Plan Commission Agenda & Packet (PDF)

City of Plymouth Plan Commission M embers: Please notify us if you are unable to attend the meeting. Ch airman; Mayor Don Pohlman Me mbers: Ron Nicolaus (Vice Chairman) Angie Matzdorf Jane Meyer Jeremy Schellin John Wyatt Justin Schmitz The C ity of Plymouth Plan Commission will have a meeting on Thursday, May 7, 2026 at 6:00 PM in Room 305, City Hall, 128 Smith St, Plymouth, Wisconsin. The agenda w ill be as follows: 1.) Call to Order & Roll Call 2.) Approval of Minutes from April 9, 2026 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) 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” 5 .) Plan Commission Workshop; Discussion on proposed sign code updates related to marquee signs and internal illumination of projecting signs 6 .) Communication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) 7 .) Adjournment 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 City of Plymouth ADA Coordinator Leah Federwisch, located in the Plymouth Utilities office at 900 County Road PP, Plymouth, WI or call 920- 893-3853 Page 1 of 53 City of Plymouth Plan Commission UN OFFICIAL MINUTES M ayor Pohlman called the meeting to order at 6:00 PM on April 9, 2026. The following members were present: Jane Meyer, Jeremy Schellin, Jeremy Schmitz, Ron Nicolaus, John Wyatt, and Angie Matzdorf. Also present: City Administrator/Utilities Manager Tim Blakeslee, Interim Fire Chief Mike Birschbach 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 March 5, 2026. Motion was made by Nicolaus/Matzdorf to approve the minutes. Upon the call of the roll, all voted aye. Motion carried. 3 .) Recommendation of Extraterritorial Certified Survey Map; 1014 Short Cut Road – located on Short Cut Road and CTH PP in the Town of Plymouth; for a 2-lot certified survey map. Brunner (enclosure) Stefani Brunner has submitted an extraterritorial CSM to divide land they own along Short Cut Road and CTH PP in the Town of Plymouth. The property as it exists now is approximately 1.98 acres and includes a home and driveway off of Short Cut Road, along with various outbuildings. M otion was made by Nicolaus/Wyatt to recommend that the Common Council approve the extraterritorial certified survey map for 1014 Short Cut Road as presented. Upon the call of the roll, all voted aye. Motion carried. 4 .) Recommendation of Extraterritorial Certified Survey Map; N5908 Willow Road – located on Willow Road and STH 23 in the Town of Plymouth; for a 4-lot certified survey map. Van Horn Properties of Plymouth, LLC (enclosure) Earlier this year, the City approved an extraterritorial CSM for the Van Horn property along Willow Road and STH 23 in the Town of Plymouth after they acquired about 5 acres of land from the Kleinhans Trust to the west of their existing property. Now, they are coming back with a fresh CSM to adjust the lines of ownership as multiple LLCs under the Van Horn umbrella. F urther, existing parcel 59016219022 (the main Van Horn property at N5908 Willow Road) is planned to have a small addition onto the service drive, but needs additional space to install that drive to meet setback requirements. A s this property is within the City’s 1.5 -mile buffer for extraterritorial review as fourth- class City, Plan Commission and Common Council approval are required for CSMs in this area. The Town of Plymouth approved this CSM at their meeting on March 10, 2026. Motion was made by Nicolaus/Schmitz to recommend that the Common Council approve the extraterritorial certified survey map for N5908 Willow Road as presented. Upon the call of the roll, all voted aye. Motion carried. Page 2 of 53 5.) Recommendation of Extraterritorial Certified Survey Map; W5790 Emerald Lane (parcel #59016225160) – located on Emerald Lane in the Town of Plymouth; for a 3- lot certified survey map. Wolf (enclosure) Bart Wolf has submitted an extraterritorial CSM to divide land they own along on Emerald Lane in the Town of Plymouth. This area is within the 1.5- mile buffer for City of Plymouth extraterritorial review and approval. T he lot is currently out-lot 1 of the Emerald Hills subdivision and is approximately 3 acres in size. The CSM would divide the lot into three new lots each one acre in size. Mr. Wolf has communicated to the City that he plans to build three spec homes on the property once the land division is completed. S taff discussed the layout of Emerald Lane along the southern frontage of these proposed lots. Though this is a Town of Plymouth road, city staff has had discussions with the landowner on how they plan to provide emergency vehicle access. Mr. Wolf has communicated that they have began discussions with the Town on vacating the town right- of-way for this section of Emerald Lane and turn it into a shared driveway. From the City’s perspective, as long as emergency vehicle access is adequate, the City does not have a preference on if the entrance is Town right-of-way or a private driveway. M otion was made by Nicolaus/Wyatt to recommend that the Common Council approve the extraterritorial certified survey map for 1014 Short Cut Road with the following contingencies: • T he installation of at a minimum 20’ wide access for public safety vehicles. • Approval of the CSM from the Town of Plymouth U pon the call of the roll, all voted aye. Motion carried. 6 .) Concept Plan Seeking Feedback; Regarding a concept site plan to construct three 12-unit apartment buildings on the former Willowglen Academy property at 1111 Reed Street in the R-4 Multi-Family Residential District Stroebel (enclosure) Trevor Stroebel has submitted a concept plan for the former Willowglen Academy property at 1111 Reed Street to develop the property with three 12- unit apartment buildings. The development would include a mix of one and two bedroom units, as well as a mix of garage and off -street surface lot parking options for residents. The former Willowglen Academy building would be razed as part of this project. The applicant is seeking general feedback from the Plan Commission before coming back with a formal submittal. T revor Stroebel and Troy Hartjes were present for the meeting. Mr. Stroebel is the developer and Mr. Hartjes is their engineer from raSmith. Mr. Stroebel presented a summary of the project, explaining that they are proposing three 12-unit apartment buildings for the site and also have an option to purchase a vacant lot on Clifford Street directly to the south for a utility easement. The access would come off of Reed St and there would be a stormwater retention pond on the southside of the property. T he general consensus of the Plan Commission was positive and for the applicant to submit a formal application for site plan review. 7 .) Preliminary Plat Seeking Approval; Consideration of an amended preliminary plat for a 102-lot residential subdivision along Pleasant View Road (parcel 59271821084 Page 3 of 53 & 59271821085) to be known as Scholar’s Ridge. Sheboygan County Economic Development Corporation (enclosure) In April of 2025, the Plan Commission approved a preliminary plat for a 94- lot single family residential subdivision along Pleasant View Road by the Sheboygan County Economic Development Corporation (SCEDC). The Plan Commission also approved a two- lot CSM and rezone for a separate multi-family development on the southern side of the property to be undertaken by a separate developer. That development would have been separate from the SCEDC project. Presently, SCEDC has informed staff that the multi -family development is no longer being considered. As a result, SCEDC is proposing a new preliminary plat that adds 8 new residential lots to the subdivision, bringing the total number of residential lots from 94 to 102. Recall that a rezone petition for the southern property from R -4 Multi-Family Residential to R-5 Traditional Family Residential was approved by the Plan Commission and Common Council last month in order to have uniform zoning for this new, expanded area for the subdivision. Dave Biebel and TJ Crowns were present from SCEDC, along with Matthew Matt Boekenhauer from Abacus Architects. Motion was made by Schmitz/Schellin to approve the revised preliminary plat for a 102-lot residential subdivision along Pleasant View Road (parcel 59271821084 & 59271821085) to be known as Scholar’s Ridge, contingent on the following: • City engineer and consulting engineer administrative comments being addressed Upon the call of the roll, all voted aye. Motion carried. 