 I'd like to call the April 13th meeting of the City Planning Commission to order Would the clerk please call the roll mayor van der steen here older person boring Ryan sasma Jerry Jones, I Think he's excused Marilyn Montemire David Hoffman Don's feet on we have a quorum. Thank you very much Next please stand and join me in the pledge of allegiance of the United States of America and to the Republic for which it stands Nation With liberty and justice for all first next. We'll introduce the Committee members and staff Jim. Would you start the plan Commission? various building inspection Mike van der steen mayor and chairman Chad Pellichick planning director Steve Sokolowski from the planning department Marilyn Montemay are a citizen member Department of Public Works Well welcome everyone Does anybody have any potential conflicts of interest with items on the agenda? Seeing none, then we'll go on to the minutes Asking for a motion to approve the Planning Commission minutes from March 23rd Thank you for that motion in support. Is there any discussion on those minutes? Seeing none all those in favor, please signify by saying aye. Aye Opposed Motion passes Then we'll move on to items for discussion and possible action item 3.1 is an application for conditional use and sign permit with Exceptions by the Sheboygan area school district to install new signage at North High School located at 2926 North 10th Street Steve all right. Thanks, mayor We have Joe Volmer from the school district here as well as Dan Stengel the athletic director from North High So what we're taking a look at tonight is some signage proposed for North High School at 2926 North 10th Street you can see on the TV and the screens in terms of the the signage that's proposed One of the goals that North is trying to do is build to get a tie in a building together that opened in 1961 with a consistent branding carried through the Curricular and co-curricular areas of their campus There's been countless additions built on to the school throughout the years and different signage and branding and logos are found throughout their campus So one of the things that North is looking at doing is doing some rebranding throughout the school in addition to the sign To to have a similar golden raider Branding to it when visitors come to the school for major events North is looking to identify something that's easily recognizable as a landmark so that they can Direct them to the commons by the large raider mural on school Avenue So it'll be very recognizable to those both visitors as well as Potential new students and alumni to understand where they would like them to enter the school In summary we want their students and community to feel a sense of school spirit and pride when they come to the school We want younger students to choose north high school and look forward to becoming golden raiders We want their alumni to be proud of the school They've graduated from and a sense of ownership and pride is one of the most powerful tools They have at the school and with consistent branding throughout the campus. We can get closer to accomplishing these ideals That sign on the front displays a large raider logo that states home of the golden raiders There are a couple of variances involved in this matter to install 596 square foot window sign and to have more wall signage than what is permitted Again in addition to the signage on the exterior of the window There are other Attachments showing how the same brand is being utilized throughout the interior of the schools and staff was not was recommending approval of The sign subject to the conditions you have before you and the applicants are here Thank you very much Steve with the applicant. I can make any other comments You step up to the podium Dan single athletic director at North and just wanted to add last night We had a football game at North and again with Our high school opening in 1961 in various additions We have people coming to all different doors all different parts of the school last night even at the football game We got the visitors coming in the home gate and things so we're really just trying to Whether it's a high school event a youth event whatever we're hosting at North say come to the raider head This is you know where you drop off whether it be a football game a basketball game For graduation and things like that so we're really trying to tie together the building and have this distinctive spot to direct people To to come to our events. Thank you. Very good. Thank you commissioners any discussion or questions? See none. I'd entertain a motion Thank you for that motion and support that's before us one last call for any discussion Seeing none with the clerk, please call the roll mayor van der steen. Hi elder person born Ryan sasma Marilyn Montemire David Hoffman Don's feet on all eyes motion passes. Good luck with your project. It looks great Item 3.2 is an application for a conditional use and sign permit with exceptions by American orthodontics to install new signage at 3524 Washington Avenue Steve. Do you have a report on this? Yeah? I'm not sure if there's anyone from American orthodontics on the telephone We are representing American orthodontics. This is Mike tarrell Okay, Steve you want to proceed with your Thanks for attending guys. Yes, mayor. Thank you. Um, what we're taking a look at is American orthodontics is in proposing to install new signage at their property located at 35 24 Washington Avenue American orthodontics which has operated in the city since its inception in 1968 is seeking permission to utilize Their existing assets to recruit employees through signage in their parking lot Their proposed