 All right, good afternoon, everybody. It is 4 o'clock. I will call the city planning commission meeting to order. I'll call the roll. Alder, Trey Mitchell? Here. Kim? Here. Jerry? Here. Marilyn? Here. City engineer, Ryan Sazma? Here. All right. If you're able, please stand for the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands, one nation, under God, indivisible, with liberty and justice for all. All right. Any potential conflicts of interest today? I will not be participating in the re-zones and comprehensive plan designations before you today. I'm a property owner, and I've written a letter that's in your packet. So I will not be participating in that, and Chad will be handling that aspect today. All right. Thank you, Steve. All right. Next item, approval of the minutes from our last meeting. Is there a motion to approve? So moved. Second. Motion second. Any discussion? Seeing none. All those in favor of approving the minutes from our last meeting, state aye. Aye. Any objection? Chair votes aye. Minutes are approved. All right. Got a few items on the agenda today, so bear with us folks, appreciate it. First item, number five, application for conditional use, a sign permit with exceptions by the Chewaginary School District, install a new video scoreboard at North High School. Steve? Thanks, Mayor. Joe Vollmer is here from the Chewaginary School District. And what we're taking a look at is the scoreboard at Chewaginary North High is pretty much a manual scoreboard. Gives you the scores, the yards, time, different things of that. There's an opportunity for North to switch some of that scoreboard to a video scoreboard, which would then, if you take a look and see some of the drawings before you, it gives not only the scoring mode, but also a video mode of whether it's plays or different action and crowded and different things of that nature. So they're looking to create this video component on the scoreboard. It would allow for students to develop multimedia productions. They feel it wouldn't have any impact to the adjoining neighborhoods. There's a photo that shows some distances, this one right here, to residences and it's well out of the range. So that should be fine from that perspective. The board is approximately 380 square feet. It's 27 feet tall, which is what it is now. So it's pretty much the same thing other than adding that video component. The one thing that the plan commission may want to have the applicant addresses just, they mentioned the aspect of the provide flexibility to use it for multiple sports and events. With that new video scoreboard, is this on during off nights? When there are no sports during the off season at night, who is going to be advertising? Is it strictly just for North High events? Was there the aspects or thought of businesses? Those would be the questions that we may want to have the applicant address. And there is one exception and that's because the scoreboard's 380 square feet, so they are asking for an exception of that. Staff does not object to the proposal and I can answer any questions and the applicants here as well. Anything else you'd like to add? He really covered it. So he pretty much read that word for word. So I guess the big thing that I want to promote with this is the video board. There's a lot that goes into running this scoreboard, a system like this. North High is going to be creating some curriculum for the media production to teach students basically how to program and operate the video scoreboard system. This will provide real world hands on experience for the students that are possibly interested in pursuing production as a career in their future. So that's a huge part of this video board. So like I said, Steve really covered a lot of the points that I was going to cover. Jerry? Just as a follow-up regarding timing, is it going to be on all day, all night? Oh, no, just be during game events. Are there any outside advertisers allowed, or just school events? I was informed that that is not an option, so we will not be doing that. During the school, if there was some event sponsored by the whatever club and that sort of stuff, we would maybe flash that on there if it was real simple stuff that's school-related. Gotcha. No, Paul, that has to stay open. It's open immediately. Sorry. We got to leave that open. Oh, you got one? Yeah, we got one. Sorry, thanks, Paul. You're good. Thank you. Yeah, we will try to keep it within those parameters. Gotcha. Make a motion to approve subject to recommendations. Great, there's been a motion. Is there a second? Second. It's always a good idea for more education. Kim? I have a comment. So Pepsi or Coke comes to you and says we're going to give you a better deal if you put our advertisements up on the board. Well, we're already under the understanding that we really can't do that. Again. But that'd be sponsorship, and you? Right, right. If there were any individual questions, I guess I would call Steve and work directly with him and ask him if there's any limitations. Is this within the limitations? But I understand that it can't be advertisements such as Bob's plumbing, and that can't stay up there all the time. That's what I've basically been told. OK. Can't be permanent. Another question is, what does the backside of it look like? It's just aluminum. Can I miss it? It's on lit. There's no lighting on the backside. It's very similar to what's there today. It's literally just aluminum galvanized material. OK. Just thinking to the future, I think at some point in time, what urban school might come down. There might be turning into other things. What does it look like from the other side? Because now those neighbors can see it from North Avenue. It's just an aluminum tower. OK. Thank you. Steve? Yeah, I can address some of the comments and concerns. So one of the conditions that you have before you is, number four, that states the Electronic Message Center shall be for North High School events only. No off-premise business advertising is permitted on the Electronic Message Center. So the thought process there is that, hey, if there's some type of event that someone's helping out to sponsor, yet it's a school event, I've talked to Mr. Volmer a little bit saying, I think at something like that, a tag could be put on there if it was, say, acuity or whoever's sponsoring their Red Raider, what is it? There are the North Raider, the gym, or the office. What are the mechanics? The Red Raider? Manufacturing. Yeah, manufacturing. The holes where we allowed for, I think, it was Kohler and some other businesses. Yeah, they received a variance for that signage. So they would need to come back if there was going to be any sort of sponsor on the sign. I think we did that with the A's as well. So that would be something I could work with the school district. As far as the back sign, it is just a typical sign right now that is looking towards urban. Could that change down the road? If that does, I'm sure the school district would take a look at that side of it as well at that point in time. At that time, if they wanted to put something on the same urban field on the backside or something simple, if that would be more appealing than just an aluminum sign sitting out in the middle there, I mean, I'd be very open to that. Are there any neighbors in the audience wishing to speak on this item? All right, I guess my only objection was that in the picture that the raiders were above the red wings. But I'm sure that will rectify that in the future. All right, there was a motion. There was a second. All those in favor of approval, please state aye. Any objection? Chair votes aye. That is approved. Thank you. All right, thank you. OK, next application for conditional use of exceptions by Kathleen and Scott Lubanti to operate Sheboygan Pay It Forward at 933 Michigan Avenue. Steve? All right, Kathleen and Scott Lubanti are here. And they're looking to operate Sheboygan Pay It Forward at 933 Michigan Avenue. This is a vacant tenant spot. Probably maybe some people might recognize