900 Quay Street

Manitowoc, WI 54220

www.manitowoc.org

City of Manitowoc

Meeting Minutes

Plan Commission

Tuesday, September 9, 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

6:00 PM.

II. ROLL CALL

6 -

Present:

Mayor Nickels, Curtis Hall, Dan Koski, Daniel Hornung, Dave Diedrich and Dennis

Steinbrenner

1 - Greg Jagemann

Absent:

Staff Present: Paul Braun, Eric Nycz, Jen Bartz

Others Present: Mary Ellen Beebe, Gary Boeckman, Dorothy Boutin, Debbie Holschbach, Brittany

Punches, Joyce Myers, Dan & Sheryl Lyman, Bill Odegaard, Mary Murray, Terry Ostrander, Steve &

Pat Vanderbilt, Jeanne Matthias, Katherine Ecker, Dave Sprang, Michael Huck, Matt Sauer, Deb

Abernathy, Pennae LeMain, Jeni Decker, Debra Sukawaty, Elizabeth Foster, Meredith Sauer, Anne

Schmidt, Kenneth G. Walters, Sister Kay Klackner, Sister Leonette Kochan, Nicky

Ostrenga-Stenson, Rob Stenson, Patty Marquardt, Gloria Clark, Kathy Fishbeck, Linda Hunter,

Karen Cisler, Michael Duchow, Henry Grant, Mark LeGreve, Amber Daugs, Edwin Guzman, Gloria

Galarza, Joseph Daron, Amy Sonnemann, Nancy Lodl, Judy Rollin, Colleen Homb, Mike Cisler,

Kurtis Geiger, Laura Apfelbeck, Mark Meisner, Sophia Meisner, Joey DeBone, Brian Kerhim (Zoom),

MTPD (Zoom)

III. APPROVAL OF MINUTES

Approval of the Minutes of the May 28, 2025 Plan Commission meeting.

25-0617

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

carried by the following vote:

6 -

Aye:

Mayor Nickels, Member Hall, Member Koski, Member Hornung, Member Diedrich

and Member Steinbrenner

IV. PUBLIC HEARINGS

25-0618

PC 19-2025: Immanuel Evangelical Lutheran Church: Request for a

Conditional Use Permit for the Operation of a Church and School located at 916

Pine Street

P. Braun reviewed the location and request. No records of a Conditional

Use Permit (CUP) were found for the church or school so the uses were

considered legal non-conforming uses. With the proposal to expand the

school a CUP was requested to bring the uses and buildings into

conformance with the zoning code.

Notices were mailed to adjacent and abutting neighbors and no comments

were received.

Chairman J. Nickels opened the public hearing at 7:02PM. There were no

comments.

P. Braun read the recommendation.

Moved by Diedrich, seconded by Koski, that the Request for a Conditional Use

Permit for the Operation of a Church and School located at 916 Pine Street be

approved and referred to council. The motion carried by the following vote:

6 -

Aye:

Mayor Nickels, Member Hall, Member Koski, Member Hornung, Member Diedrich

and Member Steinbrenner

25-0619

PC 22-2025: The Neighborhood of Manitowoc County, Inc; Conditional

Use Permit Request for a Transitional Use -Temporary Warming Shelter at

702 State Street

P. Braun reviewed the location and overall request for the issuance of a

temporary Conditional Use Permit (CUP) for the establishment of an

emergency warming shelter located at 702 State Street. He further read

details of the request. He stated the City does not define a warming shelter;

the closest definition is Transitional Housing.

P. Braun stated notices were sent the week of August 25 to adjacent and

abutting property owners. An email from A. Eick was received and stated

concerns of proximity to Lakeshore CAP as their families served and other

topics. Comments were also received from M. LeGreve who stated support

for the CUP and is encouraged by open discussion on this issue.

Chairman J. Nickels asked P. Braun to read all the conditions aloud. He

did so and stated that the conditions were presented in advance to the

group of representatives from the Neighborhood.

Chairman J. Nickels opened for questions from Commissioners.

D. Diedrich asked for clarifications on hours. P. Braun stated he included

the original request in the report, but the conditions may be different than

the applicant's request.

D. Hornung asked for reasoning behind 76 days (item "N"). E. Nycz stated

the application is for an emergency warming shelter and not a homeless

shelter. He provided information received from the police department. He

went on to share best practices statewide and nationwide.

D. Hornung asked if conditions for a permanent location will be the same.

E. Nycz stated that staff has not discussed that request.

Chairman J. Nickels opened the public hearing at 6:20 PM.

Brittany Punches, 741 S 32nd Street: In support of request. She provided

statistics related to the unhoused and stated by it shows compassion,

dignity and safety by supporting.

Sheryl Lyman, 3105 Meadow Lane: In support of request. She stated she is

confused by limitation of number of stays per season. This is shelter is for

so many - unhealthy, employed and unable to support themselves. Added

that winter lasts longer than 76 nights and supports removal of stay

limitation.

