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CITY OF DELAFIELD MEETING AGENDA PLAN COMMISSION Commissioners: Mayor Tim Aicher, Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Wednesday, June 24, 2026 7:00 p.m. City Hall, Council Chambers 500 Genesee St. Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov Regular Meeting DRAFT 1. Call to Order Mayor Aicher called the meeting to order at 7:00 p.m. 2. Pledge of Allegiance The Pledge of Allegiance was recited. 3. Roll Call Commissioners Present: Tim Aicher, Mayor Mike Hausman Scott Krienke Laura Schult Dirk Wilken, Ald. D4 Leslie Donavan Edward Marek Commissioners excused: Dan Cahalan Also Present: Amy Barrows, City Planner Scott Hussinger, Building Inspector Sarah Baum Driscoll, Deputy Clerk 4. Minutes Discussion and possible action on the following minutes: A. Approval of minutes of the May 27 2026 Regular Meeting. Motion by Donavan, seconded by Wilken, to approve the minutes of the May 27, 2026, Regular Meeting, as presented. Motion carried. 5. Citizen Comments on Consent Agenda Items Mayor Aicher opened citizen’s comments at 7:01 PM. Hearing no one who wished to speak, citizens’ comments closed at 7:01 PM. 6. Consent Agenda: Recommended approvals in accordance with the staff report. Items listed under the Consent Agenda are considered in one motion in accordance with the Staff Report unless a Plan Commission member or staff member requests that an item be removed from the Consent Agenda. Items recommended for discussion and possible action: Motion by Krienke, seconded by Donavan, to approve the consent agenda, as presented. All in favor. Motion carried. Plan Commission Agenda Wednesday, June 24, 2026 Page 2 of 9 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov A. DELC0803988004, 2566 Sun Valley Road. Owner: R Gary Storts. Applicant: Dale Freckmann. Applicant requests Permanent Signage approval to advertise a therapeutic massage facility known as Back in Balance Therapeutic Massage. B. DELC0798037001, DELC0798036001, DELC0798038001, and DELC0798039001, 711 Wells Street. Owner: Gilbetti 711 Wells St. LLC. Applicant: Todd Schmidt. Applicant requests Permanent Signage approval to modify existing signage that advertises Miller Marriott Construction Co. 7. Public Hearings: A. Public Hearing # 1 (Continued) Topic: Conditional Use & Site Plan and Appearance Location: 112 S. Cushing Park Road (DELC0796994) Owner: Robert & Claire Widule Applicant: Robert & Claire Widule Matter: Conditional Use – Site Plan and Appearance request for an Artisan and Craft Workshop and Studio to operate an agricultural-oriented business, inclusive of a roadside stand and coffee garden, U-Pick flower garden and grape vineyard, entertainment, hobbyist events, and related activities. Bob Widule, 112 S. Cushing St., present. Barrows reviewed the items within the ePacket. Scott Krienke asked about the acreage. 12.2 acres was confirmed. Mayor Aicher opened public comments at 7:15 PM. Lynda Holton, 485 Lillian Court, Delafield. She stated her concerns regarding the noise and hours of operation. She brought up concerns regarding the A1 zoning and it not falling under the zoning. Amy Barrows clarified the A1 ordinance Todd Engen 181 Cedar Valley Rd, spoke about traffic and music and sound concerns. Carolyn Hoffman, 498 Lillian Ct She spoke about concerns that the park should stay a park and her concerns about sound. Carolyn Oteman 1372 Willow Dr. She spoke about the benefits of the farm and families enjoying it. Carrie Glipinski, 41 Cedar Valley, spoke about concerns regarding Cushing Park road. Mari Wiley 493 Lillian Ct, spoke regarding trash being an issue. Agreed with neighbors. Dwayne Peterson previous owner of 112 Cushing Rd – Spoke positively regarding the flower farm. Mayor Aicher invited Bob to return to the front to answer any questions. Marek voiced concerns of trash at the end of the day. Bob stated they will have a security/grounds person who would be responsible for this throughout the day. Krienke said the one-year trial gave him some comfort but that the project had grown from about 35 to 165 parking spaces. After visiting the site, he felt that if the business succeeded it could create problems for the area, and if it failed the applicant would have sunk a lot of money into it. He questioned whether the property was truly suitable for the scale needed to break even without causing neighborhood impacts. Bob said he understood the risk and supported the one-year trial. He noted they would likely only operate Plan Commission Agenda Wednesday, June 24, 2026 Page 3 of 9 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov about 2½ months (around 10 weekends), which