanimously. New Business DELC0788020, 1407 Milwaukee Street. Owner: Daniel Hurrle, Hurrle Trust. Applicant: Kevin Enright, K2 Structures, LLC. Applicant requests approval to significantly remodel an existing boathouse. Planner Barrows presented the application for a significant remodel of an existing 543.6-square-foot boathouse on the south shore of Nagawicka Lake. The boathouse is a non -conforming structure, situated two feet from the east lot line (six feet required) and approximately four feet from the ordinary high watermark (five feet required). The applicant proposes to stabilize and reconfigure the foundation while maintaining the existing footprint and retaining the recently installed siding, trim, gutters, and fascia. To comply with current building code, minor adjustments to the roof geometry at the two sides are necessary, and a deck will be added to the top of the boathouse. The applicant also proposed replacing the lakeside overhead door with a similar door incorporating a glass upper section not exceeding the 25 percent code allowance, adding a man door on the northwest side, and replacing an existing window. All materials will match the principal residence. In lieu of a rain garden, the applicant is proposing a drain field on the lakeside of the residence, subject to city engineer review and approval; a recorded agreement would be required for this alternative method. Planner Barrows noted that the remodeled boathouse would remain lower in height than the neighbor's boathouse on the adjacent property, and that the Lake Welfare Committee had unanimously recommended approval with conditions. A written objection from a neighboring property owner was included in the packet; that neighbor had also appeared and spoken at the Lake Welfare Committee meeting. Motion to approve the boathouse improvement subject to the following conditions recommended by the Lake Welfare Committee: (1) Construction of the boathouse improvements shall not commence until a Certificate of Compliance is issued by the City Planner and a Building Permit is issued by the Building Inspector. The boathouse plans prepared by CNChambliss Architecture, LLC, and reviewed by the Lake Welfare Committee shall be complied with; (2) The height of the boathouse shall only be modified as deemed necessary by the City of Delafield Building Inspector to comply with conventional roof framing standards; (3) In accordance with Section 52-25(b)(2), the City Engineer shall review the stormwater drain field and ensure that it provides the same level of environmental benefit as a rain garden; (4) Any concrete repair and/ or replacement between the boathouse and lake shall be located outside of the floodplain unless all necessary floodplain permitting is obtained; (5) No changes shall be made to the existing topography of the site without a grading plan being reviewed and approved by the City Engineer; (6)A downward light on a timer shall be installed as otherwise indicated in the code; was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. DELC0743999004, 120 Nashotah Road. Owner: St. Joan of Arc Congregation. Applicant: Jim Hoover. Applicant requests Site Plan and Appearance approval to install a playground. Planner Barrows described the 15-acre St. Joan of Arc Church property on the northwest edge of the city, noting that the property was rezoned to P1 Public and Semi -Public at the time the school was constructed and is not subject to a conditional use permit. The applicant, Jim Hoover, requested approval to install a donated second playground west of the existing playground, adjacent to the school on the south side of the property. Adjacent residential properties to the south, west, and east are separated from the proposed playground by over 200 to 400 feet of wooded area or are shielded by the school building itself. No adverse impacts to adjacent properties were identified. Motion to approve the playground expansion as presented was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. DELC0737995001, 1800 Vettelson Road. Owner: Lake Country School. Applicant: Pro 2 Pave Inc. Applicant requests Site Plan and Appearance approval to install additional lighting and to modify the parking lot. Planner Barrows introduced the application for parking lot modifications and additional lighting at Lake Country Elementary School. Applicant representative Hayden Hakala of Pro 2 Pave appeared to answer questions. The parking lot improvements are intended to address significant traffic flow problems during drop -off and pick-up times. The proposed layout would create two entry lanes and two exit lanes at the Vettelson Road entrance, converging to a single lane approximately 118 feet into the site. A dedicated drop-off lane adjacent to the building's sidewalk would be created, separated from a through lane by a low mountable median curb. The bus loop area, currently a teardrop shape that buses cannot adequately navigate, would be reconfigured by removing a small grass island to accommodate bus turning movements. The Nagawicka Road access would be widened to allow two-way traffic and designated for buses and employee/staff use only. Commission discussion focused on the safety and clarity of the two -entry lane configuration, with both Mayor Aicher and Commissioner Krienke raising questions about the risk of drivers merging and the absence of a physical concrete median island at the Vettelson Road entrance. Commissioner Schult expressed concern that painted lane markings alone, particularly in winter conditions, may be insufficient to prevent vehicles from turning into the wrong lane. The applicant acknowledged these concerns and indicated willingness to revisit the median design in consultation with the Public Works Committee. The city engineering staff had already transmitted a review letter to the applicant requiring additional detail on lane widths, turning radii for fire department access, and traffic markings. Regarding lighting, the Commission considered the addition of several new poles along the Nagawicka Road entrance and east employee parking area. Planner Barrows recommended that two light poles proposed at the Nagawicka Road entrance be relocated to the south side of the driveway so that shields could be installed to prevent light trespass onto the adjacent residential property to the south. All fixtures would be downcast, and the lighting engineer had confirmed this relocation was feasible. An overall condition requiring all non-security lights to be turned off when the property is not actively in use was also recommended. Motion to approve the proposed site plan for Lake Country School subject to the following conditions: (1) the parking, lighting, and landscape plan being submitted to city engineering staff for review and approval, including confirmation of proper turning radii for the Lake Country Fire Department, appropriate lane widths, and all traffic flow markings; (2) lighting being hooded and not resulting in trespass illumination or glare on the adjacent property to the south, all lights except security lighting being turned off when the property is not actively in use, and the two light poles at the Nagawicka Road entrance being relocated to the south side of the driveway; and (3) the access on Vettelson Road and Nagawicka Road, parking lot, and lighting being reviewed by the Public Works Committee with any comments addressed as part of the final plans reviewed by city engineering staff, and signage being considered to identify the limited users of the Nagawicka Road access, was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. Comprehensive Plan, Zoning And Ordinance Revision Amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Planner Barrows briefly recapped the proposed language as revised by the city attorney, which would amend the open space definition to refer to "buildings" rather than "buildings or structures," and to include an express provision that pergolas or other unenclosed decorative structures meeting all four qualifying criteria are permitted within open space. She noted that this change would also likely have the effect of clarifying that decks are not counted against open space, consistent with how other similar municipalities regulate the issue. The Commission discussed the concern, raised by Commissioner Hausman and echoed by Mayor Aicher, about the potential for incremental abuse —where a property owner installs a basic qualifying pergola and subsequently encloses it over time. The Commission acknowledged this risk but generally agreed it was manageable through existing enforcement mechanisms and neighbor reporting. Commissioner Krienke argued that the potential for abuse is not, in itself, sufficient reason to deny property owners reasonable use of their land. Commissioner Schult expressed concern about the interaction between pergola structures and existing open space requirements, while Planner Barrows acknowledged the code had a pre-existing inconsistency between the definition section and the substantive open space section that this amendment would help resolve. The motion resulted in a tie vote, which Mayor Aicher broke by voting in favor. Motion to recommend that Common Council amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance to modify the definition of open space as presented, replacing "structures" with "buildings" in the main definition, so that pergolas and other unenclosed decorative structures are considered part of open space, was made by Commissioner Krienke and seconded by Commissioner Marek. The motion carried with Commissioners Schult and Hausman voting nay. Amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Planner Barrows addressed the public comments received during the hearing. She clarified that, based on the Plan Commission's direction at the previous meeting, isolated natural resource areas would not be subject to disturbance regulations under the proposed amendment—addressing the primary concern raised by residents of the Lillian Court subdivision. Density limitations for isolated natural resource areas would still apply to future new development, consistent with the city's existing Comprehensive Plan policies, which have already been honored in recent developments such as Nagawicka Heights and Hawthorne Farms. Regarding the I-94 and Highway C property, Planner Barrows explained that the area was only recently and incidentally mapped as environmental corridor by SEWER PACT, had not been designated corridor for many years during which development proposals were evaluated, and is not yet within SEWER PACT's regulated sewer service area—providing the basis for the city's discretionary decision to exclude it from the map, consistent with SEWER PACT's own recommendation. Two substantive modifications were discussed for incorporation into the final ordinance. First, the Commission agreed to remove the proposed maximum disturbance cap of 32,670 square feet (the equivalent of 15 percent of five acres), so that the 15 percent allowance scales with actual lot size regardless of acreage. Larger lots would thus receive their full 15 percent disturbance allowance rather than being capped at the five-acre equivalent. Second, the Commission confirmed that the requirement for city administrator approval prior to removal of dead, diseased, dying, or invasive species should be stricken, leaving such removal self-regulated. Planner Barrows noted that property owners wishing to self-report such activity would be welcome to do so for documentation purposes. Mayor Aicher reiterated that the fundamental purpose of this amendment has always been to make the existing environmental corridor regulations visible and referenceable on the zoning map, not to introduce new substantive restrictions. He noted that the regulations being formalized have long been honored by developers, but lacked visibility for building permit review in the context of residential redevelopment. Motion to recommend that Common Council adopt the proposed text amendments to Section 52-107(7) Environmental Corridor Boundary of the City of Delafield Zoning Ordinance, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary, subject to staff preparing an ordinance reflecting the specific recommendations of the Plan Commission —including removing the 32,670 square foot maximum disturbance cap and removing the requirement for city administrator approval of dead, diseased, dying, and invasive species removal—subject to city attorney review, was made by Commissioner Krienke and seconded by Mayor Aicher. The motion carried unanimously. Reports Of City Officials Correspondence None. Planner None. Building Inspector The Building Inspector was not present. No report was given. Plan Commission Meeting Dates And Deadlines Regular Meeting Submittal Deadline 29, 2026. Regular Meeting August 26, 2026. Adjournment There being no further business, Mayor Aicher adjourned the meeting at 8:42 PM. Respectfully Submitted, Molly Schneider, City Clerk 1. 2. 3. 4. A. 5. 6. A. 7. A. B. C. 8. 9. A. 10. A. B. C. 11. A. B. 12. A. B. C. 13. A. B. 14. DRAFT Plan Commission Meeting Minutes July 29, 2026 at 7:00 PM **CITY HALL COMMON COUNCIL CHAMBERS** 500 Genesee Street, Delafield, WI 53018 Commissioners: Mayor Tim Aicher, Ald. Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult 7/29/2026 - Minutes Call To Order Mayor Tim Aicher called the City of Delafield Plan Commission meeting to order at 7:00 PM on Wednesday, July 29, 2026, in the City Hall Common Council Chambers, 500 Genesee Street, Delafield, WI 53018. Pledge Of Allegiance Mayor Aicher led the Commission in the Pledge of Allegiance. Roll Call Present: Mayor Tim Aicher, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Absent/Excused: Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan Also Present: City Planner Amy Barrows, City Clerk Molly Schneider, Administrative & Billing Clerk Kate Bach Minutes Approval of the Minutes from the June 24, 2026 Regular Meeting and Public Hearing. Motion to approve the minutes from the June 24, 2026, Regular Meeting and Public Hearing was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. Citizen Comments On Consent Agenda Items No citizen comments were received regarding the consent agenda. Consent Agenda Motion to approve the consent agenda as was made by Commissioner Hausman and seconded by Commissioner Marek. The motion carried unanimously. DELC0803994, 2675 Sun Valley Drive. Owner: Johnson Bank. Applicant: Matt Kaminski. Applicant requests Permanent Signage approval to modify existing signage at the Johnson Financial Group property. Public Hearings Public Hearing # 1 Topic: Conditional Use & Site Plan and Appearance Amendment Location: N101 State Road 83 (DELC0803999) Owner: Munger Holdings LLC Applicant: Christopher Mullet, Bubble’s Foam Farm Matter: Conditional Use – Site Plan and Appearance Amendment request to modify the approved chemical list, site plan details, and operational plan for Bubble’s Foam Farm. Mayor Aicher opened the Public Hearing at 7:02 PM. City Planner Amy Barrows introduced this item as a housekeeping amendment to the existing conditional use permit for Bubble's Foam Farm car wash, approved the previous year. The amendment addresses several changes that occurred during construction and operation. The first substantive change concerns