Plan Commission Agenda & Packet (PDF)

City of Plymouth Plan Commission Mem bers: Please notify us if you are unable to attend the meeting. Cha irman; Mayor Don Pohlman Mem bers: Ron Nicolaus (Vice Chairman) Angie Matzdorf Jane Meyer Jeremy Schellin John Wyatt Justin Schmitz The Ci ty of Plymouth Plan Commission will have a meeting on Thursday, June 4, 2026 at 6:00 PM in Room 305, City Hall, 128 Smith St, Plymouth, Wisconsin. The agenda wi ll be as follows: 1.) Call to Order & Roll Call 2.) Approval of Minutes from May 7, 2026 3.) E lection of Vice-Chairman of Plan Commission as Required by PMC 2-4-5(e) 4.) R ecommendation of Extraterritorial Certified Survey Map; N5224 Country Aire Road – located in the Town of Plymouth; for a 2-lot certified survey map Krebsbach (enclosure) 5.) S ite Plan Seeking Approval; 1407 Eastern Avenue, Dale Mart LLC, for the alteration of an existing parking lot in the B-2 General Business District for a new Indian and American restaurant on the property to be called Kitchen Comfort. Martenson & Eisele (enclosure) 6.) D iscussion and possible recommendation; Modifications to Sec. 13-1-101, 13-1-106, 13-1-108, and 13-1-109 of the Plymouth Municipal Code regarding marquee signs, illumination standards, and special exceptions to the sign code. Johnston (enclosure) 7.) P ossible motion; to move July Plan Commission meeting to Thursday, July 9, 2026 at 6 pm. 8.) C ommunication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) 9.) A djournment 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 1 of 22 City of Plymouth Plan Commission UNOFFICIAL MINUTES Mayor Pohlman called the meeting to order at 6:00 PM on May 7, 2026. The following members were present: Jeremy Schellin, Jeremy Schmitz, Ron Nicolaus, John Wyatt, and Angie Matzdorf. Also present: City Administrator/Utilities Manager Tim Blakeslee, Assistant City Administrator/Community Development Director Jack Johnston 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 April 9, 2026. Commissioner Nicolaus noted that the Emerald Lane CSM was tabled by the Town of Plymouth and if that impacted the City. Assistant City Administrator Johnston verified that the item was tabled at the Town, but the City’s approval at Council was contingent on Town approval and the minutes could be approved as presented. Motion was made by Wyatt/Nicolaus to approve the minutes. Upon the call of the roll, all voted aye. Motion carried. 3.) Site Plan Seeking Approval; 1111 Reed Street, regarding proposed site plan improvements and construction of three multi-family buildings totaling 36 dwelling units in total in the R-4 Multi-Family Residential Zoning District. Stroebel (enclosure) At the April 9, 2026 Plan Commission meeting, the Commission reviewed a concept plan by Trevor Stroebel for the former Willowglen Academy property at 1111 Reed Street. The concept plan was to raze the existing building and construct three 12- units apartmen t buildings. The consensus of the Commission at that time was to move forward with a formal submission. The applicant has refined the site plan since the concept meeting. As noted at the Plan Commission meeting in April, the applicant is participating in the Wisconsin Housing and Economic Development Authority (WHEDA) “Vacancy to Vitality” program. Part of t his program requires that all units be reserved for households earning up to 100% of Sheboygan County area median income (AMI) based on household size. Trevor Stroebel and Troy Hartjes from raSmith were present for the meeting. Mr. Stroebel presented the updated site plan and expressed excitement for the project and bringing a new middle-income housing option to Plymouth. Assistant City Administrator Johnston highlighted the updates to the site plan from the April meeting. The updates included a revised and refined landscaping plan, a deeper driveway and fire hydrants located on the west side of the driveway at the request of the Fire Department. He noted interim Fire Chief Birschbach had reviewed the updated plans and was happy with the changes. Johnston also noted that the utility plan and supplemental engineering, including the stormwater management plan would need to be reviewed by the City Engineer. He asked for that to be a contingency of approval. Johnston also noted the hydrants would eventually by public and the City would need a utility easement to maintain them. Page 2 of 22 Mayor Pohlman commented on the proposal. He thanked Mr. Stroebel for taking on this property as it had been severely underutilized for a number of years. Motion was made by Wyatt/Nicolaus to approve the site plan for 1111 Reed Street as presented, with the following contingencies: • City engineer review and approval of engineering including but not limited to: stormwater management plan and grading, approval of stormwater water maintenance agreement by Common Council • City engineer review and approval of utility plan for public infrastructure • Establishment and approval of public easement for public infrastructure Upon call of the roll, all voted aye. Motion carried. 