would be enough to see how things went. He emphasized he did not want to create a nuisance; if it proved “too much,” he was willing to shut it down. He reiterated the goal was a low-key, family-friendly place tied to flower farming and future grapes, but that they did need a certain level of attendance to be financially viable. Mayor Aicher asked Bob what the primary revenue source would be. Bob said it would be beverage (alcohol) sales, because the flower operation would lose money and grapes/winery were a long‑term, expensive investment. Without alcohol revenue, he said the agricultural concept would not be financially viable and the property would likely remain just residential. Mayor Aicher noted this was likely the source of many neighborhood concerns and reminded everyone the ordinance language (e.g., removing trailers nightly, “occasional” music) was crafted to prevent a de facto entertainment venue. He tied this to using a one‑year conditional use to see how it actually operates. Donavan asked whether they had considered lower capacity with operations spread over more days of the week. Bob responded that weekday traffic would not justify staff costs, so weekends were key. Mayor Aicher raised the question of how to measure and enforce noise. Barrows explained decibel limits would be hard to apply because of background I‑94 noise and recommended instead requiring music to be “subtle,” limited to a defined platform area, off by sunset, and subject to revocation if deemed a nuisance by the police and city. Bob gave an example of the desired “vibe” as small, low‑key bluegrass, not a major concert venue. Barrows also noted the use would expire Dec. 31, 2026, and the City Council could revoke it earlier if it proved incompatible with the neighborhood. Linda Holton returned and spoke about a nursery that was restricted to wholesale. This nursery was in business for 30 years without needing alcohol, food, beverage, and entertainment. Marni Wille also retuned; she spoke about how her husband and she are involved in Friends of Lapham Peak. She spoke about the small Lapham Peak entrance lot (about six spaces) is already misused by people parking on Cushing Park Road to avoid park fees, and she asked whether the park has been notified that the new venue could bring hundreds of people who might access the trails without paying. Bob explained they had already talked with the state park superintendent, and will post signs at their entrance stating no off-site parking and an entrance fee: anyone using the state park without a pass would be charged $13, which they would split and donate quarterly to Friends of Lapham Peak and the Ice Age Trail Alliance, while also monitoring for compliance. Hearing no one else who wished to speak, Citizen’s Comments were closed at 7:43 PM. B. Public Hearing # 2 (Continued) Topic: Conditional Use & Site Plan and Appearance Amendment Location: 2565 N. Genesee Street (DELC0748998002) Owner: St. Michael’s Anglican Church Applicant: Brad Embry Matter: Conditional Use – Site Plan and Appearance Amendment request to raze and existing garage and replace it with a multi-use classroom, gathering, and community center (previously referred to as event facility). Application has been withdrawn Plan Commission Agenda Wednesday, June 24, 2026 Page 4 of 9 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov C. Public Hearing #3 Topic: Special Exception Location: 2921 Sylvester Drive (DELC0749048) Owner: Scott Hubbard Applicant: Jim Ghere, Wise Design Builders Matter: Special Exception to construct an addition to an existing residence located on a nonconforming lot that exceeds the floor area ratio and open space requirements and is located within the front yard setback. Jim Gear, Wise design and Scott Hubbard, 2921 Sylvester Dr, were present. Amy reviewed the items within the packet. Scott Hubbard explained that the existing house had only a small 6' x 22' storage room and no true garage, and that the proposed attached two-car garage and two small bedrooms above it were modest, minimum-size spaces designed simply to add basic storage and convert the home from two to three bedrooms, not to create an oversized or lavish structure. Hearing no one else who wished to speak, Citizen’s Comments were closed at 7:54 PM. 8. Citizen Comments on items other than the Consent Agenda and Public Hearings Mayor Aicher opened Citizen’s Comments at 7:54 PM. Linda Holton, 485 Lillian ct, spoke about her concerns about the proposed environmental corridor. Hearing no one else who wished to speak, Citizen’s Comments were closed at 7:59 PM. 9. Unfinished Business: Discussion and possible action on the following