signs will be printed on a vinyl substrate and will hang from their existing parking light poles There are currently 16 light poles in the parking lot and each one of the light posts will host two banners each being Approximately 12.5 square feet So it's about total of 400 square feet of signage with 32 signs located throughout the Parking lot and the style of the sign and color scheme will be consistent with their branding The banners initially would be used to encourage people to apply for employment at American orthodontics And will be replaced as the result of normal wear and tear or to change a message in the event as they achieve their hiring goals There's no set schedule to rotate the messaging out But our alternate banners will very likely be brand oriented and will be displayed throughout the year Going forward the light pole banners will be changed periodically to display their brand And I'm sure the applicants can speak to a little bit more about what they're trying to accomplish with the signage There are a couple of variances involved To install 16 sets of 12.5 square foot banners, so 32 temporary banners 32 temporary banners totally in 40 400 square feet and To install temporary banners for more than 30 days and staff did not was not objecting to the proposal And was recommending approval and I can answer any questions and the applicants are online Thank you very much Steve. How would the applicants from American orthodontics like to add anything to that presentation? No, Steve did a great job Great commissioners any discussion all the person born Thank You mayor. I would make a motion to approve subject to staff recommendations Okay under discussion Marilyn. Did you have anything? Yes? Thank you I was wondering if the Illustrations of the banners will will be used when you do the banners. That's the entertainment and joy of teeth. I love it Yeah, so the graphic here what looking at our representative of what will be put up on our light pole Very good. Thank you. Any other discussion? Okay. We have a motion on the floor Please call the roll mayor van der steen. Hi older person born Ryan sasma. Hi, Marilyn Montemire. Hi David Hoffman Don's feet on all eyes motion passes Good luck with your project. I hope you can get those Applicants you need. Thank you guys. Yep. Bye. Bye Thank you Okay, next we'll move on to item three point three which is an application for a conditional use With exception by Lewis Holbrook to construct New second floor apartment at 635 Riverfront Drive Steve Thanks, mayor Lewis Holbrook is here and he is the owner of the Riverfront shanty located at 635 Riverfront Drive and this and the first floor of this shanty We presently have a TLC casuals which has been located there for more than 25 years a women's clothing store The second floor space is vacant and has been occupied for some time and this space was previously used for storage The Holbrooks are looking to improve this space to provide occupancy as a one-bedroom loft style apartment and the improvements would not result in any Modification of the exterior of the building the most significant part of the improvements would be the installation of a kitchen and soundproofing of the Floor and the space as constructed would be about 2,400 square feet the improvement would provide a unique loft style residential unit in this attractive downtown Riverfront location It's staffs understanding that's that this space has been vacant for a little while and Staff and the plant commission have been encouraging downtown living and the proposed conversion provides additional housing opportunities in this downtown Riverfront location Mr. Holbrook will be taken advantage of a city program that helps fund under Ulysses second floor space into a new new housing opportunities in downtown Sheboygan and Abby Block is here from the planning department who helps work on that program So she's been working with Lewis as well The applicant will need to work with the building inspection department regarding the conversion of the second floor space into Apartments in occupancy would only be granted at such time the permits and codes have been met So I can answer any questions the applicants here and there is a neighbor here for this one as well Thank you very much. Mr. Holbrook. Would you like to add anything to that discussion? Just basically that we've owned this property for a while when it was first built our intention was to have a Second floor residential unit on it. It just never kind of made financial sense to us now the city of Sheboygan is offering a Grant program that caters Directly towards what we've got so at the end of the day it makes sense now and it's something That we've just used for storage and has been sitting there So why not have it where we can have a place where people can live and enjoy the riverfront downtown? I'll be happy to answer any questions you have and I'm looking for your approval today Could you describe the amount of money you're going to be investing in the second floor remodel total about 80,000 Okay, that's at the end of the day Very good Attorney Ross did you have some comments you wanted to make? Please come up to the podium Yes, thank you as the owner of unit C which is the upper floor of 641 Riverfront Drive so we are Actually, we're more a direct neighbor than the first first floor of our building in any case as Originally intended All the units down there there were no residences that were ever planned when these buildings were built and We're concerned that the Changing it to residential now even even the upper When the intent when the buildings were built was to be office or read office upstairs retail downstairs