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CITY OF DELAFIELD MEETING AGENDA PLAN COMMISSION C ommissioners: Mayor Tim Aicher, Alderman Dirk Wilken, Dan Cahalane, Leslie Donavan, Mike Hausman, Scott Krienke, Edward Marek, Laura Schult Wednesday, May 27, 2026 7:00 p.m. C ity Hall, Council Chambers 500 Genesee St. O ffice: (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 Dan Cahalan Mike Hausman Scott Krienke Laura Schult Dirk Wilken, Ald. D4 Leslie Donavan Commissioners Excused: Edward Marek Also Present: Amy Barrows, City Planner Scott Hussinger, Building Inspector Molly Schneider, City Clerk Sarah Baum Driscoll, Deputy Clerk 4. Minutes Discussion and possible action on the following minutes: A. A pproval of minutes of the April 29, 2026 Regular Meeting. Motion by Schult, seconded by Cahalane to approve the minutes of the April 29, 2026 Regular Meeting, as presented. Motion carried with Donavan abstaining. 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: M otion by Wilken, seconded by Schult, to approve the consent agenda, as presented. All in favor. Motion carried. May or Aicher moved to item 10.A. A. DELC0798966, 412 Genesee Street. Owner: VT Properties Inc. Applicant: Colin Murphy. Applicant r equests Permanent Signage approval to advertise a retail plant store known as The Plant Store. Plan Commission Agenda Wednesday, May 27, 2026 Page 2 of 8 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov B. DELC0793020001, 727 Genesee Street. Owner: Hendricks Commercial Properties LLC. Applicant: William Graham. Applicant requests Business Plan of Operation and Permanent Signage approval to operate a men’s retail store known as Graham & Co. C. DELC0793021002, 525 Main Street, Suite 100. Owner: Hendricks Commercial Properties LLC. Applicant: Sherri Losby. Applicant requests Business Plan of Operation and Permanent Signage approval to operate a natural pet food and supplies retail store known as Downtown Natural Pet. 7. Public Hearings : A. P ublic Hearing # 1 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. Mayor Aicher opened Public Hearing #1 at 7:06 PM. Amy Barrows reviewed the information provided in the packet and summarized the proposal for the approximately 12-acre property located at the southeast corner of I-94 and Cushing Park Road. She stated the property is zoned A-1 Agricultural and Residential Holding District and identified in the land use plan as agricultural. Barrows noted the site contains an existing residence, barn, and several outbuildings served by private well and septic, which will remain. She explained that the applicants recently pur chased the property and are requesting a Conditional Use Permit for an artisan and craft workshop and studio use intended to create a community gathering space with agricultural-oriented activities. Barrows reviewed the proposed site plan, noting a freestanding entrance sign near the existing driveway, landscaped parking areas, a screened dumpster enclosure, and a second parking lot farther east. She stated the proposed sign would measure four feet by seven feet and would require Plan Commission consideration of a road setback waiver because it would be located closer than 50 feet from the right -of- way. She further explained that the connecting drive and site entrance would need to be widened to 24 feet for emergency access and two-way traffic. Barrows noted that the vineyard and flower fields are permitted agricultural uses, and that the applicant also proposes picnic areas, screened portable restroom facilities, a beverage cart area, playground, small stage for subtle amplified music, and space for occasional hobbyist demonstrations such as pottery or blacksmithing. Barrows stated there had been concerns from staff and the public regarding existing parking demand along Cushing Park Road and access to the adjacent state park. She noted the applicant had agreed to return at the next meeting with a revised proposal relocating the coffee garden closer to the main parking area. Barrows reviewed the proposed hours of operation. She explained that the northeast portion of the property would experience the heaviest concentration of activity and that hobbyist event hours still needed to be provided. Barrows also stated the applicant had been advised to consult with the DNR regarding parking and park access concerns. She noted the City Engineer had completed an initial review and identified several issues to be addressed prior to the next meeting. Bob Widule, 112 South Cushing Park Road, Delafield Bob stated they did listen to the public comments about the coffee cart and it will be moved to an area by the parking lot. He discussed different options for the parking. Ryan Stemmerman, 141 South Cushing Park