4.) Recommendation on Common Council Resolution; “A Resolution of the City of Plymouth Accepting a Portion of Road Right-of-Way known as South Milwaukee Street in the City of Plymouth” Late last year, the Sheboygan County Treasurer's Office discovered a portion of road right- of-way known as South Milwaukee Street owned by Bank First, N.A. f/k/a Dairy State Bank and J & S Land Development, Inc. within the City limits. In total there are three parcels owned by these two entities. These parcels are within the municipal boundary of the city pursuant to the annexation ordinance dated January 26, 1999. The parcels are also fully within the road right -of-way at the intersection of South Milwaukee Street and South Hills Drive. After speaking with the property owners, it is their desire as well as staffs to convey these parcels over to the City of Plymouth. It is possible that these parcels were missed when the South Hills subdivision was platted. The City has come across this before, most recently in 2023 along S. Pleasant View Road and in 2019 on Plaza Lane. The Commission asked about the process for this item. City Administrator Blakeslee explained that the resolution is a part of the legal process to acquire these parcels. City Attorney Fieber recommended the resolution first come to Plan Commission for recommendation. Motion by Schellin/Nicolaus to recommend the Common Council approve “ A Resolution of the City of Plymouth Accepting a Portion of Road Right -of-Way known as South Milwaukee Street in the City of Plymouth.” Upon call of the roll, all voted aye. Motion carried. 5.) Plan Commission Workshop; Discussion on proposed sign code updates related to marquee signs and internal illumination of projecting signs At the April 14, 2026 Committee of the Whole meeting, staff discussed signage proposals for two external signs at the future Henry Christopher Hotel and the City’s existing sign code related to projecting signs. As proposed, both sign proposals for the hotel do not meet sign code due to the following: • Internal Illumination: current code does not allow new “projecting signs” to have any internal illumination. Both signs have internal illumination. • Size: Projecting signs are limited to 20 square feet in size. One sign meets this requirement, but the other is approximately 52 square feet in size. Page 3 of 22 • Projection: Projecting signs shall not extend more than five feet from a building façade. The larger 52 square foot sign is close to five feet of total extension. At the meeting, the Committee of the Whole listened to a presentation by staff on potential alterations to the sign code including the creation of marquee signs in the municipal code. The Committee directed staff to work with the Plan Commission on creating a new ordinance for larger marquee signs that would be allowed in certain cases as well as discuss the projecting sign ordinance as it relates to internally illuminated projecting signs. Assistant City Administrator Johnston summarized the staff report beginning with the potential introduction of marquee signs into the code. Marquee signs would essentially be larger projecting signs that would allow internal illumination. As written, the projecting sign code only allows these sorts of signs to be upwards of 20 square feet and do not allow internal illumination. Marquee signs would be limited to hotels, museums, or other sorts of entertainment venues only. The Plan Commission discussed this and was generally comfortable with the addition of marquee signs given those parameters. Lee Gentine was present for the meeting and requested the Plan Commission consider some language that would allow up to two marquee signs on corner properties. He explained the larger of the two signs would be on Mill Street, but the main hotel entrance would be off Stafford and felt a sign slightly larger than 20 square