Plan Commission Agenda & Packet (PDF)

City of Plymouth Plan Commission Members: Please notify us if you are unable to attend the meeting. Chairman; Mayor Don Pohlman Members: Ron Nicolaus (Vice Chairman) Angie Matzdorf Jane Meyer Jeremy Schellin John Wyatt Justin Schmitz The City of Plymouth Plan Commission will have a meeting on Thursday, September 3, 2026 at 6:00 PM in Room 305, City Hall, 128 Smith St, Plymouth, Wisconsin. The agenda will be as follows: 1.) Call to Order & Roll Call 2.) Approval of Minutes from July 9, 2026 3.) Extraterritorial Certified Survey Map Recommendation; N6123 Willow Road (Parcel numbers 59026385560 and 59026385680) – located on Willow Road and County Road O in the Town of Sheboygan Falls. Kohlman (enclosure) 4.) Site Plan Seeking Approval; 1908 Eastern Ave, Michael and Luanne Harvey, for the construction of a 10x12 storage shed in the B-3 Highway Business District. Harvey (enclosure) 5.) Site Plan Seeking Approval; Parcel number 59271827944, encompassing ~5.88 acres of land, located on the east side of N. Pleasant View Road in the City of Plymouth, for the construction of six duplex homes in the R-3 Two-Family Residential District. Calvey (enclosure) 6.) Condo Plat Seeking Approval; Parcel number 59271827944, Commonwealth Real Estate Investments, LLC for the approval of a condo plat as outlined in PMC 14-1-22 through the preliminary plat process for the Pleasant View Condominiums. Calvey (enclosure) 7.) Concept Plan Seeking Feedback; 625 Sunset Drive, Schroeder and Holt Architects, regarding a concept plan for a potential Planned Unit Development (PUD) to be known as the Armory Annex. Jasen (enclosure) 8.) Communication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) 9.) Adjournment Page 1 of 73 It is possible that members of and possibly a quorum of members of other governmental bodies of the municipality may be in attendance at the above stated meeting to gather information. No action will be taken by any governmental body at the above stated meeting other than the governmental body specifically referred to above in this notice. Please note that, upon reasonable notice, efforts will be made to accommodate the needs of disabled individuals through appropriate aids and services. For additional information or to request this service, contact the City of Plymouth, located at Plymouth City Hall at 128 Smith Street, Plymouth, WI or call 920-893-1271. Page 2 of 73 City of Plymouth Plan Commission UNOFFICIAL MINUTES Mayor Pohlman called the meeting to order at 6:00 PM on July 9, 2026. The following members were present: Jeremy Schmitz, Ron Nicolaus, John Wyatt, Angie Matzdorf, and Jane Meyer. Also present: City Administrator/Utilities Manager Tim Blakeslee, Assistant City Administrator/Community Development Director Jack Johnston, Director of Public Works/City Engineer Cathy Austin 1.) Call to Order & Roll Call: Mayor Pohlman called the meeting to order at 6:00 pm. The meeting began with a roll call of the Plan Commission. 2.) Approval of Minutes from June 4, 2026 Motion was made by Nicolaus/Wyatt to approve the minutes. Upon the call of the roll, all voted aye. Motion carried. 3.) Recommendation of Extraterritorial Certified Survey Map; W6554 and W6560 County Road Z (Parcel numbers 59016217651 and 59016217652) – located in the Town of Plymouth; for a 2-lot certified survey map. Honeyager (enclosure) Robert Honeyager has submitted a certified survey map (CSM) for extraterritorial review and approval by the City of Plymouth due to the property being within the 1.5 mile extraterritorial review area of the City of Plymouth. The property itself is located within the Town of Plymouth and received Town approval in June of 2026. Robert Honeyager and Cathy Austin were present for the meeting explaining that the CSM shifted land from one property owner to the other and is part of a property sale. No new lots were being created by this CSM. Motion was made by Wyatt/Schmitz to recommend approval of the extraterritorial certified survey map as presented. Upon call of the roll, all voted aye. Motion carried. 4.) Site Plan Seeking Approval; parcel 59271829216, regarding proposed site plan improvements and construction of five multi-family buildings totaling 60 dwelling units in total in the R-4 Multi-Family Residential Zoning District. Treml (enclosure) As part of the Heritage Grove subdivision project, Neumann Developments partnered with PRE/3 out of Brookfield to undertake a separate multi-family project on the site totaling 60 units across five buildings. The concept was initially provided to the Plan Commission in September 2025 as part of the overall Neumann single-family concept plan and has remain unchanged since then. PRE/3 came before the Plan Commission in December of 2025 with a rezoning request and concept plan for the site that was eventually approved. Now, PRE/3 has submitted a formal site plan review application to be considered by the Plan Commission. The site plan shows the same layout as shown during early concept discussion dating back to late last year. Pending City approval, PRE/3 is hoping to begin this project by years end. Bob Murray from PRE/3 was present for the meeting. He gave a history on PRE/3 and summarized their proposal to the Plan Commission. In short, their project includes only 2 bedroom units. Across their other communities, they have less year-over-year turnover than industry standard, meaning tenants are staying in their units for longer periods of Page 3 of 73 time. The proposal before the Plan Commission this evening includes five buildings, with 12 two-bedroom apartments in each building. Each unit has a private entrance and garage space dedicated as well. A central office would be located on the west side of the property, along with a fenced in dog run. Mr. Murray also commented that they have partnered with Neumann on other projects in southeast Wisconsin and are confident this end project will be one that meshes with Plymouth and the surrounding area. Assistant City Administrator Johnston provided a brief staff report noting the following: • Engineer comments from Kapur are included in the packet and should be addressed • Plymouth Fire Departments comments on access road width • Ground signage – code only allows one ground sign in the R-4 district Johnston clarified staff was comfortable with the site plan as presented, and requested the Plan Commission consider approving the site plan contingent on these items being addressed and approved at the staff level. Motion was made by Schmitz/Nicolaus to approve the site plan for improvements and construction of five multi-family buildings totaling 60 dwelling units in the total in the R-4 Multi-Family Residential Zoning district, contingent on all corrections being made as outlined in the staff report. Upon call of the roll, all voted aye. Motion carried. 5.) Public Hearing: regarding the proposed creation of Tax Incremental District No. 11, the proposed boundaries of the District, and the proposed Project Plan for the District. Mayor Pohlman opened the public hearing. Kayla Thorpe and Paul Boening from Ehlers were present for the meeting via Teams. City Administrator Blakeslee and Assistant City Administrator Johnston introduced the TID 11 map, and Kayla Thorpe presented.The City is proposing the creation of TID #11, designated as an Industrial TID. The proposed district consists parcels located in the eastern partion of Plymouth with a focus on Sartori Cheese and other vacant city parcels. TID #11 is intended to support the new Sartori manufacturing addition, focused on the extension of a WPS gas main, with a mix of public improvements including a future water main and road relocation, facilities study, wastewater treatment plant infrastructure upgrades, legal and engineering services, financing costs, and administrative expenses. City Administrator Blakeslee noted that the cost of the $400,000 gas main has been recently reduced per Sartori. As such, allocation of the increment generated from the Sartori project will be reallocated to other projects and will be solidified prior to eventual Common Council adoption. There were no other comments from the public. As such, Mayor Pohlman closed the public hearing. 6.) Consideration and possible action; on a “Resolution Establishing the Boundaries of and Approving the Project Plan for Tax Incremental District No. 11.” This item continues from item #5. Motion was made by Wyatt/Schmitz to approve the Resolution Establishing the Boundaries of and Approving he Project Plan for Tax Incremental District No. 11. Upon call of the roll, all voted aye. Motion carried. Page 4 of 73 7.) Communication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) Johnston reported that both Heritage Grove and Scholar’s Ridge have began earth work. Downtown, Scentimental Fragrance Boutique has opened up. Premier Financial Credit Union has also opened their doors on the City’s east side near Walmart. 8.) Adjournment Motion by Nicolaus/Schmitz to adjourn the meeting at 6:34 PM. Upon call of the roll, all voted aye. Motion carried. Meeting adjourned. Page 5 of 73 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 Telephone: (920) 893-3745 Facsimile: (920) 893-0183 Web Site: plymouthgov.com DATE: August 17, 2026 TO: Plan Commission FROM: Sofia Russi-Amador, Administrative Intern RE: N6123 Willow Road (Parcel numbers 59026385560 and 59026385680) – located on Willow Road and County Road O in the Town of Sheboygan Falls. Kohlman (enclosure) Background: Chad and Joy Kohlman have submitted a certified survey map (CSM) for extraterritorial review and approval from the City of Plymouth due to the property being within 1.5 miles of the extraterritorial review area of the City of Plymouth. The property itself is located within the Town of Sheboygan Falls and received Town Plan Commission approval on August 6, 2026. It is anticipated the Town Board will approve the CSM at their meeting September 1 (after the drafting of this staff report). Current Configuration vs. Changes: The Kohlman’s currently have their home on N6123 Willow Road in the Town of Sheboygan Falls. They are looking to split and rezone 10.701 acres from A -1 (Exclusive Agricultural Use District) to A-2 (Agricultural Land District) for a single-family residence under the Town of Sheboygan Falls zoning ordinance. The CSM rearrange the existing lots into two new lots. The new parcel, shown at “outlot 2” on the CSM, is approximately ~11.818 acres in size. Lot 1 on the CSM contains the existing home and outbuilding and is ~40.735 acres in size. Outlot 2 would eventually be built with a new home. Sheboygan County Approval: Sheboygan County has provided the applicants with conditional approval of the CSM. Before building a home on “outlot 2” of the CSM, soil testing to determine if the land is suitable for a private onsite wastewater treatment system will be required, and inspection of any existing septic systems. City Approval Process: The City’s Common Council would ultimately be the body to give approval of the CSM from the City of Plymouth. However, the Plan Commission must first furnish a recommendation to the Council. Staff Recommendation: Staff recommends the Plan Commission recommend approval the extraterritorial CSM for the property as presented. Final approval of the CSM is scheduled to be held at the Common Council meeting at a later date. Page 6 of 73 Copies Mailed/Emailed To: I. Chad and Joy Kohlman: cgkohlman1977@gmail.com Attachments: I. Certified Survey Map II. Sheboygan County Conditional Approval Letter Page 7 of 73 Page 8 of 73 Page 9 of 73 Page 10 of 73 Sheboygan County Planning & Conservation Department Administration Building 508 New York Avenue Sheboygan, WI 53081-4126 P: (920) 459-3060 P: (920) 459-1370 E: plancon@sheboygancounty.com Director, Aaron C. Brault June 23, 2026 CHAD G KOHLMAN JOY N KOHLMAN N6123 WILLOW RD SHEBOYGAN FALLS WI 53085-2243 RE: Certified Survey Map, Kohlman property, Section 18, Town of Sheboygan Falls Dear Mr. & Mrs. Kohlman, Sheboygan County's Planning & Conservation Department (Department) serves as an "approving authority" in the land division process within unincorporated areas of Sheboygan County. On June 5, 2026, a certified survey map (CSM) of the above -named property was submitted to this Department for preliminary review for compliance with the Sheboygan County Subdivision Ordinance (Ordinance). Once a CSM is submitted to our Department we have 30 days to review and approve, approve conditionally, or deny the land division. Please be advised that approval or conditional approval from the County does not imply approval by the town government in which the parcel is located. Please work closely with the town to ensure compliance with all local ordinances that apply to the proposed land division. The Department cannot approve a land division without the necessary town approvals and signatures. Additionally, the Department has certain requirements that need to be met before the CSM is officially signed and approved. These requirements are listed below. Prior to County approval, the Department must receive: 1. An updated original version of the certified survey map with all required signatures. Minor changes to the current CSM are needed by your surveyor. He was made aware of these changes on June 23, 2026. 