Rd, Delafield Ryan spoke about the parking situation and how they will ensure customers aren’t using the Lapham Peak parking stalls. Ryan was appreciative of the relocation of the coffee cart. Mary Daniel, 309 Wisconsin Avenue, Delafield Mary spoke positively of the farm staying a farm. She brought up the fact that several years ago the Plan Commission Agenda Wednesday, May 27, 2026 Page 3 of 8 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov owners then went to the City regarding the sight line of the driveway and cars parking too close. This was solved by the City posting signs to park farther back. She hopes everyone is taking safety into consideration. Jennifer Ward, 181 West Cedar Valley Road Jennifer lives 3/10s of a mile from the farm. She summarized her public comment that was submitted to the City Clerk’s office and was included in the packet. Renee Manion, 87 Steeple Point Dr Renee has lived in the Lake Country area for 52 years and 25 years in the Steeple Point subdivision. Renee summarized her citizen comment that was submitted to the City Clerk’s office that is included within the ePacket. Mark Manion 87 Steeple Point Dr Mark summarized his citizen comment that was submitted to the City Clerk’s office that is included within the ePacket. Dwayne Peterson, 181 Mason Way, Delsman, formerly of 112 South Cushing Park Road Duane spoke about how he is familiar with the land. He has worked it for many years when it was 150 acres. The farm is now 12 acres. He noted the concerns with parking and traffic. He stated the business would affect those parking issues. He did not think that the location of the stage would carry any live music due to the structures, trees, and being at the bottom of a hill. Carolyn Odeman, 1372 Willow Dr Carolyn spoke in support of the proposal. The applicant and family are from the area and interested in building a community space. The proposal keeps the farm as a farm and not a developed area. Jill Baberage, 2026 Empire Dr Waukesha Spoke about being raised on the farm. Her grandmother and family sold a part of the land to state for Lapham Peak. It was important to the family that the farm stayed a farm when they chose to sell it. The parking issues are due to the state park parking being free. She also spoke about the stage/live music area is in an area that would keep the music from carrying. Ryan Walton, 112 S Cushing, Delafield Stated he was currently working on the farm. He stated that the interstate is very loud and that the proposal is for a low-key relaxing space. He stated that he has worked on the parking lot himself and it would be enough parking. Carrie Glapinski, 41 Cedar Valley Road grateful to hear that the coffee cart comments have been taken into consideration and will be moved. Spoke about the beauty and the importance of the wildlife and providing an outdoor recreation area for the public. Did reiterate the parking issues and safety concerns. Janet Holts, 213 S Cushing Park rd agreed that there is an ongoing parking issue but that most visitors are short term. Barrows added that the Plan Commission should continue this public hearing until next month’s meeting. She wanted to review the conditions that she had in her report and to present those to Plan Commission as well as prepare the applicant. Acknowledging previous citizen comments regarding the future plans of the site regarding growth. Any change to the operations that have been submitted or would eventually get approved if this gets approved would be the limits of the conditional use permit, so any future improvements would require a conditional use amendment with a public hearing. The length of the Conditional Use (CU) should be discussed as well as the intention as to whether an annual review is needed. Cahalane asked for clarification regarding the growth and phases. Barrows clarified the application as presented does not have phases or growth. The applicant stated they are wanting to come back in December after the first season wraps up and wants to build something the community wants. Barrows stated that if the applicant was given an annual CU that they would have to go through the public hearing process again. The applicant understood and would prefer that. Krienke suggested a review due to the costs of a full approval for the future CU. Widule spoke on that just the flower farm would not be Plan Commission Agenda Wednesday, May 27, 2026 Page 4 of 8 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov profitable, the auxiliary elements would offset the costs. Mayor Aicher did request a more example of the farm being successful would look like and putting numbers (visitors, money intake, etc) into a quantifiable amount. Widule stated that this business is