the approved chemical list, which is a specific condition of the original conditional use agreement. While an amended list had previously received city approval, no mechanism existed to formally record those amendments. The proposed amendment establishes a protocol requiring that any future changes to the chemical list be recorded with the Register of Deeds, ensuring a clear public record going forward. Additional changes include a modification to the operational plan in the lower-level confined space, reducing the number of access ladders from two to one—a change agreed upon collaboratively with city staff during an on-site review. The applicant also substituted a curb in place of originally approved boulders in front of the retaining wall due to space constraints, and added star -powered junipers to the landscape plan to screen the double retaining wall along Highway 83. Planner Barrows noted that the guideline document in the packet had received minor editorial revisions from the city attorney, with no substantive changes, and recommended approval be conditioned on attorney review. No members of the public came forward to speak. The hearing was closed at 7:06 PM. Public Hearing # 2 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: Mark Van Kleunen Matter: Request to amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Mayor Aicher opened the Public Hearing at 7:06 PM. Planner Barrows summarized the proposed amendment to modify the definition of "open space" in Section 52-11 of the City of Delafield Zoning Ordinance to clarify that pergolas and other unenclosed decorative structures are not counted against open space calculations. The applicant was not present. The existing definition requires open space to be unoccupied by buildings or structures and open and unobstructed to the sky. The proposed revised language adds a provision that pergolas or other unenclosed decorative structures are exempt from this definition if they meet four criteria: unenclosed sides with no screens, windows, or other side structures (excepting support posts); at least 75 percent open to the sky; no more than 400 square feet in size; and no taller than 10 feet in height. Planner Barrows also noted that the city attorney recommended replacing the word "structures" with "buildings" throughout the open space definition, to align this section with a separate but related open space section in the code that refers only to buildings, thereby making the two sections internally consistent. A brief discussion arose regarding whether a pergola could reasonably be called a "building," with Commissioner Marek expressing some conceptual difficulty with the equivalence. Planner Barrows clarified that the attorney's intent was precisely to say a qualifying pergola is not a building, and the criteria in the amendment define the boundaries of that determination. Mayor Aicher noted that concerns raised in a submitted comment letter largely pertained to impervious surface, which remains governed by separate regulations unaffected by this amendment. No members of the public came forward to speak. The hearing was closed at 7:11 PM. Public Hearing #3 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: City of Delafield Plan Commission Matter: Request to amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Mayor Aicher opened the Public Hearing at 7:12 PM. Planner Barrows provided a detailed overview of the proposed amendments to Section 52-107(7) of the Zoning Ordinance and the City of Delafield Zoning Map. She explained that the Southeastern Wisconsin Regional Planning Commission (SEWER PACT) maps environmental corridors throughout the region and recommends that communities protect them. The City's Comprehensive Plan has long included policies to protect primary and secondary environmental corridors and isolated natural resource areas, including a residential density limit of one unit per five acres and a maximum site disturbance of 15 percent within corridors. The core purpose of this amendment is to formally incorporate those corridor boundaries onto the City's zoning map, making them easily referenceable by the building inspector, property owners, realtors, and developers. Currently, the corridors are regulated by ordinance but not visible on the zoning map, creating an enforcement and transparency gap. Key proposed text changes discussed included: extending coverage to commercial properties and isolated natural resource areas for density purposes; providing a minimum disturbance allowance of 15,000 square feet for smaller lots that would otherwise receive very little buildable envelope under the 15 percent rule; and allowing disturbance to encroach into corridor areas for properties that are only partially within a corridor, when necessary to meet minimum thresholds. Deed restrictions would be required to record approved building envelopes. The proposal also includes explicit language permitting the removal of dead, diseased, dying, and invasive species, as well as trees posing imminent safety hazards, without requiring prior city approval. Planner Barrows identified three areas proposed for removal from the draft corridor map: a residential parcel on St. John's Drive inadvertently included in the corridor designation; properties in the southeast corner of the I-94 and Highway C intersection that were only recently and incidentally mapped as corridor by SEWER PACT and are not within its regulated sewer service area; and a condominium property on Milwaukee Street near Gordie's boating that was incorrectly designated. Three members of the public came forward to speak. Linda Holton, 485 Lillian Court, spoke on behalf of her subdivision, expressing concern about the retroactive application of corridor regulations to an established 40-year-old neighborhood. She noted that 50 percent of the lots in the subdivision had already received city -approved permits to expand their building footprints, while the remaining half had not, and questioned the fairness of applying new disturbance limits that could treat the unexpanded properties as non -compliant simply by comparison. She also raised concerns about a potential regulatory "taking" if deed restrictions are applied at this stage, and questioned the basis for exempting the B5 property at Highway C and I-94 from the corridor rules while other environmentally similar properties remain included. Bill Wischer, 231 South Latin Peak Road, thanked Planner Barrows for removing an incidental appendage from his property. He raised concern about a narrow tree line running along several rear property lines in his area that has been included in the corridor mapping, noting it does not meet the width thresholds for a primary or secondary corridor and is largely the result of natural regrowth on former farmland. He offered to share a 1963 aerial photograph showing the area as agricultural land. Marty Wiley, 493 Lillian Court, echoed Ms. Holton's concerns and described the extensive, award-worthy work her household and neighbors have undertaken to restore and maintain an oak savannah adjacent to Lapham Peak State Park in cooperation with park staff. She expressed relief upon hearing that isolated natural resource areas would not be subject to disturbance regulations and expressed hope that residents would continue to be permitted to care for and enjoy their land. No additional public comments were received. The hearing was closed at 7:39 PM. Citizen Comments On Items Other Than Consent Agenda No additional citizen comments were received. Unfinished Business DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. John Kutz of MSI General appeared on behalf of