2. Pursuant to Section 71.18(2)(a) of the Ordinance, any existing septic system(s) located on a newly-created lot must be inspected by licensed master plumber, master plumber-restricted service, certified POWTS inspector, registered POWTS maintainer, or licensed pumping service, within 12 months of the submittal of the CSM to ensure the components of the septic system are considered code compliant. The inspection results or maintenance report must be filed electronically by your service provider. Department records indicate the dwelling on Lot 1 was last maintained on 09/17/2024. We would appreciate it if you or your service provider would contact our office via phone or email once the maintenance report has been filed online to continue the final approval process. 3. A check for $275 made payable to the “Sheboygan County Treasurer” to cover the review fee. At this time , I am Conditionally Approving the map. Once the above requirements are met please schedule a time with our office so we can sign off on the CSM. If you have any further questions, please feel free to contact me at 920-459-3060. Page 11 of 73 Sincerely, Tyler Betry Deputy Director / County Conservationist Page 12 of 73 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 Telephone: (920) 893-3745 Facsimile: (920) 893-0183 Web Site: plymouthgov.com DATE: August 20, 2026 TO: Plan Commission FROM: Sofia Russi-Amador, Administrative Intern RE: Site Plan Seeking Approval; 1908 Eastern Ave, Michael and Luanne Harvey, for the construction of a 10x12 storage shed. Harvey (enclosure) ZONING CONSISTENCY MATRIX Required Provided Zoning B-3 B-3 (no change) Maximum Lot Coverage of All Buildings 50% Minimum Lot Width at Building Line None 120’ Minimum Front Yard Setback 50 feet n/a Minimum Side Yard Setback Principal Building Accessory Building 20 feet 10 feet n/a Minimum Rear Yard Setback 40 feet n/a Maximum Height Any Structures Principal: 35’ Accessory: 25’ TBD Background: Michael and Luanne Harvey have submitted an application to construct a 10x12 storage shed on the western area of 1908 Eastern Ave. The property consists of two multi-family homes, a garage, and another small 10x10 shed. The Plan Commission does not typically review additions or new constructions for residential properties, but as the property’s base zoning is B -3 highway business district (housing is a permitted use), a site plan review is required by City code. Shoreland Zoning/Wetlands/Floodplain: The property is not within City shoreland zoning mor an identified or suspected wetland. FEMA flood plain mapping also indicates the property is outside an identified floodplain. Public Works/Plymouth Fire Department Review: Both the Public Works D irector Austin and Chief Klug reviewed the proposal and have no concerns. Page 13 of 73 Plan Commission Consideration(s): Sec. 15-1-3(g) of the City Code indicates that the Plan Commission must review and approve any construction, reconstruction, expansion or conversion, except for one and two family residences in residentially zoned districts* before the issuance of a building permit from the building inspector: *As this property has business zoning, a site plan review is still required. • Site plan approval. All applications for building permits for any construction, reconstruction, expansion or conversion, except for one and two family residences in residentially zoned districts shall require site plan approval by the plan commission. When considering acting on a site plan application, the Plan Commission should consider the following: a. The appropriateness of the site plan and buildings in relation to the physical character of the site and the usage of adjoining land areas. b. The layout of the site with regard to entrances and exits to public streets; the arrangement and improvement of interior roadways; the location, adequacy and improvement of areas for parking and for loading and unloading; and shall, in this connection, sat isfy itself that the traffic pattern generated by the proposed construction or use shall be developed in a manner consistent with the safety of residents and the community, and the applicant shall so design the construction or use as to minimize any traffic hazard created thereby. c. The adequacy of the proposed water supply, drainage facilities and sanitation and waste disposal. d. The landscape and appearance of the completed site. The plan commission may require that those portions of all front, rear and side yards not used for off-street parking shall be attractively planted with trees, shrubs, plants or grass lawns, and that the site be effectively screened so as not to impair the value of adjacent properties nor impair the intent of purposes of this section. Staff Recommendation: Staff recommends the Plan Commission approve the detached shed for the1908 Eastern Ave property. Copies Mailed/Emailed To: I. Michael Harvey: propanemike63@gmail.com Attachments: I. GIS Map II. Building Plan Materials Page 14 of 73 Attachment I Proposed Shed Location Page 15 of 73 Page 16 of 73 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 Telephone: (920) 893-1271 Facsimile: (920) 893-0183 Web Site: plymouthgov.com DATE: August 27, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: Site Plan Seeking Approval; Parcel number 59271827944, encompassing ~5.88 acres of land, located on the east side of N. Pleasant View Road in the City of Plymouth, for the construction of six duplex homes in the R-3 Two-Family Residential District. Calvey (enclosure) Condo Plat Seeking Approval; Parcel number 59271827944, Commonwealth Real Estate Investments, LLC for the approval of a condo plat as outlined in PMC 14-1-22 through the preliminary plat process for the Pleasant View Condominiums. Calvey (enclosure) Background: In December of 2025, the Plan Commission reviewed a concept plan for a six building, 12- unit owner-occupied condominium plan along the east side of Pleasant View Road next to the existing Pleasant View Townhomes development. Following positive feedback from the Plan Commission at that meeting, the applicants came before the Plan Commission in March 2026 to rezone the property out of PUD and into R -3 Two Family Residential as well as amend the comprehensive land use designation from commercial to residential for that property. Both the rezone and comprehensive plan amendment were approved by the Common Council on March 31, 2026. Now, the applicants have prepared a full site plan and condominium plat for the property. These applications, if approved, will allow the applicant to divide the land so the condos can be bought and sold, as well as allow them to seek local building permits to construct the project. Zoning/Comprehensive Plan: As noted above, the property was rezoned into R-3 Two Family Residential and into a residential land use designation on the City’s Existing and Future Land Use Map on the Comprehensive Plan. This was approved in March 2026. This zoning classification and land use designation allow the applicant to come forward with a formal site plan review application as the base zoning and land use designation for the proposed project are harmonious with the submitted plan. Site Design/Access: The applicant has not strayed from the original six -building 12-unit condominium plan for the project. The condos will be built on the southern end of the existing driveway that serves the townhomes development to the north and connects to Pleasant View Road. The existing stormwater pond on site is sized to serve both the existing townhomes development and the proposed condominium development. More detail on the pond can be found in the applicant’s stormwater report and was reviewed by the City’s consulting engineers at Kapur (more detail below). Page 17 of 73 A s the existing driveway is private, the City is not requiring sidewalks leading up to the development. There is existing sidewalk on the eastern side of Pleasant View Road in place already. The development does show private driveways for each unit as well as a short walkway to the front door for pedestrian access. D uplex Amenities/Design: The development features six side- by-side ranch style duplex building (12 living units in total). The two units vary slightly in size and amenities. The left unit is larger, featuring three bedrooms and two fall bathrooms, one of which is accompanying the master bedroom. The right unit is slightly smaller, with two bedrooms and two full bathrooms. Both units feature a “great room” with a kitchen, dining area, and living room, as well as a first floor laundry room. Both units will also feature an unfinished basement with rough plumbing in for another potential bathroom. R esidential Parking: Code requires at least two parking stalls per unit in both R-3. The proposed building plan shows the left unit having a two- car garage and the right unit having a one car garage, in addition to driveway parking. As such, the proposed design is code compliant to parking requirements. Landscapi ng Plan: The applicant has provided a landscaping plan include in their submittal. Code requires the applicant to provide a landscaping plan that includes the following: • Tr ee removal plan that shows exact trees (listing species) that are proposed to be removed with the development. • Location and provide landscaping schedule of all plantings, including grass, shrubs, and trees. • Parking lot landscaping shall be equal to at least ten percent of the surface drives and parking area. The appl icant’s submitted landscaping plan satisfies the above referenced requirements for developments of this nature. The plans include detailed species to be planted including evergreen and deciduous trees/shrubs that will enhance the area aesthetically. The setback of the development from Pleasant View Road provides general coverage for both the future property owners as well as pedestrians along Pleasant View. The plan also includes landscaping in the “front yards” of the condos facing the existing Townhomes development to also provide screening and shade to the future property owners. C ondominium Plat Process: City Code section 14-1-22 dictates that the preliminary plat approval is the only stage of approval required for a condominium development. As such, only Plan Commission review is required for this application to be approved by the City. The s ubmitted plat shows the 12 residential units described above, their driveways, and walks. Five easements are shown for various utilities, as well as a pedestrian easement located east of the stream that meanders through the property. Kapur has provided review of the submitted plat and has requested minor revisions/clarifications from the applicant. Staff is comfortable with the Plan Commission approving the plat contingent on these revisions/clarifications being made. Fi re Department Review: Plymouth Fire Chief Jim Klug has reviewed the site plan and is comfortable with the plan. He noted that fire hydrant spacing meets minimum distance requirements. The existing 20’ wide access road is also code compliant. Page 18 of 73 Department of Public Works Review: Director of Public Works/City Engineer Cathy Austin noted that a 20’ wide easement for a public watermain should be included in the plat and associated engineering documents. This is also included in the review from Kapur noted below. Consulting Engineer Review: Kapur has provided a review of the site plan, engineering, and condo plat. Their comment letter is included in the packet as an attachment. In general, the comments are minor in nature and staff is comfortable with the Plan Commission recommending approval of both the site plan and t he plat contingent on Kapur ’s comments being addressed. More detail on the sto rmwater management report and wetlands is provided below. Wetlands/Stormwater Management: When the phase 1 townhome development was built about t hirteen years ago, a stormwater management pond was installed on the north side of the parcel where these new two- family condos are being proposed. The pond was designed to accommodate both phase 1 (already built) and the formerly proposed phase 2 (an additional 24 rental units across two buildings). As such, the existing stormwater pond should be able to serve the new proposal. However, the applicant was required to verify this as part of their site plan review application. The applicant has provided updated Stormwater Management Report to the City that the existing stormwater pond is functioning as designed and can accommodate both the current development and this proposal. The conclusion of this report notes “the proposed development will meet the post-construction stormwater requirements for the City of Plymouth and Wisconsin DNR that were set forth from the original Pleasant Condominium Development stormwater management report. The proposed stormwater management system improves the discharge points of the site. Additionally, both the storm water quantity and quality are controlled at a greater rate than required per the local codes/ordinance, and State Statute.” City code section 13-1-173(d)(3.)