Reiki's Tavern is on the corner. This is the same building. There's apartments on the second floor. And it's the tenant space in the picture that was previously a CBD shop. So basically what they're looking to do is operate Pay It Forward from 933 Michigan as their office and day center for peers experiencing homelessness and those at high risk of homelessness. Sheboygan Pay It Forward plans to provide a non-faith-based, warm, safe space for peers experiencing homelessness to have access to resources and bathrooms. They're working consistently with their clients and peers on habit change, budgeting, goal setting, and steps involved to reach those goals. Employment goals include resume work, interview work, finding prospective employers who are willing to work with their clientele. The space will be a calm, sober, family-friendly environment for everyone to feel safe. They plan on being open seven days per week from 7 a.m. to 7 p.m. from November 1 through April 30. And then 10 a.m. to 3 p.m. on Sunday, Monday, Tuesday, Thursday, and Friday from May 1 through October 31. The floor plan is one main open room, which allows them to have their desk and office space right up to the front along with tables and chairs for their clients and groups. They would be able to sit and have coffee or snacks, play games, do artwork, and journal work. There will be locker space and a coffee bar. Back section of the main room will have comfortable seating TV area for those in need of that space. There's a doorway in the back of the main room that leads to a small room that will be used for daily supplies, storage, and emergency necessities. Back doors open to a small fenced-in yard area that would allow clients in need of a cigarette break, private space to do without being on the main street. They will not have a kitchen, and they're hoping that community cafe provides lunches six days per week, and that's where they will suggest that the individuals have their afternoon meals. They may provide an afternoon meal on Sundays from 12 to 2 since there is no community meal offered on Sundays. The day center and offices will be calm, family-friendly, sober environment, disruptive behavior and disrespect for facility or surrounding businesses would not be tolerated or neither will be lighter and on the street. The capacity is approximately for 20 to 25 people. There's a lit sign on the front of the building where they might look to add some addition to their logo on there. Other than that, as far as just some general staff comments, it doesn't appear that there's any dumpster for the tavern at this point in time. So if there was to be any dumpsters, those would need to be screened and closed. They would just work with the building inspection department to get the required building permits and occupancy, and they would just obtain the necessary sign permits. So I can answer any questions, and the applicants are here as well. Any additional comments or thoughts? There is dumpsters for the tavern in the enclosed area on the side of the building. They are there. On the east side along Michigan? Yes. OK. Questions from commission members? I guess I have a question. Well, it kind of caught me a little bit, and I'm sorry for the chuckle. But in Steve's comment, it said sober living facility. This is on. No, it's a sober family-friendly environment. It is not a living facility. So the word I got caught up on was sober facility, but this is right next to Vrikes on Michigan Avenue. Correct. OK. But if they're in Vrikes drinking, then they're not able to come into our facility. What they do the evening before or afterwards when they leave is their discretion. They're adults, but when they come to our facility during the day to be there, they need to be sober when they come in. OK. Jerry? Yeah, I have the same thought, but considering the hours, you're out of there by the time the bar starts rolling. So you don't have concurrent hours. Hopefully, as you said, you have people who want to be there during the day. Yes, but clientele that we work with will be there because they want to work on improving their lives. And we are able to help with that, with the programs that we offer. I'm sure we will have some that will be their way through and realize that they don't just get to come in and sleep in a chair in the back of the room all day. They need to participate and be actively working to improve their lives with our help and guidance. Thank you. So just kind of want to build up on kind of my previous questions. How did you choose this location specifically? We have actually been searching for quite a while for a location in the downtown area. That is Walkable. A lot of our clients are at the Warming Center. They hang out downtown on 8th Street by the library, which I'm sure most of you are aware. They go to the community cafe. And this space was something that came up in conversation. And it's within that walkable distance that it's easily serviceable for our clients. And honestly, we couldn't beat the price because the landlord was amazing. Just where my mind is. I love the concept and I love what you're doing. And I think that this is a tremendously important service for the community. I am struggling just with the location being right next to two freaky on Michigan Avenue. Other businesses that are directly next door to Black Pig? Yeah. I would say there's one directly across the street that works with the people just getting out of jail. And there is a definitive break between reekies and our entrance. There's a hallway going to the residency upstairs. Yeah, it's very distinguishable. There's no like they're not going to go in reekies door thinking they're coming in ours. There is separation between the two. Is Sheboygan paid forward ink of for-profit or not-for-profit? We're a non-profit. We are a charitable non-profit right now. And we are in the process of filing for our 501C3. That should be done by the 8th. Any other questions? Motions? Move to approve subject to staff recommendation. Thank you. Motion second. Final thoughts? Are there any neighbors here to speak on this item? All right, all those in favor, stay down. Wait, wait, wait. Oh, sorry. Yep, just want to state your name. Jared Soto, North 7th Street. There's a little far off, but not too far off. You mentioned you're concerned about it being really close of reekies. To be honest, in any small Wisconsin town, including Sheboygan, it's going to be hard finding a location that's far away from any sort of tavern or bar. When I moved to Sheboygan, I was living in my car. Now I make over $31 an hour. I think this is a great idea. Talking to homeless people here, I think at nighttime, when they aren't at the shelters, the only thing that is open is the taverns. And I think that's a big problem. So I don't think the tavern is actually that big of a problem. OK, thank you. Anyone else? All those in favor of approval, please stay down. Aye. Any objection? Chair votes aye. That item is approved. Thank you. Next item, application for condition and use permit with exceptions by Kemlisch Baramata. If I'm pronouncing that correctly, I apologize to remodel the existing vacant car wash section of the building in an additional dining space at BP service station located at 905 Erie Avenue. Steve? All right, thanks, Mayor. So we're taking a look at the BP service station at 905 Erie Avenue. Presently, there is an old car wash facility on the west side of the site that hasn't been working for many years. And so the owner of the property is interested in developing a new small restaurant, calf Indian restaurant out of this space. The existing building orientation, the fuel canopy, and site lighting are pretty much staying all the same. The goal of the project is to convert the abandoned car wash into an Indian restaurant, which is approximately about 1,160 square feet. There will be some minor renovations to the exterior of the building, where you can see the old garage door that will be converted into a new commercial style restaurant door, aluminum