items: A. DELC0749048, 2921 Sylvester Drive. Owner: Scott Hubbard. Applicant: Jim Ghere, Wise Design Builders. Applicant requests approval of a Special Exception to construct an addition to an existing residence that exceeds the floor area ratio and open space requirements and is located within the front yard setback. Barrows spoke about the conditions that she is suggesting from the packet. Motion by Marek. Seconded by Dirk Wilken to approve the special exception to allow an addition to the existing residence that accommodates the construction of an attached garage and additional living space above the garage within the front yard setback and that exceeds the floor area ratio and open space requirements subject to the following conditions: 1. The special exception is limited to the improvements presented at Plan Commission on June 24, 2026. The addition shall be located at least 10.6 ft. from the base setback line of Sylvester Drive measured at the closest point of the structure. The addition shall be located at least 8 ft. from the north and south lot lines. 2. The additional driveway construction shall not exceed 24 ft. in width within the road right-of- way. If any Plan Commission Agenda Wednesday, June 24, 2026 Page 5 of 9 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov land altering activities or construction activity is required within the road right-of-way, the Public Works Department shall be notified and review and approve such activity prior to commencing such activity. 3. A lot line swale shall be maintained on the north and south sides of the property and the addition shall not have an adverse drainage impact on the neighboring properties or the road. If drain tile shall be installed if applicable by the City Engineer. 4. The special exception, as well as any conditions imposed by the plan commission, shall be recorded as a Declaration of Restrictions with the Waukesha County Register of Deeds prior to the issuance of a Building Permit. All in favor. Motion passed. B. DELC0796994, 112 S. Cushing Park Road. Owner & Applicant: Robert & Claire Widule. Applicant requests approval of a Conditional Use – Site Plan and Appearance Permit and Business Plan of Operation for an Artisan and Craft Workshop and Studio to operate an agricultural-oriented business, inclusive of a roadside stand and coffee garden, U-Pick flower garden and grape vineyard, entertainment, hobbyist events, and related activities known as The Hobby Farm. Amy Barrows summarized the items in the packet. Motion by Krienk, Second by Hausman to approve the Conditional Use – Site Plan and Appearance Amendment, Business Plan of Operation, and Signage subject to staff preparing a Conditional Use Agreement that incorporates the following conditions and subject to Public Works Committee recommendations, for review and approval by Common Council. 1. This Conditional Use Permit expires on December 31, 2026. The applicant has the right to apply for a new Conditional Use Permit following the expiration of this approval. All procedures and criteria of Article V - Conditional Uses of the City of Delafield Zoning Ordinance shall be complied with at time of application. If it is determined at any time that the use is no longer compatible with surrounding properties or the neighborhood, the City Council has the authority to revoke the Conditional Use Permit, upon recommendation by Plan Commission and in accordance with the City’ s Code of Ordinances. 2. The following uses are allowed on the property and illustrated on the Site Plan attached as Exhibit A: a. Single-family residence. b. Existing agricultural and personal storage buildings. No existing buildings are allowed to be used for commercial purposes. c. Flower farm and vineyard located in multiple areas of the property, including the construction of a small U-Pick flower station shed and greenhouse located in the northeast corner of the property to be occupied by employees only. d. Wine garden and picnic area located in the northeast corner of the property and the placement of a food trailer and beverage trailer for coffee, nonalcoholic beverages, beer, wine, cider, and seltzer sales. No liquor sales are permitted. e. Hobbyist group workshops to provide educational opportunities for visitors. Hobbyist workshops are limited to one workshop at a time and no more than one time per weekend. The placement of a single tent is permitted provided the tent placement complies with the setback requirements of the zoning ordinance and is screened from view of Cushing Park Road. Various crafts or artisan products will be showcased and may be sold. Examples of hobbyists that may conduct workshops