Dorothy Boutin, 1130 Bayshore Drive #1: In support of request. Stated she

is a new warming shelter volunteer. Shelter is doing something needed in

the community. If there is no shelter the unhoused would be in parks and

public areas and then the community would respond for sure.

Michael Huck, 1002 Glenview Drive: Former director of Lakeshore CAP

and Balance of State Continuum of Care, and board member of The

Neighborhood. Homeless require these services. Shelter is for people who

require shelter, not specifically for residents of a certain area. Stated that

The Neighborhood can live with conditions presented and are appreciative

of work on it.

Rev. Dr. Matt Sauer: Stated there is a housing need, even per the City's

recent housing study. Added that 76 days and 12 people is not only

unrealistic, but unjust. They will not turn down conditions, because no matter

how stingy or small is good. Will accept the conditions, but will not accept

as final answer. Urged reconsideration that 12 is the right number; 76

nights is not enough. The City's housing study says the housing is not there.

Kenneth Walters: President of Steering Committee of warming shelter and

has staffed 446 of 450 nights shelter has been open. Stated the shelter has

to turn people away - as few as 1 and as many as 9. Added that 62 people

were served in 2024 (39 Men/23 Women). Urges the City to reconsider

limit on 76 nights max and 12 people. Added that the shelter will live with

whatever conditions given because the need is important.

Ann Schuette, 410 Waldo Blvd: In support of request. Works the 12-4am

shift. Well aware this is a temporary shelter. People are not temporary and

their emergency is not only 76 days out of 150. Request City consider

expanding # of days and allowing more people because of the larger and

better facility.

Nancy Slattery, 9704 Pautz Road: In support of request. Volunteer here, but

does not live in the City. Founding member of Hope House. Shared

example of residents served - both in their 70s, lost house because they

had no income. Found jobs but not enough to support basic needs. Urged

committee to approve and expand nights and number of residents. City

approved expansion of Lutheran church but didn't put limit on number of

people who can pray.

Colleen Homb: In support of request. She is the Lakeshore CAP Executive

Director and stated the board of directors is in full support. Provided

statistics in support. Rise in visible homelessness is not people coming

from elsewhere; rather living paycheck to paycheck, lack of affordable

housing, and rising costs. Shared Point in Time (PIT) count completed in

July, and that there was a decrease in 12 unhoused from previous year.

Strong communities help neighbors.

Gary Boeckman, 709 State Street: Lives across the street. Agrees that

people need a place to sleep and stay warm. Concerned about the many

families in the area as there are many young children to keep safe. Maybe

a business can help by finding employment for people to help them rise

from homelessness.

Amber Daugs: In support of request. CEO and founder of Grow It Forward

and formerly lived in homelessness. Urged approval without limitations.

She described her former situation and gave examples of supportive

environments. She added that there is a wait list for unhoused options in

the community.

Chairman J. Nickels closed the public hearing at 7:08 PM.

P. Braun read the recommendation.

Motion by D. Steinbrenner, seconded by D. Diedrich to approve as

presented.

D. Steinbrenner asked for logic behind 12 residents and 76 days as

maximums. P. Braun stated that both numbers were the amounts agreed

upon. Chairman J. Nickels referenced a document from the police

department recommending 12 as the number they can handle.

Conversation ensued on number determination.

D. Steinbrenner asked if people had to be turned away due to max number

of nights. Ken Walters stated that the 76-day maximum is new, but had it

been affixed to prior CUP it would have affected 11 people or 20% of

individuals served throughout the 2024 season.

C. Hall asked for clarification where mean of 15 came from. Ken Walters

stated CUP was followed and clarified the number of stays plus number

turned away is where number came from.

E. Nycz added that neither location (previous or proposed temporary

location) is up to code for this purpose of overnight stays. He added that

the numbers are what the public safety professionals recommend. He

added that the Fire Department condition has to pass the location for

inspection as safe.

Discussion ensued about the number of individuals allowed and public

safety.

D. Hornung made a motion to amend the number of individuals from 12 to

16 for each referenced condition and eliminate Item N. or the maximum

number of stays at 76. Seconded by D. Steinbrenner.

D. Koski understands 12 per public safety recommendation, but not 76. E.

Nycz stated that 76 is half days plus one as this is an emergency shelter.

Chairman J. Nickels added that there is a difference between a homeless

shelter and an emergency warming shelter.

D. Diedrich stated he understands the rationale, but the conditions

attached need to align with protective services. He would rather support

with 12 than it not get approved with 16.

Votes: Hornung, Steinbrenner, Hall (Aye); Nickels, Diedrich, Koski (Nay)

Amended motion fails on tie.

Motion by D. Hornung to amend to eliminate Condition N only. Seconded

by D. Steinbrenner.

E. Nycz reiterated rationale and stated the conditions were agreed to by

the applicant.

D. Hornung stated that in his research the maximum number of days

condition is not placed on other warming shelters in Wisconsin. Public input

occurs so staff is not the final arbiter.

