900 Quay Street

Manitowoc, WI 54220

www.manitowoc.org

City of Manitowoc

Meeting Minutes

Plan Commission

Wednesday, April 23, 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

7 -

Present:

Mayor Nickels, Curtis Hall, Dan Koski, Daniel Hornung, Dave Diedrich, Jim Brey

and Dennis Steinbrenner

1 - Greg Jagemann

Absent:

Staff Present: Paul Braun, Jen Bartz

Others Present: Tammy Zirpoli, Mary Bergner, Peter Allie, Alex Allie, Tim Kohlbeck, John Lukas

III. APPROVAL OF MINUTES

25-0328

Approval of Minutes of the March 26 Plan Commission meeting.

Moved by Diedrich, seconded by Koski, that the March 26, 2025 Minutes be

approved. The motion carried by the following vote:

7 -

Aye:

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

Member Brey and Member Steinbrenner

IV. PUBLIC HEARINGS

25-0329

PC 14-2025: Kolbeck / Mar Investments, LLC d.b.a Manitowoc Auto Repair

LLC; Request for a Conditional Use Permit for the Establishment of a Wrecker

Service Use in a C-1 Commercial Zoning District located at 4102 Broadway

Street (Parcel # 450-284-121)

P. Braun provided an overview of the request. He stated that wrecker

services in the C-1 Commercial Zoning District requires a Conditional Use

Permit. He stated that the petitioner will not be having wrecked vehicles or

impounded vehicles on site; the vehicles towed would only be ones that will

be repaired at the shop. He also reviewed the CUP requirements. Notices

were sent to adjacent and abutting neighbors and there were no comments

received. There were also no issues from Building Inspection, Police and

Fire Departments.

Chairman J. Nickels opened the Public Informational Hearing. There were

no comments.

P. Braun read the recommendation to approve with the provided

conditions.

Moved by Steinbrenner, seconded by Hall, that the request for a Conditional Use

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

vote:

7 -

Aye:

VI. NEW BUSINESS

25-0330

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

Member Brey and Member Steinbrenner

PC 15-2025: Zirpoli / Bergner; Request to Assign an Existing Conditional

Use Permit to Operate a Beauty Salon in the B-1 Office Residential Zoning

District for property located at 709 Marshall Street (Tax Parcel#

000-284-012)

P. Braun reviewed the request to assign an existing Conditional Use

Permit from Larry and Mary Bergner to Tammy Zirpoli. The original CUP

was issued to Bergners in 1996 for the operation of a beauty salon. He

added that the conditions remain the same and the CUP is simply being

assigned to a new entity. He stated that no mailing was required because

no conditions were changing and that Building Inspection, Fire and Police

Departments reported no concerns.

Moved by Brey, seconded by Hornung, that the request to Assign the Conditional

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

vote:

7 -

Aye:

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

Member Brey and Member Steinbrenner

25-0331

PC 16-2025: 1615 Spring LLC & 1311 Spring LLC; Request to Assign an

Existing Conditional Use Permit for a Storage in Bulk, or Transloading

Activities in an I-2 Heavy Industrial Zoning District for property located at

1311 & 1615 Spring Street (Tax Parcel #s 000-039-020 & 819-402-052)

P. Braun reviewed the request to assign a Conditional Use Permit from

Trans-link Services, LLC to 1311 Spring LLC and 1615 Spring LLC. He

stated that the original conditions will remain the same and the request is

simply assigning the Conditional Use Permit to a new entity. The reason

for the assignment is that Trans-Link has ceased operations on the subject

property. He stated that no mailing was required and that Building

Inspection, Fire and Police Departments had no concerns or major

complaints on file.

Moved by Diedrich, seconded by Koski, that the request to Assign the Conditional

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

vote:

7 -

Aye:

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

Member Brey and Member Steinbrenner

25-0332

PC 17-2025: Abbey Ridge LLC; Review of Preliminary Plat for Abbey

Ridge Subdivision No. 2

P. Braun stated that the preliminary plat review is for Abbey Ridge

Subdivision No. 2 which is a 5.282 acre, 7 lot subdivision and a

continuation of Abbey Ridge Subdivision No. 1. The property is zoned R-5

Low Density Multiple Family Residential but the owner is planning to sell

the lots for single family dwellings. The plat is consistent with

Comprehensive Plan and Future Land Use Map.

Moved by Hornung, seconded by Diedrich, that the Review of Preliminary Plat for

Abbey Ridge Subdivision No. 2 be approved for consent agenda. The motion

carried by the following vote:

7 -

Aye:

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

Member Brey and Member Steinbrenner

VII. MISCELLANEOUS

A. Manitowoc County Activities: None

B. Certified Survey Maps (CSM):

i. 1123 S 30th Street Associates LLC (Hobby Lobby, former Park Plaza); Part of Lot 32, CSM as

recorded in V 33, Page 231 Document 1196872 part of NE 1/4 of the SE 1/4 & NW 1/4 of the SE 1/4

Section 25, T19N, R23E City of Manitowoc

ii. Chad Junk / J& S Storage & Warehousing; Located in Block 2 of WM D. Richards Subd &

Blocks 1, 2 and 5 of Pitz and Pankratz Subd & adjacent vacated streets in the SW 1/4 & NW 1/4 of

the NW 1/4 Section 32, T19N R24E City of Manitowoc

C. Summary of Site Plans:

i. Manitowoc Business Development LLC; Gas Station with Convenience Store and Restaurant,

1319 Washington Street

ii. St. Francis Assisi Parish; Office and Gathering Building, 1418 Grand Avenue

iii. Craig Reif; Storage Building, 4788 Viebahn Street

iv. Mariner Lux Apartments, Memorial Drive

VIII. ADJOURNMENT

Moved by Diedrich, seconded by Koski, that the meeting be adjourned at 6:09PM.

The motion carried by the following vote:

7 -

Aye:

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

Member Brey and Member Steinbrenner