include non-profit organizations, potters, woodworkers, blacksmiths, and local book and fitness clubs. f. Coffee trailer and flower stand located adjacent to the parking lot area for the purchase of nonalcoholic beverages and prearranged flower bouquets. Picnic tables and seating are available adjacent to the coffee trailer. g. Entertainment area on the east side of the property for the construction of a play area, fire pit, and music platform. The sole purpose of the music platform is to provide background ambiance and showcase local musicians. Amplification will be subtle and visitors picknicking near the stage will be able to carry on a conversation. Plan Commission Agenda Wednesday, June 24, 2026 Page 6 of 9 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov 3. The Business Plan of Operation submitted for review by the Plan Commission at their meeting on June 24, 2026 shall be complied with. The following hours of operation shall be adhered to: a. U-Pick Flowers: Saturdays & Sundays from 9 am – 6 pm while flowers are in bloom which is August through October. b. Wine Garden, Picnic Area, and Entertainment ( northeast corner of property) & Hobbyist Workshops: Fridays 3 pm – half hour after sunset and Saturdays and Sundays 9 am – half hour after sunset, August through November. No music is allowed after sunset. Sunset is determined by the National Weather Service. c. Coffee Trailer & Flower Stand (adjacent to parking lot area): Mondays through Fridays 6 am – 10 am, Saturdays and Sundays 6 am – 1 pm, from July through November. 4. Plan Commission has the right to review the sale of any products to be sold on the property and prohibit the sale of items that do not meet the purpose and intent of an artisan and craft workshop or studio use as defined in Section 52-142(22) of the Zoning Ordinance. 5. There shall be no changes to the physical property boundaries of the Property without an amendment to this Conditional Use Permit. The property must be a minimum of three acres in size. If the property is part of a future land division, the Property subject to this Conditional Use Permit shall not be located in a subdivision as defined in Section 44-11 of the City’s Subdivision Ordinance. 6. All applicable government licenses and permits shall be obtained prior to the sale of food or beverages, whether pre-packaged or made on the Property. 7. A liquor license shall be obtained by the City of Delafield prior to the sales or service of any alcohol. 8. Signage is limited to the following and a sign setback waiver restriction shall be drafted by the City Planner and recorded with the Waukesha County Register of Deeds: a. Monument sign at entrance to site located outside of the road right-of-way. The sign is 7 ft. wide x 4 ft. tall, 28 sq. ft., with an address sign affixed below the main sign, attached to Cedartone treated posts. The overall dimensions of the sign with the wood posts are 8 ft. tall x 10 ft. wide. b. Directional Cedartone treated post that is 6 ft. tall with directional arrows. c. Framed property map on Cedartone treated posts. d. Property parking and rules sign. e. Stop and warning trail signs as required by Engineering Staff to stop and warn pedestrians of the driveway. f. Stop sign with do not block trail sign attached on east side of trail that is intended to stop traffic leaving the site before blocking the trail crossing. g. ADA parking signage. 9. Live and amplified music shall be subtle, and the source of music is limited to the area identified as Music Platform” on the Site Plan attached as Exhibit A. Music shall be turned off by sunset and is otherwise limited to the days of week and hours of operation specified in this Conditional Use Agreement. The Plan Commission has the authority to revoke music at any time if it is deemed a public nuisance by the City Police Department. 10. The collective total number of food/ beverage trucks and trailers on the Property at a given time shall not exceed three. There shall be no overnight storage of food/ beverage trucks and/ or trailers on the Property. 11. Until such time that the applicant requests to install bathroom facilities, the applicant may install port-ajohns with required wash stations located on the north side of the existing metal barn as depicted on the Site Plan attached as Exhibit A. A privacy fence that is taller than the height of the port-a-johns shall be placed around the perimeter of the port-a-john stations while maintaining accessibility for maintenance vehicles. The port-a-johns shall be maintained on a regular basis. 