I'm fairly certain our building would never have been approved if we had intended it to use it as residential and we are concerned already that the That the neighborhood so to speak has changed its character from what the intent was and that is retail and offices and Basically as a neighbor You're always concerned about potential property values, and I don't I don't see that this is a kind of contribution to the neighborhood Thank you very much for those comments That's your whole book. Would you like to speak? Okay? Any other questions or discussion amongst the commissioners? entertain a motion I'll make a motion to approve subject to staff recommendations and I'll second it Okay, we have a motion on the floor Is there any other discussion? Chad could you talk a little bit about the different things that were brought up and as far as the city goals in this area? Well, I don't know what the I don't know that I know the goals prior But I can tell you that the the redevelopment authority and the city has long tried to get Residences on the second floor if there if residences need to be there So we have a lot of discussion about that on south pier We've got a couple examples on south pier where we've got people living on the second floor and have commercial on the first floor so You know I people are interested in wanting to live in the downtown I think what we have going for us in the value here is the fact that it's a one unit 2400 square foot a Rental unit that you know is probably gonna have you know one or maybe two people in it So I you know I don't know there's there's plenty of parking down there I you know I think having you know more live work play and those types of options down there make sense So I I don't know that city development staff is is against this I think you know We've been we've developed a program to help incentivize people to take these under Utilized spaces and build them out into additional housing opportunities, and we all know we'll find out in a little bit We all know that we need a lot of more housing in this community, and you know, this is one way of getting there Thank you for those comments Steve. Yeah, I think I think miss mr. Roth Probably has some fair comments in terms of some of the original development I think that there has been some living units The shanning next to the harbor winds at one point in time had a number of residential units on the third floor I think those have been since converted into offices But I think the main goal as as mr. Roth was saying it is to have retail and that retails to be on the first floor So that it's open 24-7 and just like on the south pier We allow for offices and residential because they're more service-oriented And being five eight to five during the week and having more of that activity on the weekends of Retail restaurant and things like that on the first floor. So I think this is definitely something that Mr. Holbrook has indicated he spent in $80,000 as far as into a Reinvestment so from a property value standpoint, I would think this would only enhance things down there So staff is definitely recommending approval of this and would look for and would do the same if others are interested Thank You Steve Ryan Yeah, and I think I think Chad hit right in the head. This is one unit. We're talking about it's not it's not a bunch of units And like Steve mentioned you want this kind of activity down in this area So having having some residential this area makes sense Dave Hoffman You got to come to the podium Yes, we have and we have had a few businesses in there The unfortunate thing is is it's because it's on a second floor and there's no elevator to get up there Really most businesses aren't interested in being in that space So it's really not set up to have people coming in and out of it because it is on a second floor And that's really the been the issue as far as a residential unit. It's not an issue you know I Would like to add that I am just as concerned about the neighborhood as anyone else We happen to own the lower level of the building that Attorney Roth is in so we care just as much as we have just as much interest in keeping this nice as anybody Thank you. Thank you any other discussion See no discussion Please call the roll mayor van der steen. I hold a person board Ryan sasma Marilyn Montoya Dave Hoffman I dance feet on all eyes Motion passes Thank you for looking at this project Next we'll move on to item 3.4, which is resolution number 193 of 2021 by all the person born receiving The city of Sheboygan's affordable housing market study Prepared by MSA professional services incorporated and encouraging staff to take action to implement the findings strategies and recommendations of the study I'll turn it over to our planner Chad Pellecek for an introduction to this Program and study. Thank you Chad Just a minute. I'm trying to get a PowerPoint up. There we go. There we go So sorry elderman born you're gonna see this again, but for the planning Commission The this is we commissioned a study back in starting in October of last year with hiring of MSA Consultants to look at the affordable housing needs of this community We there was a presentation done with the consultant at the council meeting a week ago And there'll be a public presentation tomorrow at 5 p.m I'm go to a meeting that if any of you are interested in Logging into that. Let me know and I'll get you the contact or you can get it off the city's website But what we're doing is kind of running through these the findings of this study So we know that all of us have been involved with a number of housing developments from market rate to single-family To affordable, but we've