Special Plan Commission Packet 2.24.26 - AMENDED

PLAN COMMISSION AGENDA – 2/24/2026 Mtg (Meets monthly on 2nd Tuesday of each month) Page 1 of 1 SPECIAL PLAN COMMISSION Agenda – AMENDED Tuesday, Feburary 24, 2026–5:00 p.m. Vintage Italian Pizza – Meeting Room 1201 Tower Avenue, Superior, WI 54880 Microsoft Teams Meeting ID: 240 868 598 162 28 Passcode: as35nM6y Direct Link: Link to Meeting Or call in (audio only) 1-872-242-8028 Phone Conference ID: 440 681 190# MISSION STATEMENT: To guide and coordinate development including harbor related issues in accordance with existing and future needs. City Code 98-2. COMMITTEE MEMBERS: Jim Paine (chair), Brent Fennessey (vice-chair), Lindsey Graskey, Brian Finstad, Garner Moffat, Anne Porter, Lynn Wohlwend 1 ROLL CALL 2 APPROVAL OF MINUTES 3 OLD BUSINESS 4 NEW BUSINESS 5 RECURRING BUSINESS 5.1 Zoning Code Update 6 ADJOURNMENT Notice is hereby given that a majority of the members of the Common Council may be present at the meeting, and although this may constitute a quorum of the Common Council, the Council will not take any action at this meeting. Meetings are recorded and published on the City of Superior website. Pursuant to the Americans with Disabilities Act of 1990, if you are in need of an accommodation to participate in the public meeting process, please call (715) 395-7200 by 4:30 p.m. on the day prior to the scheduled meeting date (OR dial 711 for Telecommunications Relay Service). The City will attempt to accommodate any request depending on the amount of notice received. In compliance with Wisconsin Open Meetings Law, this agenda was posted on 2/19/2026 at the following locations: Superior Government Center, Douglas County Courthouse, Superior Public Library, and online at https://www.ci.superior.wi.us/agendacenter. It was also emailed to the Superior Telegram. MEMORANDUM www.srfconsulting.com 1600 Aspen Commons, Suite 650 | Middleton, WI 53562 | 608.298.5400 Equal Employment Opportunity/Affirmative Action Employer To: Jason Serck, Planning, Economic Development, and Port Director City of Superior, WI From: Mitch Brouse, Project Manager Date: January 8, 2025 Subject: Draft Mixed Use Zoning Districts for Review Building From the feedback provided at Plan Commission workshops in spring and early summer, draft zoning chapters have been developed for Mixed Use Zoning Districts. In summary, the updated zoning framework reflects the following key points: • Transition all commercial districts to mixed use, allowing residential uses at scales that are appropriate for the underling commercial uses. • A reduction of commercial and mixed use districts from the four districts included in the existing zoning ordinance to three districts (NMU Neighborhood Mixed Use, DMU Downtown Mixed Use, and RMU Regional Mixed Use). • Inclusion of a Neighborhood Mixed Use District (NMU), intended to allow for a mix of medium density residential uses (townhomes, multiplexes, and apartments) and limited impact commercial uses (restaurants, small and medium scale retail sales, personal service, and other similar uses). • Inclusion of a Downtown Mixed Use District (DMU), that is intended to allow for a medium and high-density mixed-use development with form elements similar to a traditional downtown area. • Inclusion of a Regional Mixed Use District (RMU), that is intended to provide opportunities for more autocentric commercial uses and development along higher traffic corridors. Residential uses in the RMU district include medium density townhomes, multiplexes, and apartments. • Introduction of form elements across each district to align with existing community character. Details on form-based zoning elements will be provided in early February. Attached to this memo are two documents with draft mixed use zoning standards. The first is intended to serve as a high-level overview of each district, including illustrations, use standards, bulk and dimensional standards, and required form elements. The second includes draft code language. Draft language is annotated with comments, and highlights, denoting important updated language, new sections, and areas where future attention is warranted. Next Steps • February Plan Commission Meeting: Additional Use Standards and Form Based