(q) of City code requires that any submitted s ite plan indicate the location of any floodplain, wetland, and shoreland boundary. The applicant’s materials show existing wetlands through the WDNR surface water data viewer. To that end, part of Kapur ’s review is requiring. These are approximations. Whenever new work is proposed near wetlands, a delineation is completed to determine the actual limits. Kapur would only require this when wetlands are shown to be present on-site and near the work area. Staff Recommendation: Staff recommends the Plan Commission approve the following items, contingent on review comments from Kapur being addressed and satisfied: o Site Plan Review o Condo Plat Copies Mailed/Emailed To: I. Kacey Calvey: k.calvey@maidenbsc.com II. Brent Schmacher: brent@schmacher-construction.com III. Kevin Parish: kparish@parishse.com IV. Logan Ketelhut: lketehut@parishse.com Attachments: I. Applicant Materials II. Kapur Review Letter Page 19 of 73 Action Date Status Plan Commission Meeting; Concept Plan 12/4/2025 Rec. Proceed Public Notice for Rezone; mailer to property owners within 100’ 2/12/2026 Mailed Public Notice to Town of Plymouth 2/12/2026 Mailed Public Notice for Comp. Plan to newspaper 2/27/2026 Published Plan Commission Meeting; Rezone and Comp Plan Recommendation 3/5/2026 Rec. Approve Public Notice for Rezone to newspaper 3/13, 3/20 Published Common Council Meeting: Rezone and Comp Plan Public Hearing & Ordinance 3/31/2026 Approved Plan Commission Site Plan Review/Condo Plat 9/3/2026 This meeting Page 20 of 73 563 N PLEASANT VIEW ROAD LOT 2, #5971827944 PLEASANT VIEW CONDOMINIUMS DIGGERS HOTLINE Dial or (800)242-8511 www.DiggersHotline.com 7/1/2026 C1.00 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIM INARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ TITLE SHEET LJK LJK KJP Page 21 of 73 7/2/2026 C1.01 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ EXISTING CONDITIONS PLAN LJK LJK KJP Page 22 of 73 7/2/2026 C1.02 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ PROPOSED SITE PLAN LJK LJK KJP Page 23 of 73 7/2/2026 C1.03 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ EROSION CONTROL PLAN LJK LJK KJP DIGGERS HOTLINE Dial or (800)242-8511 www.DiggersHotline.com Page 24 of 73 7/2/2026 C1.04 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ UTILITY PLAN LJK LJK KJP Page 25 of 73 7/2/2026 C1.05 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ LANDSCAPE PLAN SB SB LJK Page 26 of 73 pse PARISH SURVEY & ENGINEERING Page 27 of 73 pse PARISH SURVEY & ENGINEERING Page 28 of 73 7/2/2026 C3.00 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ CONSTRUCTION NOTES LJK LJK KJP Page 29 of 73 7/2/2026 C3.01 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ SITE DETAILS LJK LJK KJP SECTION A-A AA Page 30 of 73 7/2/2026 C3.02 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ EROSION CONTROL DETAILS LJK LJK KJP Page 31 of 73 · · · · · · · · ·· ·· ¾ ·· ¾ ·· ·· · · · 7/2/2026 C3.03 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 www.parishse.com PRELIMINARY PLEASANTVIEW CONDONMINIUMS 563 N PLEASANT VIEW ROAD PLYMOUTH, WI 53073 \SC-01-25\ LANDSCAPE DETAILS SB SB LJK Page 32 of 73 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 kparish@parishse.comSURVEYED BY B. HOTTENSTEIN MAPPED BY J. SCOTT HENKEL, PLS LEGEND NORTH 10°11'19" WEST 439.04' E1 LOT 2 CSM DOC. #1941216 NORTH 89°41'45" EAST 2633.98' 233,808 SQ. FT. 5.3675 ACRES NORTHWEST CORNER OF THE SE 1/4 OF SECTION 23-15-21 FOUND 1" IRON PIPE. A SHEBOYGAN COUNTY CONDOMINIUM DECLARANT: COMMONWEALTH REAL ESTATE INVESTMENTS, LLC 464 S. HICKORY STREET, UNIT C FOND DU LAC, WI 54935 ALL BUILDING DIMENSIONS SHOWN ARE EXTERIOR DIMENSIONS. SQUARE FOOTAGES SHOWN INCLUDE THE GARAGE. LIMITED COMMON ELEMENTS : UNIT DRIVEWAY UNIT SIDEWALKS UNIT STOOP NOTES 1. ALL OF THIS CONDOMINIUM EXCEPT UNITS AND AREAS LABELED LIMITED COMMON ELEMENTS ARE COMMON ELEMENTS. PLEASANT VIEW CONDOMINIUMS N. PLEASANT VIEW ROAD 27' SOUTH 67°48'50" WEST 315.79' MEANDER LINE S 22°11'10" E 40.70' NORTH 38°32'22" WEST 325.47' MEANDER LINE NORTH 00°11'54" WEST 113.01' NORTH 89°41'45" EAST 280.21' SOUTH 31°00'21" EAST 341.37' SOUTH 22°11'10" EAST 326.20' S 22°48'50" W 54.46' E1 12.0' 12.0' E1 INTERCEPTOR SEWER EASEMENT PER WAL-MART SUBDIVISION. E2 DISTRIBUTION EASEMENT UNDERGROUND JOINT PER DOC. #1946693. E2 30.0' E2 30.0' E3 10.0' E3 10.0' E3 PEDESTRIAN EASEMENT PER CSM DOC. #1941216. CENTER OF UNNAMED STREAM E4 E4 E4 EASTERLY LIMITS OF THE CONSERVATION EASEMENT RECORDED AS DOC. #1941488. SANITARY SEWER EASEMENT. MEANDERAREA 22,154 SQ. FT. 0.5086 ACRES PRELIMINARY NORTH LINE OF THE SOUTHEAST 1/4 OF SECTION 23-15-21 25.00' 25.00' 30.00' 30.00' 32.02' D D D D D D D D D D D D D UNIT 2 UNIT 1 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9 UNIT 10 UNIT 11 UNIT 12 PRIVATE DRIVEWAY PRIVATE DRIVEWAY S S S S S S S S S S S S S W E5 E5 E5 20.0' 20.0' UNIT AREAS UNITS 1, 3, 5, 7, 9, & 11: 3781 SQUARE FEET UNITS 2, 4, 6, 8, 10, & 12: 3328 SQUARE FEET 24.45' 22.45' 24.68' 22.61' 28.94' 22.63' 24.53' 22.41' 24.43' 22.46' 23.42' 22.45' POND W W W W W W W W W W W W Page 33 of 73 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 kparish@parishse.com MAPPED BY J. SCOTT HENKEL, PLS A SHEBOYGAN COUNTY CONDOMINIUM PLEASANT VIEW CONDOMINIUMS Page 34 of 73 122 Wisconsin Street, West Bend, WI 53095 262.346.7800 kparish@parishse.com A SHEBOYGAN COUNTY CONDOMINIUM PLEASANT VIEW CONDOMINIUMS MAPPED BY J. SCOTT HENKEL, PLS Page 35 of 73 FIRST FLOOR SUBFLR. 0" T/ FIRST FLOOR WALLS 8'-1 1/8" T/ FOUNDATION WALLS -1'-2 1/8" T/ ROOF 16'-3 7/16" EDGE OF CONCRETEEDGE OF CONCRETE 1'-6" 1'-0" 1'-6" 1'-0" 1'-6" 1'-0" 1'-6" 1'-0" 6'-0" CANT. TRUSSES 1'-6" 1'-0" 1'-7 1/2" ALIGNED W/ FOAM- ADJUSTED WALL 4/12 PITCH 7" HEELS 4/12 PITCH 7" HEELS 4/12 PITCH 7" HEELS 4/12 PITCH 7" HEELS 4/12 PITCH 7" HEELS 4/12 PITCH 7" HEELS 4/12 PITCH 7" HEELS 4/12 PITCH 7" HEELS 4/12 PITCH 7" HEELS DESIGNER: DrexelTeam.com FINAL PLAN 1 2 3 4 5 6 7 8 9 SCALE: SHEET NO: PROJECT NO: COPYRIGHT DREXEL BUILDING SUPPLY IT IS UNLAWFUL FOR ANYONE TO USE OR REPRODUCE BY ANY MEANS ALL OR ANY PORTION OF THESE DOCUMENTS WITHOUT THE EXPRESSED WRITTEN PERMISSION OF DREXEL BUILDING SUPPLY INC. DREXEL BUILDING SUPPLY INC. RESERVES THE RIGHT TO USE ALL OR PARTS OF THESE PLANS IN THE FUTURE. ALTHOUGH EVERY EFFORT WILL BE MADE BY DREXEL IN DESIGNING AND PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE OWNER/GENERAL CONTRACTOR ASSUMES ALL RESPONSIBILITY TO CHECK ALL DETAILS AND DIMENSIONS, AND IS RESPONSIBLE FOR ANY CHANGES OR ADJUSTMENTS REQUIRED DURING CONSTRUCTION. DREXEL MAKES NO REPRESENTATION FOR OR IMPLIES ACCURACY. As indicatedPLEASANT VIEW CONDOS SCHUMACHER CONSTRUCTION KEVIN SOYK M26-122-C A1 COPYRIGHT © 2026 FIRST FLOOR AREA (LEFT UNIT) = 1624 SF FIRST FLOOR AREA (RIGHT UNIT)= 1470 SF TOTAL AREA 3094 SF GARAGE AREA (LEFT UNIT) = 503 SF GARAGE AREA (RIGHT UNIT) = 355 SF 1/4" = 1'-0" FRONT ELEVATION 1/4" = 1'-0" LEFT ELEVATION 1/4" = 1'-0" RIGHT ELEVATION 1/4" = 1'-0" REAR ELEVATION PRELIMINARY PLAN5/1/2026 NRB FINAL PLAN5/11/2026 NRB 1/8" = 1'-0" ROOF PLAN Page 36 of 73 DN DN 13'-10" 15'-6" 9'-2" 10'-6" 3'-8" 6'-4" 11'-10" 10'-10" 2'-1" 5'-3 1/2" 2'-1" 5'-1 1/2" 7'-2" 4'-0" 12'-6 1/2" 8'-0 1/2" 5'-10" 2'-8" 2'-8" 2'-8" 5'-10" 11'-4 1/2"9'-5 1/2" 11'-6" 3'-0" 3'-0" 78'-3" 50'-3" 12'-9" 2'-4 1/2" 5'-6" 22'-6" 14'-6" 20'-7 1/2" 18'-0"x7'-0" OVH. DR. 10'-0"x7'-0" OVH. DR. 19'-0" 39'-3" 13'-10" 15'-6" 9'-2" 10'-6" 3'-8" 3'-7 1/2" 6'-4" 5'-1 1/2" 7'-2" 4'-0" 3'-0"3'-8"3'-8" 2'-8" 39'-1 1/2" 39'-1 1/2" 9'-9" 4'-4" 3'-0" DH3036 5'-7 1/2" 11'-2" 5'-0" 12'-6 1/2" 8'-9" 5'-0" 1'-10" 3'-6" 2'-8" 24'-2" 2'-8" 2'-8" 5'-10 1/2" 1'-11"4'-10" 1'-6" 5'-0" 5'-0" 5'-0" 2'-8" 3'-6"17'-5 1/2" 2'-8" 9'-5 1/2" 11'-6" 3'-0"3'-0" 3'-6"17'-5 1/2" 22'-10"12'-9"14'-8" 24'-7"14'-8" 4'-0" 4'-0" 4'-0" 30"x60" T/S BEDROOM #3 BEDROOM #2 BATH LINEN 6'-1 1/2" 5'-0" 3'-6"11'-10 1/2" 4'-4" 9'-9" 9" RUN 14 RISERS 20 MIN RATED DOOR + FRAME 6'-0" 4'-0" 5'-0" 3'-7 1/2"10" 5'-9" 2'-8" 2'-8" ENTRY LAUNDRY DINING GREAT ROOM MASTER BEDROOM M. BATH LIN. CAB. W.I.C. 2'-8" 2X6 WALL 2X6 WALL LIN. CAB. 5'-9" 5'-0" W.I.C. 2'-8" M. BATH 2'-8" BENCH 10" 3'-7 1/2" 4'-0" 5'-0" 20 MIN RATED DOOR + FRAME 24'-2" MASTER BEDROOM GREAT ROOM DINING KITCHEN (LAYOUT IS CONCEPTUAL) LAUNDRY 2'-8" LINEN 5'-10 1/2" 30"x60" T/S BATH 2'-1" BEDROOM #2ENTRY COVERED STOOP C'VRD STOOP 78'-3" 5'-10 1/2" 15'-0" GARAGE AREA 4" CONCRETE SLAB PITCHED TO O.H. GARAGE DOOR GARAGE AREA 4" CONCRETE SLAB PITCHED TO O.H. GARAGE DOOR 60'-1 1/2" 15'-2" 3'-0" 6'-0" 6'-0" 5'-6" DW BENCH DH3036 KITCHEN (LAYOUT IS CONCEPTUAL) DW 6'-0" 5'-6" 15'-0" 9'-2" 9'-2" 15'-0" 6'-0" 3'-0" 15'-2" W D W D PD7280 6'-8" PATIO DOOR HGT. 4'-11 1/2" 8'-0" 8'-5" 5'-7" 9'-9" 2'-5" DH3060 DH3060 DH3060 DH3060 PD7280 6'-8" PATIO DOOR HGT. 4'-11 1/2"8'-0"8'-5"5'-7"9'-9"2'-5" DH3060DH3060DH3060DH3060 DH3060-2 DH3060-2 DH3060-2 6'-4 1/2" 6'-4 1/2" 36'-11" 22'-2 1/2" 21'-6 1/2" 13'-8 1/2" 24'-2 1/2" 3'-7 1/2" 3'-6" PANTRY CAB. PANTRY CAB. 20'-10 1/2" 6" 2'-6" 11'-5" 6'-8 1/2" 7'-0" 13'-7 1/2"11'-3" 11'-3" 7'-3" 7'-3" 3'-0" 2'-6" 6" 6'-0" 13'-0" 6'-0" 9" RUN 14 RISERS (2) 11 7/8" LVL HDR. (EXTENDED) D 18" D 18" B 46.5" B 48" B 45" B 45"B 48"B 48" B48" B48" B48" B48" B48" B48" B48"B48"B48"B48" FRAMED WALLS ADJUSTED OUT 1.5" TO ACCOMMODATE FOR 2" FOAM (ADJ. AS NEEDED PER HEAT LOSS CALC.) FRAMED WALLS ADJUSTED OUT 1.5" TO ACCOMMODATE FOR 2" FOAM (ADJ. AS NEEDED PER HEAT LOSS CALC.) FRAMED WALLS ADJUSTED OUT 1.5" TO ACCOMMODATE FOR 2" FOAM (ADJ. AS NEEDED PER HEAT LOSS CALC.) FRAMED WALLS ADJUSTED OUT 1.5" TO ACCOMMODATE FOR 2" FOAM (ADJ. AS NEEDED PER HEAT LOSS CALC.) CANT. ROOF TRUSSES (2) 9 1/4" LVL HDR. (2) SHOULDER STUDS (2) 9 1/4" LVL HDR. (2) 9 1/4" LVL HDR. 48" X 60" SHOWER 48" X 60" SHOWER (2) 2x10 BEAM FOUNDATION INFORMATION • HOUSE FOUNDATION • GARAGE FOUNDATION • PORCH/PATIO FOUNDATION (UNEXCAVATED) • WALL THICKNESSES PER SPS 321.18 WITH 3000 PSI UNREINFORCED CONCRETE-FOUNDATION CONTRACTOR/GENERAL CONTRACTOR TO VERIFY PER SITE CONDITIONS AND CONSTRUCTION/CODE REQUIREMENTS • INTERIOR BEARING WALLS TO SIT ON MINIMUM 16” X 8” CONT. CONCRETE FOOTINGS, STUDS @ 16” O.C. • DUE TO UNKNOWN GRADE CONDITIONS, ACTUAL STEPS IN FOUNDATION WALLS & LOCATIONS OF WINDOW WELLS ARE TO BE DETERMINED ON SITE BY FOUNDATION CONTRACTOR/GENERAL CONTRACTOR • FINAL WALL FOOTING SIZE & DEPTH TO BE DETERMINED BY FOUNDATION CONTRACTOR/GENERAL CONTRACTOR PER SITE CONDITIONS AND APPLICABLE CODE REQUIREMENTS • POURED CONCRETE FOOTINGS TO BEAR ON UNDISTURBED SOIL BELOW FROST LINE • FOUNDATION CONTRACTOR OR GENERAL CONTRACTOR TO DETERMINE SOIL CONDITIONS AND CONSTRUCT FOUNDATIONS IN ACCORDANCE WITH WI SPS 320.24, THE MOST RESTRICTIVE STANDARDS OF SPS 312.15-SPS 321.18. ACI 318-14 & ACI 332-14 TO BE FOLLOWED FOR ALL FOOTING & FOUNDATION WALL REINFORCEMENT. • ASSUMED SOIL CAPACITY IS 2000 PSF, FOOTING SIZES SHALL BE ADJUSTED AS REQUIRED FOR ACTUAL SITE- DETERMINED SOIL BEARING CONDITIONS. • FOUNDATION CONTRACTOR TO LOCATE/SIZE PILASTERS & FOOTINGS PER CODE & SOIL CONDITIONS • ROUGH OPENINGS OF WINDOWS/DOORS SET IN CONCRETE WALL TO BE 3” LARGER IN WIDTH & HEIGHT • ALL STRUCTURAL DIMENSIONS ARE TO CONCRETE UNLESS NOTED OTHERWISE - WOOD FRAMED FULL/PARTIAL EXPOSURE WALLS MAY BE OFFSET FROM CONCRETE TO ACCOMMODATE RIGID FOAM BOARDS WALL INFORMATION • HOUSE EXTERIOR • GARAGE FLOOR SYSTEMS • BASEMENT • FIRST FLOOR • STANDARD LOADING (PER SQ. FT.): 40# LL. 15# DL. • ADDITIONAL LOADING (PER SQ. FT.) (WHEN APPLICABLE) • • DURATION OF LOAD: 1.00% • FRAMING CONTRACTOR TO REFERENCE JOIST/TRUSS LAYOUT PLANS TO VERIFY EXACT SIZE AND LOCATION OF ALL FLUSH BEAMS IN FLOOR SYSTEM ROOF SYSTEMS • . DESIGNED FOR: ZONE 2 • STD. LOADING (PER SQ. FT.) 30# TCLL, 10# TCDL, 10# BCDL • DEFLECTION: LL=L/240, TL=L/180 • DURATION OF LOAD: 1.15% • FRAMING CONTRACTOR TO REFERENCE TRUSS LAYOUT PLANS TO VERIFY EXACT LOCATIONS OF GIRDER TRUSSES & THEIR RESPECTIVE BEARING & UPLIFT ANCHORING REQUIREMENTS • CONTRACTOR TO PROVIDE ATTIC SCUTTLE & LOCATION HEADERS • STANDARD HEADER • TOP OF WINDOW ROUGH OPENING • MINIMUM OF (2) SHOULDER STUDS AT EACH END FOR ALL OPENINGS 6’-0” AND LARGER (UNLESS NOTED OTHERWISE) • GENERAL CONTRACTOR TO PROVIDE REQUIRED HEADERS AT CONCRETE OPENINGS IF NOT NOTED ON FOUNDATION PLAN GENERAL INFORMATION • ALL DIMENSIONS ARE TO ROUGH STUD (UNLESS NOTED OTHERWISE) 2X6 WALLS=5 ½”, 2X4 WALLS =3 ½” • RESPECTIVE CONTRACTORS ARE TO BE RESPONSIBLE FOR LOCATION OF THE FOLLOWING ITEMS IN THE FOUNDATION (WHEN APPLICABLE) FLOOR DRAINS, ELECTRIC SERVICES, WATER HEATER, SUMP PIT + PUMP, FURNACE, GAS/LP LINE, BASEMENT WINDOWS, SEPTIC/SEWER LINE, ETC. • DECK FRAMING SPECIFICATION SHALL MEET OR EXCEED REQUIREMENTS DEFINED WITHIN "APPENDIX B" OF THE WI UNIFORM DWELLING CODE • RETAINING WALLS ARE TO BE DETERMINED BY SITE CONDITIONS. FINAL DESIGN AND DETAILS BY CONTRACTOR, MASON, OR LANDSCAPING CONTRACTOR • ALL LUMBER IN PERMANENT CONTACT W/ CONCRETE TO BE PRESSURE TREATED PER WI SPS 320.10 • FRAMING CONTRACTOR IS RESPONSIBLE FOR TRANSFERRING ALL POINT LOADS FROM ABOVE THROUGH THE FLOOR SYSTEMS & WALLS, PROVIDING CONTINUOUS LOAD PATHS WITH SOLID BLOCKING DOWN TO CONCRETE FOUNDATION WALLS/FOOTINGS BELOW • ALL CABINET LAYOUTS ARE CONCEPTUAL ONLY. CONTRACTOR TO VERIFY FINAL CABINET AND APPLIANCE SIZES AND LOCATIONS WITH CABINET SUPPLIER/DESIGNER PRIOR TO FABRICATION AND INSTALLATION. • INTERIOR DOOR HEIGHTS ARE 6'-8" UNLESS NOTED/SHOWN OTHERWISE • EXTERIOR DOOR ROUGH OPENINGS PER MANUFACTURER SPECIFICATIONS. • ALL WINDOW CALLOUTS IN GENERIC SIZES ARE IN INCHES (E.G. C3060 = 30" X 60" CASEMENT) (UNLESS NOTED OTHERWISE • HEAT LOSS CALCULATIONS ARE RESPONSIBILITY OF GENERAL CONTRACTOR • ANY NEEDED ELECTRICAL,MECHANICAL, PLUMBING, LANDSCAPING, GRADING PLANS PROVIDED BY OTHERS • STUDS @ • 13# DL. FOR GYPCRETE (1.5" THICK) • 20# DL. FOR FIREPLACE HEARTH • 10# DL. FOR TILE FLOOR • 20# DL. FOR FIREPLACE FACE • INTERIOR WALLS ARE 2X4 (HGT. TO MATCH EXT.)UNLESS NOTED OTHERWISE • INDICATED TALL WALLS ARE TO BE DESIGNED BY ENGINEERED WOOD PRODUCT SUPPLIER OR OTHERS • TAPERED WALLS ARE TO BE FRAMED TO THE UNDERSIDE OF TRUSSES/RAFTERS (UNLESS NOTED OTHERWISE) • REQUIRED FIRE SEPARATION BETWEEN THE HOUSE AND GARAGE SHALL BE PROVIDED IN ACCORDANCE WITH ALL APPLICABLE CODES. REFER TO CODE REQUIREMENTS FOR MATERIALS AND ASSEMBLIES. • 25# DL. FOR GRANITE/QUARTZ 8" x 8'-0" POURED CONCRETE WALL 6" x 4'-0" POURED CONCRETE WALL 6" x 4'-0" POURED CONCRETE WALL FIRST FLOOR WALL HEIGHT: 2 x 6 x 8' 1 1/8" (UNLESS NOTED/SHOWN OTHERWISE) WALL HEIGHT: 2 x 4 x 9'-3 1/4" (UNLESS NOTED/SHOWN OTHERWISE) REINFORCED 4" CONCRETE SLAB 11 7/8" I-JOIST @ 16" O.C. FIRST FLOOR @ 6'-11 3/8" ABOVE SUBFLOOR (UNLESS NOTED/SHOWN OTHERWISE) 16" O.C. (UNLESS NOTED/SHOWN OTHERWISE) ENGINEERED WOOD TRUSSES @24" O.C. NEW HOME PLAN SPECIFICATIONS DEFLECTION: LL=L/480, TL=L/360 ANY HEADERS NOT CALLED OUT TO BE MIN. (2) 2X10 HEADER (WITH FLAT 2X) (UNLESS VALUE ENGINEERED FOR DREXEL OFF-SITE CONSTRUCTION) WALL BRACING CONTINUOUS SHEATHING & EXTENDED HEADERS FIGURE 321.25-A W/PROPER HOLD DOWNS CONTINUOUS SHEATHING B D DESIGNER: DrexelTeam.com FINAL PLAN 1 2 3 4 5 6 7 8 9 SCALE: SHEET NO: PROJECT NO: COPYRIGHT DREXEL BUILDING SUPPLY IT IS UNLAWFUL FOR ANYONE TO USE OR REPRODUCE BY ANY MEANS ALL OR ANY PORTION OF THESE DOCUMENTS WITHOUT THE EXPRESSED WRITTEN PERMISSION OF DREXEL BUILDING SUPPLY INC. DREXEL BUILDING SUPPLY INC. RESERVES THE RIGHT TO USE ALL OR PARTS OF THESE PLANS IN THE FUTURE. ALTHOUGH EVERY EFFORT WILL BE MADE BY DREXEL IN DESIGNING AND PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE OWNER/GENERAL CONTRACTOR ASSUMES ALL RESPONSIBILITY TO CHECK ALL DETAILS AND DIMENSIONS, AND IS RESPONSIBLE FOR ANY CHANGES OR ADJUSTMENTS REQUIRED DURING CONSTRUCTION. DREXEL MAKES NO REPRESENTATION FOR OR IMPLIES ACCURACY. 