8.) Communication – Letters, E-mails, or reports Related to the Plan Commission (Chairman, Secretary, Plan Commission Members, City of Plymouth Staff/Alderpersons) None. 9.) Adjournment Motion by Nicolaus/Schmitz to adjourn the meeting at 6:30 pm. Motion carried via a roll call vote. Meeting adjourned. Page 4 of 53 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: April 30, 2026 TO: Plan Commission F ROM: Jack Johnston, Assistant City Administrator/Community Development Director RE : 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) ZONING CONSISTENCY MATRIX Required Provided Zoning R-4 R-4 (no change) Acreage Minimum Variable Based on Dwelling Units 4.39 acres Maximum Lot Coverage of All Buildings 50% 14.6% (0.64 acres) Minimum Lot Width at Building Line 125’ ~260’ Minimum Front Yard Setback 30’ ~40’ Minimum Side Yard Setback Principal Building Accessory Building 15’ 3’ 42.3’ to 47.7’ for apartments; 19.3’ to 24.3’ for dumpster enclosures; Minimum Rear Yard Setback 40’ (if adjacent to R-2 district) ~150’ Maximum Height Any Structures Principal: 45’ Accessory: 20’ Apartments: 31’2” Garages: 13’ Maximum Number of Dwelling Units 43 dwelling units (based on parcel acreage) 36 dwelling units (12 in each building) B ackground: 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 apartment buildings. The consensus of the Commission at that time was to move forward with a formal submission. The appl icant 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 this program requires that all units be reserved for households earning up to 100% of Sheboygan County area median income (AMI) based on household size. Page 5 of 53 C omprehensive Plan/Zoning/Setbacks: The City’s 2022 Comprehensive Plan Future Land Use Map designates this property as residential. As the applicant is proposing a residential use for this site, no comprehensive plan amendment would be required for this project. Fur ther, the property has R-4 multi-family residential zoning which allows apartment buildings up to 12 dwelling units per building. The number of residential units on a specific parcel in the R -4 district is restricted by the parcel’s acreage. This particular property is approximately 4.39 acres in size which would allow three 12 -unit apartments buildings, and an additional building up to 7 residential units. The applicant is seeking 36 units for this property (three 12-unit buildings) and is not seeking the optional fourth building for this development. The housing density meets code requirements for the R-4 district. T he City’s Comprehensive Plan also calls for a need to supply affordable housing options to residents at all income levels. The Comprehensive plan in particular calls out for the need for affordable housing options for very low, low, and middle- income households (earning between $23,000 to $92,000 in 2019 dollars). The WHEDA Vacancy-to-Vitality program has income limits that fit within this range depending on household size. V acancy-to-Vitality Program: The applicant is participat ing in Wisconsin’s “Vacancy -to-Vitality” program through WHED A, which provides supplemental financing to projects that convert underutilized commercial properties into residential uses. Participation in the program requires that all units be reserved for households earning up to 100% of Area Median Income (AMI), ensu ring the development provides attainable housing options at middle- income levels. For example, a household size of one has an income limit of $66,400 while a family of four has an income limit of $94,800 in Sheboygan County. These apartments would be reserved for families earning up to 100% of that annual income based on their family household size. The applicant is working through this application with WHEDA currently. 2024 H ousing Study: The City’s 2024 Housing Study identified a demand for 304 total affordable/workforce housing rental units in Plymouth. This plan calls for 18 one- bedroom and 18 two- bedroom affordable/workforce housing rental units. Since this study was released, this will be the first rental that meets this identified need. Both the Wangard development behind Walmart and the proposed 60-unit apartment project as part of the Neumann subdivision along STH 67 are both market-rate rentals. A partment Details: The project design calls for 18 one- bedroom and 18 two -bedroom apartments across the three buildings. The proposed buildings are two-story structures designed in a craftsman architectural style to complement nearby single-family and multi-family uses. Exterior materials will include a combination of composite siding (horizontal lap, board and batten, and shake accents), masonry elements, and standing seam metal roof features above entryways. The color palette will consist of bluish-gray earth tones with white trim accents. E ach apartment will feature a private, townhouse-style entrance and high-quality interior finishes, including quartz countertops, stainless steel appliances, in-unit washer and dryer, walk-in closets, and 9-foot ceilings. Units will also include private balconies or patios. Each building will contain an even mix of one - and two-bedroom units, with one- bedroom units averaging approximately 791 square feet and two-bedroom units averaging approximately 1,105 square feet. Page 6 of 53 Parking: City code requires at least 2 parking spaces per each dwelling unit. The submitted concept plan shows this parking requirement being satisfied with 72 parking spaces. This includes 30 in- unit private garage spaces, 12 detached garage spaces, and 30 surface parking spaces. Additional permissible parking for up to 30 cars is also possible in front of garage spaces, which brings the total on-site parking for this development up to 102 spaces, well above the minimum parking required in the R-4 district. D umpster Enclosures: Fully enclosed trash and recycling areas will be located adjacent to each proposed building. These enclosures will be constructed of durable materials with stained wood finishes and will house both trash and recycling containers. The owner will need to contract for refuse and recycling collection for tenants. Landscapi ng Plan: The applicant has provided a landscaping and site demo plan showing existing landscaping that will be removed as a part of site prep, landscaping that will remain, and landscaping that will be installed as the site is constructed. C ode 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. Fur ther, Section 13-1-92 of the municipal code requires that all parking lots adjacent to the R -2 district include a “four -foot high fence or equivalent plantings are required as a visual screen between the parking area and residential yard.” 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 trees that should provide year -round coverage and privacy for both future residents and homeowners living adjacent to this development. There are also a number of shade trees, shrubs, and ornamental grasses and flowers that should provide a nice landscape once established. The full landscaping plan including the number of plantings is included in the packet materials as an attachment for the Plan Commission to view. Li ghting Plan: The applicant has indicated that no pole lighting is proposed for this development. Exterior lighting will consist of building -mounted fixtures, including wall -mounted lanterns at building entrances and garage- mounted lighting to illuminate parking lot entrances. A photometric plan demonstrates that light levels will not extend beyond the property boundaries. City building inspector Brian Witkowski has reviewed the lighting plan for conformance to state building code and has confirmed it meets code. S tormwater Management/Drainage Plan: Stormwater will be directed to a detention basin located on the southern portion of the site. The basin will be sized in accordance with applicable engineering standards to manage runoff rates and improve water quality by promoting sedimentation prior to discharge. Controlled discharge will connect to the existing stormwater system in Clifford Street. Under existing conditions, runoff from the site flows via uncontrolled overland drainage to adjacent southern and eastern properties. The proposed system will capture and manage stormwater on- site, representing an overall improvement to existing drainage conditions. Page 7 of 53 The City Engineer and consulting engineer will be responsible for reviewing and approving any stormwater plans for the project to ensure they meet City code. Further, the applicant will be responsible for entering into a stormwater maintenance agreement wi th the City of Plymouth to ensure they maintain the pond. Staff would request this be a contingency of any sort of site plan approval from the Plan Commission. Plymouth Fire Department Review/Easement for Hydrants: The site plan has been modified from the April concept plan to include a longer and deeper driveway along the western end of the property boundary at the request of the Plymouth Fire Department. This was requested in order to have better emergency vehicles access on all sides of the southern-most building in the event of a fire. PFD also requested two hydrants that are shown on west side of the proposed driveway adjacent to building #1 and #2. Those hydrants are shown on the proposed utility plan included with the packet materials. A public easement will be required to be approved