900 Quay Street

Manitowoc, WI 54220

www.manitowoc.org

City of Manitowoc

Meeting Minutes

Plan Commission

Wednesday, December 21, 2022

5:00 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 5:00 pm.

II. ROLL CALL

6 -

Present:

Mayor Nickels, Greg Jagemann, Curtis Hall, Dan Koski, Dennis Steinbrenner and

Jim Brey

2 - Dave Diedrich and Daniel Hornung

Absent:

Staff Present: Paul Braun, Adam Tegen, Jen Bartz

Others Present: Jackie Mich, Elias Vareldzis, Laura & Brian Stecker

III. APPROVAL OF MINUTES

Approval of Minutes of the October 26, 2022 Plan Commission meeting.

22-1081

Moved by Brey, seconded by Koski, that the Minutes of the October 26, 2022

meeting be approved. The motion carried by the following vote:

6 -

Aye:

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

Steinbrenner and Alderperson Brey

VI. NEW BUSINESS

22-1082

PC 25-2022: Brian & Laura Stecker, Petition for Detachment of Territory

from the City of Manitowoc pursuant to § 66.0227 located at 7121 Dutch

Road

P. Braun reviewed the location, petition and detachment proceedings per

state statute. He said that the property is zoned R-1 Residential-Agricultural

and that there are no city utilities serving the property. He stated that the

property was annexed in 1999 by Don and Arlene Umnus with intentions of

subdividing for residential uses. In 2005, a concept plan laying out a

subdivision was prepared by a developer but the subdivision was never

constructed. The subject property was purchased by the Steckers in 2016

with their residence being constructed in 2018.

P. Braun stated that the property is located in the City's Sanitary Sewer

Service Area and is also shown as single and two-family residential urban

on the Comprehensive Plan's future land use.

P. Braun read his recommendation to deny the detachment petition based

on the history of the ownership and the property being located in the

sanitary sewer service area. He then described the next steps of the

detachment process.

D. Koski asked if the referendum would be a City or Town referendum. P.

Braun said it would be a City referendum, but further clarification from the

Attorney's Office may be needed to insure that the statute's were being

followed properly.

L. Stecker reviewed the background of their petition and rationale. She

noted that Pozorski Waste pick up does not see them as residents of the

City per their service area and that drivers education will not pick up at their

home even though they are in the City Limits. She added that there are no

street lights, street sweeper services or other benefits of city services.

J. Brey said that he normally would not approve, but this property is so far

out of the city he would support the request.

G. Jagemann said that he understands their concerns with the lack of

available City services, but noted that future services are planned to the

area and it is also near the industrial park.

B. Stecker asked if adding the service under the railroad tracks was in the

plan in 2016 when they purchased the property. P. Braun added the sewer

service plan was done in 2016.

B. Stecker asked if they detached and services were expanded, could they

decide to annex back into the city?

B. Stecker asked if service under railroad tracks was on books at 2016.

Chairman J. Nickels said that the plan was approved and explained the

rationale behind the extra steps in the detachment process. He advised the

Steckers that their Alderman is Steve Czekala and he would be their

contact prior to the Common Council meeting in January.

Moved by Brey, seconded by Steinbrenner, that the Petition for Detachment of

Territory from the City of Manitowoc pursuant to § 66.0227 located at 7121 Dutch

Road be referred to the Common Council. The motion failed by the following

vote:

3 - Member Hall, Member Steinbrenner and Alderperson Brey

3 - Mayor Nickels, Member Jagemann and Member Koski

Aye:

Nay:

ROLL CALL

7 -

Present:

Absent:

Mayor Nickels, Greg Jagemann, Curtis Hall, Daniel Hornung, Dan Koski, Dennis

Steinbrenner and Jim Brey

1 - Dave Diedrich

Member Dan Hornung Arrived at 5:34 pm.

VII. MISCELLANEOUS

22-1085

5-2022: Update on the Comprehensive Plan Project.

J. Mich and E. Vareldzis from VandeWalle & Associates, the

Comprehensive Plan Consultant, presented an overview of the

Comprehensive Plan update. They reviewed project goals and provided a

high level overview of document revisions. They also reviewed the vision

framework, key strategies and the future land use map for the plan. They

also explained the Calumet Avenue corridor special focus area that will

look into existing and future land uses, in addition to enhancements to the

corridor's aesthetics and bike and pedestrian improvements. The Calumet

Avenue focus study is being done in anticipation of the corridor's

reconstruction that is planned in the next 10 years.

Discussion ensued regarding the creation and adoption of a Climate

Action Plan.

Discussion ensued regarding whether the City should explore establishing

a stormwater utility. All agreed it would likely deter new development. A

new utility tax may be difficult to create at this time due to the State's limits

on increasing taxes.

J. Brey stated that he agrees with planning for the I-43/Waldo interchange,

but noted the City does not have jurisdiction. He asked what the City can

do to encourage the highest and best development at the interchange area.

J. Mich said that the Extraterritorial Jurisdiction area is within city review

and this is a critical location within Manitowoc County for the highest and

best use development.

D. Steinbrenner asked how City could support affordable childcare. J.

Mich provided the example of leasing space in city-owned buildings for

low-rent space.

D. Steinbrenner asked what percent of previous plan was implemented. P.

Braun said that there is no specific percentage, but noted that the

Manitowoc County Expo Grounds Plan and Downtown Plan were driven by

current plan.

Conversation ensued among members about the setting of a periodic

review for Comp Plan Update priorities.

D. Steinbrenner asked how municipalities pick and choose or set

priorities. J. Mich said that prioritization for budget purposes should be

done post-plan approval.

Discussion ensued about topics including the periodic review, childcare,

place-making and quality of life, utility success and more.

Members asked P. Braun to review the Official Map street pattern in the

Extraterritorial Review area to ensure accuracy.

This item was discussed.

NEW BUSINESS

22-1083

PC 26-2022: GMX Real Estate Group Acquisitions LLC, Sale of

City-Owned Property located at 4221 Dewey Street (Parcel: 835401020)

A. Tegen said that the formal action was taken at Council, but it is coming

to Plan Commission as information.

He noted that the location is the former Visitor Information Center (VIC)

property and the end use is to be determined at this time. The anticipated

closing date will be in January or February of 2023.

P. Braun added that the property will need to be rezoned since it is

currently zoned P-1 Conservancy.

This Item was placed on file.

22-1084

PC 27-2022: City of Manitowoc Lease with Manitowoc Public Utilities for

Gravel Pit Property located at 3130 Hecker Road (Parcel: 802203000)

A. Tegen said that the gravel pit has been identified as a location for a

future solar field project by Manitowoc Public Utilities. As part of the solar

project the extension of electrical utilities will be at MPU's expense. He said

that the new services will run past the new industrial park. He added that it

will be a 20-year lease with MPU, and MPU will sublease to provider.

This Item was placed on file.

V. OLD BUSINESS

A. Manitowoc County Activities: None

B. Certified Survey Maps (CSM):

1. Pfeffer; Part of SW 1/4 of the SE 1/4, Section 21, T19N, R23E, Town of Manitowoc Rapids

C. Summary of Site Plans from October 15- December 15, 2022:

1. SP 13-2022: Robinson Metals Building Addition, 2121 S 30th Street

2. SP 14-2022: Titan Property Retail Center, 3180 Calumet Avenue