900 Quay Street  
Manitowoc, WI 54220  
www.manitowoc.org  
City of Manitowoc  
Meeting Minutes  
Plan Commission  
Wednesday, October 26, 2022  
6:00 PM  
Council Chambers. Meeting also available via  
Zoom remote conferencing software.  
I. CALL TO ORDER  
The meeting of the City Plan Commission was called to order by Chairman J.  
Nickels at 6:00pm.  
II. ROLL CALL  
8 -  
Present:  
Mayor Nickels, Greg Jagemann, Curtis Hall, Dave Diedrich, Daniel Hornung, Dan  
Koski, Dennis Steinbrenner and Jim Brey  
Staff Present: Paul Braun, Jen Bartz  
Others Present: Cheryl Hanson, Gary Hanson  
III. APPROVAL OF MINUTES  
Approval of the Minutes of the August 24, 2022 Plan Commission Meeting.  
22-0883  
Moved by Diedrich, seconded by Hall, that the Minutes of the August 24,2022  
meeting be approved. The motion carried by the following vote:  
8 -  
Aye:  
Mayor Nickels, Member Jagemann, Member Hall, Member Diedrich, Member  
Hornung, Member Koski, Member Steinbrenner and Alderperson Brey  
IV. PUBLIC HEARINGS  
22-0882  
PC 24-2022: Analysis of Brownfield Cleanup Alternatives at the former CN  
Peninsula site located at 1110 Buffalo Street, Manitowoc, Wisconsin and  
the FY23 USEPA Brownfield Cleanup Grant Application  
P. Braun stated that an Analysis of Brownfield Cleanup Alternatives  
(ABCA) is a requirement for the EPA Brownfield grant. The ABCA is  
related to the River Point redevelopment project. He stated that no action is  
needed from the Plan Commission because the intent of the hearing is to  
give the public an opportunity to provide their input on the cleanup  
alternatives. The public hearing is a requirement of the EPA's Brownfield  
Cleanup Grant. He added that there was no input received in advance of  
the meeting.  
There were no questions from Commissioners.  
There was no public input.  
No action taken.  
V. OLD BUSINESS  
22-0723  
PC 5-2022: Update on the Comprehensive Plan Project  
P. Braun stated that the focus groups have been completed and the  
participant's comments have been compiled. He added that the first draft of  
the Comprehensive Plan is being reviewed by staff. In addition,  
Vandewalle and Associates and Community Development staff have had  
preliminary discussions regarding the Calumet Avenue special study. The  
special study will focus primarily on the aesthetics,road design, walk-ability,  
bike-ability and zoning and land use recommendations.  
D. Diedrich asked if the draft plan can be shared with Commissioner for  
review in pieces versus the entire document and if tracked changes will be  
included so reviewers are aware what has been updated. P. Braun will  
verify if a tracked changes document is available and if there is, it would be  
forwarded to the Commissioners.  
G. Jagemann asked if there is another public input session. An open house  
is planned to occur in the next few months for additional public input.  
P. Braun said that the Comprehensive Plan update is aligned with the Park  
Plan update and that the final public open house session will be combined  
for both projects.  
This was an update only and no action was taken.  
VI. NEW BUSINESS  
22-0886  
PC 10-2022: Creekwood Estates Subdivision - Final Plat, TLG Holdings  
LLC, Albert Drive (Parcel # 756-000-210); recommending to approve the  
Final Plat for Creekwood Estates authorizing individuals to sign the plat  
after all subdivision plat items have been completed to the satisfaction of  
the Community Development Department  
P. Braun stated that this is a review of the final plat for the nine-lot  
subdivision; 8 lots will be for residential uses and the 9th lot is an outlot that  
the road and stormwater improvements will be located on. He said that  
everything including roads and utilities will be private. He added that there  
is a list of plat conditions that need to be completed prior to the signatures  
being affixed to the plat.  
Commissioners asked for clarification on exact location and P. Braun  
provided the information.  
C. Hall ask if developers still need to pay the payment in lieu of parkland  
dedication, since it is private. P. Braun indicated yes the payment is  
required and that it is based upon the formula calculation that is detailed in  
the Subidivision Code.  