feet with some illumination would be important for hotel guest to find the entrance. Johnston continued with the staff report and discussed incorporating more detailed illumination standards for both externally and internally illuminated signs as the code did not describe what and was not acceptable in much detail. He also discussed moving sign variances/exceptions from the Board of Appeals to the Plan Commission. Commissioner Wyatt and Mayor Pohlman expressed interest in moving sign exceptions to the Plan Commission as the Plan Commission could consider the entire scope of the project whereas the Board of Appeals would be restricted. The Plan Commission was also interested in more detailed illumination standards being brought into the code for staff to have some ability to regulate egregious or overly bright and obnoxious proposals. The consensus was for staff to move forward with a formal ordinance to be considered at a future meeting. Johnston explained he would work with the City Attorney and hope to have an ordinance before the Plan Commission next month. 6.) Communication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) None. 7.) Adjournment Motion by Wyatt/Schellin to adjourn the meeting at 6: 46 pm. Upon call of the roll, all voted aye. Motion carried. Meeting adjourned. Page 4 of 22 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: May 19, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: Election of Vice-Chairman of Plan Commission as Required by PMC 2-4-5(e) Background: City Code anoints the mayor as the Plan Commission presiding officer (chairman). However, it requires the appointment of a vice -chairman (and officers deemed necessary) yearly to begin serving after May 1st to serve a one-year term. The vice-chairman would serve as chairman in the absence of the mayor for Plan Commission meetings. The vice- chairman would not have any other duties or powers outside of a regular Plan Commission member. City staff has analyzed the needs of the Plan Commission and does not feel it necessary for any other officers to be appointed at this time other than a vice-chairman. Staff Recommendation: Staff recommends the Plan Commission appoint a Vice-Chairman to serve for a period of one year. Page 5 of 22 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: May 28, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: Recommendation of Extraterritorial Certified Survey Map; N5224 Country Aire Road – located in the Town of Plymouth; for a 2-lot certified survey map Krebsbach (enclosure) Background: Gerry Krebsbach has submitted a two -lot certified survey map (CSM) for land he owns in the Town of Plymouth on Country Aire Road. As this land is within 1.5 miles of the City of Plymouth, it is subject to extraterritorial plat review and approval by the City of Plymouth as a fourth class city. Land Division Proposal: The land division will split off 1.17 acres of land on the southeast corner of the existing parcel. The second parcel would then be 5.99 acres and contain the existing house, garage, and barn. It appears the smaller lot will be used to build a new home. The Town of Plymouth will be considering the CSM, as well as a rezone for both parcels from A- 1 Agricultural to R-1 Single Family Residential as their meeting on June 9 th. Sheboygan County Approval: The CSM also requires Sheboygan County review and approval. The applicant is working through approval of the CSM through Sheboygan County as well at this time. A conditional letter of approval is included in the packet materials. 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 requests the Plan Commission recommend approval of the CSM contingent on the following: • Approval of the CSM by the Town of Plymouth at their meeting Copies Mailed/Emailed To: I. Gerry Krebsbach: gk@kwelectric.com II. Eric Otte: ericotte@jeaaa.com Page 6 of 22 Attachments: I. Certified Survey Map II. Sheboygan County Letter Page 7 of 22 Page 8 of 22 Page 9 of 22 Page 10 of 22 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 May 27, 2026 GERALD R AND DEBORAH L KREBSBACH N5224 COUNTRY AIRE RD PLYMOUTH WI 53073-4017 RE: Certified Survey Map, Kresbach property, Section 29, Town of Plymouth Dear Mr. & Mrs. Kresbach Sheboygan County's Planning & Conservation Department (Department) serves as an "approving authority" in the land division process within unincorporated areas of Sheboygan County. On May 12, 2016, 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 propo sed 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 original version of the certified survey map with all required signatures. 