framed door with side lights. There would be some windows, small punched windows on the east and west sides of the facility. And so there's no additions planned, but the interior would be redone to allow for dining space. That dining space would allow for approximately up to 25 people. The dining is in the front, the back of the house's kitchen, the prep area, dishwashing. Exterior of the building would be improved, like I said, removing some of the equipment on the roof. There's a lot of roof equipment that's not being used. They'd replace that entrance door, add some small windows. Let's see here. They will be relocating the dumpster, which is presently located on the west side of the cafe. So that would be moved to the rear of the facility. This restaurant will be a fast food casual dining restaurant, or most of the orders will be to go or delivery, but can seat 10 to 14. It will focus on authentic Indian dishes. In hopes of diversifying the flavors of shabuigan, costs will be kept low, training all seven food prep and serving staff. And they expect that this is a good location, and that's why they're interested in creating the cafe. Couple of things that the plan commission may want the applicant to address is just what their thoughts on are, as far as materials for the dumpster. Applicant gave some examples of signage, but no formal sign package has been formalized yet or introduced. Applicant indicates that there would be new exhaust vents and kitchen hoods. So we're looking for those to go out the top of the roof instead of on the sides. And there's quite a bit of mechanicals, like I said on the rooftop. Then we're asking for the rooftop units that are no longer and used to be removed. And those, if any, that are added any high, those mechanicals would need to be screened. May want to ask the applicant to see if they're selling alcohol as part of the restaurant. Couple of site issues. There's quite a few temporary cigarette signage on some of the pipe bollards in front of the convenience store. There's some temporary signage, cigarette signs on the windows of the store. There's some temporary signage on light poles and by the monument signs. So we're asking that all of that temporary signage is removed. There's some stone and gravel by the car wash adjacent to the residential property to the west that needs to be removed. There's some graffiti and a missing guardrail on the back of the facility that need to be addressed. And just some asked to do a little bit better landscaping at that monument sign on that visible corner of ninth and Erie where pretty much everyone coming downtown is going by. So other than that, staff was recommending approval of the proposal. And I can't answer any questions. The applicants are here. I don't know if there's any neighbors here for this one. Applicants, do I need additional comments? Actually, no. Steve's has a great job. And we're just going to hear to answer some questions for you. I'm Jeff Peterson, CR Structures, and Cam, the owners over here of the BP station. Questions from commission members? Brian? One of the questions that Steve has for the dumpster, what kind of materials are you going to use to construct that? We'll be moving the dumpster from the front of the building to the back of the building. And we'll have a new slab. And we'll be enclosed dumpster galvanized fencing. So we won't be able to see it. We'll be hidden in the back for you. So that would be that private decorative slatting of the fencing. Exactly, yes. Thank you, Mayor. Question for ingress and egress there. Coming off of that, you know, you're coming off of Erie where there's a lot of traffic into that quick, great turn. I see the parking behind the car wash. Getting back there on a night like last week, you know, where we had snow. How are you going to get people in and out of there in that tight area on the corner? If it's a drive-in through, you know, come in, drive their food and go, it's hard to get in and out of there as it is. Correct. What we're proposing is when it's not going to be a drive-through, it'll be where they actually come in and pick up, grab, and go. So at the back of the building right now, it's not going to be any parking at all. It'll just be up in the front of the parking lot over in that area. Thank you, Mayor. When I'm thinking about this area, I work downtown over and over again. I see accidents happen in that whole area on both sides of that corner, of the southwest corner, on 9th Street and on Erie Avenue. There are a lot of accidents. It has a lot to do with what's going on at that BP station. So if you're doing a grab-and-go, are you also envisioning people to use the alley that's behind the grab-and-go, I'm sorry, behind the gas station? I'm not envisioning to use that back there just to the current entrance. So we plan on using it. Steve? Yeah, there'd be nothing to prevent them from using it, and hopefully if people are dining, people will use it instead of going in the front. So I guess I can't speak on behalf of the applicant, but I can say there's a parking lot there and I would imagine it would be utilized for those who would actually sit in the restaurant. I see it being rather tight and I don't know that that whole alley idea is good because I don't think it's set up for success right now, that alley area. Yeah, I don't necessarily disagree with you, but the parking lot's there and it has access to the alley and I think we'd rather have people coming in and parking in that alley than in the front of the convenience store where you're concerned about the intersection where you're gonna have more activity and movement compared to the alley, which is coming in the central blocks of 9th and 10th Street, which may be actually better. Okay. Thank you. We'll do our due diligence and look at that closely as well for you. Yeah, I think that's the ongoing question and at that corner that's been there for years is people coming out of there are trying to go left. On West on Erie just doesn't work but you have people try that dash across the road all the time and it ends up poorly. They also shortcut from Erie Avenue across the gas station lot and shoot out on tonight's head and south. So anything you can do to mitigate that would be greatly appreciated. Definitely. Is there, are there any neighbors for this item? Are there any motions for this item? I'll make a motion to approve subject to staff recommendations. From a car wash to Indian food is a real good idea and we cannot legislate pools not to be pools. Keep an emotion second. All those in favor of approval please state aye. Aye. Any objections? Chair votes aye. That item is approved. Thank you gentlemen. Thank you. Next item for item number eight, application for conditional use permit with exceptions by Michael Thomas to operate Midwest boxing and beauty art dance university in the multi-tenant facility located at 1224 Wheaton Creek. Steve? Yeah, Michael Thomas is here and he's taken a look at operating Midwest boxing champions and beauty art and dance from it is now the Hmong Cultural Service Center which used to be the former Sunnyside Mall on South 12th Street and Wheaton Creek Road. There are several vacant tenant spaces within the complex and Mr. Thomas is working with the owner to have the boxing champions and beauty art dance studio in there. The Midwest boxing champions will be a boxing club that looks to be a place where people of all ages can exercise through the sport of boxing. No one that signs up will be required to actually box anyone. They can use exercise equipment or do shadow boxing. Many people may learn to box and never actually compete and Midwest boxing champion hopes will become a club that competes at an amateur level in time and with experienced coaches and applying to become a sanctioned gym the goal is to one day be able to spar against other sanctioned gyms. Also taking a look at the beauty art and dance university which is going to be a dance company. Obviously the main objective there is to teach a variety of