900 Quay Street

Manitowoc, WI 54220

www.manitowoc.org

City of Manitowoc

Meeting Minutes

Plan Commission

Wednesday, November 29, 2023

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, Dan Koski, Dennis Steinbrenner, Jim

Brey, Daniel Hornung and Dave Diedrich

Staff Present: Paul Braun, Jen Bartz

III. APPROVAL OF MINUTES

23-0973

Approval of Minutes of the October 25, 2023 Plan Commission meeting.

Moved by Diedrich, seconded by Koski, that the October 25, 2023 Minutes be

approved. The motion carried by the following vote:

8 -

Aye:

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

Steinbrenner, Alderperson Brey, Member Hornung and Member Diedrich

IV. PUBLIC HEARINGS

23-0974

PC 27-2023 Northeastern Wisconsin Area Health Education Center;

Petition to Rezone from I-2 Heavy Industrial to B-1 Office Residential

located at 925 S. 15th Street.

P. Braun reviewed the location and the original request to rezone the single

lot at 925 S. 15th Street. He stated that staff recommends expanding the

area to be rezoned to better align with the downtown plan and future land

uses. He said that a letter was sent to all property owners in the expanded

area notifying them of the enlarged rezoning area and only Mike Howe,

owner of 1426 Washington Street called with questions. He added that a

letter was also sent to all property owners within 200' of the enlarged

rezone area and there were no comments received.

Chairman J. Nickels asked the Commissioners for questions and there

were none.

Chairman J. Nickels opened the Public Hearing and there were no

questions.

Plan Commission members approved the request to rezone the property

located at 925 S. 15th Street including the expanded rezoning area as

recommended.

Moved by Brey, seconded by Hornung, that the expanded area be approved for

rezone and the item referred to council. The motion carried by the following

vote:

8 -

Aye:

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

Steinbrenner, Alderperson Brey, Member Hornung and Member Diedrich

23-0975

PC 28-2023: New School Investments, LLC; Petition to Rezone from R-6

Multiple Family to B-1 Office - Residential located at 1402 Clark Street.

P. Braun reviewed the request and stated the location is Clarkbridge Hall

formerly known as the Vocational School. He said that the owner of the

building recently was made aware that the property is zoned residential

and they requested the change in zoning to B-1 Office Professional which

would allow all the current uses plus office / professional uses. He added

that there are two off-street parking lots which provide approximately 70

parking spaces. He stated that the mailing was sent to property owners

within 200' of the proposed area and there were no comments received.

Chairman J. Nickels asked the Commissioners if there were any

questions.

D. Steinbrenner asked if there were any residents currently living in the

building. P. Braun said there are none.

Chairman J. Nickels opened the Public Hearing and there were no

questions.

Moved by Hornung, seconded by Diedrich, that the Petition to Rezone from R-6

Multiple Family to B-1 Office - Residential be approved and referred to council.

The motion carried by the following vote:

8 -

Aye:

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

Steinbrenner, Alderperson Brey, Member Hornung and Member Diedrich

V. OLD BUSINESS

23-0790

PC 19-2023: Discussion Regarding Amendment to Chapter 15 Related to

Accessory Dwelling Units.

P. Braun provided a brief update and stated that staff has had discussions

with other communities who have implemented ADU text into their zoning

codes.

G. Jagemann asked if those communities had owner-occupied restriction.

P. Braun stated that staff is still reviewing other communities codes but so

far they have seen some owner-occupied restrictions but not in every

community. He added that even though the communities have code

allowing ADUs, no ADU has actually been constructed in the other

communities they have talked with. The main reason for this is the high

cost of construction and a requirement that the ADU's require their own

sewer laterals.

P. Braun stated discussion will continue in early 2024.

This Report was discussed.

VI. NEW BUSINESS

23-0976

PC 26-2023: Popp Subdivision No. 4, Concept Plat Review, S. 19th and

Summit Streets; recommending to approve the concept plan as presented

P. Braun stated that this concept plan is Phase 4 of Popp's overall plan and

he added that there will be one additional and final phase after this current

phase. He stated that the 18 lot subdivision will allow for single and two

residential uses. P. Braun pointed out that the storm water infrastructure

and pond were already constructed under an earlier phase. P. Braun

stated that the Common Council approved the design and construction of

the roads in the 2024 budget.

Discussion ensued about a neighboring piece of property that is not part of

the Popp Subdivision; P. Braun stated that property is not owned by Popp

is not interested in selling or developing the property at this time.

Moved by Koski, seconded by Hall, that this Subdivision Concept Plan be

approved for consent agenda. The motion carried by the following vote:

8 -

Aye:

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

Steinbrenner, Alderperson Brey, Member Hornung and Member Diedrich

Review and Authorize Community Development Staff to Proceed with Zoning

Code Rewrite Request for Proposal.

23-1016

P. Braun said that the Request for Proposals for the zoning code rewrite

was provided to the Commissioners for review and comments in

September. He added that he did reach out to another community about

their recent code update process to get a sense of costs and timing. He

added that it's anticipated the process will begin in mid-summer and last

18 to 24 months.

Moved by Koski, seconded by Steinbrenner, the request for staff to proceed with

the zoning code rewrite RFP be approved. The motion carried by the following

vote:

8 -

Aye:

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

Steinbrenner, Alderperson Brey, Member Hornung and Member Diedrich

VIII. ADJOURNMENT