2. 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. Sincerely, Tyler Betry Deputy Director / County Conservationist Page 11 of 22 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 Te lephone: (920) 893-3745 Facsimile: (920) 893-0183 Web Site: plymouthgov.com DATE: TO: FR OM: RE: May 27, 2026 Plan Commission Jack Johnston, Assistant City Administrator/Community Development Director Site Plan Seeking Approval; 1407 Eastern Avenue, Dale Mart LLC, for the alteration of an existing parking lot in the B-2 General Business District for a new Indian and American restaurant on the property to be called Kitchen C omfort. Martenson & Eisele (enclosure) Backgr ound: The owners of the property at 1407 Eastern Avenue (directly east of the Shell Gas Station, currently used as an American Family Insurance local office) are in the process of converting a portion of the building into an Indian-American restaurant called “Kitchen Comfort” This will be the owners third Kitchen Comfort location – the first two being in the Fox Valley area in Dale and Neenah. Par t of the process in converting this building into a restaurant includes reshaping the parking lot and eliminating the second access driveway off of Eastern Avenue to add handicap parking. Sec. 13-1-173(a) of the Plymouth Municipal Code requires any alterations to existing parking lots in the B-2 district must first obtain Plan Commission approval. Publ ic Works/Plymouth Fire Department Review: Both Public Works Director Austin and Interim Fire Chief Birschbach reviewed the proposal and have no concerns. The applicant will be replacing the curb along Eastern Avenue as part of the driveway removal process. Rest aurant Detail: As noted earlier, this will be the owners third location for their “Kitchen Comfort” concept. They focus on authentic Indian Cuisine with fresh, local ingredients. Some American standards are served as well. The restaurant will occupy the north side of the building while the south side remains vacant at this time. In total, they are proposing 5 tables with 20 seats for dine- in. For more information, their website is linked here: kitchencomfortwi.com/ Pl an Commission Consideration(s): Sec. 13-1-173(a) requires that no building or zoning permit shall be issued for any construction within any R-4 (when more than two dwelling units are planned), R-5, B-1, B-2, CB, B-3, LI, or HI district, new or modifications to parking lots, etc. Par king lot standards are dictated through Sec. 13-1-92 which includes the following language: Page 12 of 22 a) Application. The off -street parking provisions of this chapter shall apply to all new buildings, to any existing building where the intensity of the use is increased or the size of the building is increased, and to any building which is converted to a different use. b) Plan commission approval required. New parking lots and alterations to existing parking lots are subject to plan commission approval. This includes parking areas accessory to commercial or multifamily uses. The plans submitted should include the parking layout, landscaping, drainage, driveway location, lighting, and other information deemed necessary by the plan commission. c) Surfacing. All parking lots, new and alterations to existing parking lots, shall be paved with bituminous or cementitious material and maintained in good condition. Gravel parking lots are not allowed. The heavy industrial (HI) district is allowed to have gravel trailer parking or storage areas with approval by the plan commission. The gravel areas will be appropriately located on the site pursuant to section 13-1-34(c) and screened to avoid such gravel areas as being a dominant visual aspect of the site. Staff comment: Parking lot will maintain the existing asphalt paving. d) Design standards. The design of the parking area shall be such that no vehicle is required to back into a street. Each space shall have at least 136 square feet, with a length of at least 16 feet, and a minimum eight and one- half foot width. Where a parking area is adjacent to a R -1, R-2, or R -3 zone, a four -foot high fence or equivalent plantings are required as a visual screen between the parking area and residential yard. Staff comment: Parking spaces are 153 square feet in size. Screening/plantings not required. e) Location. The location of the driveways and parking spaces on the lot shall be as follows: 1) R- 1, R-2, R-3, and agricultural zones: Three feet or more from property lines. 