Elements Jason Serck, Planning, Economic Development, and Port Director January 8, 2025 City of Superior Attachments • Mixed Use Zoning Districts Summary Sheets • Annotated Draft Mixed Use Zoning Districts NMU: Neighborhood Mixed Use Purpose: The NMU neighborhood mixed use district allows for the medium-density, neighborhood scale mixed use development in residential and traditional commercial areas. Permitted structures include low and medium density residential and commercial structures, as well as appropriately sized public and semi-public structures. The NMU neighborhood mixed use district is compatible with the low density residential, medium density residential, commercial, and institutional land uses as identified in the Comprehensive Plan 2040, Superior, Wisconsin. Summary of Allowed Uses Residential Townhome P Multiplex P Apartment P Commercial and Service Home Business S Home Occupation A Child Care Facilities P Retail Sales (small and medium scale) P Personal Service P Office/Studio P Restaurant/Bar/Tavern P Hotel/Motel P Community and Educational Schools P Clinic, Hospital P Library, Museum, Place of Worship P P – Permitted Use A – Accessory Use S – Special Use Illustration. Typical block layout in the NMU Neighborhood Mixed Use District Typical Block in Progress NMU Required Form Elements Structures in the NMU district will be required to match existing character throughout neighborhood portions of Superior. Detailed form standards to be added in the future, elements will include topics such as pedestrian and vehicle access, ground floor transparency requirements, and required, permitted, or prohibited architectural elements (such as, awnings, balconies, brise soleil, cornices, parapets, various roof styles, etc.). NMU Lot and Density Standards Standards Standard Minimum Lot Area per Dwelling Townhome 1,500 sq. ft. per dwelling unit Multiplex/Apartment 500 sq. ft. per dwelling unit All other structures 2,500 sq. ft. Minimum Lot Frontage Townhome 20 ft. per dwelling unit All other structures 25 ft. Dwellings per Acre Minimum 10 units per acre Maximum 21 units per acre NMU Setbacks and Structure Bulk Standards Standard Maximum Building Height n/a 60 ft. and 5 stories Minimum Front Yard Setback n/a Smaller of 10 ft. or the average of the developed lots on the block face Maximum Front Yard Setback n/a 25 ft. Minimum Rear Yard Setback n/a None (15 ft. for rear yards that are adjacent to a residential district) Minimum Side Yard Setback Principle Structure None (5 ft. for side yards that are adjacent to a residential district) Accessory Structure 2.5 ft. DMU: Downtown Mixed Use Purpose: The DMU downtown mixed use district allows for medium- and high-density mixed use development in the downtown central business district. Permitted structures include medium- and high-density residential and commercial structures, as well as appropriately sized public and semi-public structures. The DMU downtown mixed use district is compatible with the downtown mixed use future land use categories as identified in the Comprehensive Plan 2040. Summary of Allowed Uses Residential Townhome P Multiplex P Commercial and Service Home Business S Home Occupation A Child Care Facilities P Retail Sales (small and medium scale) P Retail Sales (Large Scale) P* Personal Service P Office/Studio P Restaurant/Bar/Tavern P Hotel/Motel P Community and Educational Schools P Clinic, Hospital P Library, Museum, Place of Worship P P – Permitted Use A – Accessory Use S – Special Use Illustration. Typical block layout in the DMU Downtown Mixed Use Zoning District Typical Block in Progress DMU Required Form Elements Structures in the DMU district will be required to match existing character in the traditional downtown portions of Superior. Detailed form standards to be added in the future, elements will include topics such as pedestrian and vehicle access, ground floor transparency requirements, and required, permitted, or prohibited architectural elements (such as, awnings, balconies, brise soleil, cornices, parapets, various roof styles, etc.). DMU Lot and Density Standards Standards Standard Minimum Lot Area per Dwelling Multiplex 500 sq. ft. per dwelling unit Apartment 500 sq. ft. per dwelling unit All other structures 2,500 