as this infrastructure is installed as the hydrants will be public. Plymouth Fire Department Interim Chief Mike Birschbach has reviewed the plans and is comfortable with the changes from the concept plan. Utilities Infrastructure: The site plan shows a utility easement on the southern lot (parcel #59271823775) to connect to the sanitary sewer along Clifford St. Water will come in off of Reed Street and then loop to Clifford. The applicant has indicated to staff that they are under contract to purchase this parcel. At this point, no plans for this land are proposed other than the utility easements. The full utility plan will need to be reviewed and approved by the City engineer and consulting engineers from Kapur as part of this site plan review. This contingency is standard for the Plan Commission for larger residential and commercial developments. T his was a contingency for Sargento and Sartori ’s developments last year. Signage: The applicant has provided a conceptual 28 square foot ground sign proposal and landscaping to be affixed near the driveway entrance along Reed St. The sign would include a 2’ tall cultured stone veneer for more architectural interest , as well as a downlight for visibility. A more formal sign permit and submittal would be required to be submitted to the building inspection office before installing any permanent signage. 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: • 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. Page 8 of 53 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 R ecommendation: Based on the 2024 housing study showing a need for these housing types, as well as the current zoning and comprehensive plan being harmonious with this proposal, staff does recommend approval of the site plan as presented, with the following contingencies as discussed in the staff report: • 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; payment of • costs related to inspection of public improvements Copies Mailed/Emailed To: I. Trevor Stroebel: trevorstroebel@gmail.com II. Troy Hartjes: Troy.Hartjes@raSmith.com Attachments: I. Applicant Materials Action Date Status Plan Commission Meeting; Concept Plan Review 4/9/2026 Rec. proceed Plan Commission Meeting; Site Plan Review 5/9/2026 This meeting Page 9 of 53 Project Narrative The development team is seeking approval for a multi-family residential development on an approximately 4.39-acre site located at 1111 Reed Street. The proposed development consists of three (3) separate 12-unit apartment buildings, totaling 36 dwelling units. The development is intended to provide middle-income rental housing, a need identified in the City of Plymouth’s Comprehensive Plan, while redeveloping an underutilized site within the community. The property currently contains a long-vacant commercial building and represents an opportunity to bring a more productive and appropriate use to the site. The project is seeking participation in Wisconsin’s “Vacancy-to-Vitality” program, which supports the conversion of underutilized commercial properties into residential uses and requires units to be available to households earning up to 100% of Area Median Income (AMI), ensuring attainable housing options. In addition, the redevelopment will generate a substantial increase in real estate tax revenue without the use of any Tax Increment Financing (TIF). According to the City’s zoning map, the property is zoned R-4. The proposed project complies with all R-4 zoning district standards and does not request any variances or increased density. The proposed 36 units are seven (7) fewer than the maximum allowable for the site. The site plan was intentionally designed at a lower density to preserve open space, enhance livability, and maintain compatibility with surrounding residential uses. The proposed buildings are two-story structures designed in a craftsman architectural style to complement nearby single-family and multi-family uses. Exterior materials will include a combination of composite siding (horizontal lap, board and batten, and shake accents), masonry elements, and standing seam metal roof features above entryways. The color palette will consist of bluish-gray earth tones with white trim accents. Each apartment will feature a private, townhouse-style entrance and high-quality interior finishes, including quartz countertops, stainless steel appliances, in-unit washer and dryer, walk-in closets, and 9-foot ceilings. Units will also include private balconies or patios. Each building will contain an even mix of one- and two-bedroom units, with one-bedroom units averaging approximately 791 square feet and two-bedroom units averaging approximately 1,105 square feet. Parking is provided through a combination of attached garages, detached garages, and surface spaces. Each building includes ten (10) attached garage stalls, and three (3) detached four-stall garage buildings provide additional enclosed parking. Surface parking is also provided for residents and guests. In total, the development includes 72 parking spaces, resulting in a 2:1 parking ratio, consistent with zoning requirements. Fully enclosed trash and recycling areas will be located adjacent to each building. These enclosures will be constructed of durable materials with stained wood finishes and will house both trash and recycling containers. Page 10 of 53 Exterior lighting will consist of building-mounted fixtures, including wall-mounted lanterns at building entrances and garage-mounted lighting to illuminate parking lot entrances. No pole- mounted lighting is proposed. A photometric plan demonstrates that light levels will not extend beyond the property boundaries. Site access will be provided from Reed Street along the western edge of the property. A monument- style entry sign with masonry accents will be installed near the entrance. The sign will not be illuminated and will comply with all applicable code requirements. The site has been designed to accommodate emergency vehicle access, including fire apparatus turning movements and access to all sides of the buildings. Two fire hydrants will be installed on- site, and all buildings will be fully sprinklered. An initial landscaping plan is shown on the Site Plan, with a detailed landscaping plan currently in development and to be submitted upon completion. The plan will enhance the visual character of the development, maintain open green space, and establish buffering along property boundaries. Plantings will include deciduous trees near Reed Street, ornamental shrubs around the buildings, and evergreen screening along property lines in compliance with City standards. Every effort will be made to preserve existing, natural screening where feasible. The site grading has been designed using a stepped approach that follows the natural topography. Limited retaining walls may be incorporated in select locations; however, the design team continues to refine the grading plan to minimize or remove these where feasible. The current grading plan reflects near-final conditions based on preliminary survey data. Final grading details, along with any updates, will be provided promptly upon completion of the final survey. The water distribution system will be designed as a looped system with connections to both Reed Street and Clifford Street, allowing water to be supplied from multiple directions and improving system reliability. Sanitary sewer service will be extended to the south and connect to existing infrastructure along Clifford Street. All utility systems will utilize an easement corridor to the south of the site to provide access to Clifford Street. Stormwater will be directed to a detention basin located on the southern portion of the site. The basin will be sized in accordance with applicable engineering standards to manage runoff rates and improve water quality by promoting sedimentation prior to discharge. Controlled discharge will connect to the existing stormwater system in Clifton Street. Under existing conditions, runoff from the site flows via uncontrolled overland drainage to adjacent southern and eastern properties. The proposed system will capture and manage stormwater on-site, representing an overall improvement to existing drainage conditions. This project reflects the goals and policies outlined in the City of Plymouth’s Comprehensive Plan by providing needed middle-income housing on a long-underutilized site. The development team appreciates your consideration and looks forward to advancing the project. Page 11 of 53 Page 12 of 53 RETENTION POND BUILDING #1 - 12 UNIT (4) GARAGES (4) GARAGES (4) GARAGES BUILDING #2 - 12 UNIT BUILDING #3 - 12 UNIT 18' 24' 20' 18'24'20' 24' 49.9' 21.3' 148.8' 2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM 6 - 2 BEDROOM (10) GARAGES 2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM 6 - 2 BEDROOM (10) GARAGES 2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM 6 - 2 BEDROOM (10) GARAGES 30'30' 20' 9' REED STREET E. CLIFFORD ST. 69.4' R28' R22' 45.1'57.8' 18'24'20' 70.5' 60.5' 67.1' R22' R22' R87' R22' R22' R87' 48.4' 25.4' 22' 23.3' 46.3' 52.4' 24' F to F F to F F to F 04/28/26 1" = 40' 2265316 C200 TROY HARTJES, P.E. REW TTH REED STREET APARTMENTS CITY OF PLYMOUTH SITE PLAN ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- SHEET NUMBER DESIGNED BY: CHECKED BY: JOB NO. DATE: PROJECT MANAGER: R.A. Smith, Inc. C SCALE: DATE DESCRIPTION Brookfield, WI | Appleton, WI | Madison, WI Cedarburg, WI | Naperville, IL | Irvine, CA COPYRIGHT 2026 Know what'sbelow. before you dig.Call R R.A.SMITH, INC. ASSUMES NO RESPONSIBILITY FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED WRITTEN CONSENT OF R.A.SMITH, INC. ALL COPYRIGHTS TO THESE DRAWINGS ARE RESERVED. THEY MAY NOT BE COPIED, CHANGED, OR ASSIGNED TO ANY THIRD PARTY IN ANY MANNER WITHOUT OBTAINING THE EXPRESSED WRITTEN PERMISSION OF R.A.SMITH, INC. N GRAPHIC SCALE Feet 0 8040 LOT 4.39 ACRES ZONING = R-4 BUILDINGS AND GARAGES 0.64 ACRES 14.6% PAVEMENT 1.15 ACRES 26.2% TOTAL IMPERVIOUS 1.79 ACRES 40.8% TOTAL GREEN SPACE 2.59 ACRES 59.2% TOTAL UNITS 36 UNITS DENSITY 8.2 UNITS/ACRE TOTAL ALLOWED UNITS 43 UNITS PARKING GARAGE STALLS IN BUILDING 30 STALLS DETACHED GARAGE STALLS 12 STALLS SURFACE STALLS 30 STALLS SURFACE STALLS BEHIND GARAGES 30 STALLS TOTAL STALLS 102 STALLS J:\2265316\Dwg\Sheets\2265316_SP01.dwg, C200, 4/28/2026 11:05:54 AM, rew Page 13 of 53 WWWWWWWWWW HEIN AVE. REED STREET E. CLIFFORD ST. 04/28/26 1" = 40' 2265316 C100 TROY HARTJES, P.E. REW TTH REED STREET APARTMENTS CITY OF PLYMOUTH EXISTING CONDITIONS AND DEMO PLAN ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- SHEET NUMBER DESIGNED BY: CHECKED BY: JOB NO. DATE: PROJECT MANAGER: R.A. Smith, Inc. C SCALE: DATE DESCRIPTION Brookfield, WI | Appleton, WI | Madison, WI Cedarburg, WI | Naperville, IL | Irvine, CA COPYRIGHT 2026 Know what'sbelow. before you dig.Call R R.A.SMITH, INC. ASSUMES NO RESPONSIBILITY FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED WRITTEN CONSENT OF R.A.SMITH, INC. ALL COPYRIGHTS TO THESE DRAWINGS ARE RESERVED. THEY MAY NOT BE COPIED, CHANGED, OR ASSIGNED TO ANY THIRD PARTY IN ANY MANNER WITHOUT OBTAINING THE EXPRESSED WRITTEN PERMISSION OF R.A.SMITH, INC. N GRAPHIC SCALE Feet 0 8040 PLAN INDEX SHEET NO. DESCRIPTION J:\2265316\Dwg\Sheets\2265316_DP01.dwg, C100, 4/28/2026 11:05:42 AM, rew Page 14 of 53 REED STREET E. CLIFFORD ST. WWWWW WWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W STOSTO STOSTO STO STO STO STO STO STOSTO STO STO STO S S S S S S S S S S S S STO STO STO STO STO STO STO STO STO STOSTO FF=877.00 FF=872.00 FF=867.00 SILL=876.75 SILL=872.00 SILL=867.00 04/28/26 1" = 40' 2265316 C300 TROY HARTJES, P.E. REW TTH REED STREET APARTMENTS CITY OF PLYMOUTH SITE GRADING PLAN ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- SHEET NUMBER DESIGNED BY: CHECKED BY: JOB NO. DATE: PROJECT MANAGER: R.A. Smith, Inc. C SCALE: DATE DESCRIPTION Brookfield, WI | Appleton, WI | Madison, WI Cedarburg, WI | Naperville, IL | Irvine, CA COPYRIGHT 2026 Know what'sbelow. before you dig.Call R N GRAPHIC SCALE Feet 0 8040 R.A.SMITH, INC. ASSUMES NO RESPONSIBILITY FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED WRITTEN CONSENT OF R.A.SMITH, INC. ALL COPYRIGHTS TO THESE DRAWINGS ARE RESERVED. THEY MAY NOT BE COPIED, CHANGED, OR ASSIGNED TO ANY THIRD PARTY IN ANY MANNER WITHOUT OBTAINING THE EXPRESSED WRITTEN PERMISSION OF R.A.SMITH, INC. = FLOW ARROW J:\2265316\Dwg\Sheets\2265316_GP01.dwg, C300, 4/28/2026 11:05:58 AM, rew Page 15 of 53 REED STREET E. CLIFFORD ST. RETENTION POND BUILDING #1 - 12 UNIT (4) GARAGES (4) GARAGES (4) GARAGES BUILDING #2 - 12 UNIT BUILDING #3 - 12 UNIT WWWWWWWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W STOSTO STOSTO STO STO STO STO STO STOSTO STO STO STO S S S S S S S S S S S S STO STO STO STO STO STO STO STO STO STOSTO 12' 10' 8' 8.5' 04/28/26 1" = 40' 2265316 C400 TROY HARTJES, P.E. REW TTH REED STREET APARTMENTS CITY OF PLYMOUTH SITE UTILITY PLAN ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- SHEET NUMBER DESIGNED BY: CHECKED BY: JOB NO. DATE: PROJECT MANAGER: R.A. Smith, Inc. C SCALE: DATE DESCRIPTION Brookfield, WI | Appleton, WI | Madison, WI Cedarburg, WI | Naperville, IL | Irvine, CA COPYRIGHT 2026 Know what'sbelow. before you dig.Call R R.A.SMITH, INC. ASSUMES NO RESPONSIBILITY FOR DAMAGES, LIABILITY OR COSTS RESULTING FROM CHANGES OR ALTERATIONS MADE TO THIS PLAN WITHOUT THE EXPRESSED WRITTEN CONSENT OF R.A.SMITH, INC. ALL COPYRIGHTS TO THESE DRAWINGS ARE RESERVED. THEY MAY NOT BE COPIED, CHANGED, OR ASSIGNED TO ANY THIRD PARTY IN ANY MANNER WITHOUT OBTAINING THE EXPRESSED WRITTEN PERMISSION OF R.A.SMITH, INC. N GRAPHIC SCALE Feet 0 79.999839.9999 J:\2265316\Dwg\Sheets\2265316_UP01.dwg, C400, 4/28/2026 11:06:00 AM, rew Page 16 of 53 RETENTION POND BUILDING #1 - 12 UNIT (4) GARAGES (4) GARAGES (4) GARAGES BUILDING #2 - 12 UNIT BUILDING #3 - 12 UNIT WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W STOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S STO STO STO STO STO STO STO STO STO STO STO STO STO STO STO STOSTO STOSTOSTO STO STO STO STOSTOSTOSTOSTO STO STO STO STO STO STO STO STO STO STO STO STO STO STO REED STREET FF=877.00 FF=872.00 FF=867.00 SILL=876.75 SILL=872.00 SILL=867.00 EXISTING STREET TREE MONUMENT SIGN RETAINING WALL (SEE CIVIL) RETAINING WALL (SEE CIVIL) LAWN LAWNLAWN LAWN LAWN LAWN LAWNLAWN LAWN LAWN LAWN LAWN NATIVE SEED MIX (3) TG2 (2) NS (5) TG2 (1) TM4 (7) LR (1) SHL (2) AB3 (1) TM4 (1) SHL (7) LR (1) SHL (7) LR (7) LR (1) TM4 (2) AB3 (1) TM4 (7) LR (7) LR (1) HCB (1) HCB (2) AB3 (1) SHL (4) HF2 (3) CA4 (3) ELY (3) HO7 (4) SDN (3) ELY (3) LDN (9) PV2 (4) GFS (3) ELY (4) SDN (3) HO7 (3) ELY (3) CA4 (4) HF2(3) LDN (7) CA4 (4) GFS (3) ELY (1) SE (3) SD2 (3) H4 (4) HF2 (3) CA4 (3) ELY (3) LDN (7) CA4 (4) GFS (3) ELY (1) SE (3) SD2 (3) H4 (4) HF2 (3) CA4 (3) ELY (3) LDN (9) PV2 (4) GFS (3) ELY (1) SE (3) SD2 (3) H4 (4) HF2 (3) CA4 (3) ELY (3) LDN (9) PV2 (4) GFS (3) ELY (1) SE (3) SD2 (3) H4 (4) HF2 (3) CA4 (3) ELY (3) LDN (7) CA4 (4) GFS (1) SHL (2) AB3 (1) SHL (1) TM4 (3) TG2 (2) NS (1) TG2 (3) NS(3) TG2 (5) MBJ (1) NS (4) TG2 (5) TG2 (5) MBJ (3) TG2 (5) CA4 (18) H4 (1) HF2 EX. VEGETATION TO REMAIN (TYP.) EX. VEGETATION TO REMAIN (TYP.) CODE QTY COMMON NAME BOTANICAL NAME INSTALLED SIZE ROOT SPACING EVERGREEN TREES MBJ 10 Mountbatten Juniper Juniperus chinensis `Mountbatten`6` HT B&B Spacing as shown NS 8 Norway Spruce Picea abies 7` HT B&B Spacing as shown TG2 23 Green Giant Western ArborvitaeThuja standishii x plicata 'Green Giant'6` HT B&B Spacing as shown SHADE TREES HCB 2 Common Hackberry Celtis occidentalis 2 1/2" CAL B&B Spacing as shown SHL 6 Shademaster Locust Gleditsia triacanthos inermis `Shademaster`2 1/2" CAL B&B Spacing as shown TM4 5 American Sentry® LindenTilia americana 'McKSentry' 2 1/2" CAL B&B Spacing as shown ORNAMENTAL TREES AB3 9 Autumn Brilliance ServiceberryAmelanchier x grandiflora `Autumn Brilliance`7'-8' CL B&B Spacing as shown DECIDUOUS SHRUBS SDN 8 Nikko Slender Deutzia Deutzia gracilis `Nikko` 18" HT CONT Spacing as shown LR 42 Kodiak® Orange DiervillaDiervilla x 'G2X88544' 18" HT CONT Spacing as shown HF2 25 Tiny Quick Fire™ HydrangeaHydrangea paniculata 'SMNHPSB'18" HT CONT Spacing as shown LDN 18 Little Devil™ Ninebark Physocarpus opulifolius `Donna May`24" HT CONT Spacing as shown GFS 24 Goldflame Spirea Spiraea japonica `Goldflame` 18" HT CONT Spacing as shown SD2 12 Double Play Doozie® SpireaSpiraea x 'NCSX2' TM 18" HT CONT Spacing as shown SE 4 Baby Kim® Dwarf Lilac Syringa x 'SMNSDTP' 18" HT CONT Spacing as shown EVERGREEN SHRUBS ELY 36 Everlow Yew Taxus x media `Everlow` 15" HT B&B Spacing as shown ORNAMENTAL GRASSES CA4 44 Karl Foerster Feather Reed GrassCalamagrostis x acutiflora `Karl Foerster`1 GAL CONT 24" Spacing PV2 27 Cheyenne Sky Switch GrassPanicum virgatum `Cheyenne Sky`1 GAL CONT 18" Spacing PERENNIALS H4 30 Happy Returns Daylily Hemerocallis x `Happy Returns` 1 GAL POT 18" Spacing HO7 6 August Moon Hosta Hosta x `August Moon` 1 GAL POT 24" Spacing PLANT SCHEDULE 04/28/26 1" = 30' 2265316 L100 TROY HARTJES, P.E. REW TTH REED STREET APARTMENTS CITY OF PLYMOUTH SITE LANDSCAPE PLAN ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- SHEET NUMBER DESIGNED BY: CHECKED BY: JOB NO. DATE: PROJECT MANAGER: R.A. Smith, Inc. C SCALE: DATE DESCRIPTION Brookfield, WI | Appleton, WI | Madison, WI Cedarburg, WI | Naperville, IL | Irvine, CA COPYRIGHT 2026 Know what'sbelow. before you dig.Call R N GRAPHIC SCALE Feet 0 6030 J:\2265316\Dwg\Sheets\2265316_LSP01.dwg, L100, 4/28/2026 11:06:14 AM, rew Page 17 of 53 RETENTION POND W W W W W W W W W W W W W W W W W W W W W W W W W W STO STO STO STO BUILDING #1 - 12 UNIT2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM6 - 2 BEDROOM(10) GARAGESFF=876.00 STO STO STO STO STO STO S S S S S S S S S S S S S S S S (4) GARAGES FF=867.33 BUILDING #2 - 12 UNIT2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM6 - 2 BEDROOM(10) GARAGESFF=871.00 BUILDING #3 - 12 UNIT2 STORY WALK-UP APARTMENT 6 - 1 BEDROOM6 - 2 BEDROOM(10) GARAGESFF=867.00 STO (4) GARAGES FF=871.33 (4) GARAGES FF=875.00 STO STO STO STO STO STO STO STO STO STO STO REED STREET Luminaire Schedule Qty Label Arrangement LLF MFR Description Lum. Watts Total Watts Lum. Lumens 54 OW1 Single 0.950 VISUAL COMFORT 8652701-XX 33 1782 1113 3 OW2 Single 0.950 LITHONIA RSXF1 LED P1 xxK AWFD 51.34 154.02 7320 Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min PROPERTY LINE Illuminance Fc 0.01 0.1 0.0 N.A. N.A. SITE Illuminance Fc 0.25 19.4 0.0 N.A. N.A. OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 8.5 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 6 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW1 MH: 20 OW2 MH: 10 OW2 MH: 10OW2 MH: 10 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 1.2 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 1.0 1.0 0.4 0.3 0.3 0.3 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.6 1.