harder to compare to other and difficult to quantify. Widule spoke about 275-300 visitors at peak. Widule spoke about the parking in the overflow grass lot and requested that Plan Commission not limit the 100 parking stalls in the grass. Krienke spoke on the fact that 300 people who visit total is very different than 300 people in an hour. Donavan did ask if 300 people would be a consistent number. Widule said no, that number would be a hopefully number of people they can accommodate at the peak. The farm would not be at peak from open to close. Cahalane asked for clarification regarding the parking, the 30 spots vs the 100 spots. Barrows clarified that the applicant proposed was 34 gravel parking stalls and grass overflow parking unlimited. There is a recommended condition to max the parking at 34 gravel stalls and no more than 100 people at a time to control volume. Donovan asked why on the limit of parking. Barrows spoke about the ordinance regarding limiting dust in the parking lot. Chalane added that an annual public hearing renewal would allow the City to address any issues. Krienke did bring up finding similar venues to compare to. Barrows did ask if the beverage carts and food trucks would be removed at the end of the day. Widule said they had not planned on that. Barrows stated that Widule would need a county license, that this would make it the base property. However, the City does have a code stating that the trucks and carts can not be stored on the property. Aicher questioned the hours of operation, stated that 10 PM is late for the city, and spoke about the lighting concerns. Widule spoke about the string lights in the initial application. Motion by Cahalane, seconded by Krienke, at 8:23 PM to continue the Public Hearing to the June meeting. All in favor. Motion carried. B. Public Hearing # 2 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 event facility. Mayor Aicher opened the Public Hearing #2 at 8:23 PM. Barrows confirmed that public notification requirements were met, including posting application materials on the City’s website, placing on-site A-frame signs, and mailing neighbor notices in accordance with applicable law and ordinance. Barrows also noted that written comments were due the prior Wednesday for inclusion in the meeting packet, while additional public comments could be provided verbally at the hearing. Following public feedback and staff review, the applicant submitted additional operational details, with the possibility of further refinements based on comments received. To allow the public adequate time to review the new information and respond, the applicant agreed to continue the public hearing until the following month. The subject property is a five-acre site on the west side of Genesee Street, just north of downtown, zoned P-1 Public and Semi-Public Use with an institutional land use designation. The property has an existing conditional use permit dating to 1990, amended in 2020 for signage, and the applicant stated that substantial membership growth has created a need for additional space for church and public - service-related activities. Krienke asked about how many people represent the percentage of growth. The applicant, Brad Embry, did state that attendance has grown from 70 to 80 to about 140. The children’s program has grown from 19 to 54. Plan Commission Agenda Wednesday, May 27, 2026 Page 5 of 8 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov Barrows explained that removing the existing shed will allow construction of a one-story, 3,415 sq ft multi-use building that will provide Sunday school/classroom space, a gathering area, and an event space for the community. The plan also includes repaving and pulverizing the parking lot; because the driveway is currently wider than allowed at the road right-of-way, the city engineer is contacting the county and recommends the item go to Public Works Committee to determine if the driveway width at the road must be reduced. Barrows listed the intended uses of the new St. Michael’s building, clarifying that the building is meant for church- and community-oriented, non-profit gatherings and education, not a commercial event hall. Melanie Metz, 441 Mulberry Dr Delafield Lives nearby the church. Spoke about going to a vision night presented at the church. There is a concern that what was presented does not match the application being proposed to the Plan Commission. Matt Vollkomner, 2534 Grove Ct Matt spoke about concerns of safety and the new space causing more unsafe people in the area. Specifically, the chapel is available 24/7. Michelle Nell, 475 Mulberry Dr Lives directly south of the project, and their backyard would be in view of the project. Spoke in concerns and impacts of