heard over and over and over again out of community surveys the need for additional Affordable housing units, so we wanted to understand a little bit more about what is that market? What are those requirements and what you know? What do we need to do and how many units do we need to develop so these this presentation that I'm gonna run through quickly is Was put together by MSA, but looking at the background of the community What you'll see in the graph on the left is that our population is projected to decrease continually kind of up a little bit in 2020 and 2025 and then back down in 2020 2040 the other interesting thing with the graph on the right is that we're gonna see a substantial increase in 65 to 84 years old and 85 and older so our population is going to be growing older as we move into the 2040 time frame When we look at median and per capita income So shabuigan the city of shabuigan compared to the surrounding areas is relatively lower Our median household income is the lowest in the county at $48,313 as well as the per capita income is is low at 24,000 compared to surrounding communities And a couple comments many residents face income limitations lower wages and the study area Compared to other areas. However, we do they do protect an employment growth And we've seen that from a number of manufacturers across the county So they're still looking at a 4% increase in this region and then the weighted average salary for most in-demand Occupations is around 50,000 So when we look at the building permits that were Issued that's been issued for the last five years You can see that we have seen A rise in duplexes and that's primarily related to the way the number of units were developed Kingsbury Development that recently opened those were developed as duplexes. It was a way of getting around some Requirements in the building code, but you can see from this chart that the Single-family housing on the top has been relatively slow and we're hoping that's going to pick up with this new subdivision that we've all been Involved with on the south side But you can see, you know, we've aggressively on the bottom have built a number of multifamily apartments and In 2019 had a number of starts with multifamily condos, so we've slowly Are increasing that although 56% of our homes in Chabuigan are single family and detached And built prior to 1980 so we've got an older housing stock Which isn't all bad because it also provides some affordable housing opportunities But the development of new single-family homes has remained relatively low while the multifamily units have significantly increased So when we look at the rental market findings, I'm not going to get into a ton of detail But if you look at the rental unit mismatch chart on the top, what you'll see is that between 51 and 80 percent of the Areas meeting income. There's a deficit of units in the in the market as well as over 80% AMI there's another deficit in what it doesn't mean we need 3,000 units But it shows that we definitely have the need for additional units in the rental housing market when you look at 39% of the housing stock in the city is rental units and 50% of those rental units are considered affordable So we have a good mix already of affordable housing 33% of the renter households in Chabuigan are cost burden and that's based on Information pulled out of the US Department of Housing and Urban Development and that shows that rental unit consumption chart on the right When you look at the amount of people that fall within the different Areas of the income and then higher income households have been renting down in the market So I think that's a key finding and that the people that can afford more Don't necessarily have housing available at the higher rates. So they're going into the more affordable units So what that means is if we develop some additional higher end Housing we could move people out of these and make them more make them available for lower income people When we look at the rental unit vacancy a typical average finding for Vacancy rates is about five percent and if you look at the city of Chabuigan's were at three point three percent So there's definitely You know, that's another indicator of the need for additional housing units and that the other interesting thing about this is that Subsidy will be needed to offset the construction costs So the consultant has come up with the fact that it's about $1,300 a unit to build new housing And if we're going to if our goal is to try to develop housing that has a rent more Affordable in the four to five to six hundred range that means that almost eight hundred dollars of that Development is going to have to be subsidized with some type of Incentive so whether it's tiff incentive or some kind of federal incentive There's you got to try to make up that Delta And that's I think the challenge before us is how does one do that? So the consultant looked at the multifamily development example and basically came up with this kind of chart to run through What the value and the cost would be and you can see on the bottom the break even annual rent is about 15,590 dollars and the breaky the monthly rent is about 1,300 so based on the current construction costs and adding everything into it You know $1,300 is what it's costing to build these units So you know if you want rents less than that then you're gonna have to figure out how to fill that gap in the performer And I think that's the challenge before us When we look at the ownership market Property ownership primarily in single-family homes if you look at the mismatch chart again You can see that there's a roughly 6,000 difference in units So there's definitely