 It is four o'clock and I'll call the City Planning Commission to order. I'll call the roll. Mayor Sorensen is present. Alderperson Mitchell, Ryan Sazma, Jerry Jones, Marilyn Montemayor, Dave Hoffman. John Matiska is excused for folks in attendance. Please stand for the Pledge of Allegiance. Pledge of Allegiance to the plank 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. Is there a motion to approve the minutes from our previous meeting? Motion in second. Any discussion? Seeing none. All those in favor, please state aye. Anyone opposed? Chair votes aye. Minutes are approved. All right. 3.1 application for conditional use with exceptions by the Watershed Development LLC to construct and operate the Watershed Hotel at the Northwest intersection of Niagara Avenue in North 15th Street along the Sheboygan River. Steve, you're turning it off on me. Come on, there you go. Thanks, Mayor. All right. We have Paul Weaver, David Gass and Nick Carnahan here representing the applicants for the Watershed Hotel. This is property that the plan commission had previously looked at as far as the river's edge condominiums. Recently, the plan commission and the council had reviewed this matter as far as a rezone request, and that rezone was to go from urban residential to urban commercial. The applicants had tried the river's edge condos and didn't have as much success as they were hoping for, so they took a step back and decided to take a look at the north end of the property and propose to the plan commission conditional use permit for the new Watershed Hotel. So this will take place. You can kind of see on the site plan, the hotel on the north side, you can see the river's edge condos that have been built on the south side, and then also the parking lot for the Watershed Hotel on the east side parallel to 15th Street. This would be a 25 hotel room with small event space, Boutique Hotel, and the value is approximately $3.6 million. The property is presently vacant. It's when the applicants came in for the rezone, they brought in a certified survey map to create the parcel, and it's lot two, and this is a one-acre site. So this would be a two-story 9,600 square foot hotel consisting of 25 guest rooms and an outdoor pavilion. Height of the hotel would be approximately 27 feet. There would be approximately six full-time employees. There would be a new circular access. Maybe we could go back to the site plan. There would be a new circular access off of 15th Street. There would be 27 parking spaces provided along 15th Street, and there would be cross-access easements recorded between the hotel and the condominiums, allowing each of the properties to share access to 15th Street and to Wisconsin Avenue. A dumpster enclosure will be constructed at the southwest corner of the hotel and the parking lot, and new landscaping, signage, lighting, sidewalks, stormwater facilities are to be constructed as part of this. Again, there would be a couple of easements between the two properties that would allow for shared access and storm drainage. Apkin also shows a proposed drop-off at the north. Right at the curve, the Apkin showing a proposed drop-off lane on North 15th Street, which would potentially allow access to the kitchen at the northeast corner of the building. Apkins indicate that this on-street drop-off lane is to allow catering companies and other vendors to have temporary loading and unloading access to the kitchen, keeping the drop-off clear for hotel guests and preventing backups on 15th, and the Apkin will be required to work with the engineering department to obtain all the required approvals regarding such a proposed drop-off in terms of design specifications, if there's any encroachments, what have you. So there has been discussion between the Apkin and engineering with regards to that and planning staff. Apkins constructing along the Sheboygan River, so they're responsible for meeting all the city of Sheboygan floodplain requirements. There are several exceptions that are being requested, and several of these exceptions are being requested to allow the hotel construction to be built within a certain amount of footage to the property lines. This allows the proposed building to accommodate the bend in the river and position to optimally on the site for adequate soil bearing capacity. So there's to have a 9.6 foot side yard setback to the south property line, to have a 14.2 and 15.3 rear yard setback along the river, and then there is the paving setback of zero feet, which is allowed with that shared driveway access. Apkin is requesting a variance from the locational and buffer yard requirements, and the plan commission may want to ask the following questions. What is the plan for parking when there's larger events in the area or at the hotel? Will there be a bar in the hotel and kitchen? Does the Apkin have all the shared access and stormwater agreements between the hotel and the river's edge condos? What are the Apkins' intentions for the green spaces between the hotels and the condos parking lot? We talked about some buffer yard aspecting, some landscaping, and is the Apkin proposing a dumpster enclosure for the water's edge condos. Other than that, staff was recommending of the proposed conditional use and exceptions with the conditions you have. The applicants are here, and I can answer any questions as well. Thanks, team. Gentlemen, any additional feedback you'd like to add? Questions from commissioners? Motions from commissioners? Make a motion to approve subject to staff recommendations. Second. Motion