the applicant. He confirmed that all changes were made collaboratively with city staff and that the applicant had no objections to the proposed conditional use agreement amendments as presented. He noted that all 18 originally approved boulders were installed, albeit configured slightly differently than shown on the original plan, and that the chemical list revision had been extensively discussed with the city. Planner Barrows recommended approval subject to city attorney review of both the agreement and the guidelines document. Motion to recommend that Common Council approve the proposed Conditional Use – Site Plan and Appearance Review Amendment for Bubble's Foam Farm, subject to the conditions of the enclosed conditional use agreement amendment and subject to city attorney review of the agreement and guidelines, was made by Commissioner Krienke and seconded. The motion carried unanimously. New Business DELC0788020, 1407 Milwaukee Street. Owner: Daniel Hurrle, Hurrle Trust. Applicant: Kevin Enright, K2 Structures, LLC. Applicant requests approval to significantly remodel an existing boathouse. Planner Barrows presented the application for a significant remodel of an existing 543.6-square-foot boathouse on the south shore of Nagawicka Lake. The boathouse is a non -conforming structure, situated two feet from the east lot line (six feet required) and approximately four feet from the ordinary high watermark (five feet required). The applicant proposes to stabilize and reconfigure the foundation while maintaining the existing footprint and retaining the recently installed siding, trim, gutters, and fascia. To comply with current building code, minor adjustments to the roof geometry at the two sides are necessary, and a deck will be added to the top of the boathouse. The applicant also proposed replacing the lakeside overhead door with a similar door incorporating a glass upper section not exceeding the 25 percent code allowance, adding a man door on the northwest side, and replacing an existing window. All materials will match the principal residence. In lieu of a rain garden, the applicant is proposing a drain field on the lakeside of the residence, subject to city engineer review and approval; a recorded agreement would be required for this alternative method. Planner Barrows noted that the remodeled boathouse would remain lower in height than the neighbor's boathouse on the adjacent property, and that the Lake Welfare Committee had unanimously recommended approval with conditions. A written objection from a neighboring property owner was included in the packet; that neighbor had also appeared and spoken at the Lake Welfare Committee meeting. Motion to approve the boathouse improvement subject to the following conditions recommended by the Lake Welfare Committee: (1) Construction of the boathouse improvements shall not commence until a Certificate of Compliance is issued by the City Planner and a Building Permit is issued by the Building Inspector. The boathouse plans prepared by CNChambliss Architecture, LLC, and reviewed by the Lake Welfare Committee shall be complied with; (2) The height of the boathouse shall only be modified as deemed necessary by the City of Delafield Building Inspector to comply with conventional roof framing standards; (3) In accordance with Section 52-25(b)(2), the City Engineer shall review the stormwater drain field and ensure that it provides the same level of environmental benefit as a rain garden; (4) Any concrete repair and/ or replacement between the boathouse and lake shall be located outside of the floodplain unless all necessary floodplain permitting is obtained; (5) No changes shall be made to the existing topography of the site without a grading plan being reviewed and approved by the City Engineer; (6)A downward light on a timer shall be installed as otherwise indicated in the code; was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. DELC0743999004, 120 Nashotah Road. Owner: St. Joan of Arc Congregation. Applicant: Jim Hoover. Applicant requests Site Plan and Appearance approval to install a playground. Planner Barrows described the 15-acre St. Joan of Arc Church property on the northwest edge of the city, noting that the property was rezoned to P1 Public and Semi -Public at the time the school was constructed and is not subject to a conditional use permit. The applicant, Jim Hoover, requested approval to install a donated second playground west of the existing playground, adjacent to the school on the south side of the property. Adjacent residential properties to the south, west, and east are separated from the proposed playground by over 200 to 400 feet of wooded area or are shielded by the school building itself. No adverse impacts to adjacent properties were identified. Motion to approve the playground expansion as presented was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. DELC0737995001, 1800 Vettelson Road. Owner: Lake Country School. Applicant: Pro 2 Pave Inc. Applicant requests Site Plan and Appearance approval to install additional lighting and to modify the parking lot. Planner Barrows introduced the application for parking lot modifications and additional lighting at Lake Country Elementary School. Applicant representative Hayden Hakala of Pro 2 Pave appeared to answer questions. The parking lot improvements are intended to address significant traffic flow problems during drop -off and pick-up times. The proposed layout would create two entry lanes and two exit lanes at the Vettelson Road entrance, converging to a single lane approximately 118 feet into the site. A dedicated drop-off lane adjacent to the building's sidewalk would be created, separated from a through lane by a low mountable median curb. The bus loop area, currently a teardrop shape that buses cannot adequately navigate, would be reconfigured by removing a small grass island to accommodate bus turning movements. The Nagawicka Road access would be widened to allow two-way traffic and designated for buses and employee/staff use only. Commission discussion focused on the safety and clarity of the two -entry lane configuration, with both Mayor Aicher and Commissioner Krienke raising questions about the risk of drivers merging and the absence of a physical concrete median island at the Vettelson Road entrance. Commissioner Schult expressed concern that painted lane markings alone, particularly in winter conditions, may be insufficient to prevent vehicles from turning into the wrong lane. The applicant acknowledged these concerns and indicated willingness to revisit the median design in consultation with the Public Works Committee. The city engineering staff had already transmitted a review letter to the applicant requiring additional detail on lane widths, turning radii for fire department access, and traffic markings. Regarding lighting, the Commission considered the addition of several new poles along the Nagawicka Road entrance and east employee parking area. Planner Barrows recommended that two light poles proposed at the Nagawicka Road entrance be relocated to the south side of the driveway so that shields could be installed to prevent light trespass onto the adjacent residential property to the south. All fixtures would be downcast, and the lighting engineer had confirmed this relocation was feasible. An overall condition requiring all non-security lights to be turned off when the property is not actively in use was also recommended. Motion to approve the proposed site plan for Lake Country School subject to the following conditions: (1) the parking, lighting, and landscape plan being submitted to city engineering staff for review