City of Waukesha Plan Commission Special Meeting - April 1, 2026: Zoning Code Update
City of Waukesha Plan Commission Special Meeting: Zoning Code Update - April 1, 2026
The Waukesha Plan Commission met on April 1, 2026, at 6:00 PM in Council Chambers at City Hall for a special meeting to review and consider a recommendation on the adoption of a fully rewritten zoning ordinance, replacing City Ordinance Chapter 22 (Zoning) and Chapter 27 (Signs and Outdoor Advertising) with a new Chapter 22. The meeting included public comment, a staff presentation, commission discussion, and a unanimous vote to recommend approval to the Common Council.
Public Comments & Testimony
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Frank Palm (65 Chicago Avenue) expressed concerns that the new zoning zones (particularly RN3) are vague and fail to define areas precisely enough. He noted that his RN3 zone would allow duplexes, triplexes, fourplexes, mobile homes, and even eightplexes on adjacent lots. He argued that high-density development is being targeted at lower-income areas (homes under $300,000) while areas like Tall Grass are not subject to the same flexibility, calling this a form of segregation. He urged the Commission to refine the zones and apply standards citywide.
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Lisa Salb (434 Madison Street) criticized the new code for giving excessive authority to the Community Development Director, echoing concerns previously raised at the Landmarks Commission. She pointed to vague language in parking standards (e.g., "unjust, unfair, or unreasonable") and the allowance of 60-foot (six-story) buildings in RN residential neighborhoods, which she said is supposed to be a "buffer" but is unreasonable. She also noted that unresolved items remain (hashtags in the draft) and that the public has not been adequately informed about additional meetings. She urged the Commission not to vote that night and not to delegate finalization to staff.
Discussion Items
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Staff Presentation: Community Development staff (Charlie) presented the culmination of a two-year zoning code rewrite process that began in February 2024, following the 2021–2023 comprehensive plan update. Key points included:
- A non-conformities analysis found 3,441 lots (roughly one-third of the city) do not meet minimum lot area and 5,673 lots do not meet minimum lot width, with rates of 83% and 72% in the RM1 and RM3 districts.
- The new code consolidates 75 existing sections into 12 organized sections, adds objective design standards (codifying current Plan Commission practices), and introduces staff-level approval for certain site and architecture reviews (with exemptions for properties adjacent to residential or needing design standard exceptions).
- Residential districts are reduced from nine to four (RN1–RN4), with RN1 limited to single-family (plus accessory dwelling units) and RN2–RN4 allowing increasing densities (up to four-family in RN2, no unit cap in RN4).
- A "living document" approach was outlined, with a formal amendment process (public hearing, Plan Commission recommendation, Council adoption).
- Implementation is proposed for September 1, 2026, after formatting by the City Attorney's office; subdivision standards will follow in summer 2026.
- The staff recommendation was to approve the new zoning ordinance and forward it to the Common Council.
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Commission Discussion: Commission members expressed broad support for the update:
- Mayor/Chair Riley noted the need to update a code last revised 50 years ago, praised the thorough process (over five years including the comprehensive plan), and emphasized that the new code will reduce non-conformities, speed up development approvals, and codify design standards that the Commission has been applying informally.
- Commissioner Keller viewed the code as a "test" that will prove itself as projects are processed, acknowledging a shakedown period.
- Commissioner Frank Core highlighted that codifying design standards will make requirements clear and reduce repetitive discussions.
- Commissioner Walner expressed trust in staff and Commission expertise and agreed that revisions would be needed but the code is sound.
- Commissioner Wells praised the accessibility of the 12-section structure and the transparency for both developers and the public; he noted that the process of applying the code to recent projects had revealed and resolved blind spots.
Key Outcomes
- Motion: Commissioner Riley moved to approve the proposed new Chapter 22 of City Ordinances, replacing existing Chapter 22 and Chapter 27 in their entirety, to take effect on September 1, 2026. This is a recommendation to the Common Council.
- Second: Commissioner Wells seconded the motion.
- Vote: The motion passed unanimously (all members present in favor, none opposed or abstaining).
- Next Steps: The recommendation will go to the Common Council for a public hearing (likely April 21) and final vote (likely May 5). The code is expected to be implemented by September 1, 2026, with subdivision standards to be reviewed in summer 2026.
Meeting Transcript
Okay, we'll call the Planning Commission meeting for Wednesday, April 1st, to order. We'll start with a Pledge of Allegiance, please stand. And to the Republic for which it stands under indivisible on justice for all. Next item is roll call. I'll just go through roll call. We have uh Wells, Walner, Keller, Molson, Frank Core, and Riley. Um Granger is not here, uh, but we do have a quorum. Um next item is public comment. Um if anyone wishes to provide public comment, please come up to the microphone, provide your comments. And uh also it's a it's I would like you to give your address if you if you wish to um so we know where you what part of the city you're from good evening, uh Frank Palm 65 Chicago Avenue. Um first of all, I'd like to uh comment that we had a uh open house for these particular zoning ordinances. Uh input was taken by both uh Charlie and and Doug by me. And I was hoping that they would uh kind of shore up and probably well define the different zoning areas that you're going to look at tonight. Uh that was not done. These uh zones right now are very vague. And Frank, just so I'm clear, are you talking about a map or the language? The map and the language for those zones. Okay, but you want uh okay. So I need it to be a little more precise and defined, is what I'm looking for. Because in my particular house, my zone is an RN3. R and three, I could have uh duplex or triplex, a quarter fourplex. I could have a mobile home, or I could have an eight plex in the vacant lot next to my home. So these need to be well more defined, that I don't get a mobile home next door to me in that case. My second point is that on the maps themselves, an RN3, which if you look at the maps, are all low-level income homes, probably under 300,000 for sure, and they're all starter homes that are designated in the city. And what you're doing here is forcing this area into a higher density area by putting apartments and by putting triplexes and fourplexes into these areas. This is the only area you're targeting with those high density things. Why can't I go to tall grass and put a four-plex out in tall grass? I mean, what you're doing is uh basically segregating what's going on here in the city. You need to take a little better look, you need to open it up. I need to be able to put a multiplex home out in tall grass, just as I can in an RN3. These are very, very zones that uh targeted certain people and certain incomes. Thank you. Thank you. Anyone else? Can you clearly state what we're commenting on? It would well come on up. We do have a microphone, so I I want to be able to if you're gonna respond. I think you I don't think you all need it, but go ahead. Uh it actually you are you are loud enough for all of us to hear, but it doesn't record that well if you aren't in front of the microphone. Um so it's a zoning code update, and there are you have O1 through 12 along with the proposed zoning map and the um pre-adoption open house prochure brochure. That's what we're gonna be discussing today. That's what's on our agenda. Would this be regarding the Mandel apartments? Not no, not specifically. Would the zoning affect it? I would no. From the community development director. Well, and uh I'm not sure I have any comments if it doesn't affect that apartment building. Okay. Thank you.
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