second. Further discussion? Seeing none. All those in favor, please state aye. Aye. Anyone oppose? Chair votes aye. Thanks, gentlemen. Appreciate it. 3.2 application for conditional use permit with exceptions by fifth generation's property, LLC, to get struck a new building. Improvements on 4464 Gateway Drive on parcel sole number 52281479063, located at Barron's Parkway in the Sheboygan Business Park. Steve? All right. Steve Schmidt, Ryan Schmidt, and Dan Knack are here for representing both fifth generation and NEMAC. What we're taking a look at today is fifth generation property owns the property at 4464 Gateway Drive and leases that property to NEMAC at this time for warehousing purposes. The applicant is going to be proposing some new building improvements and parking at this site now. NEMAC has recently been awarded a contract with Tesla and NEMAC's current production facilities do not have room for the new client's production equipment. NEMAC has chosen this existing under utilized warehouse facility to meet the new production need. The warehouse site has enough room for the new production line and space for their increased demand for semi-trailer storage area. The site will continue to be used as a warehouse facility but will now additionally have new parking lot for added production landscape screened outdoor storage as well as manufacturing and production area. The only change to the exterior of the building is a new overhead door on the south end of the east face of the existing loading dock area. The new outdoor storage parking area will be a 47 stall semi-trailer parking lot west of the existing building. The parking lot entrance will be from Weeding Creek Road and will connect to the existing warehouse north loading dock area. This parking lot will be screened from Weeding Creek by two five foot tall landscape berms on each side of the parking lot entrance. There would be 15 six foot tall Arba Vitas along the southwest side of the parking lot to provide some additional screening. There is a drive aisle that would be connecting the parking lot and the existing north dock which would require updating parcel boundaries and a relocation of an existing drainage easement. The entire site will be graded such that the stormwater runoff will be directed into that stormwater easement. The renovation to the building is predominantly interior. The interior work will include a new quality control room restrooms and office expansion. New HVAC units are proposed along the south and southeast corners of the building. The ground elevation at these areas are lower than Weeding Creek and the visibility from their own should be minimum. NEMAC states the following about their business and what the new Tesla contract means. NEMAC is a leading provider of innovative light weighting solutions for global automotive industries specializing in the development and manufacturing of aluminum components for powertrain and body structure applications. NEMAC Wisconsin is planning to expand their production operations into their current warehouse at 4464 Gateway. The main project will be the first electric vehicle product in Wisconsin Gateway facility and requires new investment of over $33 million for the site in terms of CNC equipment, casting upgrades, building upgrades, quality equipment. Timing is much accelerated compared to their normal projects with the first production parts being shipped by quarter four of 2021 and full production capacity planned for quarter one of 2022. And the project is scheduled to last a minimum through 2027. The production equipment is brand new and state of the art and is designed with the expectation that it'll be reutilized once the project ends or is extended. Having the new equipment on site should lead to additional shaboy getting project wins in the future. Once this project has ended to support the new project they will be adding 43 full-time hourly employees with an average compensation of $78,000 a year including benefits and 10 salary employees with an average compensation of approximately $115,000 a year. The new production lines will be running three shifts, three shifts a day, five days a week, and they will be contracting with many local companies for equipment parts services through the new program. Would you mind going to the next slide, Chad? Yeah, that one's good. The applicant is proposing to construct a driveway that will connect the existing warehouse to their new parking lot so you can kind of see on the drawing that you have before you presently there are three parcels, one at the northeast corner, one at the northwest corner, and then the actual warehouse facility. In order to do the driveway the applicant is proposing to combine those three lots into two lots so you can see the existing configuration on the left-hand side of the page and the proposed configuration on the east side of the page. So those three lots will be converted into two lots and that parking lot and the driveway are all proposed to be encompassed on that 4464, the warehouse site. So this is somewhat similar to what we had just done with Torgenall, except with Torgenall they were crossing property lines. This one after the reconfiguration the driveway will remain all on the warehouse piece and the applicants want that from the standpoint of convenience of having that north dock and being able to put those trailers instead of having to go back onto the street so it's much more convenient and efficient for them to propose it as configured. The applicant will