2) R- 4, R-6 and B-1 zones: Five feet or more from property lines. 3) B- 2 and B-3 zones: A minimum of 15 feet from street rights-of-way, and a minimum of 15 feet from residentially zoned property lines. Staff comment: The driveway that will remain is located approximately 5 feet from edge to edge from the neighboring Shell Gas Station. The new handicap spot is located about 18 feet from the edge of the right-of-way. Staff is comfortable with this plan. 4) HI and LI zones: A minimum of 15 feet from street rights -of-way, and a minimum of 25 feet from residentially zoned property lines. f) Landscaping. Landscaped areas shall be provided which equal at least ten percent of the surfaces drive and parking areas. Location of the landscaping is subject to approval by the plan commission. Staff comment: Applicant has indicated the driveway that will be removed will be replaced with grass to match the existing grass in the area. g) Number of stalls. The number of required parking spaces is determined by the building use as follows: 1) Churches, theaters, banquet halls, restaurants, places of public assembly: 1 space for each 2 seats . Staff comment: The proposed parking plan shows 14 parking spaces in total, including the handicap spot. Code requires 1 parking space for every 2 seats in a restaurant. The submitted interior plan shows 20 seats to dine in the restaurant, meaning that at least 10 parking spaces are required and that the submitted plan meets code. The applicant should be aware that if the southside of the building finds a new commercial tenant, additional parking may be required based on the specific use for that space. Staff Recommendation: Staff recommends the Plan Commission the parking lot alteration project for Kitchen Comfort at 1407 Eastern Avenue. Page 13 of 22 Copies Mailed/Emailed To: I. Christopher Bauknecht: chrisb@martenson-eisele.com Attachments: I. GIS Map II. Engineering Materials Page 14 of 22 Attachment I: Page 15 of 22       &K &K &K &K &K K, K, K, K, K, K, K, ' ' ' ^dK ^dK ^dK ^dK ^dK ^dK ^dK ^dK ^dK ^dK K, K, K, K, K, K, K, K, EXISTING BUILDING BM-1 FF= 882.64 S89°57'04"W 75.00' N01°00'56"W 36.64' N89°33'04"E 71.69' S01°06'20"E 195.32' N89°33'04"E3.00' AREA 14,124 SQ.FT. 0.324 ACRES N01°00'56"W 158.16' SITE PLAN CITY OF PLYMOUTH, SHEBOYGAN COUNTY, WISCONSIN LEGAL DESCRIPTION PROJECT ARCHITECT: SITE/PROJECT INFORMATION OWNER/APPLICANT: ENGINEER: ZONING DATA PARKING CALCULATIONS NRCS SOILS SITE PLAN SITE DATA C1.1 DRAWING NO. NO. DATE DRAWN BYCHECKEDAPPROVED COMPUTER FILE SCALE DATE FIELDWORK REFER TO COVER SHEET FOR REVISION DESCRIPTIONS **** NO. DATE NO. DATE 1377 Midway Road Menasha, WI 54952 info@martenson-eisele.com 920.731.0381 Architecture Engineering Surveying Environmental Civil3D\Eng\1-1737-007de.dwg BAR SCALE 05-14-2026 MMMALMALMBHF LOCATION MAP SITE PLAN LEGEND Page 16 of 22 DN 10-FT. HOOD VESTIBULE 100 DINING AREA 101WOMEN'S 105 MEN'S 106 STAIR 109 105 SERVICE WINDOW REPLACE WITH SOLID WOOD DOOR 5' - 5 1/2"7' - 9" 8' - 3" 11' - 6" 9' - 11 1/4" 106 REPLACE WITH 42" GLASS DOOR 11' - 6 1/2" 6' - 9 1/2" 3' - 10" PLATING/PREP ISLAND SHELVING WALK-IN COOLER 108 WALK-IN FREEZER 107 8' - 5" (VERIFY W/ FINAL WALK-IN DIMENSIONS) 15' - 0 5/8" 108 107 101 100 103 A6.1 1 2 110 A6.1 2 REV. 1 REV. 1 1 1 1 2 2 2 2 2 5 3 3 6 6 6 6 6 7 7 8 8 DISHWASHER 2 2 (VERIFY) 7' - 2" (VERIFY) 7' - 2" 2 SHELVING SERVING 103 KITCHEN + PREP 102 STORAGE 104 (2) STACKED MICROWAVES 60" PREP COOLER UNDER WORK SURFACE LOW HEIGHT WALL WORK SURFACE (GRAY) 3 3 7'-0" x 7'-3" 7'-0" x 7'-3" 2 2 3 3 10 10 4 4 TYPE K 9 4' - 0" 1' - 3 1/2" 1' - 10"8' - 0"5' - 11" 2' - 8 1/2" 5' - 2" 9' - 11 1/4" 5' - 5 1/2" 4' - 7 5/8" 5' - 7 7/8" 5' - 1 1/2" 11' - 1 1/2" 1' - 8 1/4" 1' - 11 1/4" GENERAL CONSTRUCTION NOTES: THESE DOCUMENTS ARE BASED UPON THE BEST AVAILABLE INFORMATION AT THE TIME OF PRODUCTION, HOWEVER COMPLETE ACCURACY IS NOT GUARANTEED OR IMPLIED. ALL EXISTING DIMENSIONS AND CONDITIONS ARE TO BE VERIFIED BY CONTRACTOR BEFORE BEGINNING WORK AND PRIOR TO FABRICATION OR ORDERING OF ANY EQUIPMENT. IF DISCREPANCIES ARE FOUND BETWEEN THESE DOCUMENTS AND REAL-WORLD CONDITIONS, NOTIFY THE ARCHITECT IMMEDIATELY FOR INSTRUCTIONS AND CLARIFICATION. ALL INTERIOR PARTITIONS ARE TYPE 1 UNLESS NOTED OTHERWISE. SEE WALL TYPES. DO NOT SCALE THE DRAWINGS. WRITTEN DIMENSIONS OR NOTES SHALL