1/4" = 1'-0"PLEASANT VIEW CONDOS SCHUMACHER CONSTRUCTION KEVIN SOYK M26-122-C A2 COPYRIGHT © 2026 FIRST FLOOR AREA (LEFT UNIT) = 1624 SF FIRST FLOOR AREA (RIGHT UNIT)= 1470 SF TOTAL AREA 3094 SF GARAGE AREA (LEFT UNIT) = 503 SF GARAGE AREA (RIGHT UNIT) = 355 SF 1/4" = 1'-0" FIRST FLOOR PLAN PRELIMINARY PLAN5/1/2026 NRB FINAL PLAN5/11/2026 NRB Page 37 of 73 UP UP FOUNDATION INFORMATION • HOUSE FOUNDATION • GARAGE FOUNDATION • PORCH/PATIO FOUNDATION (UNEXCAVATED) • WALL THICKNESSES PER SPS 321.18 WITH 3000 PSI UNREINFORCED CONCRETE-FOUNDATION CONTRACTOR/GENERAL CONTRACTOR TO VERIFY PER SITE CONDITIONS AND CONSTRUCTION/CODE REQUIREMENTS • INTERIOR BEARING WALLS TO SIT ON MINIMUM 16” X 8” CONT. CONCRETE FOOTINGS, STUDS @ 16” O.C. • DUE TO UNKNOWN GRADE CONDITIONS, ACTUAL STEPS IN FOUNDATION WALLS & LOCATIONS OF WINDOW WELLS ARE TO BE DETERMINED ON SITE BY FOUNDATION CONTRACTOR/GENERAL CONTRACTOR • FINAL WALL FOOTING SIZE & DEPTH TO BE DETERMINED BY FOUNDATION CONTRACTOR/GENERAL CONTRACTOR PER SITE CONDITIONS AND APPLICABLE CODE REQUIREMENTS • POURED CONCRETE FOOTINGS TO BEAR ON UNDISTURBED SOIL BELOW FROST LINE • FOUNDATION CONTRACTOR OR GENERAL CONTRACTOR TO DETERMINE SOIL CONDITIONS AND CONSTRUCT FOUNDATIONS IN ACCORDANCE WITH WI SPS 320.24, THE MOST RESTRICTIVE STANDARDS OF SPS 312.15-SPS 321.18. ACI 318-14 & ACI 332-14 TO BE FOLLOWED FOR ALL FOOTING & FOUNDATION WALL REINFORCEMENT. • ASSUMED SOIL CAPACITY IS 2000 PSF, FOOTING SIZES SHALL BE ADJUSTED AS REQUIRED FOR ACTUAL SITE- DETERMINED SOIL BEARING CONDITIONS. • FOUNDATION CONTRACTOR TO LOCATE/SIZE PILASTERS & FOOTINGS PER CODE & SOIL CONDITIONS • ROUGH OPENINGS OF WINDOWS/DOORS SET IN CONCRETE WALL TO BE 3” LARGER IN WIDTH & HEIGHT • ALL STRUCTURAL DIMENSIONS ARE TO CONCRETE UNLESS NOTED OTHERWISE - WOOD FRAMED FULL/PARTIAL EXPOSURE WALLS MAY BE OFFSET FROM CONCRETE TO ACCOMMODATE RIGID FOAM BOARDS WALL INFORMATION • HOUSE EXTERIOR • GARAGE FLOOR SYSTEMS • BASEMENT • FIRST FLOOR • STANDARD LOADING (PER SQ. FT.): 40# LL. 15# DL. • ADDITIONAL LOADING (PER SQ. FT.) (WHEN APPLICABLE) • • DURATION OF LOAD: 1.00% • FRAMING CONTRACTOR TO REFERENCE JOIST/TRUSS LAYOUT PLANS TO VERIFY EXACT SIZE AND LOCATION OF ALL FLUSH BEAMS IN FLOOR SYSTEM ROOF SYSTEMS • . DESIGNED FOR: ZONE 2 • STD. LOADING (PER SQ. FT.) 30# TCLL, 10# TCDL, 10# BCDL • DEFLECTION: LL=L/240, TL=L/180 • DURATION OF LOAD: 1.15% • FRAMING CONTRACTOR TO REFERENCE TRUSS LAYOUT PLANS TO VERIFY EXACT LOCATIONS OF GIRDER TRUSSES & THEIR RESPECTIVE BEARING & UPLIFT ANCHORING REQUIREMENTS • CONTRACTOR TO PROVIDE ATTIC SCUTTLE & LOCATION HEADERS • STANDARD HEADER • TOP OF WINDOW ROUGH OPENING • MINIMUM OF (2) SHOULDER STUDS AT EACH END FOR ALL OPENINGS 6’-0” AND LARGER (UNLESS NOTED OTHERWISE) • GENERAL CONTRACTOR TO PROVIDE REQUIRED HEADERS AT CONCRETE OPENINGS IF NOT NOTED ON FOUNDATION PLAN GENERAL INFORMATION • ALL DIMENSIONS ARE TO ROUGH STUD (UNLESS NOTED OTHERWISE) 2X6 WALLS=5 ½”, 2X4 WALLS =3 ½” • RESPECTIVE CONTRACTORS ARE TO BE RESPONSIBLE FOR LOCATION OF THE FOLLOWING ITEMS IN THE FOUNDATION (WHEN APPLICABLE) FLOOR DRAINS, ELECTRIC SERVICES, WATER HEATER, SUMP PIT + PUMP, FURNACE, GAS/LP LINE, BASEMENT WINDOWS, SEPTIC/SEWER LINE, ETC. • DECK FRAMING SPECIFICATION SHALL MEET OR EXCEED REQUIREMENTS DEFINED WITHIN "APPENDIX B" OF THE WI UNIFORM DWELLING CODE • RETAINING WALLS ARE TO BE DETERMINED BY SITE CONDITIONS. FINAL DESIGN AND DETAILS BY CONTRACTOR, MASON, OR LANDSCAPING CONTRACTOR • ALL LUMBER IN PERMANENT CONTACT W/ CONCRETE TO BE PRESSURE TREATED PER WI SPS 320.10 • FRAMING CONTRACTOR IS RESPONSIBLE FOR TRANSFERRING ALL POINT LOADS FROM ABOVE THROUGH THE FLOOR SYSTEMS & WALLS, PROVIDING CONTINUOUS LOAD PATHS WITH SOLID BLOCKING DOWN TO CONCRETE FOUNDATION WALLS/FOOTINGS BELOW • ALL CABINET LAYOUTS ARE CONCEPTUAL ONLY. CONTRACTOR TO VERIFY FINAL CABINET AND APPLIANCE SIZES AND LOCATIONS WITH CABINET SUPPLIER/DESIGNER PRIOR TO FABRICATION AND INSTALLATION. • INTERIOR DOOR HEIGHTS ARE 6'-8" UNLESS NOTED/SHOWN OTHERWISE • EXTERIOR DOOR ROUGH OPENINGS PER MANUFACTURER SPECIFICATIONS. • ALL WINDOW CALLOUTS IN GENERIC SIZES ARE IN INCHES (E.G. C3060 = 30" X 60" CASEMENT) (UNLESS NOTED OTHERWISE • HEAT LOSS CALCULATIONS ARE RESPONSIBILITY OF GENERAL CONTRACTOR • ANY NEEDED ELECTRICAL,MECHANICAL, PLUMBING, LANDSCAPING, GRADING PLANS PROVIDED BY OTHERS • STUDS @ • 13# DL. FOR GYPCRETE (1.5" THICK) • 20# DL. FOR FIREPLACE HEARTH • 10# DL. FOR TILE FLOOR • 20# DL. FOR FIREPLACE FACE • INTERIOR WALLS ARE 2X4 (HGT. TO MATCH EXT.)UNLESS NOTED OTHERWISE • INDICATED TALL WALLS ARE TO BE DESIGNED BY ENGINEERED WOOD PRODUCT SUPPLIER OR OTHERS • TAPERED WALLS ARE TO BE FRAMED TO THE UNDERSIDE OF TRUSSES/RAFTERS (UNLESS NOTED OTHERWISE) • REQUIRED FIRE SEPARATION BETWEEN THE HOUSE AND GARAGE SHALL BE PROVIDED IN ACCORDANCE WITH ALL APPLICABLE CODES. REFER TO CODE REQUIREMENTS FOR MATERIALS AND ASSEMBLIES. • 25# DL. FOR GRANITE/QUARTZ 8" x 8'-0" POURED CONCRETE WALL 6" x 4'-0" POURED CONCRETE WALL 6" x 4'-0" POURED CONCRETE WALL FIRST FLOOR WALL HEIGHT: 2 x 6 x 8' 1 1/8" (UNLESS NOTED/SHOWN OTHERWISE) WALL HEIGHT: 2 x 4 x 9'-3 1/4" (UNLESS NOTED/SHOWN OTHERWISE) REINFORCED 4" CONCRETE SLAB 11 7/8" I-JOIST @ 16" O.C. FIRST FLOOR @ 6'-11 3/8" ABOVE SUBFLOOR (UNLESS NOTED/SHOWN OTHERWISE) 16" O.C. (UNLESS NOTED/SHOWN OTHERWISE) ENGINEERED WOOD TRUSSES @24" O.C. NEW HOME PLAN SPECIFICATIONS DEFLECTION: LL=L/480, TL=L/360 ANY HEADERS NOT CALLED OUT TO BE MIN. (2) 2X10 HEADER (WITH FLAT 2X) (UNLESS VALUE ENGINEERED FOR DREXEL OFF-SITE CONSTRUCTION) 78'-0" 39'-0" 39'-0" 15'-0"6'-0"39'-0" 21'-0" 2'-0"8'-0"50'-0" 19'-0" 6'-0" 5'-0" 12'-6" 2'-6" 5'-6" 22'-6" 14'-6" 7'-0" 13'-6" 20'-6" 78'-0" 9" RUN 14 RISERS 9" RUN 14 RISERS 2'-8"2'-8" 14'-5 3/4"17'-9 1/4"17'-9" 8'-1 1/4"13'-1 3/4"17'-9" 24'-10 1/2" 8'-6 1/2" 5'-2" 10" 5'-2" 8'-6 1/2" 24'-10 1/2" 3'-7 1/2"10"17'-9" 13'-0" 3'-7 1/2"10"13'-0"17'-9" 9'-7" 9'-8" 9'-8" 9'-8"9'-8" 9'-8" 9'-8" 9'-7" 21'-0" 38'-7" 38'-7" 8'-3 1/2" 8'-3 1/2" 8'-3 1/2" UNEXCAVATED 4" CONCRETE SLAB PITCHED TO O.H. GARAGE DOOR 6" CONCRETE FROST WALL @ 4'-0" MIN. (U.N.O.) CONCRETE FOOTINGS (SIZED BY FOUNDATION CONTRACTOR) BASEMENT 4" CONCRETE SLAB 8" CONCRETE WALLS 8'-0" (U.N.O) CONCRETE FOOTINGS (SIZED BY FOUNDATION CONTRACTOR) BASEMENT 4" CONCRETE SLAB 8" CONCRETE WALLS 8'-0" (U.N.O) CONCRETE FOOTINGS (SIZED BY FOUNDATION CONTRACTOR) 3'-8" 9'-9"3'-8"9'-9" 10'-6" 10'-6" UNEXCAVATED UNEXCAVATED 3'-6" 3'-6" 36'-0" 11 7/8" I JOIST @ 16" O/C 11 7/8" I JOIST @ 16" O/C 11 7/8" I JOIST @ 16" O/C 11 7/8" I JOIST @ 16" O/C 11 7/8" I JOIST @ 16" O/C 11 7/8" I JOIST @ 16" O/C 11 7/8" I JOIST @ 16" O/C VERIFY KITCHEN LOADS FROM ABOVE-SUPPORT TO BE DETERMINED BY CONTRACTOR. VERIFY KITCHEN LOADS FROM ABOVE-SUPPORT TO BE DETERMINED BY CONTRACTOR. BEAM PKT. BEAM PKT. BEAM PKT. BEAM PKT. BEAM PKT. BEAM PKT. BEAM PKT.2X4 BEARING WALL W/ FOOTING 2X4 BEARING WALL W/ FOOTING G4848 G4848 LOCATION OF EGRESS WINDOW/WELL TBD ONSITE LOCATION OF EGRESS WINDOW/WELL TBD ONSITE ROUGH IN FUTURE BATHROOM (LOCATION/LAYOUT TBD ON SITE) ROUGH IN FUTURE BATHROOM (LOCATION/LAYOUT TBD ON SITE) 60'-0" 60'-0" 36"x36"x16" CONCRETE FOOTING W.STEEL COLUMN - TYP. UNLESS NOTED OTHERWISE DOWN 8" DOWN 8" (3) 9 1/4" LVL BEAM (3) 9 1/4" LVL BEAM (3) 9 1/4" LVL BEAM (2) 9 1/4" LVL BEAM 36"x36"x16" CONCRETE FOOTING W.STEEL COLUMN - TYP. UNLESS NOTED OTHERWISE 30"x30"x12" CONCRETE FOOTING W.STEEL COLUMN 30"x30"x12" CONCRETE FOOTING W.STEEL COLUMN 2'-1 1/2" 18'-3" 2'-1 1/2" 2'-1 1/2" 10'-3" 2'-1 1/2" FLUSH LVL HDR. FLUSH LVL HDR. 4" CONCRETE SLAB 6 MIL. VAPOR BARRIER RIDGE VENT ASPHALT SHINGLES ROOF FELT 1/2" OSB W/ H-CLIPS ROOF TRUSSES @ 24" O/C R-50 INSULATION 6 MIL. POLY 5/8" DRYWALL 2" FOAM (ADJ AS NEEDED PER HEAT LOSS CALC) DAMPPROOFING 8" CONCRETE POURED WALL 3/4" T&G OSB 11 7/8" I JOIST @ 16" O/C SIDING HOUSE WRAP 7/16" OSB 2X6 @ 16" O/C FULL INSULATION 4 MIL. VAPOR BARRIER 1/2" DRYWALL ALUMINUM FASCIA/SOFFIT 2X6 SUBFASCIA GRAVEL FILL CONCRETE FOOTING-SIZED BY FOUNDATION CONTRACTOR FORM A DRAIN W/ BLEEDERS AS REQUIRED FOOTING & WALL REINFORCEMENT TO BE FOLLOWED PER SPS 312.15 - SPS 321.18 SILL SEALER 2X6 TR. SILL PLATE GRADE VARIES SRAYFOAM INSULATION 1/2" ANCHOR BOLT EMBEDDED MIN. 7" INTO CONC. -MAX. 72" SPACING (WITHIN 18" OF WALL CORNERS) ROOF VENTING + HURRICANE CLIPS/TRUSS SCREWS PER CODE SEE ROOF PLAN FOR TRUSS HEELS 7'-9 1/2"8'-1 1/8" 7/16" OSB DRAFT STOP-CONTINUE TO ROOF SHEATHING 5/8" TYPE X DRYWALL 1 3/4" X 11 7/8" LVL RIM BOARD TREATED SILL PLATE AND ANCHORAGE PER CODE 10" CONCRETE POURED WALL FIRE BLOCKING PER CODE 3/4" T&G OSB 11 7/8" I JOIST @ 16" O/C 4" CONCRETE SLAB 6 MIL. VAPOR BARRIER SEE WALL DETAIL 5/8" TYPE "X" DRYWALL 2X4 STUD WALL W/ CONT. BATT INSULATION INTERIOR STUD FACE SHEATHING TBD PER BUILDER 2" AIR SPACE (STUD TO STUD) 5/8" 3 1/2" 2" 3 1/2" 5/8" 10 1/4" DESIGNER: DrexelTeam.com FINAL PLAN 1 2 3 4 5 6 7 8 9 SCALE: SHEET NO: PROJECT NO: COPYRIGHT DREXEL BUILDING SUPPLY IT IS UNLAWFUL FOR ANYONE TO USE OR REPRODUCE BY ANY MEANS ALL OR ANY PORTION OF THESE DOCUMENTS WITHOUT THE EXPRESSED WRITTEN PERMISSION OF DREXEL BUILDING SUPPLY INC. DREXEL BUILDING SUPPLY INC. RESERVES THE RIGHT TO USE ALL OR PARTS OF THESE PLANS IN THE FUTURE. ALTHOUGH EVERY EFFORT WILL BE MADE BY DREXEL IN DESIGNING AND PREPARING THESE PLANS AND CHECKING THEM FOR ACCURACY, THE OWNER/GENERAL CONTRACTOR ASSUMES ALL RESPONSIBILITY TO CHECK ALL DETAILS AND DIMENSIONS, AND IS RESPONSIBLE FOR ANY CHANGES OR ADJUSTMENTS REQUIRED DURING CONSTRUCTION. DREXEL MAKES NO REPRESENTATION FOR OR IMPLIES ACCURACY. As indicatedPLEASANT VIEW CONDOS SCHUMACHER CONSTRUCTION KEVIN SOYK M26-122-C A3 COPYRIGHT © 2026 FIRST FLOOR AREA (LEFT UNIT) = 1624 SF FIRST FLOOR AREA (RIGHT UNIT)= 1470 SF TOTAL AREA 3094 SF GARAGE AREA (LEFT UNIT) = 503 SF GARAGE AREA (RIGHT UNIT) = 355 SF PRELIMINARY PLAN5/1/2026 NRB FINAL PLAN5/11/2026 NRB 1/4" = 1'-0" FOUNDATION PLAN 1/4" = 1'-0" TYPICAL WALL SECTION 1/2" = 1'-0" ATTIC DRAFT STOP PARTY WALL 3/4" = 1'-0" WALL DETAIL-PARTY WALL Page 38 of 73 kapurinc.com 7711 N. Port Washington Road Milwaukee, W I 53217 T: 414.751.7200 • F: 414.351.4117 August 26th, 2026 Cathy Austin Director of Public Works/ City Engineer City of Plymouth 900 CTH PP P.O. Box 277 Plymouth, WI RE: Pleasant View Condominiums 563 N. Pleasant View Road, Lot 2 Engineering Plan Review Dear Ms. Austin, Kapur has reviewed the submitted documents from Parish Survey & Engineering, LLC for the proposed Pleasant View Condominiums – Lot 2 project. The documents received were reviewed for conformance with the City of Plymouth ordinances, generally accepted engineering standards, construction feasibility, and ease of maintenance. Although the material has been reviewed, the applicant is ultimately responsible for the thoroughness and accuracy of the plans and supplemental data and for compliance with state, county, and other local ordinance and procedures. The following is a list of our comments. Documents Submitted: 1. Preliminary Plat (3 Pages), dated June 30, 2026 2. Architectural Elevation and Floor Plan Drawings (3 Pages), dated May 11, 2026 3. Preliminary Civil Engineering Plans (12 Pages), dated July 1, 2026 4. Stormwater Management Report (40 Pages), dated July 2, 2026 5. Storm Water Management Practices Maintenance Agreement (5 Pages), dated June 9, 2026 General Comments 1. Existing wetlands are shown throughout the site per the WDNR surface water data viewer. Provide the wetland delineation reports for the project. It does not appear wetlands are intended to be disturbed as part of the project but if so, all necessary permits from Wisconsin DNR and the U.S. Army Corps of Engineers (USACE) shall be obtained prior to commencing work. 2. Total land disturbance is in excess of one acre. A WDNR NOI Permit will be required. 3. It is our understanding that the proposed sanitary sewer extension is a private utility and the proposed water main is a public utility. Therefore, a WDNR water main extension permit will be required. 4. Applicant shall acquire all WDNR and applicable state and local permits prior to commencing work. Page 39 of 73 kapurinc.com Site Development Plan Comments Sheet C1.01 – Existing Conditions Plan 1. Add a label/note to the wetland limits and date of delineation on this sheet. 2. Show and label/note the wetland protective area setback per NR151 and City ordinance. 