work with the city and the engineering department on the required easement and the specifications at the driveway will be required to meet in order to ensure the stormwater easement continues to appropriately function. City staff has no issues with the driveway connection as long as the parcels are reconfigured as proposed. The required easement document is completed as long as the driveway is constructed properly and doesn't impact the stormwater facility. Such a stormwater easement documentation does require city council approval and building permits for the parking lot and driveway won't be issued until such time as lots have been reconfigured as proposed stormwater has been approved by the council and the specifications have been approved by the engineering department. There are a couple of large topsoil piles on the properties. It's staff's understanding that these topsoil properties will be uh uh topsoil um piles will be used to grade the parking lot and used to construct the berms to screen the parking lot from Weeding Creek and will be removed from the site. Staff's understanding that the DNR has been working with the landowner on issues regarding the wetlands and the topsoil piles and the applicant is responsible for meeting those DNR requirements. Um there is quite a bit of uh outdoor storage on the site and I'm assuming uh they may have more as a result of the new production line and use of the warehouse facility. There's some very tall racking that will likely be moved due to the driveway that will be constructed. A plan commission should have the applicant explain the outdoor storage uses and how they intend on screening this. Um what does screened out storage mean? Where will it be located? How much are we talking about? How tall are the outdoor how tall will the out storage be? Uh what exactly is the area to be enclosed with? Um other issues that could be addressed are what are the outstanding issues with the DNR and what exactly is being done with the topsoil piles? Um there is one uh or two variances. One is to have oh the minimum I oh actually that one is not required as long as they do the reconfiguration. I wasn't aware of that at the time but so the first one with the zero foot setback is not something that we'll have to deal with but the second one is dealing with just with requesting from the landscaping requirements. So staff was recommending approval of the uh proposal subject to the conditions and I can answer any questions and the applicants are here. Gentlemen any other additional comments you'd like to add or yeah sure. Yeah Steve Schmidt from Joe Schmidt Construction Company uh he's by nephew Ryan all right and Dan Nak um regarding the landscaping we've actually improved it we actually are putting two inch diameter by 13 foot high maple trees to kind of get a height versus a six foot high herbivitis to to be able to screen that um. Is that what you guys got already along? Is that what you have already along? No those are coming out those are ones that we had spayed from the other site and stuff like that and then the other thing is just with the two part or the three parcels that we're making into two and trying to get rid of the topsoil pile that you see down in more of a ravine area that will be transplanted over to the north side of the other the gateway property that L shape did did Brian send you that drawing on that I thought he did I'm not sure on that one Steve but I can I can I've got it on my computer that I could forward it to you to so is that is that that's the one that you should these grades over here if you go to the upper um yeah left hand you know left of the building there what we had talked about why a couple years ago when we came in of how we were going to try to organize this and get this ready for potentially another hundred thousand square foot building onto the gateway property we wanted to screen that so actually we're going to be creating a berm there out I thought Brian had sent that to you he wasn't able to attend the meeting here something came up but I'll forward that to you you you saw it okay yeah you saw it and you didn't see a problem because then we're just working over the details with that so any other question you had uh maybe Dan can explain that a little bit storage so the product is going to be cast at our gateway facility and product is going to be shipped over to the warehouse sent to be machined assembled tested and a lot of the product moving back and forth is going to be that advantage for the suppliers so the back west parking lot is more trailer semi-trailer storage back there more so than damage but there'll be damage inside those trucks right so I think they're asking about the racks those cages that are against the north wall of the current building and then are at the far west end of the parking lot where the drive is going through yeah so that's just kind of like all the all the racking along there well what we wanted to do is pick an area on the back side in a couple areas to put some of the racking again a lot of the racking is coming from our gateway plant and we're clearing out areas to move it back into the gateway plant parking lot area versus having it stored here because it gets it gets loaded over at the plant over there and then it comes over right yeah so part of the the we ran into right up the mountain room at the gateway plant once we got this program we could barely fit it into the plant which made more issues with packaging um containers racking and stuff like that so now that space