12. All solid waste shall be kept within the dumpster enclosure or in covered garbage bins placed throughout the property. Garbage bins shall not be visible from Cushing Park Road. The dumpster enclosure shall be screened from view. All waste shall be properly maintained and disposed of on a regular basis. The dumpster enclosure shall be properly screened with evergreen plantings. 13. No horses are allowed for the period of this Conditional Use Permit, which expires December 31, 2026. This condition may be reviewed in the future if the applicant pursues renewal of the Conditional Use Permit. 14. Lighting to accommodate business operations is limited to string lighting. Lighting shall be turned off immediately following the close of operations each night. The location of all string lighting and location of power sources shall be provided to staff for review and approval. Plan Commission Agenda Wednesday, June 24, 2026 Page 7 of 9 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov 15. Prior to engaging in any use or operation on the Property pursuant to this Conditional Use Permit, all Fire Department, Public Works Committee, and Engineering Staff comments shall be addressed and all necessary permits obtained. 16. No parking is allowed within the shoulder or Right-of-Way of any public road as part of The Hobby Farm operation. Signage is required that notifies customers that no public road right-of- way parking is allowed for customers of The Hobby Farm. 17. Parking is limited to two gravel lots and a two-acre grass overflow area. The grass overflow area shall remain in good condition and shall not be used when the ground is excessively wet or muddy. Vehicles shall be screened from view. If the existing topography does not provide sufficient screening, additional evergreen plantings and/ or fencing are required. Additional bike racks are permitted as shown on the Site Plan attached as Exhibit A. 18. The surface of the parking lots may remain gravel for the period of this Conditional Use Permit, which expires on December 31, 2026. The allowed parking surface type will be revisited if the applicant requests a Conditional Use Permit to extend the proposed business activities in subsequent years. 19. All parking stalls shall be properly marked in accordance with all requirements of the City’ s Zoning Ordinance. 20. A Developers Agreement shall be drafted by the City Attorney and reviewed and approved by Common Council that specifies the construction and maintenance criteria for public improvements, including, but may not be limited to, signage, grading, and markings to identify a trail crossing on the driveway. 21. This Conditional Use Permit shall be recorded against the Property with Waukesha County Register of Deeds prior to engaging in any use or operation on the Property pursuant to this Conditional Use Permit. All in favor. Motion passed. C. DELC0748998002, 2565 N. Genesee Street. Owner: St. Michael’s Anglican Church. Applicant: Brad Embry. Applicant requests to amend the Conditional Use – Site Plan and Appearance and Business Plan of Operation for St. Michael’s Anglican Church to raze an existing garage and replace it with a multi-use classroom, gathering and community space. This applicant has been withdrawn. 10. New Business Discussion and possible action on the following items: A. DELC0803999, N101 Hwy 83. Owner: Munger Holdings LLC. Applicant: Christopher Mullet. Applicant requests feedback and to schedule a public hearing for a Conditional Use – Site Plan and Appearance Permit Amendment for Bubble’s Foam Farm. Barrows reviewed the items in the packet. Motion by Marek, seconded by Hausman, to schedule a public hearing for the July Plan Commission meeting provided the applicant obtains a signature on the reimbursement form from the property owner. All in favor motion passed B. DELC0804996002 & DELC0804996003, 2700 Golf Road & 2750 Golf Road. Owner: Realty Income Properties 6 LLC & Noby Lake Country LLC. Applicant: Christopher Mullet. Applicant requests Permanent Signage approval to relocate an existing sign from the McDonalds property to the subject property. Chris Mullet, 935 Emerald Dr, Hartford, was present. Plan Commission Agenda Wednesday, June 24, 2026 Page 8 of 9 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov Amy reviewed the items in the packet. Barrows explained that Chris (Bubbles Foam Farm) was acting on behalf of McDonald’s because this was tied to an agreement in which McDonald’s vacated a private access easement, and in exchange Bubbles was obligated to help modify and relocate McDonald’s signage. Barrows explained the request to move McDonald’s interstate sign onto the BMO property: the existing arches sign was about 182 sq. ft. and on a 23-foot pole, which exceeded the allowable height in the expressway district and raised questions about total sign area and number of freestanding signs on the lot. Because the relocated sign would not meet height requirements (and other standards might also be an issue), she recommended the Plan Commission deny the sign as presented and involve McDonald’s directly in any redesigned, compliant proposal. Motion by Schult, seconded by Krienke, to deny based on the sign being non-compliant. All in favor. Motion carried. 