900 Quay Street

Manitowoc, WI 54220

www.manitowoc.org

City of Manitowoc

Meeting Minutes

Plan Commission

Wednesday, January 22, 2025

6:00 PM

Council Chambers. Meeting also available via

Zoom remote conferencing software.

I. CALL TO ORDER

Acting Chairman J. Brey called the meeting of the City Plan Commission to order

at 6:00 PM.

II. ROLL CALL

7 -

Present:

Greg Jagemann, Curtis Hall, Dan Koski, Daniel Hornung, Dave Diedrich, Jim Brey

and Dennis Steinbrenner

1 - Mayor Nickels

Absent:

Staff Present: Paul Braun, Jen Bartz

Others Present:: Eric Flood, Jason Jacobitz

III. APPROVAL OF MINUTES

25-0040

Approval of Minutes of the November 20, 2024 Plan Commission meeting.

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

motion carried by the following vote:

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner

IV. PUBLIC HEARINGS

25-0041

PC 19-2024: Whispering Meadows MHC LLC / Gilson; Petition to Rezone

from R-4 Single and Two Family Residential to R-6 Multiple Family for

property located east of Kinglet Drive and south of Viebahn Street. (Parcel

# 801-102-061)

P Braun reviewed the property location and current zoning. He stated that

the applicant, Eric Flood d.b.a. Whispering Meadows MHC LLC and the

current owner, Russ Gilson d.b.a. LCR Development LLC thought the

subject property was part of a land sale in 2022. Changing the zoning is a

contingency prior to Whispering Meadows closing on the property. He

added that the rezone is in alignment with the 20-Year Future Land Use. He

said that the rezoned area would allow the applicant to increase the depth

of some building sites.

P. Braun stated the notices were sent to property owners within 200' of the

proposed rezone and two individuals reached out in advance with input.

- Derek Blanchard, neighboring property owner, stated he had no

concerns, but was just curious of plans for the property.

- Russ Gilson, current owner, stated his support for the rezone.

Acting Chairman J. Brey asked the Commissioners for questions. There

were none.

Acting Chairman J. Brey opened the public hearing for comment. There

were no comments.

P. Braun read the recommendation to approve the rezone.

Moved by Diedrich, seconded by Steinbrenner, that this Action Item be approved

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

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner

25-0042

PC 20-2024: Whispering Meadows MHC LLC; Request to Amend a

Conditional Use Permit for the expansion of an existing Manufactured

Home Park

P. Braun stated that the Conditional Use Permit amendment request is

related to the previous Commission's action related to the rezone request

at the property. The amendment adds 0.74 acres to an existing CUP that

was issued in 2022 to Whispering Meadows MHC LLC. P. Braun

mentioned that none of the conditions would change. He also stated that

notices were mailed to adjoining and adjacent property owners and no

comments were received.

Acting Chairman J. Brey asked the commissioners for questions.

D. Diedrich ask for clarification on the R-6 designation. P. Braun stated

that manufactured homes are not allowed in the R-4 district.

Acting Chairman J. Brey opened the public hearing for comment. There

were no comments.

P. Braun read the recommendation to approve the rezone.

Moved by Diedrich, seconded by Jagemann, that this Action Item be approved

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

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner

V. OLD BUSINESS

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

from Graef.

24-1332

P. Braun provided the following status update of the zoning code rewrite.

Graef continues to develop the land use table, area regulations, and

incorporation of the citizen and stakeholder input. The new zoning code will

be placed into a new chapter of the Municipal Code to ensure that there is

no confusion between the old and new chapters.

This Communication was discussed

VI. NEW BUSINESS

25-0043

PC 2-2025: Annual Review of Community Living Arrangements pursuant to

MMC 15.370(19)b; pursuant to section 15.370(19) the Plan Commission

has reviewed the Community Living Arrangements and is recommending

to the Council to approve the associated licenses for the Community Living

Arrangements for 2025

Moved by Diedrich, seconded by Steinbrenner, that the Annual Review of

Community Living Arrangements be approved for consent agenda. The motion

carried by the following vote:

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner

25-0044

PC 6-2023: Annual Review McMullen & Pitz Construction Co.; Conditional

Use Permit for the Establishment of a Contractor’s Storage Yard pursuant

to 15.330(4) located off of S. 26th and Franklin Streets; recommending to

approve the annual review of the Conditional Use Permit to McMullen &

Pitz Construction Company / 110 East 310 LLC for the continued use of a

Contractor's Equipment Storage Yard in I-1 Light Industrial zoning district

pursuant to the conditions

P. Braun stated that there were no complaints or concerns reported from

the Building Inspection, Police or Fire Departments regarding the

contractor's lay down area. McMullen & Pitz stated that if any concerns are

raised they would address accordingly.