and approval, including confirmation of proper turning radii for the Lake Country Fire Department, appropriate lane widths, and all traffic flow markings; (2) lighting being hooded and not resulting in trespass illumination or glare on the adjacent property to the south, all lights except security lighting being turned off when the property is not actively in use, and the two light poles at the Nagawicka Road entrance being relocated to the south side of the driveway; and (3) the access on Vettelson Road and Nagawicka Road, parking lot, and lighting being reviewed by the Public Works Committee with any comments addressed as part of the final plans reviewed by city engineering staff, and signage being considered to identify the limited users of the Nagawicka Road access, was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. Comprehensive Plan, Zoning And Ordinance Revision Amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Planner Barrows briefly recapped the proposed language as revised by the city attorney, which would amend the open space definition to refer to "buildings" rather than "buildings or structures," and to include an express provision that pergolas or other unenclosed decorative structures meeting all four qualifying criteria are permitted within open space. She noted that this change would also likely have the effect of clarifying that decks are not counted against open space, consistent with how other similar municipalities regulate the issue. The Commission discussed the concern, raised by Commissioner Hausman and echoed by Mayor Aicher, about the potential for incremental abuse —where a property owner installs a basic qualifying pergola and subsequently encloses it over time. The Commission acknowledged this risk but generally agreed it was manageable through existing enforcement mechanisms and neighbor reporting. Commissioner Krienke argued that the potential for abuse is not, in itself, sufficient reason to deny property owners reasonable use of their land. Commissioner Schult expressed concern about the interaction between pergola structures and existing open space requirements, while Planner Barrows acknowledged the code had a pre-existing inconsistency between the definition section and the substantive open space section that this amendment would help resolve. The motion resulted in a tie vote, which Mayor Aicher broke by voting in favor. Motion to recommend that Common Council amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance to modify the definition of open space as presented, replacing "structures" with "buildings" in the main definition, so that pergolas and other unenclosed decorative structures are considered part of open space, was made by Commissioner Krienke and seconded by Commissioner Marek. The motion carried with Commissioners Schult and Hausman voting nay. Amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Planner Barrows addressed the public comments received during the hearing. She clarified that, based on the Plan Commission's direction at the previous meeting, isolated natural resource areas would not be subject to disturbance regulations under the proposed amendment—addressing the primary concern raised by residents of the Lillian Court subdivision. Density limitations for isolated natural resource areas would still apply to future new development, consistent with the city's existing Comprehensive Plan policies, which have already been honored in recent developments such as Nagawicka Heights and Hawthorne Farms. Regarding the I-94 and Highway C property, Planner Barrows explained that the area was only recently and incidentally mapped as environmental corridor by SEWER PACT, had not been designated corridor for many years during which development proposals were evaluated, and is not yet within SEWER PACT's regulated sewer service area—providing the basis for the city's discretionary decision to exclude it from the map, consistent with SEWER PACT's own recommendation. Two substantive modifications were discussed for incorporation into the final ordinance. First, the Commission agreed to remove the proposed maximum disturbance cap of 32,670 square feet (the equivalent of 15 percent of five acres), so that the 15 percent allowance scales with actual lot size regardless of acreage. Larger lots would thus receive their full 15 percent disturbance allowance rather than being capped at the five-acre equivalent. Second, the Commission confirmed that the requirement for city administrator approval prior to removal of dead, diseased, dying, or invasive species should be stricken, leaving such removal self-regulated. Planner Barrows noted that property owners wishing to self-report such activity would be welcome to do so for documentation purposes. Mayor Aicher reiterated that the fundamental purpose of this amendment has always been to make the existing environmental corridor regulations visible and referenceable on the zoning map, not to introduce new substantive restrictions. He noted that the regulations being formalized have long been honored by developers, but lacked visibility for building permit review in the context of residential redevelopment. Motion to recommend that Common Council adopt the proposed text amendments to Section 52-107(7) Environmental Corridor Boundary of the City of Delafield Zoning Ordinance, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary, subject to staff preparing an ordinance reflecting the specific recommendations of the Plan Commission —including removing the 32,670 square foot maximum disturbance cap and removing the requirement for city administrator approval of dead, diseased, dying, and invasive species removal—subject to city attorney review, was made by Commissioner Krienke and seconded by Mayor Aicher. The motion carried unanimously. Reports Of City Officials Correspondence None. Planner None. Building Inspector The Building Inspector was not present. No report was given. Plan Commission Meeting Dates And Deadlines Regular Meeting Submittal Deadline 29, 2026. Regular Meeting August 26, 2026. Adjournment There being no further business, Mayor Aicher adjourned the meeting at 8:42 PM. Respectfully Submitted, Molly Schneider, City Clerk 1. 2. 3. 4. A. 5. 6. A. 7. A. B. C. 8. 9. A. 10. A. B. C. 11. A. B. 12. A. B. C. 13. A. B. 14. DRAFT Plan Commission Meeting Minutes July 29, 2026 at 7:00 PM **CITY HALL COMMON COUNCIL CHAMBERS** 500 Genesee Street, Delafield, WI 53018 Commissioners: Mayor Tim Aicher, Ald. Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult 7/29/2026 - Minutes Call To Order Mayor Tim Aicher called the City of Delafield Plan Commission meeting to order at 7:00 PM on Wednesday, July 29, 2026, in the City Hall Common Council Chambers, 500 Genesee Street, Delafield, WI 53018. Pledge Of Allegiance Mayor Aicher led the Commission in the Pledge of Allegiance. Roll Call Present: Mayor Tim Aicher, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Absent/Excused: Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan Also Present: City Planner Amy Barrows, City Clerk Molly Schneider, Administrative & Billing Clerk Kate Bach Minutes Approval of the Minutes from the June 24, 2026 Regular Meeting and Public Hearing. Motion to approve the minutes from the June 24, 2026, Regular Meeting and Public Hearing was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. Citizen Comments On Consent Agenda Items No citizen comments were received regarding the consent agenda. Consent Agenda Motion to approve the consent agenda as was made by Commissioner Hausman and seconded by Commissioner Marek. The motion carried unanimously. DELC0803994, 2675 Sun Valley Drive. Owner: Johnson Bank. Applicant: Matt Kaminski. Applicant requests Permanent Signage approval to modify existing signage at the Johnson Financial Group property. Public Hearings Public Hearing # 1 Topic: Conditional Use & Site Plan and Appearance Amendment Location: N101 State Road 83 (DELC0803999) Owner: Munger Holdings LLC Applicant: Christopher Mullet, Bubble’s Foam Farm Matter: Conditional Use – Site Plan and Appearance Amendment request to modify the approved chemical list, site plan details, and operational plan for Bubble’s Foam Farm. Mayor Aicher opened the Public Hearing at 7:02 PM. City Planner Amy Barrows introduced this item as a housekeeping amendment to the existing conditional use permit for Bubble's Foam Farm car wash, approved the previous year. The amendment addresses several changes that occurred during construction and operation. The first substantive change concerns the approved chemical list, which is a specific condition of the original conditional use agreement. While an amended list had previously received city approval, no mechanism existed to formally record those amendments. The proposed amendment establishes a protocol requiring that any future changes to the chemical list be recorded with the Register of Deeds, ensuring a clear public record going forward. Additional changes include a modification to the operational plan in the lower-level confined space, reducing the number of access ladders from two to one—a change agreed upon collaboratively with city staff during an on-site review. The applicant also substituted a curb in place of originally approved boulders in front of the retaining wall due to space constraints, and added star -powered junipers to the landscape plan to screen the double retaining wall along Highway 83. Planner Barrows noted that the guideline document in the packet had received minor editorial revisions from the city attorney, with no substantive changes, and recommended approval be conditioned on attorney review. No members of the public came forward to speak. The hearing was closed at 7:06 PM. Public Hearing # 2 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: Mark Van Kleunen Matter: Request to amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Mayor Aicher opened the Public Hearing at 7:06 PM. Planner Barrows summarized the proposed amendment to modify the definition of "open space" in Section 52-11 of the City of Delafield Zoning Ordinance to clarify that pergolas and other unenclosed decorative structures are not counted against open space calculations. The applicant was not present. The existing definition requires open space to be unoccupied by buildings or structures and open and unobstructed to the sky. The proposed revised language adds a provision that pergolas or other unenclosed decorative structures are exempt from this definition if they meet four criteria: unenclosed sides with no screens, windows, or other side structures (excepting support posts); at least 75 percent open to the sky; no more than 400 square feet in size; and no taller than 10 feet in height. Planner Barrows also noted that the city attorney recommended replacing the word "structures" with "buildings" throughout the open space definition, to align this section with a separate but related open space section in the code that refers only to buildings, thereby making the two sections internally consistent. A brief discussion arose regarding whether a pergola could reasonably be called a "building," with Commissioner Marek expressing some conceptual difficulty with the equivalence. Planner Barrows clarified that the attorney's intent was precisely to say a qualifying pergola is not a building, and the criteria in the amendment define the boundaries of that determination. Mayor Aicher noted that concerns raised in a submitted comment letter largely pertained to impervious surface, which remains governed by separate regulations unaffected by this amendment. No members of the public came forward to speak. The hearing was closed at 7:11 PM. Public Hearing #3 Topic: Text Amendment to Chapter 52 Zoning Ordinance Applicant: City of Delafield Plan Commission Matter: Request to amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Mayor Aicher opened the Public Hearing at 7:12 PM. Planner Barrows provided a detailed overview of the proposed amendments to Section 52-107(7) of the Zoning Ordinance and the City of Delafield Zoning Map. She explained that the Southeastern Wisconsin Regional Planning Commission (SEWER PACT) maps environmental corridors throughout the region and recommends that communities protect them. The City's Comprehensive Plan has long included policies to protect primary and secondary environmental corridors and isolated natural resource areas, including a residential density limit of one unit per five acres and a maximum site disturbance of 15 percent within corridors. The core purpose of this amendment is to formally incorporate those corridor boundaries onto the City's zoning map, making them easily referenceable by the building inspector, property owners, realtors, and developers. Currently, the corridors are regulated by ordinance but not visible on the zoning map, creating an enforcement and transparency gap. Key proposed text changes discussed included: extending coverage to commercial properties and isolated natural resource areas for density purposes; providing a minimum disturbance allowance of 15,000 square feet for smaller lots that would otherwise receive very little buildable envelope under the 15 percent rule; and allowing disturbance to encroach into corridor areas for properties that are only partially within a corridor, when necessary to meet minimum thresholds. Deed restrictions would be required to record approved building envelopes. The proposal also includes explicit language permitting the removal of dead, diseased, dying, and invasive species, as well as trees posing imminent safety hazards, without requiring prior city approval. Planner Barrows identified three areas proposed for removal from the draft corridor map: a residential parcel on St. John's Drive inadvertently included in the corridor designation; properties in the southeast corner of the I-94 and Highway C intersection that were only recently and incidentally mapped as corridor by SEWER PACT and are not within its regulated sewer service area; and a condominium property on Milwaukee Street near Gordie's boating that was incorrectly designated. Three members of the public came forward to speak. Linda Holton, 485 Lillian Court, spoke on behalf of her subdivision, expressing concern about the retroactive application of corridor regulations to an established 40-year-old neighborhood. She noted that 50 percent of the lots in the subdivision had already received city -approved permits to expand their building footprints, while the remaining half had not, and questioned the fairness of applying new disturbance limits that could treat the unexpanded properties as non -compliant simply by comparison. She also raised concerns about a potential regulatory "taking" if deed restrictions are applied at this stage, and questioned the basis for exempting the B5 property at Highway C and I-94 from the corridor rules while other environmentally similar properties remain included. Bill Wischer, 231 South Latin Peak Road, thanked Planner Barrows for removing an incidental appendage from his property. He raised concern about a narrow tree line running along several rear property lines in his area that has been included in the corridor mapping, noting it does not meet the width thresholds for a primary or secondary corridor and is largely the result