3. Show and label/note the 100-Year Floodplain line per the FIRM panel. Sheet C1.02 – Proposed Site Plan 1. Include the wetland protective area setback line and 100-Year Floodplain line on this sheet to compare against proposed improvements. 2. Review the layout of Units 7/8 and confirm that no part of the structure extends into the adjacent utility easement. The south side of Unit 7 appears to have a dimension of 48.1’ on the site plan, but the floor plan (sheet A2) appears to have this dimension at 50’-3”. Review and revise or provide verification that the site plan layout is accurate and the building does not extend into the easement. 3. Is any new site lighting proposed as part of this phase of development? 4. Is an additional trash enclosure needed to service the new condos? Sheet C1.03 – Erosion Control Plan 1. Show anticipated location of tracking pad. 2. Show anticipated locations of topsoil stockpile(s). Adjust silt fence as needed to accommodate stockpiles. Sheet C1.04 – Utility Plan 1. Water main shall be installed as a public main with a 20’ wide min. easement centered on the main. The water main shall be placed on the east side of the sanitary main within or adjacent to the roadway to allow for future maintenance access and excavation without impacting the condos. 2. Clarify the intent for the existing storm stubs. Will they be used for this project? 3. Show the locations of the downspouts and sump pump discharges. Will they connect into the existing storm sewer or discharge to grade? 4. It is recommended to extend SAN MH 1 north of Unit 12 driveway and SAN MH 2 south of Unit 1 driveway to allow for more direct connection of the lateral into the mains. 5. Dimension and label separation between water main and sanitary sewer main. Sheet C2.00 & C2.01 –Plan and Profile Sheets 1. Add labels and invert elevations for new water main connections into existing main. 2. Show and label existing sanitary manhole and inverts in profile view. 3. Review the pipe lengths, inverts, and slopes from the existing sanitary manhole to San MH 1 and San MH 2, there appears to be discrepancies. Sheet C3.01–Site Details 1. The City standard fire hydrant is Waterous Pacer, Model WB-67, yellow in color. Include this in the detail and specifications. Page 40 of 73 kapurinc.com Storm Water Management Plan Comments General Comments 1. The Atlas 14, MSE4, 24-hour design storms for the city are: One-year, 2.23 inches; two-year, 2.57 inches; five-year, 3.20 inches; ten-year, 3.81 inches; 25-year, 4.75 inches; 50-year, 5.58 inches; and 100-year, 6.48 inches. Please revise the HydroCAD modeling accordingly. 2. Table 4 – Water Quantity Results. It appears that the pre-development runoff for the 100-year event is 25.80 per the original SWMP report (2012 SWMP Report) prepared by Excel Engineering. Please review and revise. 3. Include an exhibit for the as-built conditions of the pond and outlet structure in the SWMP report to verify consistency with the HydroCAD and WinSLAMM modeling. Appendix B – HydroCAD Analysis 1. The offsite subcatchment area (node 4S) shall use a Curve Number of 74 for consistency with the 2012 SWMP Report. Appendix C – TSS Calculations 1. It appears the Broad Crested Weir height from datum to bottom of weir opening should be 10.8 to be consistent with the HydroCAD model. 2. We recommend adjusting the output table from WinSLAMM to increase legibility. Stormwater Maintenance Agreement 1. Additional coordination will be needed to complete the maintenance agreement. We can send over a template or example of a similar maintenance agreement done with the City to ensure consistency. Please provide responses to the provided comments and review, revise, and resubmit the engineering plans and Storm Water Management Report addressing the comments as outlined above. Please call (414) 751-7200 or email me at bjors@kapurinc.com if you have any questions or comments regarding this review. Sincerely, Kapur Brad Jors, P.E. Page 41 of 73 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 Telephone: (920) 893-1271 Facsimile: (920) 893-0183 Web Site: plymouthgov.com DATE: August 28, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: Concept Plan Seeking Feedback; 625 Sunset Drive, Schroeder and Holt Architects, regarding a concept plan for a potential Planned Unit Development (PUD) to be known as the Armory Annex. Jasen (enclosure) Background: Tony Jasen purchased the former National Guard Armory building located at 625 Sunset Drive a few years ago and converted the building into a single- family home that he now resides in. The parcel containing the armory building also contains the parking lot on the north side of Grove Street, which the National Guard previously used for parking and excess storage. Mr. Jasen approached city staff in early summer seeking options about building a detached garage on the parking lot property, as well as the potential for some future housing on that property. The entire property has R-2 zoning, which allows one detached garage up to 750 square feet. The garage Mr. Jasen was proposing was 2,400 square feet. Due to the uniqueness of the lot and the sheer size of the garage requested not being compliant to typical R -2 zoning, staff advised Mr. Jasen that some sort of variance from code would likely be required. Mr. Jasen has since engaged with architect David Baum from Schroeder and Holt Architects to present a concept plan to the Plan Commission called “Armory Annex” for the parking lot property. The concept currently includes seven townhomes, and the potential for an eighth. Also included in the plan in the 40x60 garage Mr. Jasen proposed to staff earlier this summer. Mr. Jasen and Mr. Baum are seeking initial Plan Commission feedback on this plan before considering a Planned Unit Development (PUD) for this property. PUD is a City zoning district “intended to provide for greater flexibility in design and to provide for a combination of uses in a manner compatible to each development and to the surrounding environment.” It allows flexibility from zoning setbacks, lot coverages, building heights etc. in unique circumstances for properties that would otherwise struggle to meet typical zoning requirements. What is a PUD? A Planned Unit Development (PUD) is a zoning classification that allows a municipality and a private developer to work together cohesively to develop a parcel of land that otherwise has challenges to develop, whether that be due economic or environmental factors , as well as municipal zoning requirements. These developments can include a combination of residential, commercial, open space, etc. and vary in size and scale. Often times, the developer will seek deviations from the base zoning code in order to make these projects a reality. Page 42 of 73 In some municipalities, a PUD is considered an overlay district (meaning the PUD zoning designation overlays the existing base zoning). In the City of Plymouth specifically, PUD is its own zoning designation governed by section 13-1-39 through 13-1-42 of the Plymouth Municipal Code. The way the code is written allows the developer to request any flexibility from the base zoning code they wish . City staff, Plan Commission, and Common Council would then consider such request and approve or deny it, or work together to find a compromise that meets both part y’s goals and intentions for the development. The City has used PUD a few times over the years, most recently in 2012 for phase 1 of the Pleasant View Townhomes development. At that time, the applicant sought a PUD to get relief from the R -4 zoning density requirement that limited new buildings to 12 residential units per building, instead seeking 24 which was ultimately approved. Other examples of PUD include the “Vintage” neighborhood on Pleasant View Road that was built in approximately 2005. PUD was used in this case to allow for smaller single family lot sizes and less strict setbacks than what typical R-2 zoning allowed at that time. The PUD process is also a more collaborative and cohesive opportunity for the developer to work with the City, Plan Commission, and Common Council to create a development that aligns the City’s goals and the developer’s goals. The first step in the City’s PUD process is a concept plan, which the applicant is coming before the Plan Commission now for. This is an opportunity for same general non- binding feedback and discussion between the applicant and the Plan Commission. The end result of the meeting should give the applicant some direction on if a project similar to what they are proposing is something the City would consider. Comprehensive Plan/Zoning/Setbacks: The City’s future land u se map w ithin the 2022 C omprehensive Plan identifies this particular par cel as institutional /governmental (the National Guar d still ow ned the property duri ng 2022). However, the parcel is zoned R-2 S ingle Family Residential which supports the current use of the armory building as a single-f amily home. The Comprehensive Plan identified the rest of the area to remain residential and industrial along the north side of Schwartz Street. In general, t he immediate area is populated with a mixture of mostly single- family homes, with some two- family housing mixed in (typically upper and lowers). Along the railroad track and Schwartz St. to the south east exists some light industrial and the headquarters of Glacier Transit & Storage (GTS). City Park is located only a few hundred feet to the east along Grove St. across the railroad tracks. and Parkview Elementary is essentially next door across Sunset Drive. As the current parcel is zoned R-2 Single-F amily Residential, it should be noted two-f amily residential is not permitted in R-2 (with the exception of existing single-f amily housing being converted into two- family housing with the approval of the Plan Commission). To combat this, along with any sort of future land division application, the applicant would have to consider a two- family residential zoning district (typically R -3), or seek a PUD as they have indicated that they are interested in pursuing. Staff has prepared a zoning consistence matrix below that shows the general flexibility sought for both setbacks and size through the PUD process for this development. Staff has included baseline zoning requirements for both R -2 (single family) and R- 3 (two -family) as it com pares to this proposal as both R-2 or R-3 are the most likely and compatible zoning districts for this property if a PUD is ultimately not sought. This matrix should also give the Plan Commission a better idea of where the deviation on what they are proposing lies. Page 43 of 73 ZONING CONSISTENCY MATRIX Required Required Provided Zoning R-2 R-3 R-2 (prop. PUD) Lot Size Minimum 10,000 square feet for single-family; 6,000 square feet for two-family 12,000 square feet ~32,000 square feet; 0.73 acres Minimum Frontage 60’ 60’ Sunset Drive: ~131’ Grove Street: ~286’ Laack Street: ~150’ Maximum Lot Coverage of All Buildings 50% 50% TBD Minimum Lot Width at Building Line 80’ 100’ Varies Minimum Front Yard Setback 30’ for home; accessory structure must be in side or rear yard Same as R-2 ~5’ for home and garage Minimum Side Yard Setback Principal Building Accessory Building 9’ See below* 15’ n/a ~16’ to north lot line; garage is ~65’ from north lot line Minimum Rear Yard Setback 25’ 25’ n/a (three front yards) Maximum Height Principal Structures; Accessory Structures 35’; 15’ or 60% of the principal dwelling unit height, whichever is greater. Same as R-2 30’-32’ (Homes and Garage) Maximum Detached Garage Size 750 square feet (for single family homes with existing attached garage) Same as R-2 2,400 square feet proposed (potentially a second 2,400 square foot garage) *Detached garages 600 square feet and below may be 3’ from rear and side lot lines if located in the rear of the principal dwelling unit. If larger than 600 square feet, accessory structure must meet principal structure requirements (PMC 13-1-140(b)(2)a.3.) Summary of Flexibility Sought through PUD Process: As indicated on the zoning consistency matrix and staff report above, in general the applicant is seeking flexibility from the following baseline zoning requirements in R-2/R-3. Deviations from R-2/R-3 District: • Density: parcel is hypothetically large enough to support three single family residential lots or up to six townhome units (not taking into account setbacks due to lot shape and three street frontages - actual number may be lower) • Home Front Yard Setback: 30’ required, compared to ~5’ proposed • Garage Size: 750’ square foot maximum, compared to 2,400 square feet proposed • Garage Height: 15’ or 60% of dwelling unit maximum, compared to 30-32’ tall proposed • Garage Front Yard Setback: o Detached garages must be in side yard of rear yard of property. The submitted garage adheres to this setback requirement, but since the proposed townhomes have a 5’ front yard setback rather than the typical 30’ setback in R-2, the garage is closer to the street than a typical new detached garage would be. Housing Details: At this time, the applicant is proposing seven housing units on the property. There are four townhomes on the west side of the lot and three on the east side (with the potential to add another unit on the northeast corner). Each unit would be two stories, include a side-loaded 2-car attached garage, and feature 3 bedrooms and 2.5 bathrooms. Access to all garage space would be along Page 44 of 73 Grove Street and bisect the proposed 2,400 square feet detached garage. These details will likely evolve as the site plan is refined. Vision Triangle: City code section 13-1-90 notes that any proposed