has opened up at the gateway plant where we can store a lot more product versus having all the words right so it'll improve on it we want to improve on all that racking to a lot of it is customer-owned and over the last three months here we've been working on disposing of a lot of the racks and there's a lot of that gateway plant so there's a whole project on reducing that but the big racks like that will be for this program it'll be more plastic tonnage a lot of the new containers are all stacked so that don't have any big racks and they're stacked full trays okay so for future programs yeah may i say one more yeah um anything you could do on that gateway frontage at the other plant to just that little section that you turn into that's right on the gateway drive would be appreciated as well at the end of gateway by the long call uh closer closer um when you're going from business drive and coming up and going east west along the fence line yeah yeah exactly just in that little area in the front in the front i could always talk to you later but anything you guys can do to get that in the back would be appreciated that's correct right southeast corner yeah we have a courtyard back there sounds good which the building sounds good yeah right yeah i just wanted to commission know that we did review the burrowing that steve and steve and steve were talking about so dpw did at one of our meetings we did do we did review that but i have a question steve what is this time for construction to start and finish really fast yesterday insight work to start block walls are going up we've got to cut some floors floors with sandblad it's got we got to get done in september here so it's we got to move here quickly so we set up a temporary location to bring in some of the equipment so that um a lot of it can be started in september already so we're setting up a situation um so that we can continue with the progress of building and then move the phase of a lot of it to the middle of september to the end of the september equipment is coming coming in so we got to get floors prepped walls up electrical in and stuff like that so we wanted to be pretty much a world class over there right it's all epoxy the floors we're going to be putting in you know a lot of the insight to make it aesthetically look good we want pestles going to be coming here we want future business from them nice we want the outside we want everything to to look top notch so um whatever we need to do there but it's emits a goal to really make it one of the best showcases for a machine right and that every household part for what we're getting new businesses and stuff so by that's fine it's already started how we want to play it I want to call we want it to love you it sounds good and we had put on when we put the south addition onto that building we added additional parking in front yeah we took care of that in anticipation of of that and that's where we also screened along that yep south elevation there and how that drops down yeah that's where we have our that looks good on that south side yeah so it's it's going to look nicer with with the improvement source and what is your current headcount at all the facilities in Cheboy and roughly what do you what's an estimate so they're a good employer that we've been doing business from from ever and uh now the next generation is doing it so so it's it's creating some great jobs air conditioned space for this operation good working conditions so we're helping them bringing interns housing them at the founders club and things like that he's been doing this for 32 years for jail french slash max nice thanks okay answer steve just a question on the um the staff recommendations the one you're removing all right let's see i'm sorry it was uh just one was with the variance for the um parking lot and at that time i thought that the driveway was doing exactly what uh torgenal was going from one to the other but after finding out a little bit more and seeing the reconfiguration that is all going to be on the driveway so it wasn't a condition it was a variance and that one's not required so you don't have to amend anything okay great then i'll make a motion to approve subject to the other recommendation second motion and second any discussion awesome project gentlemen keep up the good work all those in favor all right anyone opposed chair votes aye that's approved thank you all right 3.3 application for site plan for sun peak to install a new aligned energy ground mounted solar field on parcel 59281479030 in the city shabu shabu business park steve all right thanks mayor tim pap is here from sun peak and what we're taking a look at is um this is a parcel in the north west corner of the business park um actually it is directly kind of to the west of the larger nemac facility on gateway so we got a picture that kind of shows where that is one a little bit of a higher footprint to see where it's at and the next one down gives you a little bit better of a site where you can see the warehouse building to the west and then you can see the you know the shabu again s for our storm drainage pond in there so anyways what we're taking a look at is sun peak is proposing a solar farm this will be the first one in the city the uh a lion energy plans to install a mount one megawatt solar field on this least from the city of shabu again there would be approximately 3042 ground mounted solar panels the modules are standard 72 cell approximately 3.2 feet wide by 6.7 feet tall they are mounted on a steel table structure