the sound and lighting. She requested to have a clearly defined lighting expectation as well as motion sensors on the lights. She also requested to have the use of the building to be clarified. Andrew Metz, 441 Mulberry Dr Spoke on the concerns of the clarity of what the building will be used for and difference between what was presented in the vision night and within the conditional use application. Kim Kimentz, 523 Mulberry Dr Yard is in the back of the church. Spoke about the concerns of the light and noise as well as safety. Jessica Voelkmer, 2534 Ct Agreed with other commenters regarding transparency of what the building will be as well as the safety, light and noise concerns. Kathy Amity, W331 N34856 Maple Wood Rd, Nashotah Agreed with other commenters regarding transparency of what the building will be as well as the safety, light and noise concerns. Andy Johnson, 2537 Grove Ct The space needs to be clearly defined and agreed with other commenters regarding safety. Brad Embry returned to detail proposed uses for the building. Barrows asked about wedding receptions. Embry stated they do plan on having receptions for members of the parish to be able to get married at the church and have a reception at the new building. Krienke asked about the event space square footage. Barrows was able to answer the entire building will be 3415 square feet. Donavan asked if the church currently offers wedding receptions; Embry stated it wouldn’t be possible, and they haven’t had a wedding in the two years he has been at the church. Barrows noted that clarification on the latest evening hours was needed. Embry did state that currently the Easter vigil goes until midnight. There is currently a Meet Jesus Meat goes until 9 PM. The plan would be for special events to end at 9 PM. Hausman noted that the proposed uses are not really outside of the scope of normal church activities. Churches have the “All are welcome” and this just follows that, but it comes off as being a retail space the way things are proposed. Kreinke asked again about the space and the number of people that can attend. Brad noted about 140. Kreinke stated that 140 people and alcohol consumption are a reasonable concern. Plan Commission Agenda Wednesday, May 27, 2026 Page 6 of 8 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov Aicher added that the hours of operation, screening, and lighting need to be addressed. Aicher asked about the current hours. Barrows asked for hours of operation feedback. Brad asked about continuing beyond a single month. Schult stated there should be occupancy limits on the building. Barrows did state the Fire Chief would have to review the plans to nail down the occupancy limit. Motion by Schult, seconded by Wiken, at 9:23 PM to continue the PH to the June meeting All in favor. Motion carried. 8. Citizen Comments on items other than the Consent Agenda and Public Hearing s There was no one who wished to comment. 9. Unfinished Business: Discussion and possible action on the following items: A. D ELC0796994, 112 S. Cushing Park Road. Owner & Applicant: Robert & Claire Widule. Applican t r equests approval of a Conditional Use – Site Plan and Appearance Permit and Business Plan of O peration 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 v ineyard, entertainment, hobbyist events, and related activities known as The Hobby Farm. *Clerk’s note: this item was not discussed; the earlier public hearing was continued to June 24, 2026. B. 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 for St. Michael’s Anglican Church to raze an existing garage and replace it with a multi-use classroom, gathering and event facility. *Clerk’s note: this item was not discussed; the earlier public hearing was continued to June 24, 2026. 10. New Business Discussion and possible action on the following items: A. D ELC0792093, 545 Saint Johns Road. Owner: Salvatore & Laura Miosi Living Trust. Applican t: J ennifer Graham, Homeowner’s Association President. Applicant requests Permanent Signage approval to relocate a previously approved monument sign for the Beacon Hill Subdivision. Salvatore & Laura Miosi, Delafield, WI & Jennifer Graham, Delafield, WI, were present to discuss t he pr oposal. Barrows summarized the information provided in the packet. Barrows explained that the applicant is requesting approval to relocate the previously approved Beac on H ill subdivision monument sign from the southwest corner of Wisconsin Avenue and Genesee Street t o t he northwest corner of St. John’s Road and Genesee Street. She noted the sign will not change i n s hape, size, or materials and will remain a four-foot-wide by eight-foot-tall monument sign with a two-foot by two-foot name plate. Barrows stated the proposed location