900 Quay Street

Manitowoc, WI 54220

www.manitowoc.org

City of Manitowoc

Meeting Minutes

Plan Commission

Wednesday, September 24, 2025

6:00 PM

Council Chambers. Meeting also available via

Zoom remote conferencing software.

I. CALL TO ORDER

Chairman J. Nickels called the meeting of the City Plan Commission to order at

6:00PM.

II. ROLL CALL

6 -

Present:

Mayor Nickels, Greg Jagemann, Dan Koski, Daniel Hornung, Dave Diedrich and Bill

Schlei

2 - Curtis Hall and Dennis Steinbrenner

Absent:

Staff Present: Paul Braun, Jen Bartz, Adam Tegen, Bill Nichols

Others Present: Jeff Piller, Jean Drossart, Peter Allie, Alex Allie, Matt Sauer, Jamie Zastrow

III. APPROVAL OF MINUTES

Approval of Minutes of the September 9, 2025 Plan Commission meeting.

25-0681

Moved by Diedrich, seconded by Koski, that the Minutes be approved. The

motion carried by the following vote:

6 -

Aye:

Mayor Nickels, Member Jagemann, Member Koski, Member Hornung, Member

Diedrich and Alderperson Schlei

IV. PUBLIC HEARINGS

25-0682

PC 25-2025: Muddy Boots Daycare LLC, Request for a Conditional Use

Permit for the operation of a Child Care Center at 4801 Expo Drive

P. Braun reviewed the location and specifics of the request. He stated that

the request is for up to 100 children and it will operate between the hours of

6am-5pm. He added that the applicant is working with the State on

licensing requirements.

P. Braun stated that notices were sent one week prior to abutting and

adjoining property owners and no comments were received. He added that

the applicant agrees to the conditions.

D. Diedrich asked about condition "D" as the hours are different that the

request. P. Braun stated the hours were increased one hour each way to

accommodate a potential early dropoff/late pickup.

D. Hornung asked about condition "B" and suggested to change language

to be an "and/or" so the reassignment or transfer would only need to be

brought to one committee.

D. Diedrich asked if the zoning update will change this area. P. Braun

stated the use would be "grandfathered" and that the future zoning map

would be updated.

Chairman J. Nickels opened the public hearing at 6:05PM. There were no

comments.

P. Braun read staff recommendation to approve.

Moved by Hornung, seconded by Diedrich, that the request for a Conditional Use

Permit for the operation of a Child Care Center be approved and referred to

council. The motion carried by the following vote:

6 -

Aye:

Mayor Nickels, Member Jagemann, Member Koski, Member Hornung, Member

Diedrich and Alderperson Schlei

25-0683

PC 26-2025: Bret’s Towing & Truck Repair, Request for a Conditional Use

Permit for the operation of a wrecker service at 4355 Calumet Avenue

P. Braun reviewed the location and specifics of the request to provide

wrecker/towing services. The conditional use permit is for only the wrecker

service use; automobile repair service is permitted in the current B-3

General Business District. He stated that notices were sent one week prior

to abutting and adjoining property owners and no comments were

received. He added that the conditions were emailed to the applicant and

the applicant didn't have any amendments or changes.

D. Hornung asked for clarification on condition "K" and the 90 day

maximum language, whereas other areas say unless actively or in process

of repair. P. Braun stated that 90 days will mean no vehicle can be there for

an extended period unlicensed and unused. Conversation ensued

regarding definition of "in repair." D. Hornung suggested revising language

for clarity,

D. Hornung questioned condition "I" and falling out of good standing with

the Department of Financial Institutions. P. Braun stated that the CUP will

be issued to the LLC and not an individual. He also stated that he will

revise the conditions to clear up any ambiguities.

D. Hornung suggested condition "C" should be revised to be an "and/or"

so the reassignment or transfer would only need to be brought to one

committee. P. Braun stated that he will amend this condition.

Chairman J. Nickels opened the public hearing at 6:13PM. There were no

comments.

P. Braun read staff recommendation to approve.

Moved by Diedrich, seconded by Jagemann, that the request for a Conditional

Use Permit for the operation of a wrecker service be approved and referred to

council. The motion carried by the following vote:

6 -

Aye:

VI. PRESENTATION

25-0684

Mayor Nickels, Member Jagemann, Member Koski, Member Hornung, Member

Diedrich and Alderperson Schlei

PC 3-2024: Chapter 15 Zoning Code Rewrite Presentation by GRAEF staff

Project consultant, Graef, presented the zoning code update progress and status

update.

VII. MISCELLANEOUS

A. Manitowoc County Activities: None

B. Certified Survey Maps (CSM):

1. Richard Breunig / Priority IAC, Inc.; Lot 1 of a Certified Survey Map recorded in Volume 31, Page

337 and part of the NE 1/4 of the SE 1/4, Section 2, T18N, R23E, Town of Newton

C. Summary of Site Plans:

1. Certified Auto Services Expansion, 3801 Calumet Avenue

VIII. ADJOURNMENT

Moved by Diedrich, seconded by Jagemann, that the meeting be adjourned at

6:45PM. The motion carried by the following vote:

6 -

Aye:

Mayor Nickels, Member Jagemann, Member Koski, Member Hornung, Member

Diedrich and Alderperson Schlei