with driven pile foundation at 20 degree tilt they're fixed in a portrait orientation stacked three high the front end of the module table is approximately 2.5 feet tall off the ground and the back edge is about 10 feet and the fixed array has no moving hearts to create any noise no building plans are planned for this project project will include transformers and outdoor rated electrical cabinets no lining poles are planned for the uh project perimeter fencing is standard galvanized chain like six foot high to discourage entry into the field existing vegetation would remain upon completion of the system and maintenance will be on an ads needed basis um drive will be located on the north side of the existing stormwater retention pond and no parking spaces are planned maintenance activities will be during daylight working hours but not very often that people are actually there uh visiting um plan commission may want to have that applicants just address the timing of construction any future construction what that construction entails um any other types of permitting required other than what we're doing um other than that staff was recommending approval of the project subject to the conditions you have before you the applicants here and I can address any questions as well did you have any additional comments you'd like to add so uh like Steve mentioned the tim path from sun peak so seeking your approval to install this solar array uh I did have one clarification on the fence it will be seven foot not six foot okay I apologize for that okay discrepancy there and that's not a big deal okay uh I just want to make sure that wasn't an issue and then um other than that I think you covered it very well so are you happy to answer any questions you might have Chad so I just want to mention to the commission that the city worked on a lease agreement with aliant energy prior so this has been a this is a piece of property that has been a challenge to build particularly because it's got the stormwater detention pond and doesn't really have any street frontage and when aliant energy came to us looking for locations to support a customer supported uh solar firm this site made sense so the city has a lease agreement that we will get um a lease payment of 25 000 each year for the next 25 years while this solar array is on that property so um it's equivalent to what we would get on the city portion of the taxes and it made sense for us to um get a solar firm and and be able to you know move into the renewable energy piece in the community so the council has previously approved an agreement a lease agreement with aliant energy right yeah I was just curious like a facility like this what like for residential homes how many homes would something like this be supported for something I'm just curious and I never asked that question during our during our development meetings let's see my house has about a 12 kilowatt system on it and this is one megawatt so it's maybe a hundred homes okay all right well I'm just curious thank you yeah sure Dave yeah I'm just curious um how much variance is there between say a cloudy day and a and a sunny day is there a big variance in the amount of power produced yes very much so clouds can really affect the output um it's we measure it in what's called a radiance so what direct sunlight is generally around a thousand watts per square foot and then if you get clouds over there it can drop anywhere down to in the tens so this just kind of adds into the grid at this point um you know gives you just one more piece of uh of production right exactly yep it's supplemental to their existing facilities and Alliance has a strong initiative to go renewable by a certain date and uh this is part of that program we're partnering with them thank you additional questions any motions motion and second further comments awesome project excited having the business park thank you thank you very much all those in favor anyone opposed chair votes aye that's approved all right I think items 3.3 through or 3.4 through 3.7 are the same project correct so we'll we'll package and approve those we'll take those all as one oh thank you um so items 14 21 22 15 of 21 22 54 21 22 and 55 21 22 my older person's pearl amending the city's future land use map but the city should bring in the comprehensive plan to change the land use classification for property located at south 14th street between Illinois avenue indiana avenue personal number five nine two eight one five zero six three five zero from class central mixed use to class multifamily residential classification so we'll do that one first then we'll do the other three so sounds good yeah as as the mayor indicated um all of these next items are all related to the pieces that you see on the screen uh before you um on the north end you can see that at the intersection of Illinois and 14th that that was oh I'm I'm sorry there's uh Tyler Sharon and I'm sorry what's other gentlemen's name Lucas are from commonwealth properties who are looking at purchasing the property and to potentially develop uh apartments on this site so what we're taking a look at is at that northeast corner um of Illinois and north 14th street was the former sit go gas station that has been recently demo demolished so it's no longer there and so that property and then the property directly to the east of that one are zoned what's referred to as urban commercial and then the bottom to the long rectangular piece and then the triangular piece um on the east side of the site are zoned