11. Comprehensive Plan, Zoning and Ordinance Revision: Discussion and possible action on the following items: A. Provide feedback and schedule a public hearing at the request of Mark Van Kleunen, property owner located at 3007 Sylvester Drive, to amend the text of Chapter 52 to include unenclosed decorative structures such as pergolas as open space. Mark Van Kleunen, 3007 Sylvester Dr, was present. Barrows reviewed the items within the packet. Barrows recommended that any pergola exempted from open space be no larger than 400 sq. ft., fully open-sided, and at least 75% open to the sky, and still meet all setbacks and remain detached from the house. Van Kleunen said his ~397 sq. ft. design could meet the 75% openness standard. Hussinger supported the 75% threshold and urged a clear definition of “unenclosed” to prevent later screening or enclosure. There was discussion ensuring the structure still functions as truly open space, clarifying this exemption only matters when a lot is already over its open space allowance, and directing staff to draft precise ordinance language for a future public hearing. Motion by Marek Second by Krienke to approve the scheduling of a public hearing on July 29, 2026. All in favor; motion passed B. Provide feedback and schedule a public hearing to amend the text of Chapter 52 and the Zoning District Maps regarding the Environmental Corridor Boundary. Amy Barrows reviewed the items within the packet, reviewing the environmental corridor boundary. This would be an amendment to the current regulation. Barrows clarified that limits on disturbance in primary and secondary corridors (generally 15% of lot area) were already in the code, but enforcement had sometimes been inconsistent because the corridors were not clearly shown on the zoning map. In response to questions from Krienke and Scott Hussinger, Barrows stated that existing disturbed areas would be treated as legal nonconforming, and that owners could rebuild on the same footprint if, for example, a house in the corridor burned down. She used Linda Holton’s property as an example: SEWRPC mapping had intentionally excluded the existing house from the corridor, but the wooded back portion was corridor; because her lot already exceeded the 15% disturbance allowance, further expansion into that wooded area would require specific Plan Commission approval (e.g., only if a shed would not remove large trees or harm major root systems). Plan Commission Agenda Wednesday, June 24, 2026 Page 9 of 9 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov Hussinger raised the fairness issue for long-developed lots and asked what relief was available; Barrows pointed to the existing “other restriction” process Plan Commission/City Council approval with a recorded document as the case-by-case basis. Barrows noted the text already limited residential density in primary/secondary corridors to one unit per five acres, and that commercial development was affected more through disturbance limits and layout than by “units per acre.” She confirmed that the comprehensive plan calls for protecting isolated natural resource areas as well, but the current zoning code does not regulate them; the proposed revisions would add them to the corridor rules, creating new restrictions for some owners. Barrows highlighted draft language explicitly allowing removal of dead, diseased, dying, invasive, or hazardous trees and vegetation, and potential allowance for forest management consistent with DNR guidance, subject to administrator/designee review. Many property owners she met with had stressed needing flexibility to handle storm damage and invasive removal, and she said the text was written to permit that. Motion by Marek second by Wilken, to approve the scheduling of a public hearing on July 29, 2026. All in favor. Motion passed 12. Report of City Officials A. Correspondence – in packet B. Planner None C. Building Inspector none 13. Plan Commission meeting dates and deadlines 1) Regular meeting July 29, 2026 2) Regular meeting submittal deadline July 1, 2026 14. Adjournment Having no further business, the meeting was adjourned at 9:14 PM Respectfully submitted, Sarah Baum Driscoll Deputy Clerk