an impact a need for additional single-family. We're all aware of that and In Sheboygan the median household house value is about a hundred and nine thousand seven hundred Which is substantially less than a lot of other areas most current owners can comfortably afford their housing is what they found in Surveys and and stakeholder interviews and that there is a supply of affordable to lower income households though most of those are Owned by multi moderate to higher income households. So again in the ownership market is the same thing We're seen in the rental market is that people are living in lower priced homes because frankly That's what's available to them So if there was an opportunity for some additional higher priced homes The the hope would be that those people would be willing to pay more and opening up opportunities in the more affordable units So this is just some data from the single-family home sales pulled by the MLS and Basically, what you can see is that there has Sale prices are very aggressive in this market and we all hear that every day How properties are on the market for a few days people are paying more than their worth more than they're listing them for so Single-family homes is definitely Good across the market So just looking at some of the demand Docket numbers that the consultant has put together so the consultant believes that based on their Vacancy rate and the occupancy rate and the other factors that the market can support another 400 and one to one thousand twenty three Apartment units or 40 to 102 per year by 2030 and you can see that They've kind of broken it further down into a hundred and eighty four to four hundred and seventy one and nine hundred and eighteen dollars a month 112 to 287 at that roughly thousand to fourteen hundred a month and then a hundred and four to two sixty six At the greater than twelve hundred and eighty four a month When we look at the owner occupied units 325 to 715 total by 2030 with about 33 to 72 per year So that's going to be very aggressive for us the new subdivision going in on the south side is a hundred and thirty four lots I think so It'll take care of some of that need but not a lot and as we all know We don't have a ton of land available for subdivision development So we're gonna have to look at annexing additional lands, you know from the towns to try to meet that need and Then under the the peace that's really missing. I think is we don't the the is the 55 and older Housing so we've got a lot of older people living in Affordable or market rate housing and I've run into those people where they've sold their house And they've just decided to move into these apartments because they don't want to have to shovel in those types of things If we could develop if we had some developers that would develop some 55 and older homes that would be Housing that would be dedicated to that population that would help alleviate some of the usage in the other units And you can see from this they're projecting around a thousand five subsidized and 284 market rate and independent living and then senior assisted living Roughly 200 units by 2030 So really what we're focusing in on is what's the missing middle housing? So you have the detached single family housing you have the mid-rise and the higher end, but it's really this kind of workforce Affordable housing that falls within the middle so condo ownership senior housing and three plus bedroom rentals are Really what's the units that are needed and that the infill development? Is probably the way that a lot of this is going to happen because frankly we don't have a lot of expansion opportunities So the recommendations that came out of the study Are kind of laid out here, but I think you know a few of them They're recommending the establishment of a housing committee to kind of oversee these efforts Continuing to grow our neighborhood associations marketing city-owned properties Developing master plans creating a tenant resource center Looking at some of our regulations reducing setbacks and different things to continue Building on the current housing continuing the code enforcement program and then looking at some partnerships with Partners to kind of move some of these home ownership opportunities forward Funding so you know that's always a big thing, you know We we get criticized when we put tiff into projects But you know frankly the cost of the project and the rents just don't match in this market So you have to look at tiff, but there is some opportunity for other funds We established a new neighborhood revitalization funds so expanding the use of that For affordable housing and then looking at development of a workforce housing fund similar to a Dane County does where employers actually fund Stuff so it goes into a fund and and employers provide some of the money and then promoting the use of low-income tax credit programs and other Programs so in a nutshell, that's it On average we need roughly 2,500 to 3,000 more units from what we are at today and We have work ahead of us to find locations to do that and to make the numbers work But there's there's definitely a need for affordable housing But I think there's opportunities to do so and you know and frankly when you look at the 900 to 1,300 a lot of the units that have been built Kind of fall within those affordable housing units That was you know one of the things that was surprising to me is that the consultant feel you know felt that based on 30 Standards are a 30% of your income should go to housing You know when you look at what people can afford in this market with higher paying Jobs and things that there is the opportunity for all different Size