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.2 0.6 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.0 0.0 0.0 0.7 0.4 0.3 0.6 2.2 0.1 0.0 0.0 0.1 0.1 0.2 0.3 0.8 1.2 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.8 0.0 0.5 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.9 0.2 0.5 0.4 0.4 0.6 0.9 0.1 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.2 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 1.1 0.8 0.4 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.2 0.8 0.7 0.4 0.4 0.6 1.5 0.1 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.3 0.9 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 0.9 1.1 1.0 0.4 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.0 1.6 1.0 0.4 0.3 0.6 1.3 0.1 0.1 0.1 0.1 0.1 0.2 0.4 1.0 1.2 1.2 0.6 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.3 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.4 0.2 0.5 0.4 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.7 0.9 0.6 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.7 0.2 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.7 0.2 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 1.2 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.7 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.6 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.3 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.3 0.2 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.4 0.7 1.4 0.2 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.6 0.4 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.0 0.5 0.6 0.4 0.3 0.3 0.3 0.1 0.1 0.2 0.2 0.4 0.7 1.1 0.6 0.6 0.4 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.7 1.1 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.1 2.3 0.9 0.4 0.4 0.7 1.7 0.2 0.2 0.4 0.7 1.2 2.6 0.8 0.4 0.3 0.2 0.2 0.1 0.1 1.0 0.4 0.3 0.5 1.1 0.7 0.9 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.2 0.6 0.6 0.4 0.4 0.7 1.0 0.2 0.2 0.3 0.6 1.2 0.7 0.6 0.4 0.4 0.3 0.3 0.3 0.2 1.7 0.5 0.4 0.5 1.2 0.9 0.9 0.5 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.6 0.5 0.6 1.1 1.2 0.1 0.1 0.2 0.3 0.4 0.5 0.5 0.5 0.5 0.7 1.0 1.1 1.2 1.0 0.6 0.4 0.5 0.5 0.8 0.8 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 1.2 0.8 0.7 1.2 4.7 5.7 0.1 0.1 0.1 0.2 0.1 0.0 0.0 0.0 1.0 0.7 0.5 0.6 1.1 2.3 4.9 7.0 4.7 1.6 0.7 0.6 0.7 0.3 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 1.9 0.9 0.9 3.1 13.8 19.3 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 2.1 0.7 0.5 0.6 1.1 2.5 5.8 14.5 19.4 5.1 1.1 0.8 1.8 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.4 0.6 1.4 7.3 6.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.4 0.5 1.0 1.8 3.0 3.2 0.5 0.1 5.2 12.0 4.8 1.0 0.6 0.9 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 1.3 1.0 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 0.5 0.5 0.6 0.5 0.1 0.0 0.9 2.6 0.7 0.3 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.1 0.0 0.0 0.3 0.6 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 REVISIONS # DATE COMMENTS DRAWN BY : DATE : SCALE : BB APR 1, 2026 1" = 30'-0" REED STREET APARTMENTS PLYMOUTH, WI SITE LIGHTING LAYOUT NOTES: · Customers are responsible for confirming mounting heights, fixture suspension types/ lengths, color temperature, CRI, linear fixture lengths, pole lengths, and bollard heights/ lengths prior to ordering. · Mounting height (MH) is measured from the bottom of the fixture to the floor. · This Lighting layout assumes the following unless values are specified and must be confirmed by the customer prior to ordering. ·· Room reflectance of 80, 50, 20 for standard ceilings and 50, 50, 20 for exposed ceilings ·· Wall sconces are mounted at 7' for calculation purposes. Customer must confirm desired mounting height before rough in. Page 18 of 53 PROPOSED PROJECT PLYMOUTH, WI Page 19 of 53 PROPOSED PROJECT PLYMOUTH, WI Page 20 of 53 1/8" = 1'-0" 0' 8'8'16' 12 UNIT APT. BLDG. FIRST FLOOR PLAN SCALE: 1/8" = 1'-0" 0' 8'8'16' 12 UNIT APT. BLDG. SECOND FLOOR PLAN SCALE: FD FD FD FD FD SPRINKLER FD FD FD FD FD FD FD ELEC UNIT #3 1,031 NET SF 2-BEDROOM TYPE 'B' APT. #101 GARAGE APT. 205 STORAGE APT. 205 UNIT #3 1,031 NET SF 2-BEDROOM TYPE 'B' APT. #104 UNIT #1 732 NET SF 1-BEDROOM TYPE 'B' APT. #103 UNIT #1 732 NET SF 1-BEDROOM TYPE 'B' APT. #102 UNIT #4 1,149 NET SF 2-BEDROOM STANDARD APT. #201 UNIT #4 1,149 NET SF 2-BEDROOM STANDARD APT. #204 UNIT #2 820 NET SF 1-BEDROOM STANDARD APT. #203 UNIT #2 820 NET SF 1-BEDROOM STANDARD APT. #202 UNIT #2 820 NET SF 1-BEDROOM STANDARD APT. #206 UNIT #2 820 NET SF 1-BEDROOM STANDARD APT. #207 UNIT #5 1,138 NET SF 2-BEDROOM STANDARD APT. #205 UNIT #5 1,138 NET SF 2-BEDROOM STANDARD APT. #208 GARAGE APT. 101 GARAGE APT. 201 GARAGE APT. 206 GARAGE APT. 102 GARAGE APT. 103 GARAGE APT. 207 GARAGE APT. 204 GARAGE APT. 104 GARAGE APT. 208 STORAGE APT. 101 STORAGE APT. 201 STORAGE APT. 206STORAGE APT. 102 STORAGE APT. 103 STORAGE APT. 207 STORAGE APT. 204 STORAGE APT. 208 129'-912"9'-6" 9'-6" 148'-912" 148'-912" 7'-0" 28'-712"29'-2" 6'-0" 1'-0" 3'-0" 71'-912" 57'-912" 7'-0" 28'-712"29'-2" 6'-0" 1'-0" 71'-912" 57'-912" 129'-912"9'-6" 9'-6" 148'-912" 148'-912" 7'-0" 28'-712"29'-2" 1'-0" 65'-912" 57'-912" 7'-0" 28'-712"29'-2" 1'-0" 65'-912" 57'-912" 22'-0" 21'-0" 29'-2"512"29'-2" 12'-0" 10'-9" 11'-912" 28'-2"512"28'-2" 2 - BEDROOM2 BUILDING UNIT COUNT UNIT TYPE TYPE 'B' TOTAL4 QUANTITY TYPE 'A' - - 1 - BEDROOM2- STANDARD 4 4 BUILDING TOTAL12 UNITS 8 FIRST FLOOR TOTAL AREA 16,456 GROSS S.F. 8,228 GROSS S.F. 8,228 GROSS S.F. SECOND FLOOR BUILDING SIZE STORAGE APT. 104 11'-8" 12'-0" 1'-0" 1'-0" 1'-0" 1'-0" 2026 M+A DESIGN, INCc JOB NUMBER: SHEET 2026.05 APARTMENTS: PROPOSED PROJECT 1111 REED STREET PLYMOUTH, WI l.petrie@madesigninc.net (920) 922-8170 24 SOUTH BROOKE STREET FOND du LAC, WISCONSIN 54937 PRELIMINARY DRAWING - NOT FOR CONSTRUCTION PRELIMINARY SHEET DATES: A1.0 Page 21 of 53 1/4" = 1'-0" 0' 4'4'8' 4 STALL GARAGE FLOOR PLAN SCALE: 21'-4" 20'-8"4" DSDS 49'-1012" SLOPE FL'R DOWN 2" SLOPE FL'R DOWN 2" SLOPE FL'R DOWN 2" SLOPE FL'R DOWN 2" 12'-1"312" 4"12'-1"12'-1"12'-1" 312"312"4" DSDS 4" 49'-1012" 1'-1012"9'-0" W. x 7'-0" H. OVHD. DOOR 3'-412"9'-0" W. x 7'-0" H. OVHD. DOOR 3'-412"9'-0" W. x 7'-0" H. OVHD. DOOR 3'-412"9'-0" W. x 7'-0" H. OVHD. DOOR 1'-1012" PRE-FINISHED 4"x3" ALUM. DOWNSPOUT - CONNECT TO STORM SYSTEM (TYP.) OVHD DOOR OPERATOR (TYP.) 4" 21'-4" 1,064 GROSS S.F. 4 UNIT GARAGE BUILDING SIZE 2026 M+A DESIGN, INCc JOB NUMBER: SHEET 2026.05 APARTMENTS: PROPOSED PROJECT 1111 REED STREET PLYMOUTH, WI l.petrie@madesigninc.net (920) 922-8170 24 SOUTH BROOKE STREET FOND du LAC, WISCONSIN 54937 PRELIMINARY DRAWING - NOT FOR CONSTRUCTION PRELIMINARY SHEET DATES: A1.1 Page 22 of 53 APARTMENT BLDG. REAR ELEVATION SCALE: 1/8" = 1'-0" APARTMENT BLDG. SIDE ELEVATION SCALE: 1/8" = 1'-0" APARTMENT BLDG. SIDE ELEVATION SCALE: 1/8" = 1'-0" FIRST FL'R EL. = 100'-0" SECOND FL'R EL. = 111'-2 7/8" TRUSS BRG. EL. = 120'-3" FIRST FL'R EL. = 100'-0" TRUSS BRG. EL. = 120'-3" SECOND FL'R EL. = 111'-2 7/8" FIRST FL'R EL. = 100'-0" TRUSS BRG. EL. = 120'-3" SECOND FL'R EL. = 111'-2 7/8" APARTMENT BLDG. FRONT ELEVATION SCALE: 1/8" = 1'-0" FIRST FL'R EL. = 100'-0" SECOND FL'R EL. = 111'-2 7/8" TRUSS BRG. EL. = 120'-3" FIRST FL'R EL. = 100'-0" TRUSS BRG. EL. = 120'-3" SECOND FL'R EL. = 111'-2 7/8" FIRST FL'R EL. = 100'-0" SECOND FL'R EL. = 111'-2 7/8" TRUSS BRG. EL. = 120'-3" FIRST FL'R EL. = 100'-0" TRUSS BRG. EL. = 120'-3" SECOND FL'R EL. = 111'-2 7/8" SW 7672 - KNITTING NEEDLES VINYL WINDOWSWHITE ASPHALT SHINGLES & RIDGE VENTS COMPOSITE TRIM (PORCH COLUMNS & BULKHEAD) CHARCOAL BLACK WHITE LP PELLA CERTAINTEED MIRATEC FOUNDATION COVERSNUDO MAT'LMFR. EXTERIOR COLOR NOTES: ·VERIFY COLORS AND MATERIALS WITH ARCHITECT CULTURED STONE, CAP, SILL, AND TRIMSTONE ELDORADO BOARD & BATTEN COMPOSITE BOARD SIDINGLP DOOR & WINDOW TRIM, CORNER TRIM, AND BELLY BANDWHITE LP EXTERIOR COLOR SCHEDULE GUTTERS & DOWNSPOUTS WHITE