Waukesha Plan Commission unanimously approves Dunkin' drive‑through at East Moreland with sidewalk and setback conditions

The Waukesha Plan Commission unanimously approved a minor site plan and architectural review for a Dunkin' drive‑through proposed at 2110 East Moreland Boulevard, with conditions requiring staff and engineering comments be addressed, a Department of Transportation approval letter for a retaining wall near the right-of-way, and installation of sidewalk per the city's sidewalk plan.

City planner Robin presented the application and staff recommendations, noting the proposal would add a stacking lane and drive‑through window at the east end of a multi‑tenant shopping area. Robin told the commission the plan seeks limited relief from the city's 15‑foot setback to accommodate queuing lanes and would require a cross‑hatch pattern in the queuing area and standard permitting for signage.

Developer architect Steve Colber said the team ran "three or four different versions" to try to increase parking while preserving a safe, functional drive‑through. "We've got 11 cars in the queue, which for Dunkin' is really good," Colber said, arguing the queue keeps vehicles out of the retail parking area. He added the proposal anticipates "70 to 80%" of sales at peak times occurring through the drive‑through, reducing the number of in‑store customers.

Karen Johnson, broker for the property owner, said the cleaners that currently occupy the site will downsize operations after the change and estimated the new Dunkin' would employ "4 or 5 maybe" people at peak times. Johnson asked commissioners to consider the cost of installing a sidewalk that currently would terminate at the property line and not immediately connect to other segments of Moreland Boulevard.

Commissioners pressed the applicant on circulation and parking. Commissioner Keller suggested moving the retaining wall slightly south so future redevelopment could allow more perpendicular parking; the applicant agreed to consider pushing the retaining wall farther south as part of the approval. Multiple commissioners recommended the east lane operate as exit‑only or a one‑way circulation pattern to reduce conflict points.

The commission also recommended the applicant and property owner explore a cross‑easement agreement with adjacent property owners for employee parking and asked staff to be informed if such an agreement is reached. Staff pointed to the city's larger sidewalk plan, which classifies this location as a medium‑priority sidewalk corridor; staff recommended sidewalk installation be required as part of the site improvements.

Chair moved the staff‑recommended approval and included (1) the retaining‑wall relief, (2) a condition that a sidewalk be installed per the city's sidewalk plan, (3) a recommendation to shift the retaining wall south to preserve future redevelopment options, and (4) a strong recommendation that the applicant pursue employee parking agreements and a one‑way circulation pattern. The motion passed unanimously.

Votes at a glance

- Minutes of Oct. 22 and Oct. 29, 2025: Approved (motion by Commissioner Molson; second by Commissioner Keller). - Momentum Early Learning (3011 Salesville Road) — fence: Approved with staff conditions (mover: Commissioner Melson; second: Commissioner Wells). - 2110 East Moreland Boulevard — Dunkin' drive‑through: Approved with staff conditions and recommendations (mover: Chair; second: recorded; unanimous). - 375 West Main Street — façade revisions: Approved (motion and second recorded; unanimous).

What happens next

The applicant must address engineering, fire and water utility comments, submit any required erosion‑control permits and the DOT letter for the retaining wall, and comply with the sidewalk requirement; staff will track whether a cross‑easement is negotiated and report back to the commission.