dance and it gives an opportunity for youth of the city to have an outlet to do what they love and have an outlet to express themselves. And eventually it may have the possibility of expanding and teaching art through the drawing on canvas. So it appears that this is a good use for these vacant tenant spots and staff is recommending approval of the proposal. Does the applicant have any additional comments to add? Questions. I'll sit back down. Questions from commission members. I'll make a motion to approve subject to recommendations. Second. Motion second. Are there any neighbors here? All right. It's awesome seeing sunny side mall getting a little love down there. So I appreciate it. All those in favor of approval, please state aye. Aye. Any objection? Chair votes aye. That item is approved. All right. Next. General ordinance number 27223 by elder persons Mitchell amending section 15207 of the city zoning ordinances nonconforming use regulations section 15.934 zoning board of appeals. So as to streamline and expedite the process of reviewing not conforming use applications. Steve. Thanks mayor. So basically right now, the reason for the change is the nonconforming uses. You know, oftentimes you're thinking of those as grandfathered uses, whether it's a tavern in a residential zone that has been there and it's considered nonconforming legal nonconforming legal cause it's there, but nonconforming cause you wouldn't be able to construct it today present. And so anytime anyone wants to choose those or change the use of those, there's a section in the zoning ordinance that allows for an applicant to change a nonconforming use to another one, provide it a similar use. It doesn't create any more issues or issues of concern. Board of appeals tends to deal with building setbacks or additions and different variances that way. And its staffs thought that the plan commission is dealing with uses and the issues with the uses every meeting. So the thought process was the plan commission is just more familiar with that. And not only that, plan commission meets twice a month compared to the board of appeals that meets once a month. And so the thought was it's, it can be done. We thought more effectively and efficiently at the plan commission. So that's why staff was recommending approval of the ordinance amendment you have before you. All right. Questions from board members? Motions. We'll have to approve. Good idea. Second. Motion second. Final thoughts? All those in favor? State aye. Aye. Objection. Chair votes aye. That item is approved. All right. We'll take items number 10 and 11 to get there. Is 12 located on that one too? So we have one staff report that covers all of the items from 10 to 15, 16? 18. 18. All right. We'll do one staff report together and we'll go from there. Thank you. So this afternoon, the freighter team is here as well as the Ryan companies and the matter development team. So freighter is proposing to amend the comprehensive plan and the rezone map. This is a parcel of land that they will be purchasing from the Sheboygan area school district. It's a 25 acre vacant site on the northeast corner of Taylor Drive and Seaman Avenue. Freighter intends to subdivise the site into two proposed development projects. The first project being a new healthcare facility containing a neighborhood hospital, surgery center and medical clinic space. And the second development is a new senior housing development including multiple housing options for seniors. The applicant states in their application that it would benefit the Sheboygan community in many ways, including without limitation to bringing home a group of local physicians that are currently practicing out of the Sheboygan market centralizes a range of healthcare services in the community focused modern medical facility delivering patient care closer to home. Adds a new healthcare option to Sheboygan through freighter's academic based approach to medicine addresses local need for the senior housing as indicated by the city's recent adoption of the affordable housing study. And then as aging residents in the community move into the new senior housing they will vacate single families that young families can move into. The freighter team has hosted an open house as of January 18th of 2023. There was some comments with some common themes that were identified as part of that to provide the appropriate buffering between the proposed project in the adjacent residential homes. And the zoning code specifies that a buffer yard requirements will need to be incorporated into the site plan. Preserve as much of the wooded area in the wildlife habitat as possible. The significant portion of the wooded area on the site is not slated for development and will be preserved. And then during construction be thoughtful about disturbing disruption to the neighbors and accountable for the concerns and addressing them in a timely fashion. So what's happening today is there's there actually it's one parcel today they're gonna create it into three new parcels. So there's three documents related to the comprehensive plan changes to make them consistent to the new development. So there's a public parks and open space designation currently on the three parcels. Under the plan it would create three new parcels out of one parcel. Lot one would be changed from open space to multifamily residential as well as lot three which would be changed from open space to multifamily and then lot two where the clinic would be located would be changed from open space to institutional and community facilities. And then the other documents before you are related to a rezone the property. So the property today as one parcel is zoned as suburban residential five. Both lots one and three will be rezoned into urban residential 12 to accommodate the senior housing development. And then lot two on the southwest corner of the parcel will be rezoned into suburban office to allow freighter to build the neighborhood hospital. So there's a number of items identified as key initiatives in the comprehensive plan that this addresses things like infill development and redevelopments spurring economic development and creation strengthening older neighborhoods and diversifying the city's housing stock. So the surrounding zoning to the neighborhood the properties to the north and east of this are zoned suburban residential five. The properties to the west are SR five and urban residential 12. And then the properties to the south are suburban residential and suburban office particularly where the St. Nick's complex is. It's important for the planning commission to understand that if the property zoning designation has changed from suburban residential five to suburban office and urban residential 12 an applicant could apply for converting for a conditional use permit to develop these parcels. If the common council approves the rezoned the applicant needs to be aware that a conditional use needs to be submitted and reviewed by the planning commission. And then in addition the applicant is proposing to amend the comprehensive plan as I stated and the rezoned. So there is one objection. Steve identified that that letter is in your packet. I believe there's some neighbors here but the staff is recommending approval of the three comprehensive plan amendments as well as the three rezoned requests. So I know the applicant has some slides four slides they would like to review with the commission and the public so I would recommend turning the floor over to them. All right, applicants come on down. Introduce yourself. Yeah, thank you. My name is Eric Nordin. I work for a company called Ryan Companies where a real estate development and construction company. We've done about 15 projects for freighter over the years and I'm excited to deliver another nice project for them here in Sheboygan. I was, my opening remarks were really gonna be to lay out a lot of the things Chad just said. So I won't repeat a lot of that. I'll stick around for Q and A with the team. We have a couple other