DETERMINE. IF THERE ARE MISSING DIMENSIONS OR DISCREPANCIES, IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT THE ARCHITECT PRIOR TO FABRICATION OR CONSTRUCTION. PROVIDE BACKING/BLOCKING AS REQUIRED FOR OWNER'S EQUIPMENT AS REQUIRED. COORDINATE LOCATION WITH OWNER. FURNITURE SHOWN ON PLAN IS FOR INFORMATIONAL PURPOSES ONLY. FINAL SELECTION OF CUBICLES, DESKS, TABLES, SEATING, ETC. TO BE COMPLETED BY OWNER/ FURNITURE SUPPLIER. COORDINATE LOCATION OF NEW FLOOR DRAINS WITH DESIGN-BUILD PLUMBING CONTRACTOR. WALL TYPES 5/8" GYP BD EACH SIDE 2x4 STUDS @ 16" O.C. FIBERGLASS SOUND DAMPENING BLANKET 2x4 PLATE 1 (2) 2x4 TOP PLATE 5/8" GYP BD EACH SIDE 2x6 STUDS @ 16" O.C. FIBERGLASS SOUND DAMPENING BLANKET 2x6 PLATE 2 (2) 2x6 TOP PLATE 4 3/4" 6 3/4" NOTE: USE WATER-RESISTANT GYPSUM WALL BOARD AT WET AREAS, INCLUDING KITCHEN AND RESTROOMS. 5/8" GYP BD EACH SIDE 6" MTL STUDS @ 16" O.C. FIBERGLASS SOUND DAMPENING BLANKET 6" MTL RUNNER 3 6" MTL RUNNER 7 1/4" 1-HR FIRE RATED UL DESIGN #U419 1 INFILL OPENING WITH STUDS AND GYPSUM BOARD ON BOTH SIDES TO MATCH EXISTING. FINISH PER SCHEDULE, SEE A6.1. 2 PROVIDE NEW PLUMBING FIXTURES AND ACCESSORIES. SEE G1.1 FOR MOUNTING HEIGHTS AND CLEARANCES. PLAN KEYED NOTES 3 PROVIDE NEW COUNTERTOPS, CABINETS AND/OR SHELVING. 4 PROVIDE AND INSTALL NEW FIRE EXTINGUISHERS. SEE G1.1 FOR MOUNTING HEIGHTS. 5 NEW SERVICE COUNTER TOP, 34" A.F.F. PROVIDE KNEE AND TOE CLEARANCE AT CUSTOMER SIDE. REFERENCE SHEET G1.1. 6 NEW FURNISHINGS BY OWNER. 7 COORDINATE FINAL LOCATIONS OF POWER RECEPTACLES WITH OWNER PRIOR TO ROUGH-INS. 8 ALL EQUIPMENT, APPLIANCES, SHELVING, COUNTERS AND FINAL LAYOUT OF SPACE IN THE PREPARATION AND SERVICE AREAS SHALL BE REVIEWED AND COORDINATED WITH OWNER AND SUPPLIER. FINAL SIZES, LAYOUT AND ARRANGEMENT MAY VARY FROM THAT SHOWN ON THESE DOCUMENTS. 9 HVAC DESIGN-BUILD CONTRACTOR TO COORDINATE WITH G.C. AND KITCHEN EQUIPMENT SUPPLIER FOR INSTALLATION OF KITCHEN EXHAUST HOOD. HOOD PLANS AND CALCULATIONS SHALL BE SUBMITTED TO DSPS FOR APPROVAL PRIOR TO INSTALLATION. MAINTAIN MINIMUM CLEARANCE OF 18" BETWEEN HOOD AND ALL COMBUSTIBLE MATERIALS. 10 COOLER/FREEZER BY OTHERS. PROVIDE INSULATED WALLS IN ACCORDANCE WITH IBC 2603.4.1.3. DATESCALE PROJECT NUMBER DRAWING NO. Architecture Engineering Surveying Environmental 1377 Midway Road Menasha, WI 54952 info@martenson-eisele.com 920.731.0381 APPROVEDCHECKEDDRAWN BY As indicated A1.1 1-1737-007 05-14-2026 FLOOR PLANS AND NOTES PLYMOUTH RESTAURANT 1407 EASTERN AVE | PLYMOUTH, WI 53073 DALE MART LLC --- 1/4" = 1'-0"A1.1 1 FIRST FLOOR PLANN NO. DATE REVISION Page 17 of 22 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 T elephone: (920) 89 3-3739 Facsimile: (920) 89 3-0183 Web Site: plymouthgov.com DATE: June 1, 2026 TO: Plan Commission F ROM: Jack Johnston, Assistant City Administrator/Community Development Director RE : Discussion and possible recommendation; Modifications to Sec. 13-1-101, 13-1- 106, 13-1-108, and 13-1-109 of the Plymouth Municipal Code regarding marquee signs, illumination standards, and special exceptions to the sign code. Johnston (enclosure) B ackground: In May, the Plan Commission discussed updating the City’s sign code related to the following items: • C reation of marquee sign rules and regulations • Establishment of illumination standards for new internally and externally illuminated signs • Shifting variance/special exception requests for the sign code from the Board of Appeals to the Plan Commission C onsensus from the Plan Commission at that time was for staff to work on an ordinance update including these changes and bring back at a future meeting. D raft Ordinance Detail: Staff has prepared a draft ordinance that includes those changes as discussed. This includes the following: • A dding definitions to both “marquee signs” and “projecting identification signs” to section 1 3-1-101. • Closing loophole in section 13-1- 106 of the pole sign ordinance that previously did not include a sign height restriction for pole signs in the CB district. Ordinance update woul d r estrict new pole signs in the CB district to 20 feet in height. • Creating language permitting circumstances in which a marquee sign would be permitted. As discussed, these would be limited to properties in the B-1, B-2, B-3, and CB districts w hose principal structure is a hotel, theater, museum, or entertainment venue. o Staff als o incorpor ated language that m imics the square footage restr iction on m arquee signs based on the frontage of the street frontage of said building, with a c ap of 100 square feet in size.  