SOFFIT, FASCIA, DRIP EDGEWHITE ALCOA WILCO METAL ROOF FIBERGLASS DOORS & FRAMESTHERMA TRU FIELDLEDGE - ADANTE 4" COMPOSITE BOARD HORIZONTAL LAP SIDINGSW 7669 - SUMMIT GRAY 6" COMPOSITE BOARD HORIZONTAL LAP SIDING LP COLOR SCHEME #1 OVERHEAD DOORSCLOPAY PEBBLED GRAY BLACK SW 6990 - CAVIAR SW 6990 - CAVIAR XXX WHITE ALUMINUM RAILINGSWHITE XXX 12 4 INSUL. FIBERGLASS DOOR AND FRAME 12 6 FIBERGLASS INSULATED DOOR W/ INSULATED GLAZING (TYP.) 6" COMPOSITE FRIEZE BOARD PRE-FINISHED ALUM. FASCIA & SOFFIT DECORATIVE WOOD BEAM 8" COMPOSITE BOARD BELLY BAND 12 6 12 6 12 6 12 612 6 12 6 5 1/2" COMPOSITE BOARD TRIM AT WINDOW AND DOOR SILL, AND JAMBS 5 1/2" COMPOSITE BOARD TRIM AT WINDOW AND DOOR SILL WITH 2" OVERLAP (TYP.) CULTURED STONE 8" HEAD AND 4" SILL AT WINDOW (TYP.) CULTURED STONE (TYP.) 8X8 TREATED WD. COLUMN w/ 7 1/4" COMPOSITE BOARD WRAP AND TRIM TOP & BOTTOM (TYP.) BOARD AND BATTEN COMPOSITE BOARD PANELS (TYP.) WALL SCONCE CONT. RIDGE VENT (TYP.) FIBERGLASS INSULATED DOOR w/ INSULATED GLAZING (TYP.)COMPOSITE BOARD WRAP AROUND PORCH FIBERGLASS INSULATED DOOR w/ INSULATED GLAZING (TYP.) 36" HIGH ALUMINUM RAILING COMPOSITE BOARD WRAP AROUND PORCH STEEL INSULATED OVERHEAD SECTIONAL DOOR (PTD.) (TYP.) 12" COMPOSITE BOARD BELLY BAND STANDING SEAM METAL ROOF 'EYE BROW' (TYP.) DECORATIVE WOOD BRACKET (EA. SIDE) 6" COMPOSITE BOARD LAP SIDING PRE-FINISHED 'K' STYLE 5" ALUM. GUTTERS AND 3"x4" DOWNSPOUTS (TYP.) PRE-FINISHED ALUM. FASCIA & SOFFIT 5 1/2" COMPOSITE BOARD CORNER TRIM VINYL FRAME WINDOW w/ INSUL. GLASS (TYP.) 4" COMPOSITE BOARD LAP SIDING 12" COMPOSITE BOARD BASE BAND METER BANK LOCATION BOARD AND BATTEN COMPOSITE BOARD PANELS (TYP.) 12 6 12 4 36" HIGH ALUMINUM RAILING 2026 M+A DESIGN, INCc JOB NUMBER: SHEET 2026.05 APARTMENTS: PROPOSED PROJECT 1111 REED STREET PLYMOUTH, WI l.petrie@madesigninc.net (920) 922-8170 24 SOUTH BROOKE STREET FOND du LAC, WISCONSIN 54937 PRELIMINARY DRAWING - NOT FOR CONSTRUCTION PRELIMINARY SHEET DATES: A2.0 Page 23 of 53 4 12 FIRST FL'R EL. = 100'-0" TRUSS BRG. EL. = 108'-1 1/8" (AT HIGH POINT) 4 STALL GARAGE SIDE ELEVATIONS SCALE: 1/4" = 1'-0" 4 12 FIRST FL'R EL. = 100'-0" TRUSS BRG. EL. = 108'-1 1/8" (AT HIGH POINT) 4 STALL GARAGE FRONT ELEVATION SCALE: 1/4" = 1'-0" FIRST FL'R EL. = 100'-0" TRUSS BRG. EL. = 108'-1 1/8" (AT HIGH POINT) 4 STALL GARAGE REAR ELEVATION SCALE: 1/4" = 1'-0" STEEL INSULATED OVERHEAD SECTIONAL DOOR (PTD.) (TYP.) 5 1/2" COMPOSITE BOARD TRIM AT WINDOW AND DOOR SILL, AND JAMBS 5 1/2" COMPOSITE BOARD TRIM AT WINDOW AND DOOR SILL WITH 2" OVERLAP (TYP.) WALL SCONCE 6" COMPOSITE BOARD SIDING PRE-FINISHED 'K' STYLE 5" ALUM. GUTTERS AND 3"x4" DOWNSPOUTS (TYP.) PRE-FINISHED ALUM. FASCIA & SOFFIT 5 1/2" COMPOSITE BOARD CORNER TRIM 12" COMPOSITE BOARD BELLY BAND 30 YEAR ARCHITECTURAL SHINGLES OVER 15# FELT (TYP.) 6" COMPOSITE FRIEZE BOARD PRE-FINISHED ALUM. FASCIA & SOFFIT DECORATIVE WOOD BEAM SW 7672 - KNITTING NEEDLES VINYL WINDOWSWHITE ASPHALT SHINGLES & RIDGE VENTS COMPOSITE TRIM (PORCH COLUMNS & BULKHEAD) CHARCOAL BLACK WHITE LP PELLA CERTAINTEED MIRATEC FOUNDATION COVERSNUDO MAT'LMFR. EXTERIOR COLOR NOTES: ·VERIFY COLORS AND MATERIALS WITH ARCHITECT CULTURED STONE, CAP, SILL, AND TRIMSTONE ELDORADO BOARD & BATTEN COMPOSITE BOARD SIDINGLP DOOR & WINDOW TRIM, CORNER TRIM, AND BELLY BANDWHITE LP EXTERIOR COLOR SCHEDULE GUTTERS & DOWNSPOUTS WHITE SOFFIT, FASCIA, DRIP EDGEWHITE ALCOA WILCO METAL ROOF FIBERGLASS DOORS & FRAMESTHERMA TRU FIELDLEDGE - ADANTE 4" COMPOSITE BOARD HORIZONTAL LAP SIDINGSW 7669 - SUMMIT GRAY 6" COMPOSITE BOARD HORIZONTAL LAP SIDING LP COLOR SCHEME #1 OVERHEAD DOORSCLOPAY PEBBLED GRAY BLACK SW 6990 - CAVIAR SW 6990 - CAVIAR XXX WHITE ALUMINUM RAILINGSWHITE XXX BOARD AND BATTEN COMPOSITE BOARD PANELS (TYP.) 2'-0" 6'-4" 4'-0"4" PROPERTY SIGNAGE 1111 REED STREET RENTAL INFO EQUAL HOUSING OPPORTUNITY 7'-0" SMOOTH FIBER LP PANEL BOARD (PAINTED) ALUMINUM PANEL SIGN W/ APPLIED GRAPHICS - ANCHOR PANEL TO MONUMENTAL GROUND SIGN (BOTH SIDES) CULTURED STONE COLUMN CAP ALUMINUM CAP FINISH GRADE - SEE CIVIL PLANS SIGN ELEVATION SCALE: 1/2" = 1'-0" 1 A3.2 EXTERIOR WALL PACK LIGHT - WAC LIGHTING WP-LED219-30-ABZ -BOTH SIDES 1 12" LP CORNER TRIM SIGN RENDERING SCALE: N.T.S. 2 A3.2 CULTURED STONE VENEER 2026 M+A DESIGN, INCc JOB NUMBER: SHEET 2026.05 APARTMENTS: PROPOSED PROJECT 1111 REED STREET PLYMOUTH, WI l.petrie@madesigninc.net (920) 922-8170 24 SOUTH BROOKE STREET FOND du LAC, WISCONSIN 54937 PRELIMINARY DRAWING - NOT FOR CONSTRUCTION PRELIMINARY SHEET DATES: A2.1 Page 24 of 53 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: April 29, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: Plan Commission Recommendation; “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” Background: 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. City Approval Process: City Attorney Fieber has prepared the attached resolution and legal exhibits (quit claim deeds) to assist with the conveyance of the properties over to the City. While the Common Council would be the ultimate authority to approve this resolution, it is Attorney Fieber’s recommendation to first have the Plan Commission furnish a recommendation on this item before it goes before the Common Council. Staff Recommendation: Staff requests the Plan Commission recommend that the Common Council Move approve the attached 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” for parcels 59271-822600, 59271- 822607, and 59271-822633 Attachment: • GIS Map • Resolution and Legal Exhibits Page 25 of 53 GIS Map Page 26 of 53 CITY OF PLYMOUTH RESOLUTION NO. _____ OF 2026 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 WHEREAS, pursuant to a self-audit, 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.; and WHEREAS , Bank First, N.A. and J & S Land Development, Inc. desire to convey said portion of South Milwaukee Street to the City and the City desires to accept the same; and WHEREAS, Sheboygan County Land Records show said portion is within the municipal boundary of the City of Plymouth pursuant to the annexation ordinance dated January 26, 1999, and recorded in the office of the Sheboygan County R egister of Deeds, in Volume 1676 of Records, at Pages 799/801, as Document No. 1546603. NOW, THEREFORE, BE IT RESOLVED, the Common Council of t he City of Plymouth does hereby resolve that pursuant to its authority in Wis. Stat. § 62.11(5), the Common Council of the City of Plymouth hereby accepts the conveyances from Bank First, N.A. and J & S Land Development, Inc. as set forth in the Quit Claim Deeds, attached hereto as Exhibits A and B, respectively. BE IT FURTHER RESOLVED THAT , the City Attorney is her eby authorized and directed to record the deeds in the Sheboygan County Register of Deeds Office. Adopted: , 2026. CITY OF PLYMOUTH B y : Donald O. Pohlman, Mayor B y : Anna Voigt, Clerk C:\9431\252748.docx Page 27 of 53 EXHIBIT A Page 28 of 53 Page 29 of 53 EXHIBIT B Page 30 of 53 Page 31 of 53 City of Plymouth 128 Smith St. - P.O. Box 107 Plymouth, WI 53073-0107 Telephone: (920) 893-3739 Facsimile: (920) 893-0183 Web Site: plymouthgov.com DATE: April 30, 2026 TO: Plan Commission FROM: Jack Johnston, Assistant City Administrator/Community Development Director RE: Plan Commission Workshop; Discussion on proposed sign code updates related to marquee signs and internal illumination of projecting signs Background: 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. • 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. Current Sign Conditions Downtown: Though current code restricts new projecting signs from being internally illuminated, there are a number of projecting signs that are internally illuminated in the downtown area (signs are likely legal non-conforming). A non-comprehensive list of those signs is provided below: • Deo’s Pizzeria; projecting sign internally lit with bright white glow • Brown Bottle; projecting sign internally lit with bright white glow • Advance Eyecare; projecting sign with internal soft white lighting • City Club Tavern and Grill; projecting sign, internally lit While code does not allow new projecting signs to be internally illuminated, it does not explicitly restrict projecting signs to have external illumination. Some downtown projecting signs with external illumination include the following: • Big Billy’s BBQ; projecting sign with two halogen yellowish spotlights • Studio 55; projecting sign with two yellowish floodlights Page 32 of 53 • Moxie; projecting sign with two floodlights • Plymouth Tap; projecting sign with two white halogen spotlights There are also numerous pole and wall signs that are internally illuminated in the downtown area. Current code allows pole signs and wall signs to have internal illumination. The only exception in code that restricts internal illumination is projecting signs. Marquee Signs vs. Projecting Signs Staff believes it is appropriate and there is an avenue to permit signs of this size and scale in certain instances, but staff does