team members that I'd like to introduce that they'll share a little more about the project. I guess the only comments I would add are when we look at the pattern of land use around the site when we think about that Taylor Drive commercial and medical corridor, to us it does feel consistent with that use as we had from south to north on Taylor as far as the proposed healthcare facility. And then we like the idea of the senior living piece as a good transitional use from the healthcare facility to the surrounding single family uses to the north and to the east. So with that, I guess, why don't I introduce Ryan Marks from freighter? He might want to share a little bit about the proposed freighter piece and then Aaron Matter on the senior housing have a few remarks, but mostly we're happy to be here for a Q and A and answer any questions of the commission or the community. Thank you. Hello everyone. Thanks for the time today. I'm Ryan Marks, Vice President of Facility Planning and Development for freighter in the Medical College of Wisconsin. Again, appreciate all the detail to our project, but maybe just a little bit more about what we're planning to do, we're really hoping to provide a leading academic medical complex for this broken area here that is very compact but very accessible and easy to navigate in and out when you are in a typically distressed situation with your health. This type of facility can provide 85% of your healthcare needs with the neighborhood hospital. It provides eight ED beds and eight inpatient beds. So if you're coming for an urgent situation, they can diagnose you there and either release you back home or we can keep you overnight for observation and have people come and visit you in a very accessible format. The other component to this is a day surgery, ambulatory surgery where we would take care of all your outpatient surgery needs and GI procedures, which are a lot of those of course. There's a lot of ancillary services here. So all your lab work, all your pharmacy, all your imaging needs can be done in this facility. And the final component is a little bit more of your traditional medical office space that will be mostly focused on specialty care with a number of different specialties. And that will be held on the kind of larger square rectangle building that you see on the south with the North piece being the neighborhood hospital component. We of course are really excited to bring back to market a number of physicians and providers that are currently working outside of the market. So this is all just a process to get them back home and seating their patients at home here, which we're excited about. We also think this is a great location and makes sense from a rezoning perspective with the pattern of development. But of course, we really felt like we needed our senior living partner to be a part of this as well, to intertwine and work together to both buffer the neighborhood but provide a full health and wellness and a really important corner in Sheboygan. So I have to all stick around for questions of course, but Erin, if you would like to say anything about your components of the project. Scott, can you go ahead to the other slides? Good afternoon, my name is Erin Madder of Madder Development. My company is a developer, owner, and operator of Senior Housing Communities. We're proposing senior housing on the site, lots one and three. For many of the reasons that Ryan mentioned for why freighter believes that this is a good location and a good use for the site, we believe the same. We believe that there is a need for senior housing and together with our local project partner, Paul Weaver. We have a known entity in Sheboygan. We've been looking for opportunities and working with staff to find opportunities in Sheboygan for senior housing community. We're proposing a full continuum of care on the campus, independent living, assisted living, and memory care. There's an image on the screen of general perspective of what we believe the project might look like. But from a use standpoint, we believe that it is really perfectly situated for a senior housing use for many different reasons, for the purposes of the residents that will live there, and then also their families. Not just our partner in freightert, being directly next door and providing medical services to the prospective residents, but then also for their families in close proximity to retail, to shopping, and to restaurants. As Chad mentioned, this type of senior housing really serves dual purposes in the community. It offers the ability for seniors that have been in the community for a very long time, the ability to stay there. And then it also opens up those single family homes that may no longer be appropriate for those residents to live in any longer to be possible for them to open those up for new families that the housing may be more appropriate for. The one thing that I wanted to point out on the site plan is just as the site on lot three abuts single family residential, we understand that and we're trying to be very sensitive to that. And so the site plan is configured in a way that allows for the lowest density portion of the site. And what you kind of see depicted, there are ranch homes along that lot line that's our nod to an understanding of the sensitive transition between the more dense medical and larger building to the single family residential directly adjacent. Those are my comments. All right, thank you. Anyone else from the applicant team? Any neighbors here wishing to speak? All right, just wanna come on up. State your name. My name is Vince Corbel. I'm here with my wife, Michaeline. And we currently reside at 1804 North 29th Street. That's on the intersection of Salmon Avenue and 29th. The senior development will be right in back of us. Now, if you all asked me, am I in favor of this project? I'd be crazy if I told you yes. Because one of the reasons we purchased the house that we did was because what was in back of us. The wildlife that's back there and what we've enjoyed in the past, we would prefer to keep it that way. But if things are going to change, I would prefer that they change with some appreciation of what we're going to have to take a look at. I'm concerned about the changing in the zoning. Right now that whole area is zoned single family. Now, as far as freighter goes, if they wanna build their hospital where it's at, I don't care if that area is changed. But I would prefer that the area, I think it's zone three behind us. I don't see it up there. But anyway, zone three behind us. I would prefer that the rezoning of that would be held off until the council approved the final drawings as far as what was going to be built there. They just showed on their slide projections for the senior living of four story building. Well, I don't wanna look at a four story building behind me. There's duplexes that are gonna go on a cul-de-sac, but there's two buildings there that are eventually according to what I've seen here are gonna be forced right there. That's four stories high. I don't want that in back of my house. If you wanna knock it down the two stories, I'd be more than happy to take a look at it. But once you change the zoning, they can build whatever they want. And this is what I'm concerned about. That once the zoning has changed, we went through this whole thing with Prevea a couple of years ago. And we went through two years of hell with them building that building. They made a lot of promises to us. They winded and dined us and padded us on the back. And we went through pure hell. They broke every city ordinance that they could and nobody stood by the neighbors that put up with that building. And I don't wanna go through the same thing with Freidert. I first of all, I question why Freidert wants to build another hospital. We have two trauma for hospitals now that can't even take care of a cardiac patient in Sheboygan. I don't know what the trauma situation is for Freidert for this building, but all of Sheboygan only has two cardiologists, Louis