Moved by Diedrich, seconded by Hall, that the Conditional Use Permit Annual

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

vote:

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner

25-0045

PC 23-2023: Annual Review: Lotus Recovery Homes: Conditional Use

Permit for the Operation of a Transitional Housing at 1111 Marshall Street;

recommending to approve the re-issuance of the Conditional Use Permit to

Lotus Recovery Homes Inc. for the transitional housing use located at 1111

Marshall Street

P. Braun stated that there were no issues reported from the Building

Inspection, Police and Fire Departments.

D. Hornung questioned if the condition which requires an annual report of

financial status, individuals served and community partnerships is needed.

He stated we don't require other conditional use permit holders to provide

that information. D. Hornung recommended to remove the same condition

from PC 24-2023 and PC 25-2023. The Commissioners were supportive

of the recommendation.

Moved by Diedrich, seconded by Hall, that the Conditional Use Permit Annual

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

vote:

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner

25-0046

PC 24-2023: Annual Review: Lotus Recovery Homes: Conditional Use

Permit for the Operation of a Transitional Housing at 404, 406 & 408 N.

Lake Street; recommending to approve the re-issuance of the Conditional

Use Permit to Lotus Recovery Homes Inc. for the transitional housing use

located at 404, 406 and 408 N Lake Street

P. Braun stated that there were no issues reported from the Building

Inspection, Police and Fire Departments.

D. Hornung recommended to remove the condition which requires an

annual report of financial status, individuals served and community

partnerships. The Commissioners were supportive of the

recommendation.

Moved by Diedrich, seconded by Hall, that the Conditional Use Permit Annual

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

vote:

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner

25-0047

PC 25-2023: Annual Review : The Haven of Manitowoc County;

Conditional Use Permit for the Operation of a Transitional Housing at 826

S. 19th Street; recommending to approve the re-issuance of the

Conditional Use Permit to The Haven of Manitowoc County for the

transitional housing use located at 826 S 19th Street

P. Braun stated that there were no issues reported from the Building

Inspection, Police and Fire Departments.

D. Hornung recommended to remove the condition which requires an

annual report of financial status, individuals served and community

partnerships. The Commissioners were supportive of the

recommendation.

Moved by Diedrich, seconded by Hall, that the Conditional Use Permit Annual

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

vote:

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner

25-0057

PC 3-2025: City of Manitowoc / Redeemer Lutheran Church: Sale of

City-Owned Parcel along N. 16th Street. (Parcel # 155-008-120)

P. Braun stated that the city-owned property is a remnant lot that was

created when the S. O. Berge Subdivision was platted. The small size and

odd shape make the lot unbuildable. The City Attorney's office reached out

to the two adjacent property owners of which Redeemer Lutheran Church

has interest in acquiring the lot. Redeemer can create a buildable lot by

combining a portion of their property with the subject property. The

Community Development, Engineering and Parks departments are all in

support of selling the property.

This Action Item was approved and referred to council

7 -

Aye:

Member Jagemann, 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. William and Shirley Fessler; Tracts 19B.1,19B.2, 19C.1 and 19C.2 of a Certified Survey Map

recorded in Volume 26, Page 137, in NW 1/4 of the SE 1/4, Section 34, T19N, R23E City of

Manitowoc

ii. Florence Pleuss; Lot 1 of a CSM Recorded in Volume 32, Page 45 Located in NE 1/4 of the

SE 1/4, Section 34 and NW 1/4 of the SW 1/4, Section 35 all in T19N, R23E, City of Manitowoc

C. Summary of Site Plans: None

VIII. ADJOURNMENT

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

6:25 PM. The motion carried by the following vote:

7 -

Aye:

Member Jagemann, Member Hall, Member Koski, Member Hornung, Member

Diedrich, Member Brey and Member Steinbrenner