not believe simply increasing the allowable square footage of projecting signs is the correct way to accomplish this. Based on staff research, staff believes the best option is to create a “marquee signs” section of code. Marquee signs are customarily larger projecting signs over entrances to more prominent buildings in a downtown area. Typically, you may see a marquee sign over a theater, hotel, or other sort of entertainment venue. If code were to be updated to add marquee signs, it would be staff’s recommendation to only allow marquee signs for these sorts of specific uses. This would allow large marquee signs to exist in a limited fashion, while still allowing smaller projecting signs for smaller businesses. Current Code Size Restrictions for Wall, Ground, & Pole Signs: While current code restricts new projecting signs to 20 square feet in size, a larger marquee sign is typically much larger, anywhere in the 30 to 60 square foot range in a downtown, or even larger on bigger commercial properties or in larger cities. Code limits the size on new ground signs, wall signs, and pole signs as well. However, the way in which code is written for these signs is less arbitrary and usually considers the size of the property and the building when limiting the size of any proposed sign. For comparisons sake, let us compare how different types of sign sizes are currently regulated in existing municipal code: • F or wall signs in the B-1, B-2, B-3, CB, LI, and HI zoning district, the size of any wall sign is limited to the lineal feet of the building frontage it is to be affixed too. For example, if the building’s façade is 50’ in length on the side the sign is proposed, this would allow a wall sign of up to 50 square feet. If a wall sign was being proposed on a building side without an entrance, that sign would be limited to ½ of lineal feet of that building’s length. • For ground signs, they are limited to 100 square feet for one face or 200 square feet for all faces in the B-1, B-2, CB, LI, R-4, and R-6 districts. However, there are exceptions to this if the property meets certain requirements. 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 of a ground sign is limited to 200 square feet per side or 400 square feet for all sides. • Pole signs are restricted to 20 feet in height in the B-1, B-2, and LI districts, and 30 feet in height in the B-3 and HI districts. 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. In the CB (downtown) district, pole signs do not have a height or number of signs restriction. This is how the new Sunoco pole sign was permitted. Ideas for Marquee Sign Size Limits: Staff recommends adopting code language that similarly mirrors the wall sign code for marquee signs. Under this ordinance framework, new marquee signs would be limited to length of the building façade in which the sign would be affixed. In the case of the Henry Christopher Hotel, Page 33 of 53 the building length along Mill Street where the larger 52 square foot sign is proposed is 82’ in length. Staff believes this general ordinance framework is the best fair and equitable to allow larger marquee signs. Staff also recommends limiting these properties to one marquee sign per building, regardless of if the building is on a corner lot or not. Staff also requests the Plan Commission discuss a limit on the size of marquee sign, regardless of building length. Code could be written to limit the size of a marquee sign up to the lineal feet of the building length, or up to [x] square feet, whichever is less. Internal Illumination for Projecting Signs/Special Exception Proposal: Current code language does not allow internal illumination for new projecting signs. It does allow internal illumination for ground signs, wall signs, and pole signs however – this includes in the downtown area. For the smaller circular projecting sign on Stafford Street to be permissible, an ordinance tweak would also be required. After researching this item and speaking to nearby municipalities, it seems that in general new internally illuminated signs are not allowed in the City’s downtown area, except through a special exception process. Staff spoke with Robert Harris, the Director of Planning and Development for the City of Port Washington on their process for permitting internally illuminated projecting signs in their downtown area. Mr. Harris explained Port Washington has this “special exception” section that gives Plan Commission authority to grant exceptions to code standards in specific instances, so long as the following conditions are satisfied: (1) The restrictions and limitations expressed in this article are intended to provide uniformity in sign use, design, placement, etc., throughout the City. However, the Plan Commission may grant a special exception to the setback, offset, height, size, landscaping, and permitted sign requirements if the Plan Commission determines that granting such special exception would not have a substantial adverse effect on surrounding properties by reason of appearance or other objectionable factors, or create a nuisance, or have a substantial adverse effect on property values, or interfere with the reasonable enjoyment of the surrounding properties. (2) In granting a special exception, the Plan Commission may require such architectural treatment, screening by landscape or architectural means, lighting requirements or limitations, or other measures which, in the judgment of the Plan Commission, shall be necessary conditions of such special exception. P ort Washington’s special exception authority is more wide-ranging than just signage exceptions. Plymouth’s Plan Commission does not have this broad authority at this time to grant exceptions, except in limited circumstances when it comes to group developments through the use of a Plan Commission waiver. Plymouth code requires signage variances to go through the City’s Board of Appeals, which have more stringent standards outlined by both municipal code and state law. Staff believes a special exception ordinance similar to Port Washington’s is a good way to provide property owners some flexibility when it comes to signage proposals. It can be written to still give staff and the Plan Commission general authority to approve/deny incompatible signage proposals. At this time, staff believes it would be in the best interest of the City to create a special exception ordinance for signage only, shifting the responsibility of these requests from the Board of Appeals to the Plan Commission. That will limit special exception requests to smaller items, and not larger development items such as setbacks, building height, landscaping, etc. External/Internal Illumination Standards: Existing code language is very limited on regulation for illumination of signage, regardless of it being internal or external illumination (recall internal illumination is permitted for wall, ground, Page 34 of 53 and pole signs… but not projecting signs). The only real section of code related to illumination of signs relate to it not being a distraction or a general nuisance. It may be in the City’s interest to introduce certain standards for illumination of signage as a part of this ordinance update. Staff has included City of Cedarburg code language related to illumination standards that may be a good starting point for the Plan Commission to begin this discussion. Cedarburg’s standards for illumination are below: (1) E xternally 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. (2) The bui lding inspector or his authorized agent shall have the power to alter or readjust the illumination intensity of any sign lighting after installation. For internally illuminated signs, the sign face shall be constructed with an opaque surface to allow internal light to only project through the cutout or white lettering and/or logo. Dark colored backgrounds on signs are encouraged. Stark white or extremely bright colors such as bright red, orange or yellows are discouraged. (3) W here signs face a residential zone, the illumination should cease at 11:00 p.m. or after business closing, whichever comes first. (4) The us e 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. (5) Neon-like window signs or other exterior neon displays may be permitted in cases where they are custom designed to be compatible with the building's architectural character and where their color has been selected to harmonize with the building's exterior colors. Such lighting shall be subject to review and approval of the building inspector, or the landmarks commission if the sign is located in the Historic Preservation District. St aff Recommendation/Request: Staff recommends the Plan Commission discuss and provide direction on the following items related to marquee signs and internal illumination of projecting signs as discussed in the above referenced memo: • Cr eation of Marquee Sign section of City Code – staff recommends • Creation