of natural regrowth on former farmland. He offered to share a 1963 aerial photograph showing the area as agricultural land. Marty Wiley, 493 Lillian Court, echoed Ms. Holton's concerns and described the extensive, award-worthy work her household and neighbors have undertaken to restore and maintain an oak savannah adjacent to Lapham Peak State Park in cooperation with park staff. She expressed relief upon hearing that isolated natural resource areas would not be subject to disturbance regulations and expressed hope that residents would continue to be permitted to care for and enjoy their land. No additional public comments were received. The hearing was closed at 7:39 PM. Citizen Comments On Items Other Than Consent Agenda No additional citizen comments were received. Unfinished Business DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. John Kutz of MSI General appeared on behalf of the applicant. He confirmed that all changes were made collaboratively with city staff and that the applicant had no objections to the proposed conditional use agreement amendments as presented. He noted that all 18 originally approved boulders were installed, albeit configured slightly differently than shown on the original plan, and that the chemical list revision had been extensively discussed with the city. Planner Barrows recommended approval subject to city attorney review of both the agreement and the guidelines document. Motion to recommend that Common Council approve the proposed Conditional Use – Site Plan and Appearance Review Amendment for Bubble's Foam Farm, subject to the conditions of the enclosed conditional use agreement amendment and subject to city attorney review of the agreement and guidelines, was made by Commissioner Krienke and seconded. The motion carried unanimously. New Business DELC0788020, 1407 Milwaukee Street. Owner: Daniel Hurrle, Hurrle Trust. Applicant: Kevin Enright, K2 Structures, LLC. Applicant requests approval to significantly remodel an existing boathouse. Planner Barrows presented the application for a significant remodel of an existing 543.6-square-foot boathouse on the south shore of Nagawicka Lake. The boathouse is a non -conforming structure, situated two feet from the east lot line (six feet required) and approximately four feet from the ordinary high watermark (five feet required). The applicant proposes to stabilize and reconfigure the foundation while maintaining the existing footprint and retaining the recently installed siding, trim, gutters, and fascia. To comply with current building code, minor adjustments to the roof geometry at the two sides are necessary, and a deck will be added to the top of the boathouse. The applicant also proposed replacing the lakeside overhead door with a similar door incorporating a glass upper section not exceeding the 25 percent code allowance, adding a man door on the northwest side, and replacing an existing window. All materials will match the principal residence. In lieu of a rain garden, the applicant is proposing a drain field on the lakeside of the residence, subject to city engineer review and approval; a recorded agreement would be required for this alternative method. Planner Barrows noted that the remodeled boathouse would remain lower in height than the neighbor's boathouse on the adjacent property, and that the Lake Welfare Committee had unanimously recommended approval with conditions. A written objection from a neighboring property owner was included in the packet; that neighbor had also appeared and spoken at the Lake Welfare Committee meeting. Motion to approve the boathouse improvement subject to the following conditions recommended by the Lake Welfare Committee: (1) Construction of the boathouse improvements shall not commence until a Certificate of Compliance is issued by the City Planner and a Building Permit is issued by the Building Inspector. The boathouse plans prepared by CNChambliss Architecture, LLC, and reviewed by the Lake Welfare Committee shall be complied with; (2) The height of the boathouse shall only be modified as deemed necessary by the City of Delafield Building Inspector to comply with conventional roof framing standards; (3) In accordance with Section 52-25(b)(2), the City Engineer shall review the stormwater drain field and ensure that it provides the same level of environmental benefit as a rain garden; (4) Any concrete repair and/ or replacement between the boathouse and lake shall be located outside of the floodplain unless all necessary floodplain permitting is obtained; (5) No changes shall be made to the existing topography of the site without a grading plan being reviewed and approved by the City Engineer; (6)A downward light on a timer shall be installed as otherwise indicated in the code; was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. DELC0743999004, 120 Nashotah Road. Owner: St. Joan of Arc Congregation. Applicant: Jim Hoover. Applicant requests Site Plan and Appearance approval to install a playground. Planner Barrows described the 15-acre St. Joan of Arc Church property on the northwest edge of the city, noting that the property was rezoned to P1 Public and Semi -Public at the time the school was constructed and is not subject to a conditional use permit. The applicant, Jim Hoover, requested approval to install a donated second playground west of the existing playground, adjacent to the school on the south side of the property. Adjacent residential properties to the south, west, and east are separated from the proposed playground by over 200 to 400 feet of wooded area or are shielded by the school building itself. No adverse impacts to adjacent properties were identified. Motion to approve the playground expansion as presented was made by Commissioner Schult and seconded by Commissioner Marek. The motion carried unanimously. DELC0737995001, 1800 Vettelson Road. Owner: Lake Country School. Applicant: Pro 2 Pave Inc. Applicant requests Site Plan and Appearance approval to install additional lighting and to modify the parking lot. Planner Barrows introduced the application for parking lot modifications and additional lighting at Lake Country Elementary School. Applicant representative Hayden Hakala of Pro 2 Pave appeared to answer questions. The parking lot improvements are intended to address significant traffic flow problems during drop -off and pick-up times. The proposed layout would create two entry lanes and two exit lanes at the Vettelson Road entrance, converging to a single lane approximately 118 feet into the site. A dedicated drop-off lane adjacent to the building's sidewalk would be created, separated from a through lane by a low mountable median curb. The bus loop area, currently a teardrop shape that buses cannot adequately navigate, would be reconfigured by removing a small grass island to accommodate bus turning movements. The Nagawicka Road access would be widened to allow two-way traffic and designated for buses and employee/staff use only. Commission discussion focused on the safety and clarity of the two -entry lane configuration, with both Mayor Aicher and Commissioner Krienke raising questions about the risk of drivers merging and the absence of a physical concrete median island at the Vettelson Road entrance. Commissioner Schult expressed concern that painted lane markings alone, particularly in winter conditions, may be insufficient to prevent vehicles from turning into the wrong lane. The applicant acknowledged these concerns and indicated willingness to revisit the median design in consultation with the Public Works Committee. The city engineering staff had already transmitted a review letter to the applicant