Kuhlis and George Cuddycat. There's no cardiologists at Prevea and no cardiologists at St. Nicholas. So what is Freidert going to provide us over there? I can understand the senior living. We need more facilities for senior living. Duplexes to me would be perfect, but not for story buildings. So what I'm asking is if the council would hold off on rezoning that portion, lot three or division three until they do the final approval of what's gonna be built over there because they can come up here and say, well, we're only gonna build duplex homes there and end up with a five story complex because the zoning, once you change it, that zoning allows it. And that's my biggest concern of what's gonna go back there. Now, as far as I'm concerned, Freidert did a great job with communicating with the neighbors. We've had two meetings. They went over a lot of plans. They explained a lot. They asked us about all the complications that we ran into with the Prevea project. And they said that they would be more than happy to review the ordinances of the city so that they don't break them like Prevea did. Prevea was starting the project at 5.30 in the morning and nobody cared. The police didn't care. The city didn't care. And you couldn't get in touch with anything at Prevea because they told us that, well, if you have any complaints, you either submit it by an email or you submit it in writing. We don't take a complaint over the phone. And once we submitted the emails and it in writing, we never heard from anybody. And this is the things that I'm concerned about. And it's also, what are we gonna run into after the project is completed? And that's, we had a chance to talk with Prevea, I mean, with Freidert and they agreed on a lot of things. The snow removal, the nighttime lighting, when dumpsters are gonna be dumped, Prevea has their dumpsters picked up at 4.30 in the morning. And the thing is, it doesn't affect people that are approving this because you don't live around there. You're not a neighbor of what goes on over there. And this is why I hope that there's a working relationship between not only the builder, but also with the neighbors. And I hope that everybody takes that into consideration. Thank you for your time. Thank you. Just to address a few of the comments, the four story building that you're referring to is, if you can put that back up, Scott, is actually on the northwest corner of, no, go to the site plan, please. That'll work. So can you go to the other site plan? So the four story building is on lot one on the corner of Geely and Seaman. The units that are on lot three, which front you are the single story, duplex type units that will be similar to the housing stock that you currently have. What are, what's the height you're supposed to do? Does the applicant, yes, those are shown currently to be three story buildings. The way that they're configured is parking on the first floor and then two stories of residential above. We'd be flexible with whether or not those end up being in the site plan overall. So if I can address the other gentleman's comment about holding off on rezoning lot three and waiting till we get a development plan, we can't do that because the zone, they can't submit a conditional use plan for the planning commission to consider until the zoning allows for this type of work to happen. So that's why the zoning has to frankly come, the rezone has to come first before the development plan can be approved. Does the applicant have any other comments in response? Yeah, just from a process standpoint, I just wanted to reiterate what Chad is saying that the conditional use process, the data approval process is a much more detailed application and we've withheld a certain amount of design work pending the first step of the entitlement process here with the rezone. So the idea is to get the rezoning in place, then go do some more work, come to the planning staff. The burden of detail on the submittal for the conditional use is much more involved from an operational standpoint. It'll address a lot of the community concerns that have been raised. So I think we're, these are all valid questions and concerns but as we sit here today, we're just at step one of a multi-step process that needs to kind of have this linear approach to it. So we're asking for approval of the zoning, knowing that we can't do our project without the conditional use approval which would be forthcoming. Just maybe on the softer side of things, freighter takes its reputation very seriously and when we enter a new community, we really want to be a partner with that community and with the residents of that community because that's who we're trying to take care of. And so we would do it ourselves no favor by coming in here and pushing people around or not doing what we're saying, we're going to do what once we get here. We have a small medical office space on Taylor Drive currently. The only way we can bring more leading physicians here like cardiologists is to develop more space for them to come to. So step one is to get projects approved which allows us to do more recruiting. It also allows us to bring more physicians into this market that aren't here currently and we want to be a really good community partner. So I would look forward to the rezoning. Thank you. If you just want to introduce yourself, sir. My name is Steve Rasmussen. I live at 1812 North 29th Street right next to the Corbells, sandwiched between the Sokolowski's and the Corbells. So I want to echo a lot of the same comments. First and foremost, I said this the other night in my life, I was talking about this again. The folks from Freightard and Ryan have been incredible. Several of these people we spent a lot of time talking with, and they were far more respectable and listening to our concerns than anybody up until this point in time. So I really don't have any issues with them. What we're fearful of is just losing the green space. That's some of our biggest things. Like Vince had mentioned the hospital in the morning. Sometimes it's even three o'clock in the morning. Bang, bang, bang. You hear the plows going. I feel sad for him because he's retired and he gets sleep all day. For me, it's like my alarm clock goes off at three, 34 o'clock in the morning so it doesn't bother me. But when I get to retirement, I moved here 20 years ago and what drew us here was this property. I was working down in Port Washington and we were looking at properties all the way into Milwaukee and Plymouth and Sheboygan. And we settled on this property. We found it on our own. And my family, my kids just love it. My wife isn't here today. She would be speaking up as well that she had an emergency meeting at work. My kids stay in Sheboygan, they love Sheboygan. They grew up with that property, with all the wildlife and the animals and everything that you see. It's just gorgeous. This morning I woke up at 4.30 in the morning and I had deer sleeping underneath my tree in the backyard. It's really just a beautiful parcel and once that space is gone, it's gone forever. It's not gonna come back. Everybody says or people can say that it will correct itself, it will change. No, once you start putting parking lots down in Pavement Town and footings in the ground, it'll never be the same. It just never will. So, like Vince echoed, I would hope that you would turn it down. I don't wanna try to deal with all their projects, but at the end of the day, I gotta think of what's best for my wife, my family, my kids, myself. And that's what brought us here to Sheboygan. We love Sheboygan. We absolutely love it. And I don't wanna be forced with the thought that I gotta look and move or go somewhere else, but if I have to, I will. Just facts are facts. And I will tell people, get out. I got a big mouth and I'll use it, unfortunately. So that's the biggest thing my family has concerns of. They mentioned bringing people into the area. I'm a supply chain manager with a big, working for a big furniture manufacturer out of Green Bay. We have a