sq. ft. Minimum Lot Frontage n/a 25 ft. Dwellings per Acre Minimum 20 units per acre Maximum 86 units per acre DMU Setbacks and Structure Bulk Standards Standard Minimum Building Height n/a 24 feet and 2 stories Maximum Building Height n/a 120 feet Minimum Front Yard Setback n/a None Maximum Front Yard Setback n/a 10 ft. Minimum Rear Yard Setback n/a None. Minimum Side Yard Setback n/a None RMU: Regional Mixed Use Purpose: The RMU regional mixed use district allows for low and medium density development along high traffic corridors. Permitted structures include medium density residential and a variety of commercial structures, as well as appropriately sized public and semi-public structures. The RMU regional mixed use district is compatible with the medium density residential, commercial, and institutional land uses as identified in the Comprehensive Plan 2040, Superior, Wisconsin. Summary of Allowed Uses Residential Townhome P Multiplex P Apartment P Commercial and Service Home Business S Home Occupation A Child Care Facilities P Retail Sales (small, medium, and large scale) P Personal Service P Office/Studio P Restaurant/Bar/Tavern P Hotel/Motel P Filling Station P Dealerships P Auto Service and Repair P Drive Through Facilities A Manufacturing, Limited P P – Permitted Use A – Accessory Use S – Special Use Typical Block in Progress Illustration. Typical block layout in the RMU Regional Mixed Use Zoing District RMU Required Form Elements Structures in the RMU district will be required to match existing character in the highway commercial portions of the city. Standards will require that parking infrastructure be located behind or along the side of buildings and that pedestrian access Is provided. Detailed form standards to be added in the future, elements will include topics such as pedestrian and vehicle access, ground floor transparency requirements, and required, permitted, or prohibited architectural elements. RMU Lot and Density Standards Standards Standard Minimum Lot Area per Dwelling Townhome 1,500 sq. ft. per welling unit Multiplex 500 sq. ft. per dwelling unit Apartment 500 sq. ft. per dwelling unit All other structures 2,500 sq. ft. Minimum Lot Frontage Townhome 20 feet per dwelling unit. All other structures 25 ft. Dwellings per Acre Minimum 8 units per acre Maximum 86 units per acre Commercial Area per Structure Maximum 150,000 sq. ft. RMU Setbacks and Structure Bulk Standards Standard Building Height Maximum 60 feet and 5 stories Front Yard Setback Minimum Smaller of 15 ft or the average of the developed lots on the block face. Minimum Rear Yard Setback n/a None (15 ft. for rear yards that are adjacent to a residential district) Minimum Side Yard Setback n/a None (5 ft. for side yards that are adjacent to a residential district) KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention DIVISION 5. – NMU NEIGHBORHOOD MIXED-USE Sec. 122.315. – Generally. The regulations set forth in this division or set forth elsewhere in this chapter, when referred to in this division, are the regulations in the "NMU" neighborhood mixed use district. Sec. 122-316. – District Purpose. The NMU neighborhood mixed use district allows for the medium-density, neighborhood scale mixed use development in residential and traditional commercial areas. Permitted structures include low and medium density residential and commercial structures, as well as appropriately sized public and semi-public structures. The NMU neighborhood mixed use district is compatible with the low density residential, medium density residential, commercial, and institutional land uses as identified in the Comprehensive Plan 2040, Superior, Wisconsin. Sec. 122-317. – Permitted uses. The use regulations set forth in article IV , division 13 of this chapter and table 122.XX shall be observed in the NMU neighborhood mixed use district traditional residential district: Use NMU Additional Requirements Residential Uses Dwelling, Townhome P Dwelling, Multiplex P Dwelling, Apartment Building P Manufactured Home Neighborhood S Article 122.XX Group Living Uses Assisted Living Home, In-Patient Rehabilitation Center, Convalescent Home P Boardinghouse P Co-Living House P Roominghouse P Tourist Home P Commercial and Service Uses Apartment