900 Quay Street

Manitowoc, WI 54220

www.manitowoc.org

City of Manitowoc

Meeting Minutes

Plan Commission

Wednesday, July 24, 2024

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 Plan Commission to order at 6:00

PM.

II. ROLL CALL

6 -

Present:

Mayor Nickels, Greg Jagemann, Curtis Hall, Dan Koski, Daniel Hornung and Dave

Diedrich

2 - Jim Brey and Dennis Steinbrenner

Absent:

Staff Present: Paul Braun, Jen Bartz

Others Present: Jim Clark, Kenneth G. Walters, Ken Kuchar, Karen Cisler, Mike Cisler, Rob

Sieracki, Mark LeGreve, Doug Ugent, Matt Saurer (Zoom), HW (Zoom)

III. APPROVAL OF MINUTES

Approval of Minutes of the June 26, 2024 Plan Commission meeting.

24-1700

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

motion carried by the following vote:

6 -

Aye:

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

and Member Diedrich

IV. PUBLIC HEARINGS

PC 12-2024: The Neighborhood of Manitowoc County, Inc.; Request for an

24-1701

Adaptive Reuse Conditional Use Permit for the establishment of Transitional

Housing for property located at 1010 Huron Street.

P. Braun provided an overview of the revised request for a Conditional Use

Permit for 30 residential apartments and leased space on the first floor. He

added that the applicant purchased the property on June 28, 2024. He

stated that the warming shelter is no longer part of this project request as

The Neighborhood's plan is to find a different location for the warming

shelter. He read the definition of transitional housing per Manitowoc

Municipal Code and added that the term "adaptive reuse" applies to

certain building types one of which is the reuse of buildings originally

constructed as a school.

P. Braun reviewed the Conditional Use Permit criteria as the request is

considered. He stated that abutting and adjacent neighbors were mailed a

notice at least one week prior and there were no comments received in

advance of tonight's meeting.

Chairman J. Nickels asked the Commissioners for questions.

D. Hornung asked if grilling out or special events were allowed outside of

the building. P. Braun said yes, he continued to state the conditions allow

special events on the exterior but tents, awnings and similar items need to

be removed within two days. The condition regarding tents is intended to

prohibit tents that are used for shelter to be on the property.

D. Diedrich asked if there can be limitations if the applicant requests more

than 30 apartments.P. Braun said the area is zoned residential so staff

would be in favor of additional units as long as it meets building code.

Chairman J. Nickels asked if a condition could be added that set a

minimum dollar amount which needed to be raised by a deadline date. He

provided an example that if the entity is not operational by a specific date

the CUP would be pulled. P. Braun said he'd need to discuss the question

with the City Attorney to determine if a condition based on a dollar amount

is permitted by statute

Chairman J. Nickels opened the public hearing.

Mark LeGreve, 1210 Westwood Lane, stated he has been involved in the

project and added that removing the warming shelter portion of the project

makes it more palatable for the community. He shared that the plan is for

the units to be studio and one bedroom apartments, whereas the lower

level would be revenue generating. If not feasible for business, additional

units could be added but total units would be no more than 45. He added

that there will be open dialogue on conditions.

Rob Sieracki, 1517 Torrison Drive; stated he is In favor of low income

housing, but has concerns as taxpayer as it relates to safety for

neighboring residents. He also has concerns about the financing of this

project and asked if pledged money runs out, will taxpayers be on the hook.

Believes in expanding low income housing, but not for the homeless.

Ken Walters, stated he oversees and coordinates volunteers at the current

warming shelter. He said that there are not enough vacancies for

low-income transitional housing, which would allow individuals to move up

from the warming shelter to housing. This project opens up space for

people at The Haven and Hope House to transition to The Neighborhood,

in turn opening those spaces. This will make for a better community.

Chairman J. Nickels closed the public hearing.

P. Braun read the recommendation to approve subject to conditions.

Chairman J. Nickels referred to R. Sieracki's comments and asked if a

condition could be created to set a minimum dollar amount that needs to

be raised by The Neighborhood before the CUP is issued. P. Braun said

that staff will discuss with the City Attorney.

G. Jagemann asked if conditions are being restrictive on non-residential

uses and stated that he would support City staff review usage. He asked if

all requests should come to the Plan Commission or if only those uses

outside of the B-1 & B-2 zoning districts would be reviewed. P. Braun

stated the condition will be reworded to eliminate the conflicting language.

Motion by D. Hornung to approve with the reworded condition about

non-residential uses and to add one condition to include an annual review

in December 2025. Motion seconded by G. Jagemann.

Moved by Hornung, seconded by Jagemann, that this Request for an Adaptive

Reuse Conditional Use Permit for the establishment of Transitional Housing for

property located at 1010 Huron Street.be approved as amended and referred to

council. The motion carried by the following vote:

6 -

Aye:

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

and Member Diedrich

V. OLD BUSINESS

PC 3-2024: Chapter 15 Zoning Code Rewrite

24-1332

P. Braun shared that the final stakeholder interviews were held by Graef

and staff are waiting for their report.

This item was discussed.

VI. NEW BUSINESS

24-1702

PC 1-2024: Manitowoc Tool & Manufacturing LLC; Request for a Release

of Easement, Manitowoc I-43 Industrial Park, parcel # 447-004-010.

Moved by Diedrich, seconded by Koski, that the Request for a Release of

Easement be approved for consent agenda. The motion carried by the following

vote:

6 -

Aye:

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

and Member Diedrich

24-1703

PC 1-2024: AT&T; Request for an Easement across City of Manitowoc

Property, Lots 6 & 7 in Block 241 of the Original Plat, parcel #’s

000-241-070 & 000-241-130, recommending approval

Moved by Diedrich, seconded by Hall, that this Easement be approved for

consent agenda. The motion carried by the following vote:

5 -

Aye:

Mayor Nickels, Member Hall, Member Koski, Member Hornung and Member

Diedrich

1 - Member Jagemann

Abstain:

VII. MISCELLANEOUS

A. Manitowoc County Activities: None

B. Certified Survey Maps (CSM):

i. Brad Heusterberg, Vraj Vihar, Inc., a Wis. Corporation; Located in the SE 1/4 of the NW 1/4

and Government Lot 4, Section 8, T19N, R23E, Town of Manitowoc Rapids, Manitowoc County, Wi

C. Summary of Site Plans from June 26 – July 18, 2024: None

VIII. ADJOURNMENT

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

6:37PM. The motion carried by the following vote:

6 -

Aye:

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

and Member Diedrich