hard time finding any people. Our suppliers are having troubles finding people. They're trying to draw people in, saying that's the big pull. I don't see that drawing people in Sheboygan, being so close to the freeway and the way people commute nowadays. I don't think that's gonna draw a lot of people in. I think it's just gonna create more traffic. I can't tell you how many times I hear the brakes squeal and tires screeching and there's cars up in the neighbors, sidewalk and yard. Somebody almost hit their house last year, just with all the extra traffic around. And I'm concerned about that. If my kids were little, I'd be looking to get out. I'd be fearful for their safety. I just really wouldn't. And that's what really drew us to this property. We felt it was safe years ago. So I guess that's a big thing I wanna say is just, we love Sheboygan. We love looking out our backyard. We have people that stop at our house and ask if they can walk in for our backyard to watch the deer and the birds and we're like, yeah. Just go back there and take a look at it. We don't care, you wanna come and sit on a chair. There's people that park along the streets, just to watch the wildlife. It's a beautiful parcel. And once we stick a shovel in the ground, once we start laying concrete and black top, it's gonna be gone, it's gonna be gone forever. There's no replacing it. So maybe I'm a little more emotional about that because I grew up in a country and I had a lot of that. You appreciate it more in the city of Sheboygan. You don't find properties like that where it's quiet. You can see animals. We just love it when the sand hill cranes come in every year. When you're in Squawkin, at first we were like, what is that? But just a beautiful, beautiful parcel and I just would hate to see it not get destroyed but used in a manner that God didn't intend it to be used for. So that's all I have. Thank you. Any other neighbors wishing to speak? Any other neighbors? Final call? All right. Questions from commission members. Planning director. I think, I don't think we have to take individual votes on all of this when we get to the point, maybe we can lump the three general ordinances together and the three ROs together. But it's up to the commission how you want to handle it. All right, thank you. Any, okay, we'll do Ryan and then Kim. Yeah, I just want to address the neighbors' questions on traffic. That's one thing it was going to bring up even if you didn't. The developer is going to have to do a traffic impact study. And if there's any traffic controls or delays that need to be done, that study I'll tell you that. It'll be a very, very detailed study. Similar that was done in your lower development was looked at. So is there gonna be an increase in traffic? Yes, but you can minimize that if you do the correct traffic controls rather than signal lights or stop signs or add any right hand turn lanes or left hand turn lanes. So they'll have to submit a very detailed report that'll be reviewed by city staff. And by yourselves if you wish. Can you come up to the mic? Yep, just so we can hear you. Will the traffic survey that they're going to do would that just be on Taylor Drive? Because since they built a new purveyor building the traffic on Salmon Avenue has tripled. And the amount of accidents on 29th in the intersection of 29th and Salmon, I have 911 on speed dial because I've had trucks in my backyard. I've had tires through my bushes and gardens. They've taken down the stop signs for the bus. They've taken down partial portions of the tree on my neighbor across the street. That's how many accidents are on that intersection. And we've tried to get a four-way stop sign at that intersection for six years and nobody listens to us. All I hear is well the Department of Transportation has to approve it. They have to come out and do a survey. They have to clock the miles per hour that the cars are driving down Salmon Avenue. And whenever they put a speed limit with that electronic calculator that tells you how fast you're going the cars will start out at that intersection and see how fast they can go by the time they hit that readouts. So and nothing has changed. We still have a two-way stop. We can't even get a sign on the bottom of the stop sign that says it's a two-way intersection. So you can do all the traffic surveys you want but it's the end results that helps us. And I think right now they're going to need some type of traffic signal on Tailor and Salmon. That's the only thing that's gonna slow traffic down around there for them to be able to get traffic in and out of this whole development. So that's the situation. Ryan, yeah? Yes, Tailor Drive will be looked at and Salmon and one of the studies I'm sure will be is if a four-way stop is warranted at this intersection of 29th and Salmon. There's numbers you look for, pedestrians, accidents, the amount of traffic, all that will be looked at. The development like this, the traffic engineering company, they can easily project what the traffic is gonna be from 8 a.m. to 9 a.m. or from noon till 1. That's what that study will do. It'll look at the intersection of Tailor and Salmon, what or if any needs to be, any facilities need to be added. It'll look at all that. I hope so, thank you. Thank you. Kim, did you got a question? Yes. Would you be able to put up the photo of the plan, the way it looks so we can see it from the south looking north? Thank you. When I see the stormwater management pond straddling the two properties in the, so two zones, does that service just your lots one, two and three? Yes. Okay, so the stormwater management pond that is in the north or the northeast corner, if you will, or the, yeah, of that block, what does that currently get filled by? That's a city stormwater pond that handles the water, the surrounding neighborhoods, all drain into that pond. All drain in. But there's new, there's DNR requirements that they, for developing this land that they need to comply with and some of those require them to have onsite storage independent of the city storage. Right, after so much, ground cover. So that lot three where the senior housing, the we'll call it two story, senior housing is, what will go on in that land that is just shown as land yet? Will that be developed as park? Yeah, it would be left as is and current kind of preserved as it sits today. Now there may be a reason to look into some of the species of the trees and such that are there in a way that might be more favorable to clean that up a little bit. But the general idea is to, to the extent we can preserve certain areas for green space and wildlife as they exist today, it's been something we've heard repeatedly from the community. So that's part of the intent there. The other thing I would add just so the commission understands, as we sit here today with the site plan, we have not gone through any of the stormwater management site engineering work, collaborative with the city staff. That happens after this first zoning approval process prior to the submittal for the conditional use. And so what you see here today is a good reflection of how much volume of stormwater retention, for example, as you see here, the shape and exact location of that pond could change a little bit. This some of the, some of the feedback we get from city staff may drive us to consider other things like what do we do with that north part of lot three, maybe there's some better use given that it's going to be left undeveloped. Some of that is wetlands. So some of that has to be preserved as wetlands but exactly where that line is drawn and how we handle some of the green space were certainly open to suggestions from both planning staff, the commission, the community and so on. It just hasn't been fully vetted yet. And then the area in the center of the medical center and hospital. Yes, it's green. Is that going to be green space? What is it going to go on in that area? It looks like it's open from above but it might not be. It actually is open above. It's intended to be a