Staff also incorporated the ability to have a second marquee sign for properties on corner lots, but capped the total size of those two signs to total lineal feet of each street frontage, or 100 square feet, whichever is less. • Incorporating language for the special exception (conditional use process), giving Plan Commission discretion on this item giving certain standards and the City Zoning Page 18 of 22 Administrator the ability to relieve the applicants of other CUP requirements as set forth in Section 13-1-62 for sign requests only. • Incorporating illumination standards as discussed at the May meeting. Staff created four illumination standards, including requiring new requirements for applicants to pr ovide brightness calculations for new externally and internally illuminated sign proposals for staff and building inspection to consider and review. S pecial Exception vs. Conditional Use: City staff worked with the City Attorney to review and draft the language included in the ordinance. One change from the discussion at the May meetings related to the use of “special exception” verbiage in the ordinance update . City Attorney Fieber has incorporated a minor edit to that section and is instead referring it as a “conditional use” process. The function is still the sa me – any request for deviation from the sign code as written would require Plan Commission approval – but the correct process in the eyes of the courts would be to call this a “conditional use” rather than a “special exception.” St aff Recommendation/Request: Staff requests the Plan Commission recommend approval of the ordinance as presented, with the following contingencies: • Any additional m legal review and edits by the City Attorney A t this time, staff has scheduled a public hearing and possible adoption for this ordinance at the June 30, 2026 Common Council meeting. However, if the Plan Commission desires more substantial edits to the ordinance that would require further discussion and consideration, staff will reschedule the public hearing until after the July Plan Commission meeting in order to give the Plan Commission more time to review. N ext Steps: As noted above, if the Plan Commission gives a positive recommendation to the ordinance as drafted, with minor legal review and edits, staff will hold a public hearing at the June 30, 2026 Common Council meeting. A ttachments: i. Draft Ordinance Page 19 of 22 CITY OF PLYMOUTH Ordinance No. __ of 2026 AN ORDINANCE AMENDING SECTIONS 13-1-101, 13-1-106, 13-1-108, and 13-1-109, ZONING CODE OF THE MUNICIPAL CODE OF THE CITY OF PLYMOUTH, WISCONSIN REGARDING THE CREATION OF MARQUEE SIGN REGULATIONS, ILLUMINATION STANDARDS, AND A CONDITIONAL USE PROCESS WHEREAS, the City of Plymouth is a body corporate and politic within Sheboygan County, Wisconsin; and WHEREAS, the City Plan Commission and Common Council would like to amend the City Zoning Code regarding signage to create marquee signage regulations, illumination standards, and a special exception process to the sign code; and WHEREAS, the Plan Commission has reviewed the herein ordinance and recommends adoption; and WHEREAS, the proposed ordinance was noticed in the Plymouth Review as a class 2 notice and a public hearing for the ordinance was held before the Plymouth Common Council; and NOW, THEREFORE, the Common Council of the City of Plymouth does hereby ordain as follows: Section 1. Amending Code. The following sections of the Municipal Code of the City of Plymouth are hereby amended to read as follows (deletions indicated by strikeout; insertions by underline): Section 13-1-101 Signs and billboards—Definitions. In addition to the general definitions found in article P of this chapter, the following definitions are used in this article: Marquee Sign means any permanent sign over 20 square feet in size made of rigid materials and supported by and extended from the façade of a building to project near or over the entrance of the principal structure. A marquee sign may include both internal and external illumination, as well as an interchangeable letterboard. Projecting Identification Sign means any permanent sign 20 square feet in size or less affixed to the façade of a building and projecting near or over that buildings entrance. Sec. 13-1-106 Commercial and multi-family residential signs permitted. c. Pole signs shall not exceed 20 feet in height