Plan Commission Meeting - June 24, 2026

The Plan Commission of Waukesha met on Wednesday, June 24, 2026, at 6:00 PM in Council Chambers at City Hall. The meeting included public comment, approval of consent agenda items, two public hearings for conditional use permits, and several business items including rezoning, final site plan approvals, a consultation, an impact fee waiver, and a zoning code update. All votes were unanimous unless noted.

Consent Calendar

• Approval of Minutes from May 27, 2026 (ID#26-03722) – Approved unanimously.
• Minor Site Plan & Architectural Review – 815 Northview Road (Centre Court Sports Complex) – Approval to reconstruct a wood deck and railings with a smaller footprint and new sidewalk connector in M-1 District. Approved with staff conditions.
• Minor Site Plan & Architectural Review – 682 Northview Road (Hangar Unit A) – Approval to remodel airplane hangar, replace four windows, and add 10 new windows in A-1 Airport District. Approved with staff conditions.
• Certified Survey Map – Hawks Landing (east of Jills Drive) – Approval of a 1-lot CSM combining two parcels into 3.69 acres in Rd-2 PUD District. Approved with staff conditions.

Public Comments & Testimony

• Lisa Salb (434 Madison Street) – Expressed opposition to the proposed zoning map, alleging the historic overlay over the Blair property (bottom half) had been removed. She urged the commission not to approve the map and to remove the September 1 implementation date, stating she would take all measures to protect the historic property. Staff later clarified that the historic overlay boundaries were not changed; a prior map had included non-designated information, causing confusion.

Discussion Items

• Conditional Use Permit – 202 Westminster Drive (Bite Me Cigars) – A home-based cigar distribution business in Rs-3 district. No customers on site; all inventory in basement humidor (150 sq ft). Staff recommended approval with condition to obtain a tobacco retailer license. Applicant (Charlie Griffith) stated no employees, no customer traffic. Neighbors voiced no opposition. Approved unanimously.
• Conditional Use Permit – 2211 S. West Avenue (Fast Pitch Factory) – Youth softball training facility (two pitching tunnels, four batting cages) in M-2 district. Hours: Mon-Fri 4-8 PM, weekends 10-8 PM. No employees; coaches and athletes only. Staff recommended conditions: stripe parking per city standards, licensed professional building walkthrough, fire department egress plan. Applicant Thane Brehmer presented. Approved unanimously.
• Rezoning from Rm-3 to Rm-3 PUD & Final SPAR – 600 Maple Avenue (Family Promise) – Proposal for a 10-unit, 6,827 sq ft residential building for families experiencing homelessness. The lot (0.61 acres) is below the 1-acre minimum for PUD; commission must find supplemental design elements. Building design: LP SmartSide siding, brick base, awnings, privacy fence. Parking: 18 spaces (code requires 19), but staff deemed sufficient due to proximity to transit and walkability. Light spillover slightly exceeds code (0.7 fc vs 0.5 fc) but adjacent to church parking. Staff recommended approval with conditions: additional landscaping along Maple Avenue, lighting color temperature ≤4,000 K, shielded fixtures, engineering comments addressed. Applicant Brian Griebel (VJS) and Joe Ness (Family Promise) spoke about potential cross-access parking agreement with neighboring church and that the offending light is existing. Commissioner questions about staffing, height (40 ft total, 30 ft to roof midpoint), and neighborhood outreach were answered. Commission approved both the rezoning and final SPAR unanimously, with specific approval of parking, density, and light spillover exceptions.
• Final SPAR – 445 Madison Street (Salvation Army) – 2,100 sq ft addition for a two-stall garage to store a disaster relief vehicle. Located on a steep hill; attached to existing building facing Third Street. Building material: red brick siding with masonry base and mansard roof. Setback 11 ft from street (required 25 ft); variance obtained from BZA in May. Staff recommended condition to add a backup mirror at garage entrance for safety, plus engineering and fire department comments. Commission approved unanimously.
• Final SPAR – 1101 W. St. Paul Avenue (INNIO) – 84,414 sq ft manufacturing addition for new engine line. Includes new traffic flow to avoid steep grade, sanitary sewer relocation, underground stormwater storage, test cells, paint booths. Architecture: concrete panels (smooth and striated) with dark bronze corrugated metal. Height 42 ft. Staff recommended approval with conditions: LED color temperature ≤4,000 K, engineering concurrence letter before building permits, sign permits for any new signage. Commissioner Keller asked about displaced parking; applicant (Ryan Landcore of RA Smith) explained shift staggering and long ramp-up for additional employees. Commission approved final SPAR unanimously.
• Certified Survey Map – 1101 W. St. Paul Avenue (INNIO) – 1-lot CSM combining three parcels into 38.7775 acres in M-2 district. Approved unanimously with staff comments.
• Consultation – 809 Philip Drive (The Gund Company) – Discussion of proposed 110,000 sq ft addition for manufacturing, warehousing, and two-story office space in M-1 district. No action taken. Applicant presented preliminary plans (precast panels, clerestory windows). Commissioners (including Alderperson Wells via written comment) requested higher architectural finish, color variation, and robust landscaping given proximity to river and Bethesda Park. Alderperson Molson disagreed, supporting the current design. Applicant John Coots (MSI General) acknowledged feedback and committed to a more sophisticated resubmittal in August/September. Discussion also covered potential driveway connection to SPX Transformers and outdoor storage screening.
• Habitat for Humanity Impact Fee Waiver – Request to waive impact fees for two single-family homes at 128 and 134 Caldwell Street and one duplex at 909 Madison Street. Justification: low-cost housing for families earning 40-80% of area median income, and redevelopment of previously built lots. Staff noted similar waivers were done via PUD in other Habitat developments. Impact fees estimated at ~$5,000 per home. Commission approved waiver unanimously.
• Zoning Code Update – Final review and recommendation to Common Council to replace Chapter 22 (Zoning) and Chapter 27 (Signs) with a new ordinance. Changes since April: corrected zoning map to show existing PUD overlays and mixed-use node overlays (SN and RNO); city attorney rewording for clarity (e.g., exempt signs now include government/utility signs, signs carried by individuals, murals/art without advertising; updated definition of yard). Implementation target September 1, 2026; subdivision standards (Chapter 23) to follow later. Commission approved and recommended to Common Council unanimously.

Key Outcomes

• Conditional Use Permit – 202 Westminster Drive (Bite Me Cigars): Approved unanimously (6-0) with condition of tobacco retailer license.
• Conditional Use Permit – 2211 S. West Avenue (Fast Pitch Factory): Approved unanimously with staff conditions.
• Rezoning (600 Maple Avenue) to Rm-3 PUD: Approved unanimously (6-0), including parking, density, and light spillover exceptions.
• Final SPAR (600 Maple Avenue, Family Promise): Approved unanimously.
• Final SPAR (445 Madison Street, Salvation Army): Approved unanimously with condition of backup mirror.
• Final SPAR (1101 W. St. Paul Avenue, INNIO): Approved unanimously with staff conditions.
• Certified Survey Map (1101 W. St. Paul Avenue, INNIO): Approved unanimously.
• Impact Fee Waiver (Habitat for Humanity): Approved unanimously.
• Zoning Code Update (new Chapters 22 & 27): Recommended to Common Council for final approval (unanimous vote).
• Consultation (809 Philip Drive, The Gund Company): No action taken; feedback provided for future resubmittal.