Hotel P Bar/Tavern P Child Care Facility, In-Home P Article 122.XX Child Care Facility, Family P Article 122.XX Wis. Stat. § 48.65 Commented [MB1]: Consider Standards to limit Scale KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention Use NMU Additional Requirements Child Care Facility, Group P Article 122.XX Wis. Stat. § 48.65 Convenience Store P Home Business S Article 122.XX Home Occupation A Article 122.XX Hotel P Mixed-Use Building P Outdoor Storage of Retail Goods A Article 122.XX Personal Service Establishment P Professional OƯice/Studio P Restaurant P Retail Sales, Small-Scale P Retail Sales, Medium-Scale P Veterinary Clinic/Hospital P Accessory Residential Uses Private structures that are customary to residential use. A Article 122.XX Outdoor Swimming Pool, Residential A Article 122.XX Private Geothermal Power Equipment A Private Solar, Ground-Mounted S Article 122.XX Private Solar, Rooftop-Mounted A Residential Boat Dockage A Article 122.XX Community, Cultural, and Educational Facilities Cemetery S Article 122.XX Clinic P Club P Education Institution, Post-Secondary P Essential Utilities S Article 122.XX Hospital P Library P Museum P Places of Worship P Post OƯice P School, Elementary P School, Middle or High P Recreational Uses Community Parks P Indoor Recreational Facility P Recreational Trails P Commented [MB2]: No filling station permitted in connection with convenience store. Commented [MB3]: Maintain existing limits on the slaughtering and processing of animals. Commented [MB4]: Garage, shed, pergola, greenhouse, etc. KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention Sec. 122-318. – Dimensional standards. The dimensional standards set forth below shall be observed in the NMU neighborhood mixed use district. Lot and Density Standards Minimum Lot Area Dwelling, Townhome: 1,500 sq. ft. per dwelling unit Dwelling, Multiplex: 500 sq. ft. per dwelling unit Dwelling, Apartment Building: 500 sq. ft. per dwelling unit All other structures: 2,500 sq. ft. Minimum lot Frontage Dwelling, Townhome: 20 ft per dwelling unit All other structures: 25 ft Dwelling Units per Acre Minimum: 10 dwellings per acre Maximum: 21 dwellings per acre Setbacks and Structure Bulk Minimum Building Height None Maximum Building Height 60 ft. and 5 stories Minimum Front Yard Setback Smaller of 10 ft or the average of the developed lots on the block face Maximum Front Yard Setback 25 ft. Minimum Side Yard Setback Principal Structures: None(1) Accessory Structures: 5 ft. Minimum Rear Yard Setback None(2) (1) No side yard required, except that a side yard of not less than five feet shall be provided on the side of a lot abutting a residential district (2) No rear yard required, except that a rear yard of not less than 15 feet shall be provided when the rear of the lot abuts a residential district Sec. 122-319. – Form standards. The Form Standards set forth in article XX, division X of this chapter shall be observed in the NMU neighborhood mixed use zoning district. Sec. 122-320. – Illustration. The following typical block layout demonstrates the intended mix of uses and lot orientation in the NMU neighborhood mixed use zoning district. [TYPICAL BLOCK LAYOUT TO BE ADDED HERE] Secs. 122-321—122.339. – Reserved. Commented [MB5]: This district will a higher level of form elements than residential zoning districts. Form elements will be included in the next packet. KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention DIVISION 6. – DMU DOWNTOWN MIXED USE Sec. 122-340. – Generally. The regulations set forth in this division or set forth elsewhere in this chapter, when referred to in this division, are the regulations in the "DMU" downtown mixed use district. Sec. 122-341. – District Purpose. The DMU downtown mixed use district allows for medium- and high-density mixed use development in the downtown central business district. Permitted structures include medium- and high-density residential and commercial structures, as well as appropriately sized public and semi-public structures. The DMU downtown mixed use district is compatible with the downtown mixed use future land use categories as identified in the Comprehensive Plan 2040, Superior, Wisconsin. Sec. 122-342. – Permitted Uses and Structures. The