plantings or buildings at any intersection must provide enough clearance and not infringe on the established “vision triangle” that would impede motorists or pedestrians from safely navigating said intersection: • Where two public streets intersect at grade level, the intersection shall be day -lighted by excluding all buildings, structures and other obstructions to view, except where permitted in the B-2 district, including shrubbery exceeding three feet and trees (except highway and street signs) from the triangles adjacent to the intersection described as follows: o Bounded on two sides by the near boundaries of the intersecting streets and on the third side by a line drawn so as to intersect the street boundaries at points 20 feet distant from the point of intersection of the right-of-way lines. To that end, it is unclear if there is a vision triangle issue on the southwest portion of the property due to the proximity of the proposed buildings at the Sunset and Grove Steet intersection. Staff does not recommend that any flexibility be granted on the vision triangle ordinance. If the project goes forward, the applicant will be responsible for verifying that any revised submittal adheres to the vision triangle ordinance. Parking: City code requires at least two parking spaces per each dwelling unit in both R-2 and R-3. The proposed concept plan shows two-car attached garages for each of the townhome units as well as additional parking in the larger proposed detached garage(s). As such, no flexibility on parking minimums would be requested as part of a PUD application at this time. Landscaping Plan: A conceptual landscaping plan is included with the submitted materials. The landscaping plan includes heavy plantings on the north property line which would provide screening from the development to the residential neighbor to the north, as well as plantings lining the driveways and entrances to the development. Plantings are also shown on the parkway separating the curb from the sidewalk. Staff does recommend that any future submittals include a more detail landscaping plan including adequate shielding along the north property line. The Garage and Ownership: During staff review on this plan, staff asked the applicant how the garage ownership would work. For example, if this ends up being some sort of condominium, would the garage be a unit owner and part of the condominium association. Or would the garage be part of one of the townhome units? This would need to be further defined and explained if this project were to go forward. If the Plan Commission is comfortable with the garage portion of the project, staff would request that the intended use and long-term function of the building should be clearly established as part of the PUD. If the PUD moves forward, staff recommends that the permitted use of the 40’x60’ garage building be specifically identified in the final development plan and recorded PUD documents. This would provide clarity for both the current developer and future property owners regarding the intended use of the structure. Staff also recommends that any limitations on future use be clearly established. For example, the City may want to consider provisions addressing: • Outside storage; Page 45 of 73 • Commercial vehicle storage; • Business or commercial operations; • Vehicle repair; • Manufacturing; • Individual rental storage units or commercial self-storage; • Rental or subleasing of storage areas to persons outside the development; • Separate ownership or sale of individual storage spaces; and • Expansion of the building without an amendment to the PUD. The intent would not necessarily be to prohibit the proposed building, but rather to ensure that its future use remains consistent with the residential character of the development that the City is being asked to approve. Department of Public Works Review: Director of Public Works and City Engineer Cathy Austin provided an additional staff report included as an attachment. The staff report reiterates much of this staff report including PUD considerations, the detached garage request, vision triangle, etc. Additional future considerations from Public Works include: • No sanitary sewer main immediately adjacent to the property. o The developer will need to provide a proposed method for providing sanitary sewer service to the development. This should be reviewed with Plymouth Utilities prior to final approval of the development plan. • Water: Watermain is available on Sunset Drive and Grove Street • Sidewalks: Public sidewalks will be required as part of the development and should confirm with typical city spec and requirements • Stormwater/Drainage: Developer should provide: o The developer should provide preliminary information regarding: o Existing drainage patterns; o Proposed drainage patterns; o Existing and proposed impervious areas; o Storm sewer connections; o Required stormwater management facilities, if applicable; o Overland drainage routes *This information is important due to the relatively constrained nature of the site. Plymouth Fire Department Review: Fire Chief Jim Klug reviewed the provided concept plan and has included the following questions/comments below for the Plan Commission and applicant to consider as they refine this plan. 1. Proximity of Garage to the Residential Buildings The 40’x60’ garage is a relatively large structure and appears to be located very close to the proposed residential buildings. • What will the garage be used for? The intended use and contents of the garage will be important in evaluating the potential fire load and associated hazards. • What will the actual distance be between the garage and the residential buildings? • What type of construction and exterior wall assemblies are proposed for both the garage and the residential buildings? • Will there be windows, doors, or other openings on the sides of the buildings facing one another? The structures appear to be quite close together. PFD’s primary concern relates to the potential for fire exposure between the garage and the residential buildings. A significant fire in the garage Page 46 of 73 could potentially expose the adjacent residential units, and conversely, a fire in one of the residential buildings could expand to the garage. PFD would be interested in seeing how this concern is addressed through the building design and code analysis. Depending on the final configuration and “use” of the garage, potential measure could include: • Pr oviding additional separation between the structures (if possible?) • Providing an automatic sprinkler system in the garage • Increasing the required fire resistance rating of exterior walls/windows • Limiting or protecting the openings facing the adjacent buildings • Other construction features identified through the Building Code review 2. Wat er Supply/Fire Protection: • Where are the existing hydrants in relation to these proposed buildings? • Will additional hydrants be required? Bui lding Inspection Review: City Building Inspector Brian Witkowski reviewed the concept plan and noted that the following: • Hous ing would fall under commercial building code as it has three or more dwelling units in each building. • Fire Wall Separation for Garage to Dwellings: Depending on the proximity of the proposed garage to the nearest dwelling structure, different firewall separation would be required. St aff recommends that if the process moves forward, the applicant meet with both the Fire Department and Building Inspector to understand requirements. Next Steps/Staff Recommendation: Staff recommends the Plan Commission review the current proposal and provide feedback to the applicant as well as staff if the Plan Commission would consider the PUD process for this development. If the Plan Commission is not in favor of a PUD, this should be made clear to staff and the applicant at this time as well. St aff specifically requests the Plan Commission provide feedback on: • Overall site design and density • Garage Request The Pl an Commission may also make requests of the applicant at this time for any subsequent revisions to the site plan that they would want to see. If the Plan Commission is generally okay with the PUD approach, staff will continue to work with the applicant on subsequent steps on the PUD process. Copi es Mailed/Emailed To: I. David Baum: dbaum@sha-a2k.com II. Tony Jasen: tjasen@att.net At tachments: I. Applicant Materials II. Department of Public Works Review / Maps III. City Code Section 13-1-39 through 13-1-42 on Planned Unit Development Page 47 of 73 August 8, 2026 Jack Johnston Assistant City Administrator / Community Development Director City of Plymouth, WI. 128 Smith St. Plymouth, WI. 53073 Mukwonago WI. 53149 Re: The Armory Annex Project Narrative Mr. Johnston, Project Narrative – The Armory Annex The proposed Armory Annex represents an opportunity to transform an underutilized portion of the former U.S. Army Armory property into a residential development that complements the surrounding neighborhood while accommodating the property owner's long-term needs. The property at 625 Sunset Drive is bisected by Grove Street, creating two distinct development areas. The parcel at the northeast corner of Sunset Drive and Grove Street currently consists primarily of a fenced in parking area that formerly served the Armory building to the south. Since the Armory has been converted to a private residence, the parking area no longer serves its original purpose. The owner's initial objective was considerably more limited: construction of a garage on the northern parcel for storage of an RV and other personal property. During preliminary discussions with City staff, however, the project team recognized an opportunity to consider the property more comprehensively. In particular, the City's interest in additional housing and in transitioning former non-residential properties toward development that is more compatible with the surrounding residential neighborhood led the team to evaluate several alternatives. Those alternatives have ranged from a code-compliant development under the existing R-2 zoning, through subdivision and variance options, to the proposed Planned Unit Development. Each alternative incorporates the owner's required garage; however, the PUD provides the greatest opportunity to integrate that structure into a cohesive residential development while making more productive use of the property. Page 48 of 73 Preferred Development Concept The preferred PUD concept proposes approximately seven to eight high-quality townhome residences organized around the owner's 40-foot by 60-foot garage. Three or four townhomes would be located on each side of the garage, substantially screening the structure from surrounding public and residential views and allowing it to become part of a unified architectural composition rather than functioning as a stand-alone accessory building. The townhomes are envisioned as two-story attached residences, each with a two-car garage. Residential façades would address Sunset Drive and Laack Street, while vehicular and garage access would be oriented toward Grove Street. This arrangement places the residential character of the development toward the surrounding streets while consolidating vehicular activity internally. The flexibility provided through the PUD would also allow the buildings to be positioned closer to the street where appropriate. Doing so would permit the development to be shifted farther from the existing residences to the north and would create an opportunity for a substantial landscaped buffer along the shared edge of the property. All principal structures are intended to be designed and constructed as a coordinated development, utilizing compatible architecture, materials, massing, and landscaping. This unified approach will help visually integrate the owner's garage into the overall project and establish a development character that is compatible with the surrounding residential neighborhood. Community Benefit The proposed PUD transforms an obsolete parking area into productive residential use, introduces additional housing opportunities, improves the relationship of the property to the surrounding neighborhood, and increases the taxable value of land that is currently substantially underutilized. The proposal also provides an opportunity to replace the visual character of a former institutional parking area with buildings, landscaping, and streetscape improvements appropriate to a residential setting. The project team is therefore seeking the Planning Commission's guidance and support for advancing the PUD concept as the preferred framework for redevelopment of the property. Following that direction, the concept can be refined through final site planning, architectural development, landscaping, market analysis, and the formal PUD approval process. Page 49 of 73 We look forward to hearing the Commissions insights toward this parcel of land and welcome any comments that you may have. Sincerely, David C. Baum A.I.A. Page 50 of 73 Page 51 of 73 Page 52 of 73 Page 53 of 73 Page 54 of 73 Page 55 of 73 Page 56 of 73 Page 57 of 73 Page 58 of 73 Jasen Ventures – Armory Redevelopment 8/24/2026 Public Works Review Comments: The Department of Public Works has reviewed the conceptual proposal for redevelopment of the former parking lot at the Armory site. The proposed development includes residential units and a 40-foot by 60- foot accessory/storage building. PUD Considerations The City's PUD regulations are intended to provide flexibility in site design while still maintaining the basic intent of