in the B-1, B-2, CB, and LI districts, and 30 feet in height in the B-3 and HI districts. Height is measured above the mean centerline of street grade. The sign shall be completely within the property upon which it is located. One pole sign per street frontage is permitted. Size is limited to 100 square feet for one side, or 200 square feet for all sides. When there exists a property zoned in the B-3 or HI districts with continuous road/highway frontage in excess of 300 feet, the size is limited to 200 square feet per side or 400 square feet for all sides. Any pole sign in the B-3 business district shall have Page 20 of 22 a minimum landscaped area of 16 square feet around the base of the pole unless a waiver thereof is granted by the plan commission. Pole signs are not allowed in residential districts. e. Marquee signs shall be limited to the B-1, B-2, B-3, and CB districts to structures whose principal use is a hotel, theater, museum, or entertainment venue. The size of a marquee sign shall be limited to one square foot for each lineal foot of the building parallel to the street frontage. Marquee signs shall not exceed 100 square feet in size, regardless of building size and street frontage. Buildings shall be limited to one (1) marquee sign per property, except in the case of corner properties in which case two (2) marquee signs shall be permitted. The sum of the total square footage of the two marquee signs shall be limited to the total lineal feet of each street frontage, or 100 square feet, whichever is less. Sec. 13-1-108 Special exceptions Special exceptions to these sign regulations may be granted by the board of appeals. Plan Commission through a conditional use permit. The Plan Commission may grant a conditional use permit if they find granting such special exception will not 1) have a substantial adverse effect on surrounding properties by reason of appearance or other objectionable factors; 2) create a nuisance; 3) have a substantial adverse effect on property values; and 4) interfere with the reasonable enjoyment of the surrounding properties. The standards for granting a special exception to the sign regulations as set forth in this section shall apply in lieu of the conditional use standards set forth in Section 13-1-66 of the Zoning Code. An applicant for a special exception shall otherwise comply with the requirements for a conditional use permit, except the Zoning Administrator may relieve the applicant from all requirements of the application as set forth in Section 13-1-62 of the Zoning Code. Sec. 13-1-109 Construction and maintenance regulations for signs. a. General Requirements (2) Illuminated signs. Any illuminated signs or billboards shall not interfere with surrounding properties or traffic. and adhere to the following regulations: a. All newly constructed signs installed after July 1, 2026 shall be designed to minimize glare. The applicant shall provide brightness calculations to the building inspector when applying for a new sign permit that indicates how bright the sign will be. b. Externally illuminated signs, including flood lighting and internally illuminated signs, shall illuminate only the immediate area of the sign, concentrating light upon the sign without radiating light upon adjacent public or private property. c. Internally illuminated signage shall illuminate only the lettering, logos, and borders of the sign. The background of the sign shall remain unlit and opaque. d. The use of unshielded lighting, including exposed light bulbs hung or strung on poles, wires or any other type of support intended to illuminate a sign or other advertising device is expressly prohibited. All sign lighting shall be so designed located, shielded or hooded so as to prevent the casting of glare or direct light upon adjacent roadways, surrounding properties or into the sky. Page 21 of 22 Section 2. Severability. Should any portion of this Ordinance or the affected Municipal Code Section be declared unconstitutional or invalid by a court of competent jurisdiction, the remainder shall not be affected. Section 3. Effective Date. This Ordinance shall take effect the day after publication. Enacted on , 2026. CITY OF PLYMOUTH By: Donald O. Pohlman, Mayor Date: CLERK'S CERTIFICATE OF ENACTMENT I hereby certify that the foregoing Ordinance was duly enacted by the City of Plymouth Common Council and approved by the Mayor on the dates indicated above. Dated: , 2026 Anna Voigt, Clerk Page 22 of 22