light well so that because there's some hospital beds that on the north part there that front along there and they wouldn't have a window line otherwise. So it's just a design element to allow more natural light into the facility as the floor plate gets bigger. It's harder to get natural light deeper into the plate. So it's just a design strategy in terms of what's actually in there. I don't think we know yet some kind of landscaping or hard scaping. I don't think it's meant to be activated space per se. It's more just something to look at and bring natural light into the facility. Okay, thank you. Sure. Additional questions, comments from commission members? Gentlemen. Neighbors? To kind of answer your question, the section number three where the red line is on the east side on my survey of plot for my property, there's a 20 foot easement that has to be maintained and it's a 20 foot drainage easement because the block pitches from south to north down, 20 feet has to be maintained between all the house, the lot line of the house over to the west, 20 feet has to be maintained for drainage for that water to run down that area down into the retention area. And if you'd like, I've got the survey here if you'd like to take a look at it. Okay, thank you. There are questions from commission members? So I just want to make a comment on behalf of staff. So the school district as the commission may know or not know has entertained options to develop this property. They went out in an RFP, received, I think, three or four proposals, one of them being this proposal. City staff has had the opportunity to work with the school district through this process. I think it's safe to say that the school board feels the need to sell this property versus keeping it as vacant property. And so I think when you look at what this could be and the options that are out there, this, the plan that's been laid out here with the senior housing and the freighter seem to be, from my opinion, the least restrictive, the least developed and trying to preserve some of those neighborhood and those natural fields that are in this property from what some of the other proposals were to densely plot this. We all know that we have a huge housing shortage and this could be pretty significant single family 60 by 100 foot lots and plot this all out and go with it. So I think this is a plan that, from a city staff perspective, I realize there's some concerns from the neighbors on the natural field. So I think that's something that, frankly, the school board needs to decide on, but at the same token, I think this is a plan that should have minimal impact to the surrounding neighborhoods. Thank you, Chad. Jerry. Thank you. Chad, could you walk through the process from here on out, assuming, just spitballing, if things are approved today, where does it go next? What's the timeline? And then I have a comment after. So it would refer back to the common council at their next meeting, which I think is March. Next Monday. First? Six, okay. And then it'll hold at the council meeting for 30 days so that the city clerk can send notice to the surrounding neighbors. And then I wanna say, maybe the first meeting in April, I'm throwing this out there, I don't know. The council would take this up and have a public hearing where the neighborhood would be allowed to come in again and speak. And then the council would later on in the agenda either approve or deny this application. Once these applications, once that process is done, then it's up to the freighter team to come back with the conditional use permit, site plans, elevations, all of that stuff. So that would be another public hearing at a later date before this body and then a meeting of the architecture review board. And during that process, pie in the sky, conditional use is not approved. Can the property be changed back, obviously, through the same process to the current zoning if necessary? Yes, there is a clause in the general ordinance that would allow, I believe the date was, there is a date in the ordinance that if the project does not move forward, it would revert back to December 31st of 2024. So if the project does not move forward by that date, the zoning would go back to the original zoning. Great, and I think just based on the number of years I've worked on this commission, the problem is usually it's the what's in my backyard because I've had that issue with my backyard. I've watched developments like Walmart and others right in the middle of neighborhoods and the heartburn here I think is lot three. I think we all agree. Lot one and lot two seem to be whatever the reason is they wanna build, we can't get into that, but lot one and two seem to be the properties that are least controversial. Lot three is where the heartburn lies because you've got nine homes there that have unfettered access through their backyard right now and we're talking about putting a hard line there with something. Now, what that will be, we don't know. The developers will tell you from a monetary standpoint, we really can't get into this unless we have X amount of buildable space that gives us a line of revenue. Totally understand that. The issue becomes what if any types of homes we're putting on lot three and to his point, how far away are they from our residences and how much buffering do we have? The beauty of this process is there are a lot of kicks that can, I'm not gonna say the old term, kicks at the can that we have along the way to pull the plug if we need to and so they have to come back multiple times to get those things approved and we have more control as the process moves forward. Right now, we're just looking at some, they're just putting something on the paper and saying here's what we think we might build. Two stories, one story, we don't know until we get out there, it's like when you're modeling your home, you don't know until you tear the wall out, what's there? Yes, so I think at this point, we're just kinda shooting the breeze and talking about potentially rezoning it. Here, we're just one step into the process. It's a critical step because you can't move forward unless, as you said, the rezoning is approved. However, I think the neighbors bring up some significant concerns with lot three. What's that gonna look like? Because we aren't there and nobody knows because we don't live there what goes on at four in the morning. They do, we don't. So we don't wanna be additive to that problem by putting something else in their backyard, that's a problem. But I think at this point, we're just progressing forward with the potential and then it's on freighter and the associated companies there to show that they're gonna be a responsible neighbor and move forward in a responsible way and preserve as much of that area as possible. We know eventually something will go there. I'd rather not, to be honest with you, have a hundred single family homes over there, but that might be something down the road. This impacts the red homes, I think, less intrusive than the blue. Just from my perspective, I would have more heartburn with those two blue ones than I would the red. But that's something for us to discuss that in the line. Other questions from commission members? We're looking for motions. Ryan? I'll make a motion to approve items nine through 18, I believe we're taking all of them, is that correct? Yep. For the rezoning? Because this project. 10 through 18. I'm sorry, I'm sorry, 10 through 18. Because this project does follow, Taylor Drive is a medical corridor and this just follows that exactly. So that's why I got my support for it. There's been a motion, is there a second? I will second that. Motion second, funnel deliberations. All those in favor of approving items 10 through 18, please state aye. Aye. Any objections? Chair votes aye, those items are approved. Thank you everybody. Next item is, our next meeting is March 14th. Is there a motion to adjourn? So moved. Second. Motion second, all those in favor, state aye. Aye. Any objections? We're adjourned at 513.