use regulations set forth in article IV , division 13 of this chapter and table 122.XX shall be observed in the NMU neighborhood mixed use district traditional residential district: Use DMU Additional Requirements Residential Uses Dwelling, Multiplex P Minimum of 4 units per structure Dwelling, Apartment P Group Living Uses Assisted Living Home, In-Patient Rehabilitation Center, Convalescent Home P Boarding House P Roominghouse P Commercial and Service Uses Apartment Hotel P Bar/Tavern P Child Care Facility, In-Home P Article 122.XX Child Care Facility, Family P Article 122.XX Wis. Stat. § 48.65 Child Care Facility, Group P Article 122.XX Wis. Stat. § 48.65 Convenience Store P Home Business S Article 122.XX Home Occupation A Article 122.XX KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention Use DMU Additional Requirements Hotel P Mixed Use Building P Article 122.XX Outdoor Storage of Retail Goods A Article 122.XX Personal Service Establishment P Professional OƯice/Studio P Restaurant P Retail Sales, Small-Scale P Retail Sales, Medium-Scale P Retail Sales, Large-Scale S Large retail establishments must be on the first floor of a mixed use structure. Veterinary Clinic/Hospitals P Accessory Residential Uses Outdoor Swimming Pool, Residential A Article 122.XX Private Geothermal Power Equipment A Private Solar, Rooftop-Mounted A Private Structures and Uses that are Customarily Accessory to Residential Uses A Community, Cultural, and Educational Uses Clinic P Club P Educational Institution, Post- Secondary P Essential Utilities S Article 122.XX Library P Museum P Places of Worship P Post OƯice P School, Elementary P School, Middle or High P Recreational Uses Community Parks P Indoor Recreational Facility P Recreational Trails P Sec. 122-343. – Dimensional Standards. The dimensional standards set forth in the following tables shall be observed in the DMU downtown mixed use district. Lot and Density Standards Commented [MB6]: Maintain existing limits on the slaughtering and processing of animals. KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention Minimum Lot Area Dwelling, Multiplex: 500 sq. ft. per dwelling unit Dwelling, Apartment Building: 500 sq. ft. per dwelling unit All other structures: None Minimum lot Frontage 25 ft Dwelling Units per Acre (for Residential Developments) Minimum: 20 dwellings per acre Maximum: 86 dwellings per acre Setbacks and Structure Bulk Minimum Building Height 24 feet and 2 stories Maximum Building Height 120 feet Minimum Front Yard Setback None Maximum Front Yard Setback 10 ft Minimum Side Yard Setback None(1) Minimum Rear Yard Setback None(2) (1)No side yard required, except that a side yard of not less than five feet shall be provided on the side of a lot abutting a residential district (2) No rear yard required, except that a rear yard of not less than 15 feet shall be provided when the rear of the lot abuts a residential district Sec. 122-344. – Form standards. The Form Standards set forth in article XX, division X of this chapter shall be observed in the DMU downtown mixed use zoning district. Sec. 122-345. – Illustration. The following typical block layout demonstrates the intended mix of uses and lot orientation in the DMU downtown mixed use zoning district. [TYPICAL BLOCK LAYOUT TO BE ADDED HERE] Secs. 122-346—122.374. – Reserved. Commented [MB7]: This district will a higher level of form elements than residential zoning districts. Form elements will be included in the next packet. KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention DIVISION 7. – RMU REGIONAL MIXED-USE Sec. 122-375. – Generally. The regulations set forth in this division or set forth elsewhere in this chapter, when referred to in this division, are the regulations in the "RMU" regional mixed use district. Sec. 122-376. – District Purpose. The RMU regional mixed use district allows for low and medium density development along high traƯic corridors. Permitted structures include medium density residential and a variety of commercial structures, as well as appropriately sized public and semi-public structures. The RMU regional mixed use district is compatible with the medium density residential, commercial, and institutional land uses as identified in the Comprehensive