is within an existing sign easement ar ea ne ar the current St. John’s sign, which will be removed or relocated. She reported that the City Attorney reviewed the easement and determined the relocation does not affect the City’s interests, but writt en v erification is required from St. John’s and Hendricks Commercial Properties confirming that the propos ed s ign complies with the easement provisions. Barrows further noted the sign will be located outside of the vision corner easement. Motion by Scott Krienke, seconded by Hausman, to approve the Permanent Signage to relocate a pr eviously approved subdivision monument sign, subject to written verification from St. John’s an d H endricks Commercial Properties that the proposed sign is compliant with sign easement provisions. All in favor. Motion carried. B. DELC0749048, 2921 Sylvester Drive. Owner: Scott Hubbard. Applicant: Jim Ghere, Wise Design Builders. Applicant requests feedback and to schedule a public hearing for a Special Exception to Plan Commission Agenda Wednesday, May 27, 2026 Page 7 of 8 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov 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. Scott Hubbard Delafield, WI, and Jim Ghere, Wise design were present to discuss the proposal. Barrows summarized the information provided in the packet and proposed special exception. The lot is 7,159 sq ft on the east side of Nagawicka Lake, with an existing single-family home and lake-side overhang, no garage. The current house meets all requirements for side setbacks, floor area ratio but does not meet open space but that’s unavoidable because the ordinance requires 7,000 sq ft of open space and the lot itself is smaller than that. The owners propose an addition on the roadside, an attached garage of 405.2 sq ft (partly carved out of existing interior storage space) with a second-story living area above. They need special exceptions for front (road) setback: existing is 23.9 ft, proposed is 10.5 ft, while 25 ft is required and floor area ratio: existing is 0.30 (2,112 sq ft); proposed is 0.41 (2,940.52 sq ft) vs. the allowed 0.40 (2,863.6 sq ft). Open space: existing open space is 5,815.6 sq ft, proposed would be 5,485.6 sq ft, so only a small reduction. She noted that the city’s special exception criteria apply here (instead of a variance) and that they’ve provided a narrative justification; a public hearing will be needed at the June meeting. Barrows pointed out that at 3007 Sylvester Drive (a nearby property), the Plan Commission previously granted special exceptions for front/road setback, open space but did NOT grant an exception for floor area ratio (FAR). That other lot (3007) is larger: about 9,261 sq ft, with a higher by-right FAR allowance of 3,704 sq ft. By contrast, the current lot (2921 Sylvester) is smaller, so its allowed house size is more limited. The proposed project at 2921 is only 76.92 sq ft over the FAR cap (0.41 vs 0.40), so she noted that if they can shave that small amount off the second-floor plan, they could fully comply with the FAR rule. Krienke noted that the request is reasonable. He did comment that this would be more attractive with the garage and address safety issues. Krienke asked if the 76 sq ft would make a difference. Hubbard said that this would make a difference. Ghere stated that it is a modest garage and is smaller than a standard- sized garage. Hausman stated that the special exceptions need to be consistent. Kreinke added that circumstances should be considered individually. Motion by Cahalane, seconded by Wilken, to approve the scheduling of a public hearing on June 24, 2026. All in favor. Motion carried. Hubbard noted that neighbors within 300ft have submitted support. 11. Comprehensive Plan, Zoning and Ordinance Revision : Discussion and possible action on the following items: N one. 12. Repo rt of City Officials A. Correspondence None B. Planner - Barrows 1) Update on process for public input regarding possible text amendments related to the regulation of Environmental Corridors. Over 600 properties with corridors, public input on Mondays make 10 minutes slots June, present it i n J une for scheduling in a PH in July. Schult asked if the ppl would be contacted. Correspondence will go out to all 600 properties. C. Building Inspector - Hussinger No report. 13. Plan Commission meeting dates and deadlines 1) Regular meeting June 24, 2026 Plan Commission Agenda Wednesday, May 27, 2026 Page 8 of 8 Office: (262) 646-6220 - E-Mail: clerksoffice@cityofdelafieldwi.gov – www.cityofdelafield.gov 2) Regular meeting submittal deadline May 27, 2026 14. A djournment Having no further business, the meeting was adjourned at 9:40 PM Respectfully submitted, Sarah Baum Driscoll Deputy Clerk