Waukesha planning commission recommends broad rewrite of city zoning code

The Waukesha City Planning Commission voted unanimously April 1 to recommend that the Common Council adopt a comprehensive rewrite of the city’s zoning code that would replace the existing Chapters 22 and 27 with a consolidated Chapter 22 and reorganize residential districts.

Planner Charlie, who presented the draft, said the rewrite responds to extensive public engagement and an analysis showing widespread nonconformities: “3,441 lots do not meet the minimum lot area and 5,673 lots do not meet the minimum lot width,” he told the commission, noting roughly one‑third of the city is nonconforming under current standards. Staff recommended the commission forward the draft to the council for a public hearing most likely April 21 and a final council vote May 5, with an expected implementation date of Sept. 1 to allow time for formatting and publications.

Why it matters: The rewrite consolidates nine residential districts into four (RN1–RN4), clarifies use and design standards, and changes review procedures so some site‑plan and architectural reviews can be handled at staff level while exceptions for adjacent residential impacts or design deviations would still be reviewed by the Planning Commission. The draft also retains a mobile‑home‑park allowance in RN3 and RN4 but adds a provision that any new mobile‑home park must be on a property of at least one acre, and it codifies accessory dwelling units across residential districts.

Public comment at the meeting highlighted concerns about fairness and transparency. Resident Frank Pomp said the map and the draft language are too vague and warned residents could face higher‑density developments next door: “R N 3, I could have a duplex, a triplex, a fourplex … I could have a mobile home, or I could have an eightplex in the vacant lot next to my home,” he said. Lisa Saub of Madison Street criticized the draft’s exception language and said the process had not established sufficient public notice and checks on staff authority: “This is giving too much power to the community development director and its staff,” she said, and asked the commission not to vote or to withhold authority to let staff finish the code.

Charlie and commissioners responded to those concerns by underscoring that exceptions would come to the Planning Commission for review and that approved development plans would remain binding: staff told the chamber an approved plan — cited in public comments — must be built to its approved specifications and could not be superseded by the new zoning allowances. On mobile‑home parks, Charlie said the draft preserves the one existing park and would permit new parks only on parcels of at least one acre.

Commissioners generally voiced support while urging the document be treated as a "living" code that will need adjustments as projects test the new standards. Commissioner Keller said the rewrite is a test that will be refined when projects are reviewed under the new rules. Commissioner Frank Heller praised the move to codify design standards: “It makes everything clear. It makes everything more efficient,” he said. Commissioner Wells said the consolidated structure is more accessible to both the public and developers.

Formal action: Chair moved to recommend adoption of the proposed Chapter 22 (replacing Chapters 22 and 27). Commissioner Wells seconded the motion; the commission recorded a unanimous voice vote in favor. Earlier in the meeting the chair had read the roll call showing Wells, Wallner, Keller, Molson, Frankor and Riley present and Granger absent.

Next steps: With the Planning Commission’s recommendation, staff told the panel the ordinance will go to the Common Council for a public hearing (anticipated April 21) and final council action (anticipated May 5). The draft notes the implementation of the new code is targeted for Sept. 1 to allow time for administrative updates and publishing. The Director of Community Development offered a brief report and thanked the commission and Mayor Riley for their leadership before the meeting adjourned.

The meeting closed after the director’s report; if approved by the council, the rewrite will be implemented as staff and the council schedule final edits and formatting.