Votes: Hornung, Steinbrenner, Hall (Aye); Nickels, Diedrich, Koski (Nay)

Amended motion fails on tie.

Approved per original motion.

Moved by Steinbrenner, seconded by Diedrich, that the Conditional Use Permit

Request for a Transitional Use -Temporary Warming Shelter at 702 State Street

be approved and referred to council. The motion carried by the following vote:

6 -

Aye:

Mayor Nickels, Member Hall, Member Koski, Member Hornung, Member Diedrich

and Member Steinbrenner

25-0620

PC 20-2025: City-Initiated partial Street Vacation and Amendment to the

Official Map of an Un-Named Street between Paul Road and Herman

Road.

P. Braun reviewed the location and request. Stated it was initiated at

Council.

Notices were mailed to adjacent and abutting neighbors and no comments

were received.

Chairman J. Nickels opened the public hearing at 7:26PM. There were no

comments.

P. Braun read the recommendation.

Moved by Diedrich, seconded by Koski, that the City-Initiated partial Street

Vacation and Amendment to the Official Map of an Un-Named Street between

Paul Road and Herman Road be approved and referred to council. The motion

carried by the following vote:

6 -

Aye:

Mayor Nickels, Member Hall, Member Koski, Member Hornung, Member Diedrich

and Member Steinbrenner

V. OLD BUSINESS

PC 3-2024: Chapter 15 Zoning Code Rewrite Project Update

24-1332

P. Braun shared that staff continue to work on the rewrite. He shared that

there will be a public open house on September 24 from 5-6PM, followed

by the regularly scheduled Plan Commission meeting at 6 PM. There will

be a formal presentation by the consultant, GRAEF, at the meeting.

VI. NEW BUSINESS

25-0621

PC 24-2025: Review of In-Rem properties in the City of Manitowoc

P. Braun stated that staff are verifying information with the City Attorney on

one commercial property as the bank may have paid taxes on that

property. That one property would be only one of interest and it would

proceed through Council as next step.

This report was reviewed and placed on file.

25-0622

PC 21-2025: Community Development Authority of the City of Manitowoc

Review of the Final Plat for River Point Subdivision.

Moved by Diedrich, seconded by Hall, that the Review of the Final Plat for River

Point Subdivision be approved and referred to council. The motion carried by the

following vote:

6 -

Aye:

Mayor Nickels, Member Hall, Member Koski, Member Hornung, Member Diedrich

and Member Steinbrenner

25-0626

PC 1-2025: Miscellaneous Dedications for Street Purposes - Michigan

Avenue

Moved by Diedrich, seconded by Steinbrenner, that the miscellaneous

dedications be approved and referred to council. The motion carried by the

following vote:

6 -

Aye:

Mayor Nickels, Member Hall, Member Koski, Member Hornung, Member Diedrich

and Member Steinbrenner

VII. MISCELLANEOUS

A. Manitowoc County Activities: None

B. Certified Survey Maps (CSM):

- Weyenberg: Lots 8 & 9, Block 1, The Oaks Subdivision No. 2, in the NE 1/4 of the NE 1/4, Section

18, T19N, R24E, City of Manitowoc

- City of Manitowoc former Mall Properties: NW 1/4 of the SW 1/4 Section 16, T19N, R24E part of

Lots 16,17, & 31 of Oehler and Guenther's Subdivision, City of Manitowoc

- Seiler/ Patrick: All of lots 1 & 2 of Block 1 of Fishbeck's Subd with adjacent vacated Street; being

part of SW 1/4 of the SE 1/4, Section 26, T19N, R23E, City of Manitowoc

- Mueller: Located in the SE 1/4 of the NE 1/4 of Section4, T18N, R23E, Town of Newton

- Grotegut: Lands being a part of NW 1/4 of the NW 1/4, Section 22, T18N, R23E, Town of Newton

- Check/Dollar General: Part of the NW 1/4 of the NE 1/4 Section 14, T19N, R23E, City of

Manitowoc

C. Summary of Site Plans from April 23 - August 27, 2025

- Forest Creek Apartments, 2240 S 42nd Street

- R2H - Semi Trailer Parking Lot, 6260 Vits Drive

- Take Five Oil Change, 4247 Calumet Avenue

- Immanuel Lutheran School Addition, 916 Pine Street

- Municipal Baseball Field, 2221 Grand Avenue

- Schardt Mini Storage, 2832 Custer Street

- Allie Warehouse, West Drive, Lot 2

- R2H Building Expansion, 6260 Vits Drive

- Dollar General, 2067 North Rapids Road

- Hubbart Electric Warehouse, 4315 Expo Drive

- Ascend Services Parking Lot Expansion, 2818 Meadow Lane

VIII. ADJOURNMENT

Moved by Diedrich, seconded by Koski, that the meeting be adjourned at 7:31

PM. The motion carried by the following vote:

6 -

Aye:

Mayor Nickels, Member Hall, Member Koski, Member Hornung, Member Diedrich

and Member Steinbrenner