Moved by Diedrich, seconded by Brey, that Creekwood Estates Subdivision -  
Final Plat, TLG Holdings LLC, Albert Drive (Parcel # 756-000-210) be approved for  
consent agenda. The motion carried by the following vote:  
8 -  
Aye:  
Mayor Nickels, Member Jagemann, Member Hall, Member Diedrich, Member  
Hornung, Member Koski, Member Steinbrenner and Alderperson Brey  
PC 22-2022: Ordinance to Repeal and Recreate Chapter 15.490 Floodplain  
Zoning  
22-0884  
P. Braun stated that the WisDNR has amended their model flood plain  
ordinance and is working with other municipalities throughout Wisconsin  
updating their ordinances. P. Braun stated that the current flood plain  
ordinance will be repealed in its entirety and replaced with a new model  
ordinance. P. Braun mentioned that the new ordinance has been improved  
to be more user friendly and has clarified some sections with additional  
details. P. Braun highlighted some of the major changes in the ordinance  
related to creating a new Coastal Floodplain District, adding language  
clarifying the process of removing lands from a flood plain, addressing  
repairs and minimum standards for non-conforming structures in a flood  
plain and expanding the minimum flood proofing standards.  
This Ordinance was approved and referred to council  
8 -  
Aye:  
Mayor Nickels, Member Jagemann, Member Hall, Member Diedrich, Member  
Hornung, Member Koski, Member Steinbrenner and Alderperson Brey  
22-0885  
PC 23-2022: Hanson, Request to Purchase City-Owned Property Adjacent  
to 3309 South 10th Street; recommending to approve the sale of the  
properties and instruct the Community Development Department and City  
Attorney's office to finalize all details of the transaction  
P. Braun stated that this went to Public Infrastructure, then to Council and  
was approved. It is being shared with the Plan Commission to allow the  
Commission an opportunity to give a recommendation regarding the  
request. He briefly reviewed the request and background.  
D. Koski stated that the recommendation from the Public Infrastructure  
Committee was the same as the recommendation to Plan Commission. He  
added that proceeds from the sale will go to a Silver Creek Park  
improvement project.  
C. Hall asked if neighbors have been contacted. G. Hanson said that they  
have not talked to the neighbors regarding the potential land purchase.  
Moved by Brey, seconded by Hall, that the Request to Purchase City-Owned  
Property Adjacent to 3309 South 10th Street be approved for consent agenda.  
The motion carried by the following vote:  
7 -  
Aye:  
Mayor Nickels, Member Jagemann, Member Hall, Member Hornung, Member Koski,  
Member Steinbrenner and Alderperson Brey  
1 - Member Diedrich  
Abstain:  
PC 12-2022: Howe, Request to Purchase City-Owned Property Adjacent to  
Lincoln Park; recommending to approve the sale of the properties and instruct  
the Community Development Department and City Attorney's office to finalize  
all details of the transaction  
22-0896  
P. Braun stated that this went to Public Infrastructure, then to Council and  
was approved. It is being shared with the Plan Commission to allow the  
Commission an opportunity to give a recommendation regarding the  
request. He briefly reviewed the background of the request. He added that  
proceeds from the sale will go to a Lincoln Park improvement project  
budget.  
Moved by Jagemann, seconded by Hall, that the Request to Purchase City-Owned  
Property Adjacent to Lincoln Park be approved for consent agenda. The motion  
carried by the following vote:  
8 -  
Aye:  
Mayor Nickels, Member Jagemann, Member Hall, Member Diedrich, Member  
Hornung, Member Koski, Member Steinbrenner and Alderperson Brey  
VII. MISCELLANEOUS  
A. Set November & December Meeting Dates  
Commissioners agree to move Plan Commission meetings to  
November 16 and December 21, if needed, due to the holidays.  
B. Manitowoc County Activities: None  
C. Certified Survey Maps (CSM):  
1. Evan & Mistalla Smith; Lots 3 & 4, Block 1, Silveridge Subd. No. 1 and Lots 7 & 8, Block 1  
Silveridge Subd. No. 2, in the SE 1/4, SW 1/4, Section 33, T19N, R23E, City of Manitowoc  
2. Lynn & Barbara Vandevort; NE 1/4 of the NW 1/4 & NW 1/4 of the NE 1/4 Section 7, T19N,  
R24E, Town of Manitowoc  
3. Effiejune Valentijn; Redivision Tr 1 & 2, part of Government Lot 1, SW 1/4 of the NE 1/4  
Section 7, T18N, R24E, Town of Manitowoc  
D. Summary of Site Plans:  
1. SP 11-2022, J & A Properties (Schenian), 1610 N 8th Street (Warehouse)  
2. SP 12-2022, Wisconsin Aluminum Foundry, 838 S 16th Street (Expansion)  
VIII. ADJOURNMENT  
Moved by Brey, seconded by Diedrich, that the meeting be adjourned at 6:30pm.  
The motion carried by the following vote:  
8 -  
Aye:  
Mayor Nickels, Member Jagemann, Member Hall, Member Diedrich, Member  
Hornung, Member Koski, Member Steinbrenner and Alderperson Brey