Plan 2040, Superior, Wisconsin. Sec. 122-377. – Permitted Uses and Structures. The use regulations set forth in article IV , division 13 of this chapter and table 122.XX shall be observed in the RMU regional mixed use district traditional residential district: Use RMU Additional Requirements Residential Uses Dwelling, Townhome P Dwelling, Multiplex P Dwelling, Apartment Building P Manufactured Home Neighborhood S Article 122.XX Group Living Uses Assisted Living Home, In-Patient Rehabilitation Center, Convalescent Home P Boardinghouse S Article 122.XX Roominghouse S Article 122.XX Commercial and Service Uses Apartment Hotel P Bar/Tavern P Child Care Facility, In-Home P Article 122.XX Child Care Facility, Family P Article 122.XX Wis. Stat. § 48.65 Child Care Facility, Group P Article 122.XX Wis. Stat. § 48.65 Club P Convenience Store P KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention Use RMU Additional Requirements Drive-Through Facility, in Conjunction with Another Use A Filling Station P Home Business S Article 122.XX Home Occupation A Article 122.XX Hotel P Manufacturing, Limited P Article 122.XX Mixed-Use Building P Motor Court or Motel P Motor Vehicle Dealership P Motor Vehicle Service and Repair P Outdoor Storage of Retail Goods A Personal Service Establishment P Professional OƯice/Studio P Restaurant P Retail Sales, Small-Scale P Retail Sales, Medium-Scale P Retail Sales, Large-Scale P Veterinary Clinic/Hospital P Accessory Residential Uses Outdoor Swimming Pool, Residential A Rear yard or rooftop, must be connected to a residential use Private Geothermal Power Equipment A Private Solar, Ground-Mounted A Private Solar, Rooftop-Mounted A Private Structures and Uses that are Customarily Accessory to Residential Uses A Residential Boat Dockage A Community, Cultural, and Educational Uses Cemetery S Article 122.XX Clinic P Club P Educational Institution, Post- Secondary P Essential Utilities S Article 122.XX Hospital P Library P Museum P Places of Worship P KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention Use RMU Additional Requirements Post OƯice P School, Elementary P School, Middle or High P Recreational Uses Campground S Article 122.XX Community Park P Golf Course S Article 122.XX Indoor Recreational Facility P Recreational Trail P Sec. 122-378. – Dimensional Standards. The dimensional standards set forth in the following table shall be observed in the RMU regional mixed use district. Lot and Density Standards Minimum Lot Area Dwelling, Townhome: 1,500 sq. ft. per dwelling unit Dwelling, Multiplex: 500 sq. ft. per dwelling unit Dwelling, Apartment Building: 500 sq. ft. per dwelling unit All other structures: 2,500 sq. ft. Minimum lot Frontage Dwelling, Townhome: 20 ft per dwelling unit All other structures: 25 ft Dwelling Units per Acre (for Residential Developments) Minimum: 8 dwellings per acre Maximum: 86 dwellings per acre Maximum Commercial Area per Structure 150,000 sq. ft. Setbacks and Structure Bulk Minimum Building Height None Maximum Building Height 60 feet and 5 stories Minimum Front Yard Setback Smaller of 15 ft or the average of the developed lots on the block face. Maximum Front Yard Setback None Minimum Side Yard Setback None(1) Minimum Rear Yard Setback None(2) (1)No side yard required, except that a side yard of not less than five feet shall be provided on the side of a lot abutting a residential district (2) No rear yard required, except that a rear yard of not less than 15 feet shall be provided when the rear of the lot abuts a residential district KEY: GREEN HIGHLIGHT = New Division, Section, or Subsection BLUE HIGHLIGHT = Section Includes Updated Language YELLOW HIGHLIGHT = Needs Attention Sec. 122-379. – Form Standards. The Form Standards set forth in article XX, division X of this chapter shall be observed in the RMU regional mixed use zoning district. Sec. 122-380. – Illustration. The following typical block layout demonstrates the intended mix of uses and lot orientation in the RMU regional mixed use zoning district. [TYPICAL BLOCK LAYOUT TO BE ADDED HERE] Secs. 122-381—122.399. – Reserved. Commented [MB8]: This district will a higher level of form elements than residential zoning districts. Form elements will be included in the next packet.