requiring additional detail on lane widths, turning radii for fire department access, and traffic markings. Regarding lighting, the Commission considered the addition of several new poles along the Nagawicka Road entrance and east employee parking area. Planner Barrows recommended that two light poles proposed at the Nagawicka Road entrance be relocated to the south side of the driveway so that shields could be installed to prevent light trespass onto the adjacent residential property to the south. All fixtures would be downcast, and the lighting engineer had confirmed this relocation was feasible. An overall condition requiring all non-security lights to be turned off when the property is not actively in use was also recommended. Motion to approve the proposed site plan for Lake Country School subject to the following conditions: (1) the parking, lighting, and landscape plan being submitted to city engineering staff for review and approval, including confirmation of proper turning radii for the Lake Country Fire Department, appropriate lane widths, and all traffic flow markings; (2) lighting being hooded and not resulting in trespass illumination or glare on the adjacent property to the south, all lights except security lighting being turned off when the property is not actively in use, and the two light poles at the Nagawicka Road entrance being relocated to the south side of the driveway; and (3) the access on Vettelson Road and Nagawicka Road, parking lot, and lighting being reviewed by the Public Works Committee with any comments addressed as part of the final plans reviewed by city engineering staff, and signage being considered to identify the limited users of the Nagawicka Road access, was made by Commissioner Krienke and seconded by Commissioner Hausman. The motion carried unanimously. Comprehensive Plan, Zoning And Ordinance Revision Amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, to modify the definition of “open space” so that pergolas and other unenclosed decorative structures are considered part of open space. Planner Barrows briefly recapped the proposed language as revised by the city attorney, which would amend the open space definition to refer to "buildings" rather than "buildings or structures," and to include an express provision that pergolas or other unenclosed decorative structures meeting all four qualifying criteria are permitted within open space. She noted that this change would also likely have the effect of clarifying that decks are not counted against open space, consistent with how other similar municipalities regulate the issue. The Commission discussed the concern, raised by Commissioner Hausman and echoed by Mayor Aicher, about the potential for incremental abuse —where a property owner installs a basic qualifying pergola and subsequently encloses it over time. The Commission acknowledged this risk but generally agreed it was manageable through existing enforcement mechanisms and neighbor reporting. Commissioner Krienke argued that the potential for abuse is not, in itself, sufficient reason to deny property owners reasonable use of their land. Commissioner Schult expressed concern about the interaction between pergola structures and existing open space requirements, while Planner Barrows acknowledged the code had a pre-existing inconsistency between the definition section and the substantive open space section that this amendment would help resolve. The motion resulted in a tie vote, which Mayor Aicher broke by voting in favor. Motion to recommend that Common Council amend the text of Section 52 -11 Definitions of the City of Delafield Zoning Ordinance to modify the definition of open space as presented, replacing "structures" with "buildings" in the main definition, so that pergolas and other unenclosed decorative structures are considered part of open space, was made by Commissioner Krienke and seconded by Commissioner Marek. The motion carried with Commissioners Schult and Hausman voting nay. Amend the text of Section 52 -107(7) Environmental corridor boundary of the City of Delafield Zoning Ordinance, and possibly other related ordinance sections, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary. Planner Barrows addressed the public comments received during the hearing. She clarified that, based on the Plan Commission's direction at the previous meeting, isolated natural resource areas would not be subject to disturbance regulations under the proposed amendment—addressing the primary concern raised by residents of the Lillian Court subdivision. Density limitations for isolated natural resource areas would still apply to future new development, consistent with the city's existing Comprehensive Plan policies, which have already been honored in recent developments such as Nagawicka Heights and Hawthorne Farms. Regarding the I-94 and Highway C property, Planner Barrows explained that the area was only recently and incidentally mapped as environmental corridor by SEWER PACT, had not been designated corridor for many years during which development proposals were evaluated, and is not yet within SEWER PACT's regulated sewer service area—providing the basis for the city's discretionary decision to exclude it from the map, consistent with SEWER PACT's own recommendation. Two substantive modifications were discussed for incorporation into the final ordinance. First, the Commission agreed to remove the proposed maximum disturbance cap of 32,670 square feet (the equivalent of 15 percent of five acres), so that the 15 percent allowance scales with actual lot size regardless of acreage. Larger lots would thus receive their full 15 percent disturbance allowance rather than being capped at the five-acre equivalent. Second, the Commission confirmed that the requirement for city administrator approval prior to removal of dead, diseased, dying, or invasive species should be stricken, leaving such removal self-regulated. Planner Barrows noted that property owners wishing to self-report such activity would be welcome to do so for documentation purposes. Mayor Aicher reiterated that the fundamental purpose of this amendment has always been to make the existing environmental corridor regulations visible and referenceable on the zoning map, not to introduce new substantive restrictions. He noted that the regulations being formalized have long been honored by developers, but lacked visibility for building permit review in the context of residential redevelopment. Motion to recommend that Common Council adopt the proposed text amendments to Section 52-107(7) Environmental Corridor Boundary of the City of Delafield Zoning Ordinance, and to amend the City of Delafield Zoning Map to incorporate the environmental corridor boundary, subject to staff preparing an ordinance reflecting the specific recommendations of the Plan Commission —including removing the 32,670 square foot maximum disturbance cap and removing the requirement for city administrator approval of dead, diseased, dying, and invasive species removal—subject to city attorney review, was made by Commissioner Krienke and seconded by Mayor Aicher. The motion carried unanimously. Reports Of City Officials Correspondence None. Planner None. Building Inspector The Building Inspector was not present. No report was given. Plan Commission Meeting Dates And Deadlines Regular Meeting Submittal Deadline 29, 2026. Regular Meeting August 26, 2026. Adjournment There being no further business, Mayor Aicher adjourned the meeting at 8:42 PM. Respectfully Submitted, Molly Schneider, City Clerk 1. 2. 3. 4. A. 5. 6. A. 7. A. B. C. 8. 9. A. 10. A. B. C. 11. A. B. 12. A. B. C. 13. A. B. 14. DRAFT