the City's zoning ordinance and comprehensive plan. The ordinance contemplates PUDs as comprehensive and cohesive developments where the flexibility provides improved environmental design and other benefits to the community. The proposed development is substantially different from what could be developed under the existing R- 2 zoning. Therefore, one item for consideration is whether the proposed PUD provides sufficient overall site-design or community benefits to justify the additional flexibility being requested. Large Accessory/Storage Building The proposed 40-foot by 60-foot building is approximately 2,400 square feet and is significantly larger than a typical residential garage. The City's residential accessory-structure regulations establish specific size and placement requirements for detached garages and other accessory structures. For example, a detached garage serving a single- family residence is limited based upon the size of the dwelling or rear yard. Because the proposed building is substantially larger than these typical residential accessory structures, staff believes the intended use and long-term function of the building should be clearly established as part of the PUD. If the PUD moves forward, staff recommends that the permitted use of the 40-foot by 60-foot building be specifically identified in the final development plan and recorded PUD documents. This would provide clarity for both the current developer and future property owners regarding the intended use of the structure. Staff also recommends that any limitations on future use be clearly established. For example, the City may want to consider provisions addressing: • Outside storage; • Commercial vehicle storage; • Business or commercial operations; • Vehicle repair; • Manufacturing; • Individual rental storage units or commercial self-storage; Page 59 of 73 • Rental or subleasing of storage areas to persons outside the development; • Separate ownership or sale of individual storage spaces; and • Expansion of the building without an amendment to the PUD. The intent would not necessarily be to prohibit the proposed building, but rather to ensure that its future use remains consistent with the residential character of the development that the City is being asked to approve. Building Coverage The applicant should provide a calculation of the proposed building coverage for the entire development. As the PUD process allows flexibility from some of the dimensional requirements that would otherwise apply to the property, it will be important for the City to understand the amount of the site being occupied by buildings, pavement, parking and other improvements. Staff recommends that the applicant provide: • Total site area; • Total building area; • Building coverage percentage; • Total impervious area; • Proposed landscaped/open-space area; and • Comparison to the applicable standards under the existing zoning. This information will help the Plan Commission evaluate whether the proposed site layout represents an appropriate balance between buildings, pavement, landscaping and open space. Sanitary Sewer There is currently no sanitary sewer main immediately adjacent to the property. The developer will need to provide a proposed method for providing sanitary sewer service to the development. This should be reviewed with Plymouth Utilities prior to final approval of the development plan. The City's subdivision regulations require sanitary sewer improvements to be designed to provide adequate service to the lots within a subdivision. Water Watermain is available on Sunset Drive and Grove Street. The developer should provide a preliminary water service plan identifying the proposed connection point, service configuration and any improvements that may be necessary to adequately serve the development and provide required fire protection. Sidewalk Public sidewalk improvements will be required as part of the development. Page 60 of 73 The proposed development should be reviewed for sidewalk connections along the applicable street frontages. The sidewalk location should comply with the City's requirements, including the requirement for the back of walk to be located approximately one foot off the property line where applicable. (Municipal Code Section 6-2-2). The applicant should show the proposed sidewalk and handicap ramp locations on the preliminary site plan so that pedestrian connectivity can be evaluated as part of the overall development. Stormwater / Drainage The proposed redevelopment will alter the existing drainage patterns and should be reviewed for stormwater management. The developer should provide preliminary information regarding: • Existing drainage patterns; • Proposed drainage patterns; • Existing and proposed impervious areas; • Storm sewer connections; • Required stormwater management facilities, if applicable; • Overland drainage routes; and This information will be particularly important given the relatively constrained nature of the site. Vision Triangle The proposed site plan should be reviewed to ensure that all required vision triangles are maintained at the development's street and driveway intersections. Landscaping, fencing, structures, signage, parked vehicles, or other improvements within the applicable vision triangle should not create an obstruction to driver or pedestrian visibility. The applicant should provide sufficient dimensions on the site plan to demonstrate compliance with the City's vision-triangle requirements. Any proposed landscaping or other improvements within these areas should also be identified and designed to maintain the required sight distance. Page 61 of 73 4 4PLYMOUTH UTILITIES - PLYMOUTH, WISCONSIN LAST REVISION DATE: 11/30/2020 SANITARY SEWER SYSTEM MAP Page 62 of 73 4 4PLYMOUTH UTILITIES - PLYMOUTH, WISCONSIN WATER SYSTEM MAP LAST REVISION DATE: 10/4/2020 Page 63 of 73 Zoning Map: Page 64 of 73 Future Land Use Map Page 65 of 73 (a) (b) (c) (d) (e) Sec. 13-1-39 - Purpose of the planned unit developments. Planned unit developments are intended to provide for greater flexibility in design and to provide for a combination of uses in a manner compatible to each development and to the surrounding environment. A planned unit development (PUD) is any development to be constructed and maintained by a single owner or group of owners acting through a corporation located on a single tract, planned as an entity and, therefore, acceptable for development and regulation as one land unit. Planned unit developments are established to encourage and promote improved environmental design in the City of Plymouth by allowing for greater freedom, imagination, and flexibility in the development of land while insuring substantial compliance to the basic intent of the zoning ordinance and the general plan for community development. The PUD concept allows diversification and variation in the relationship of uses, structures, open spaces and heights of structures in developments conceived and implemented as comprehensive and cohesive, unified projects. It is further intended to encourage more rational and economic development in regard to public services and encourage and facilitate preservation of open land. Sec. 13-1-40 - Physical requirements for planned unit developments. Dimensional requirements. With PUD'S, the requirements for lot area, lot width, side yard, rear yard, front yard, lot coverage and building height shall be consistent with sound planning and zoning principles. However, lots and buildings may be approved which do not meet the dimensional requirements in other districts of this chapter. Such requirements as are made a part of an approved recorded precise development plan shall be, along with the recorded plat itself, construed to be and enforced in accordance with this chapter. Conditional uses. Any use allowed only as a conditional use in any of the other districts of this chapter may be permitted subject to the criteria as established in article E following, but such requirements as are made a part of an approved recorded precise development plan shall be, along with the recorded plan itself, construed to be and enforced as a part of the chapter. Single parcel, lot, or tract. Each PUD shall be considered as one tract, lot or parcel, and the legal description must define said PUD as a single parcel, lot or tract and be so recorded with the Sheboygan County Register of Deeds. Off-street parking. In each PUD, off-street parking shall be provided in accordance with article G of this chapter. Signs. In each PUD, signs shall be classified and permitted in accordance with article H, sign regulations. Sec. 13-1-41 - Criteria for approval. 8/28/26, 8:36 AM Plymouth, WI Code of Ordinances about:blank 1/8 Page 66 of 73 (a) (1) (2) (3) (4) (b) (c) (d) (1) As a basis for determining the acceptability of a planned unit development application to the plan commission and common council, the following criteria shall be applied to the application for such district with specific consideration as to whether or not it is consistent with the spirit and intent of this chapter, is consistent with the policies of the city comprehensive plan, has been prepared with professional advice and guidance and produces significant benefits in terms of environmental design: Character and intensity of land use. In a planned unit development, the uses proposed and their intensity and arrangement on the site shall be of a visual and operational character which: Are compatible to the physical nature of the site with particular concern for preservation of natural features, tree growth and open space. Would produce an attractive environment of sustained aesthetic and ecologic desirability, economic stability and functional practicality compatible with the general development plans for the area as established by the community. Would not adversely affect the anticipated provision for school or other municipal services. Would not create a traffic or parking demand incompatible with the existing or proposed facilities to serve it. Economic feasibility and impact. The proponents of a planned unit development application shall provide evidence satisfactory to the plan commission and common council of its economic feasibility, of available adequate financing, and that it would not adversely affect the economic prosperity of the city or the values of surrounding properties. Engineering design standards. The width of street rights-of-way, width of paving, width and location of street or other paving, outdoor lighting, location of sewer and water lines, provision for storm water drainage or other similar environmental engineering consideration shall be based on standards necessary to implement the specific function in the specific situation, provided, however, in no case shall standards be less than those necessary to insure the public safety and welfare as determined by the city designated engineer. Preservation and maintenance of open space. In a planned unit development, adequate provisions shall be made for the permanent preservation and maintenance of "open space" either by private reservation or dedication to the public. In the case of private reservation, the open area to be reserved shall be protected against building development by conveying to the city as part of the conditions for project approval an open space easement over such open areas restricting the area against any future building or use except as consistent with that of providing landscaped open space for the aesthetic and recreational benefit of the PUD. Buildings or uses for 8/28/26, 8:36 AM Plymouth, WI Code of Ordinances about:blank 2/8 Page 67 of 73 (2) (3) (e) (a) (1) (2) (3) (b) (c) noncommercial, recreational or cultural purposes compatible with the open space objective may be permitted only where specifically authorized as part of the development plan. Any subsequent changes to the final development plan shall follow the procedures of section 13-1-42(k). The care and maintenance of such open space reservations shall be assured by establishment of appropriate management organization for the project. The manner of assuring maintenance and assessing such cost to individual properties shall be included in any contractual agreement with the city and shall be included in the title to each property. Ownership and tax liability of private open space reservations shall be established in a manner acceptable to the city and made a part of the conditions of the plan approval. Implementation schedule. The proponents of a planned unit development shall submit a reasonable schedule for the implementation of the development to the satisfaction of the common council, including suitable provisions for assurance that each phase could be brought to completion in a manner which would not result in an adverse effect upon the community as a result of termination at that point. Sec. 13-1-42 - Procedural requirements for planned unit developments. Pre-application conference. Before submitting an application for a PUD, an applicant shall confer with the plan commission, city staff and other city department heads, if required, in connection with the preparation of the planned unit development. The purpose of the pre-application conference shall be to familiarize both the applicant and the plan commission with each other's intentions with respect to the PUD before the applicant enters into binding commitments or incurs substantial expense. At the pre-application conference, the plan commission shall familiarize the applicant with the PUD process and explain to the applicant issues that should be considered in planning the project. The applicant shall inform the plan commission of his development concept through general outlines and sketch plans. Any statement made by either the plan commission or the applicant concerning potential disposition of a PUD application or the final form of the development shall not be legally binding. Implementation schedule. The proponents of a planned unit development shall submit a reasonable schedule for the implementation of the development to the satisfaction of the plan commission, including suitable provisions for assurance that each phase could be brought to completion in a manner which would not result in adverse effects upon the community as a result of termination at that point. 