urban industrial um in order to propose an apartment complex on the site the properties have to be rezoned from the urban commercial and the urban industrial to urban residential so that's why we're here today and then we're taking a look at the rezone in addition to that um the the properties also when when you're rezoning the properties have to be consistent with the comprehensive plan and so we're also changing the land use designations of some of the properties from uh central mixed use to multifamily residential and from neighborhood preservation preservation to multifamily residential um anytime you're making a rezone the rezoning has to be consistent with the comprehensive plan and changing those designations to that multifamily residential uh the urban residential zoning would be consistent with that uh comprehensive plan designation so that's why there's the need for the two changes commonwealth is requesting the rezone of the aforementioned parcels to urban residential to accommodate the development of 48 units of workforce housing given the site's location we believe it's uh presents a great opportunity for a new infill development as one of the main entrances to the downtown corridor development will provide real revitalization to an area that complements the surrounding single family homes and they believe that their architects have captured the vision through various design elements pitched roof staggered columns first floor town style so right now we're strictly looking at the land use designation so they would have to come back similarly to what we did with watershed where they rezoned it and then came for the conditional use today um city has uh made a superb effort in its continued residential redevelopment efforts and the project will continue to address the need for more desirable workforce housing units and we believe that rezone to urban residential will achieve the highest and best use for this site and complement the surrounding residential neighborhood in addition you know like i was saying uh the the uh change to the mixed use family residential will be consistent with the urban residential zoning so staff was recommending approval of all of the uh uh proposals that you have before before you that make those changes so i can answer any questions and the applicants are here as well gentlemen do you have any additional comments or questions you'd like to ask us uh as steve mentioned i'm tyler sharing with commonwealth and this is lucas petrie with emanate design our architecture firm um we believe this is a great proposal for the site it's a 12 million dollar investment to the city um for a parcel right now just not being utilized to its fullest potential we believe um and for that reason we're preparing to request a rezone jed so we um this project came before staff uh back last year and there wasn't enough time to get it through a rezone process this will be uh one of i would say the first projects that will move forward under the city's new affordable housing market study so we identified this site and reached back out to commonwealth and said let's see if we can try to get something going on this property so um this will be a tax credit low-income tax credit funded project they will submit hopefully they'll submit at the end of december and get awarded hopefully credits next year that this can move forward very similar to what we did with the badger state lofts and bring some more affordable housing to the community christians from commissioners i'll just kind of echo and kind of build on what chad said too you know obviously you guys are in the housing um you know business and understand our needs and um shaboy is in need of many more affordable housing units so thanks for investing and taking a look at us um we have a great planning department too so feel free during the process reach out reach out to my office any questions comments concerns you have you know they're your guys we're here so we appreciate that all right so we'll start with item 3.4 first uh to approve um the the change in the classification um in the comprehensive plan is there a motion make a motion to approve second motion by ryan second by maryland any further comments seeing none all those in favor please state aye anyone opposed chair votes aye that's approved steve did you have anything yet for this one no um everything uh i i pretty much did the uh presentation on behalf of all of those awesome so i think uh if anyone has any questions i'd be more than happy to ask what staff was recommending approval of all the proposed changes all right 3.5 this is a motion to change the classification from neighborhood preservation to multi-family residential motion by dave second by jerry further comments seeing none all those in favor anyone opposed chair votes aye that's approved 3.6 changing from class urban residential or class urban commercial to class urban residential motions second motion by jerry second by maryland further comments seeing none all those in favor please state aye anyone opposed chair votes aye that's approved final one 3.7 changing from class urban industrial to class urban residential by jerry second by maryland further comments looks good thank you thank you all those in favor aye anyone opposed chair votes aye that's approved thank you gentlemen thank you guys very much okay next meeting august 24th through motion to adjourn motion second all those in favor of adjourning please state aye anyone opposed chair votes aye we're adjourned at 438 thanks everybody thank you