of Special Exception process for Plan Commission to consider sign proposals that fall outside currently written code – staff recommends • Creation of External/Internal Illumination Standards for Signs – staff requests Plan Commission discussion Next Steps: If the Plan Commission is generally in alignment following discussion at this meeting, staff will work with City Attorney Fieber to draft an ordinance for the June 4 th Plan Commission meeting for recommendation to the Common Council. The Common Council would then consider the refined ordinance at later meeting, most likely in June. At tachments: i. PowerPoint Presentation ii. Current City Sign Code a. Relevant sections highlighted iii. Photos of Existing Signs Downtown Page 35 of 53 Sign Ordinance Discussion Projecting/Marquee Signs Plan Commission May 7, 2026 Page 36 of 53 Henry Christopher Hotel – Signage Proposal 52 square feet, with internal illumination Page 37 of 53 Signage Proposal Continued 15.3 sq ft, but has internal illumination Page 38 of 53 Current Ordinance Language: • Projecting i dentification signs not exceeding two sign faces per business shall be permitted, but not to exceed two such signs per building. [Such signs are limited to identifying the business name and street address only but may include the trademarked names or logos of products sold by the business provided the size of such logos and trademarks do not exceed one-half the size of the name of the business selling the trademarked products, excepting from such size limitation those businesses where the business name is trademarked (i.e. McDonald's, Hardee's, etc.)] Projecting signs fastened to, suspended from, or supported by a building shall not extend more than five feet, shall not be less than ten feet above the sidewalk nor less than 15 feet above a driveway or alley, and shall not exceed 20 square feet in size. Maximum height shall not exceed 15 feet or front of facade, whichever is less, and shall be located a minimum often feet from a side lot line. Projecting signs shall not be internally illuminated. Exterior neon lights shall be permitted, and are not considered as being internally illuminated. Projecting identification signs are not allowed in residential districts. Page 39 of 53 Other Communities • Sheboygan Falls • 48 sq ft max, must be at least 25’ from another projecting sign • In historic district, limit is 20 sq ft • Cedarburg • 24-32 s q ft max depending on zoning district • External illumination only • Port Washington • Sign size maximum based on number of feet of building frontage along ROW • i.e. building has 50’ of street frontage, projecting sign can be up to 50 sq ft • one projecting sign per business • internal illumination allowed, but discouraged; special exception process through the Plan Commission • Sheboygan • One projecting sign per business, 12 sq ft max, no internal illumination • Assessed annual fee if the sign projects into the right of way (over sidewalk) Page 40 of 53 Items to Considers • Wall signs, ground signs, pole signs allow internal illumination • Any update to the municipal code would impact the whole City… language w ould have to be carefully considered • Process would be to work with Plan Commission on language over at least 2 m eetings before coming back to Common Council for final ordinance • Current path forward: variance approval through Board of Appeals Page 41 of 53 Staff Recommendations • Creation of “Marquee Sign” section of sign code • Limit to businesses with a principal use as a theater, hotel, entertainment venue, e tc • Allow marquee signs to be larger than projecting sign cap of 20 sq ft; follow same lo gic as existing wall sign code: “Total sign area shall not exceed one square foot for each lineal foot of the building parallel with the street frontage.” • Ex. Building has 80 ft of street frontage, this would allow a marquee sign to be up to 80 sq ft i n size. • Special Exception language (similar to Port Washington) • Allow Plan Commission to consider special exceptions to sign code at request of a pplicant; establish defined standards of approval to avoid inconsistent rulings/ambiguity in decision making • Shifts responsibility of sign exceptions/variances from Board of Appeals to the Plan Co mmisison Page 42 of 53 Plan Commission Discussion • Creation of “Illumination Standards” to better define how e xternal/internal sign illumination • Staff requests Plan Commission discuss this item and provide d irection to staff Page 43 of 53 Created: 2026-02-20 08:33:39 [EST] (Supp. No. 8) Page 1 of 2 Sec. 13-1-106 Commercial and multi-family residential signs permitted. Signs are permitted in the B-1, B-2, B-3, CB, LI, HI, R-3, R-3A, R-4, and R-6 districts, subject to the regulations of the city Code and the following restrictions: (a) Wall signs placed against the exterior walls of buildings shall not project more than 18 inches from a building's wall surface, nor extend above or beyond the wall itself. Total sign area (including multiple business/tenant signs on a single property) shall not exceed one square foot for each lineal foot of the building parallel with the street frontage. Rear or side entrance signs are subject to the same size restrictions as that found at the principal (front/main) entrance to the building. Signs on other building facades (i.e. non-entrance side facades) are limited to one-half square foot per lineal foot of such facade. A wall sign shall not extend above the lowest point of the roof nor beyond the ends of the wall to which it is attached, and not extend more than eighteen inches outside a building's wall surface; roof signs are prohibited. Wall signs are not allowed in residential districts. (b) Projecting identification signs not exceeding two sign faces per business shall be permitted, but not to exceed two such signs per building. [Such signs are limited to identifying the business name and street address only but may include the trademarked names or logos of products sold by the business provided the size of such logos and trademarks do not exceed one-half the size of the name of the business selling the trademarked products, excepting from such size limitation those businesses where the business name is trademarked (i.e. McDonald's, Hardee's, etc.)] Projecting signs fastened to, suspended from, or supported by a building shall not extend more than five feet, shall not be less than ten feet above the sidewalk nor less than 15 feet above a driveway or alley, and shall not exceed 20 square feet in size. Maximum height shall not exceed 15 feet or front of facade, whichever is less, and shall be located a minimum often feet from a side lot line. Projecting signs shall not be internally illuminated. Exterior neon lights shall be permitted, and are not considered as being internally illuminated. Projecting identification signs are not allowed in residential districts. (c) Pole signs shall not exceed 20 feet in height in the B-1, B-2, 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 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. (d) Ground signs shall be limited to 100 square feet for one face or 200 square feet for all faces in the B -1, B-2, CB, LI, R-4, and R-6 districts. Ground signs in residential districts are limited to one ground sign and only allowed for parcels with multi-family residential uses with at least 12 individual dwelling units on the property. 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. One ground sign is permitted on a street frontage provided there is no pole sign on that side. Any ground sign in the B-3 business district shall have a minimum landscaped area of 16 square feet around the base of the ground sign unless a waiver is granted by the plan commission. (e) Combinations of any of the above signs shall meet all the requirements for the individual sign. (f) Signs in the B-1, B-2, B-3, and CB districts shall only advertise on-site businesses and events. In instances where the property owner or business tenant wishes to erect a sandwich board, there is a Page 44 of 53 Created: 2026-02-20 08:33:39 [EST] (Supp. No. 8) Page 2 of 2 limit of one sandwich board per business tenant and such sign shall not exceed four feet in height and eight square feet per side display area. (g) Exterior neon or gas illumination signs. These signs are not allowed in residential districts. (h) Awnings with professionally painted or screen-printed lettering and/or symbols are permitted. The size of such printing shall not exceed 25 percent of awning surface and is calculated as part of the total permissible wall signage area for the building's facade. A sign permit is required for such awnings. Awnings with professionally painted or screen-printed lettering and/or symbols are not allowed in residential districts. (Ord. No. 6 of 2025, § 1, 4-8-2025) Page 45 of 53 Page 46 of 53 Page 47 of 53 Page 48 of 53 Page 49 of 53 Page 50 of 53 Page 51 of 53 Page 52 of 53 Page 53 of 53