8/28/26, 8:36 AM Plymouth, WI Code of Ordinances about:blank 3/8 Page 68 of 73 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) (13) (d) (1) (2) Zoning procedure. The procedure for zoning a PUD shall be the same as required for a zoning amendment, except that in addition the zoning may only be considered in conjunction with a specific development plan. The applicant shall file with the plan commission a specific development plan which shall include the following information: Statement of development concept, including the planning objectives and the character of the development to be achieved through the PUD. An accurate map of the project area, including its relationship to surrounding properties and existing topography and key features. The pattern of proposed land use including shape, size and arrangement of proposed use areas, density and environmental character (single-family, multiple-family, commercial, public, etc.). The pattern of public and private streets. The location, size and character of recreational and open space areas reserved or dedicated for public uses such as recreational areas and common open space areas. Preliminary engineering plans, including site grading, street improvements, drainage, public utility extensions and landscaping plans. Preliminary building plans, including floor plans and exterior designs or elevations. Development schedule indicating the appropriate date when construction of the PUD can be expected to begin and be completed, including initiation and completion dates of separate stages of a phased development. General outline of intended organizational structure related to property owners' association, deed restrictions and private provision of common services. Statement of financing plan, including projected sources and amounts of funds. Statement of intentions regarding the future setting or leasing of all or portions of the PUD, such as land areas, dwelling units and public facilities. Any additional information as required by the plan commission necessary to evaluate the character and impact of the proposed PUD. The application shall be accompanied by the appropriate fee to defray the cost of living notice, investigation and other administrative processing. Referral and public hearing. Within 30 days after completion of the filing of the petition for approval of a general development plan, the plan commission shall forward the petition to the common council with a recommendation that the plan be approved as submitted, approved with modifications, or disapproved. 8/28/26, 8:36 AM Plymouth, WI Code of Ordinances about:blank 4/8 Page 69 of 73 (3) (e) (1) (2) a. b. c. d. e. f. (f) (g) (1) Within 30 days of the receipt of the plan commission's recommendations, the council shall determine whether or not to initiate a proposed zoning change to permit the proposed PUD and to schedule the required public hearing. Approval of the rezoning and related general development plan shall establish the basic right of use for the area in conformity with the plan as approved, which shall be recorded as an integral component of the district regulations, but such plan shall be conditioned upon approval of a final implementation plan and shall not make permissible any of the uses as proposed until a final implementation plan is submitted and approved for all or a portion of the general development plan. Criteria for approval. Approval of the general development plan shall be granted only upon determination by the plan commission and common council that the preliminary development plan: Conforms with the development controls set forth in this article. Provides benefits to the city which outweigh its adverse effects; in making this determination, the plan commission and common council shall consider the following: Quality of site design, including integration of a variety of land uses, building types and densities, preservation of natural features; compatibility with adjacent land uses; provision and type of open space; provision of other amenities designed to benefit the general public. Traffic flow and safety. Adequacy of utilities and other public works. Impact on existing public facilities within the city. Potential fiscal impact. Consistency with the city's comprehensive plan. Abandonment of project. In the event approval is granted, but prior to final approval, the applicant or developer elects to abandon said development plan and notifies the commission in writing or fails to file for a final approval within the specified times, the approval shall be deemed to be revoked. All areas within the development plan which have not received final approval shall be controlled by the zoning and subdivision regulations applicable before the development plan and rezoning was approved, and the revocation of approval shall be noted on the zoning district map and in the records of the plan commission. Final development plan. In the event the general development plan and the rezoning are granted tentative approval, with or without conditions, the applicant shall submit a final development plan or a final development plan of that segment to be developed first to the zoning administrator within 8/28/26, 8:36 AM Plymouth, WI Code of Ordinances about:blank 5/8 Page 70 of 73 (2) (3) (4) (h) (1) (2) (i) (1) (2) one year from the date of tentative approval. In the case of a final development plan which provides for development over a period of more than one year, the time between submittals for final approval of each part of a final development plan shall be not less than 12 months. The final development plan shall consist of final versions of all statements and graphics presented in the general development plan as required in subsection (c) and must contain any revisions which are required by the common council at the time of tentative approval of the general development plan. The final development plan and any related materials shall be a specific and detailed plan for implementation of all or a part of the proposed planned unit development and shall be suitable for recording with the Sheboygan County Register of Deeds. Following a review of the final development plan, the plan commission shall recommend to the council that it be approved as submitted, approved with modifications or disapproved. Upon receipt of the plan commission's recommendation, the common council shall review the final development plan and any related materials within 45 days and shall then approve, approve with modifications or disapprove the final development plan. The common council shall approve the final development plan only if the final development plan is in substantial compliance with the general development plan and in accordance with the provisions of subsection (e). Recording of final development plan and amendment of zoning district map. A final development plan, or any part thereof, which has received final approval shall be so certified by the plan commission and filed by the applicant or developer with the Sheboygan County Register of Deeds. Evidence of such recording shall be provided to the city in the form of one true and correct reproducible copy of the plan as recorded. No development shall proceed until such time as the final development plan has been placed on record. Upon the recording of the final development plan, the zoning district map shall be amended to designate the area covered by the recorded final development plan as a "Planned Unit Development District." Following such action by the commission, the zoning and subdivision regulations otherwise applicable to the land included in such final development plan shall cease to apply thereto and the recorded final development plan shall govern. Zoning administration—Permits. The zoning administrator may issue permits for site or building construction for that part of the development plan that has been approved in the area covered by the approved final development plan for work in conformity with the approved final development plan and with all other applicable ordinances and regulations. 8/28/26, 8:36 AM Plymouth, WI Code of Ordinances about:blank 6/8 Page 71 of 73 (j) (1) (2) (3) (k) (1) However, the zoning administrator shall not issue a certificate of compliance for any building or structure shown on the development plan of any stage of the planned unit development unless the open space and public facilities allocated to that stage of the development schedule have been conveyed to the proper authorities. He shall issue a certificate of compliance for any completed building or structure located in an area covered by the approved final development plan if the completed building or structure conforms to the requirements of the approved final development plan and all other applicable regulations and ordinances. Enforcement. The developer shall begin construction of the PUD within 12 months of the date of the recording of the final development plan. The plan commission may grant in writing an extension of this time period of up to 12 months upon demonstration of good cause by the developer. If the developer fails to commence construction of the PUD within the specified time, the plan commission shall proceed with actions as specified in subsection (3) below. If the PUD is to be developed in stages, then the developer must begin the construction of each stage within the time limits specified in the final development plan. Construction in each phase shall include all the elements of that phase specified in the final development plan. The plan commission, or its designee, shall periodically monitor the construction of the PUD with respect to start of construction and development phasing. If the plan commission, or its designee, finds that either the developer has failed to begin development within the specified time period or that the developer is not proceeding in accordance with the approved development phasing with respect to either timing or construction of an approved mix of project elements, then the plan commission shall give written notice to the developer to appear before the commission upon 30 days to report on the status of the PUD. Upon review of the PUD, the commission may extend the time for start of construction or the length of time needed to complete a phase, recommend that the developer amend the final development plan subject to the procedures specified in subsection (k) below or terminate the project and repeal the zone change. When the commission deems it necessary to terminate the project and repeal the zone change, it shall recommend to the common council that the planned unit development district created for such project be nullified and the original zoning classification returned to the land herein. The repeal of the zone change shall be subject to the procedures specified in article N. At the time of such zone change, existing completed or partially completed structures and uses thereon that do not conform to the regulations for the district in which located shall be deemed nonconforming as defined by this chapter. Amendments to final development plan. 8/28/26, 8:36 AM Plymouth, WI Code of Ordinances about:blank 7/8 Page 72 of 73 (2) a. b. c. d. e. f. g. (3) After approval of the final development plan by the common council, the developer may seek amendments to the final development plan as recorded, only if difficulties are encountered in constructing the PUD which could not have reasonably been foreseen, such as with terrain or soil conditions or other complications. Minor changes in the location, sitting and height of buildings and structures may be authorized by the plan commission without additional public hearings if required by engineering or other circumstances not foreseen at the time the final plan was approved. No change authorized by this subsection may cause any of the following: A change in the use or character of the development. An increase in overall coverage of structures. An increase in the intensity of use. An increase in the problems of traffic circulation and public utilities. A reduction in approved open space. A reduction of off-street parking and loading space. A reduction in required pavement widths. All other changes in use, or rearrangement of lots, blocks and tracts, or any changes in the provision of common open spaces and changes other than listed above must be made by the common council after review and recommendation by the plan commission subject to the procedures specified in subsection (d). Such amendments may be made only if they are shown to be required by changes in conditions that have occurred since the final plan was approved or by changes in community policy. Any changes which are approved in the final plan must be recorded as amendments in accordance with the procedure established for the recording of the initial final plan documents. 8/28/26, 8:36 AM Plymouth, WI Code of Ordinances about:blank 8/8 Page 73 of 73