housing, you know rents and and home ownership from you know lower income all the way up to high income, so I don't think you know, it's just going to be an affordable product. I think we have opportunity for all the products Thank you for that presentation Chad. Does anybody have any questions? Dave Obviously the study was completed before the explosion in Construction costs do you feel that that's really going to have a big impact on funding this going into the future? Yes, definitely. I think you know We're already hearing it from developers that we're working with over the fact that The the cost is through the roof so they're you know, they're now even talking how steel construction is cheaper than wood Construction, so I think they're going to have to look at all aspects of it. But yes, I think it's going to drive additional Basically cost burden between the project to raising the prices So rental rates are going to have to go up, right? I would believe some of that Yes, some of it will and if it's if it's intended to be a lower, you know income They're gonna have to figure out ways to you know kind of fund that we had a meeting with our Legislators yesterday, and I brought up that you know, they're all talking about affordable housing But here's some real numbers even at $1,300 a unit if your goal is to try to you know Give it for seven six seven hundred dollars a unit. You've got a gap of six hundred dollars So we're per unit. Where is that coming from the city can't afford to do that all ourselves? So we're gonna need some federal subsidies or state subsidies to help with that Can't do it with a breath right Yes, Jim go ahead We do action we need to recommend to the council to adopt the study and allow staff to start implementing it I'll make that motion second. Thank you for that motion Chad Could you contrast the occupancy with the previous study that was done what three years ago? sure There you go Can I contrast it to the study that the EDC did yes? The EDC study that they did back in 2014 said that we could support 300 units a year for the next five years so we The numbers are very comparable to where you know, they're looking at 400 units on the low end for the next what 10 years so Or nine years, so it's very comparable You know, we've built about 800 so 800 plus units with Oscar So I think you know, it's it's realistic to say that we could probably get another 400 to a thousand units given that we've got about a thousand units from 2015 to 2021 So it's very comparable to what the original projections were and I think back in that study There was a 1% vacancy rate. That is correct. So at least we've we've gone we've gone up to percent What about some of the communities that you see allowing a second home on a larger lot and Allowing additional development. Do we see that at all in the community? We talked about that. They they proposed this Accessory dwelling unit where you'd have a second home on a lot. The problem is our lot sizes are so constricted now You know, we don't have the luxuries of large lots are things Jim our lots are you know, 60 by 150 on average in the central city So putting another property on the lot is you know, is very difficult. So I Don't know that that's the solution Okay, thank you very much any other discussion you want to call the roll Sure, mayor van mayor van der steen. Hi Maryland Montemayor Ryan sasma Don's feet on Dave Huffman. Hi all eyes Motion passes. Thanks for that presentation and we'll look forward to your implementation plan Our next meeting is planned for April 27th, and I just want to say it's been a pleasure to work with all of you It's been a great time seeing so many things and development happening in our community over the last eight years And you play an important role in making that happen in the approval process So I wanted to say thank you to everyone Steve you had something. Yeah, I wanted to say something as well obviously, it's the mayor's last meeting and you know chat just went through the housing study and As part of the mayor's tenure and and the board a lot of the plan commission members We've seen a tremendous amount of the multifamily housing that's been done There was discussion on the subdivisions and single-family neighborhoods One of the things that also got done was the annexation with Kohler That's leak going to lead and us to other opportunities for lands and farm fields that could provide for some of that single-family housing We are likely to get a championship Kohler golf course in the city The Memorial Mall has been you know redeveloped into a thriving mire and the corridors really improving We've done things in terms of the South Point Enterprise campus and of Guaranteed industrial development for 10 to 20 years with that The mayor has also been involved in a number of things in terms of the bike Pedestrian movements as far as the Taylor Drive improvements the shoreline 400 possibly extending that further south City green is happening where we see you know Hopefully we'll be out and get some more music and things like that downtown So we've had some things happen downtown the mayor participated in the Sheboygan River cleanup and was leading the By national Great Lakes and St. Lord's cities initiative protecting the Great Lakes and cities along both Canada and the United States so There's been just a number of things that happened during your time And I think I speak on behalf of the plan Commission when we say thank you for your service to our community With that I'd entertain a motion to adjourn so move Thank you for that motion in support all those in favor of adjournment signify by saying aye. Aye. We stand adjourned. Thank you for your